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LUA 07-127_Report 01
PARTIES OF RECORD GREEN'S LANDING SHORT PLAT LUA07-127, SHPL-H, MOD Darrin Sanford Rob Stewart Norman & Cynthia Green Pacific Engineering Desing, LLC Greacen Construction 5008 NE 2nd Street 15445 53rd Avenue S ste: #100 1140 140th Avenue NE ste: #D Renton, WA 98059 Seattle, WA 98188 Bellevue, WA 98005-6499 tel: (425) 228-2151 tel: (206) 431-7970 tel: (425) 746-6499 (owner) eml: dsanford@paceng.com (applicant) (contact) Updated: 12/04/07 (Page 1 of 1) DEVELOPMENT PLANNING CFTY OF RENTON OCT 2 6 M RECEIVED CITY OF GFEAWS LANDVOG g _AN FN7ON [SHOFYf PLAT) n �� oevw PfELMlIARY GPIrPO®TE UTiJTY. '9 wv2 xo, RLNSION er w,*E Awa _.. ...®crgp P.E., .. I.arvla MADNIC AND DRAINAGE PLAN l l I l R r `---- � - -,I I ----------- � 1 �I 0r I +f ggq r I I I 4�q ' 9� Ir r y N ii ' ii Imo ---_-. r ___� 'R I � l� Fla l 4 Y er 1 ay —Ll ,� .� 1 while wnolE�rlrs,jr armors ��� lii.i � R elslralEaores er onexs z m �m N V GREEN'S LANDING Pacific uaas aao AYE. s -Jill # •+ \SHORT PLAT)IT"-1- wA II F % Engineering FI.�„E: F►now mow Design, LLC cFzae) ast pro •�• (") �� sae-ttsoe 9 IV ,,o mow oeooe-min Civil FnghwLTing and PACENGLCOM Planning Comultants `---- � - -,I I ----------- � 1 �I 0r +f ggq I I I r T Imo ---_-. r ___� 'R I � 11 1 / ----------- 1 I / ------- --- r1e + l 4 Y er 1 ay —Ll ,� .� 1 while wnolE�rlrs,jr armors ��� lii.i � R elslralEaores er onexs z m �m N V GREEN'S LANDING Pacific uaas aao AYE. s -Jill # •+ \SHORT PLAT)IT"-1- wA II F % Engineering FI.�„E: F►now mow Design, LLC cFzae) ast pro •�• (") �� sae-ttsoe 9 IV ,,o mow oeooe-min Civil FnghwLTing and PACENGLCOM Planning Comultants €)EVELOPMENT PLANNING CITY OF RENTON OCT 2 6 2001 RECEIVED Cm OF GREEN'S LAM M40 RENTON (81iDRT PLAT} a o�ru� 11wY.= CONTROL PLAN AND TFEE F"aMQN PIAFiY lE4PORARY Hi6BIONf LAN ww �MVPLAN g r h _ I .-7 �ll 1� �� wao3iya-�--xasee _ V - �IG�'4 "�� _ �F-=�•==r--'�I1!—�S�ifrit= s ' ° 5 EEpi d` ,�1"-�____� - _ _- _ap=__==-•�=�i��__L__:� - - -ter --- MOOGEAM VE l - - - — - - — - - — IF $ OREBV'8 LANDING,�acific isans ego AVE a (8HORT PLANEngineering(20awA ease Ta NWMK w,► \ �` Design, LLC FAX: 4317970 r crk (20a) as -sena claCivil bstgineeringand PAC(-aNCILCCU Planning Consultants j -41 Zn- 5 R IN $ OREBV'8 LANDING,�acific isans ego AVE a (8HORT PLANEngineering(20awA ease Ta NWMK w,► \ �` Design, LLC FAX: 4317970 r crk (20a) as -sena claCivil bstgineeringand PAC(-aNCILCCU Planning Consultants DEVELOPMENT CrrY OF AEM ON OCT 2 6 2W RECEIVED w — _ we Mr �OA1Q lE rr Ll + m ' F m # II ■ rnaurw �� � a rY of REN-fOIV G� P.E.. MnYglbvb errs a (SHOFrr PLAT) W -KA -0 AV-K>OD [EMIL AMP QRBEN'S LANDINQ acific ,5445 Sana AvF- 9. t TlJ < (SHORT FLAB / "Engineering' . wA nat■■ I F mwrcri wA c2oal 4st-�wra E r Design, LLC FAX: sae-,eae VIES arrS wk.woe-mse Civil EngmeeEuf%� PACENRCOM Planning Consultants o "� t QRBEN'S LANDINQ acific ,5445 Sana AvF- 9. t TlJ < (SHORT FLAB / "Engineering' . wA nat■■ I F mwrcri wA c2oal 4st-�wra E r Design, LLC FAX: sae-,eae VIES arrS wk.woe-mse Civil EngmeeEuf%� PACENRCOM Planning Consultants -�EVELQPMFENT PLANNING CITY OF RENTON OCT 2 6 2001 RECEIVED REMTON (SHORT PLAT ExBTm cc"Dmow No. a� ar wh nwa •.4•• m' s � � N 00'SEI i' E Zi6dE' 9 il n �j I I �---mow.-- 1 li «w �ea,1. � » norr,r- r a.- W)CXA,gM AVE AE ( WZMD AVE SE) r $ GREEN'S LANDR40 l Pacific >s.Vks 33M AW— B. T t (SfiORT PLAT)� Engineering ,�,o„,� V remora WA Design, LLC 'F'AX; ail pro o 5 I § I = (206) 3m -lane �Ae Ne aae o wwE- (Vi7f ,�„a�• " ww N�'8" CML Engmcettn$ and PACEN0.COM Planning Consuliants Fq y Z 33 m j S g B JQ R� $ GREEN'S LANDR40 l Pacific >s.Vks 33M AW— B. T t (SfiORT PLAT)� Engineering ,�,o„,� V remora WA Design, LLC 'F'AX; ail pro o 5 I § I = (206) 3m -lane �Ae Ne aae o wwE- (Vi7f ,�„a�• " ww N�'8" CML Engmcettn$ and PACEN0.COM Planning Consuliants Fq y Z 33 m DEVELOPMENT PLANNING CITY OF RENTON OC T 1 6 2001 RECEIVED N tl p•pp P.E, MM,Yhv4a �t$_�ap •3 $age fig';; •s�-��+��g� y s a = 'a 'a 4 • $Jan " S�Rt4 � nA= aeg g�if�� }R�$43 Ila 3 E tg T a3 GR EN'S LANAI G SHORT PLAT PREU.INARY PLANnNG PLAN Preliminary - s GREEN'S LANDING (Short Plat) az � g , #' r—� 508 NE 2nd Street i �r p Planting Plans a ��,G. Renton, WA Ssg o ` p p a � 1 g 4 i ` o A - 3 -- -•yo--- - �. Preliminary - s GREEN'S LANDING (Short Plat) az � g , #' r—� 508 NE 2nd Street i �r p Planting Plans a ��,G. Renton, WA D"] VELOPMENT PLANNWG CITY OF AEWON OCT 2 S 2001 RECEIVED - . , -MEMO" • GR EN'S LANDING :. (LSH ORT PLAT TREE RETENTION PLAN Gyp E. Mw 71 'I c A$5'W16FRSC6SS:,iGiL'Skk�kYY7�"�:v#'-'�ms:,a g m b o 5 Z; o r 1E ird oo'�i oao�o �o o;o `�§rE�'ssz�S;` ii boa � zi3iE3 2T3 Y zpA - V)aooaa bbb } .... ` E>Ef I I N k U ri .• .1-- o KCSP 881050 REC# 5201220536 ---------- 41- 4 - --- vve n~ I' r�` L L~ o .' c Ieft �r r%w7rtr/k�/•. aEc mass ._ -- _ . ` _� c 's pfpaetie" r .wc.' `• - _ .� o.Ky._ _ -- -- -- -" �} _• I ` HOOUfAM AVE NE ( 742ND -AVE SQ) ---- ------- " Tree c � i F j j v GREEN'S LANDING (Short Plat) �$ 506 2nd Street Retention Plan Renton, 1 _ III #��¢� � a p � lon, WA DEVEL�OPOWNT OCT 2 6 2007 RECEIVED Denis Law City O Mayor �In X �Ll June 1 2009 dOOv� Department of Community & Economic Development Darrin Sanford Project Manager Pacific Engineering Design, LLC 15445 53rd Avenue S #100 Seattle, WA 98188 SUBJECT: Request for Extension of Project's Period of Validity Green's Landing Short Plat / City of Renton File LUA07-127, SHPL-H Dear Mr. Sanford: This letter is sent in response to your request for an extension of the above referenced project's approved period of validity. Section 4-7-070M of the Renton Municipal Code, relating to short plats, authorizes the City to approve a single one-year extension of the usual two-year expiration. Under Ordinance No. 5452 (RMC 4-1-080F) authorization has been given to the Planning Director to approve an additional two-year extension beyond the standard extensions possible under the Code for any land use or subdivision project that was valid on or after April 1, 2009. Our records indicate that this project [has already received the standard one-year extension and] will expire on December 17, 2009. We understand that you are still working to complete this project and will require additional time. Therefore, your request for the standard one- year extension and the additional two-year extension under Ordinance No. 5452 is hereby granted. You now have until December 17, 2012 to complete and record this project. You should be aware this is a one-time only extension and if the project is not completed and recorded by the new expiration date it will become null and void and you will need to resubmit all application materials. I hope this extension meets your needs and that your project can be completed. You may call Laureen Nicolay at (425) 430-7294 if you have any further questions. Sincerely, r- C.E. "Chip" Vincent Planning Director cc: Rob Stewart / Applicant, Norman & Cynthia Green / Owner(s) City of Renton File No. LUA07-127, SHPL-H Jennifer Henning, Current Planning Manager Mike Dotson, Plan Reviewer Renton City Hall 0 1055 South Grady Way 9 Renton, Washington 98057 0 rentonwa.gov PACIFIC ENGINEERING DESIGN, LLC: CIVIL ENGINEERING AND PLANNING CONSULTANTS May 21, 2009 C.E. Vincent City of Renton Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 Subject: Green's Landing Short Plat Expiration Extension Project No.: 07053 City of Renton File LUA07-127, SHPL-H Dear Mr. Vincent: 1 would like to request the standard extension of one (1) -year for the above referenced application under RMC 4-7-050M of the Renton Municipal Code, as well as the additional two (2) -year extension under Ordinance No, 5452. If you have further questions, please contact me at (206) 431-7970. Best Regards, C Darrin Sanford Project Manager www.r:nm 15-14E =r AVENUE SOUTH, SUITE 1 = SE-ATl1.=]RI Fit 3 F�-AX I -'I -Il V[ 1 1 1 7P A) Denis Law Clty O Mayor � ti�i O� Ah May 18, 2009 Department of Community & Economic Development Darrin Sanford Pacific Engineering Desing, LLC 15445 53rd Avenue S #100 Seattle, WA 98188 SUBJECT: Expiration period for Green's Landing Short Plat City of Renton File LUA07-127, SHPL-H Dear Mr. Sanford: The City of Renton Planning Division approved the above referenced application on December 17, 2007. This approval is ordinarily good for two (2) year(s). Pursuant to RMC 4-7-050M of the Renton Municipal Code, you may upon written request, prior to the expiration of the project, receive a single one (1) -year extension from the Planning Division. In addition to the above one (1) -year extension, the City Council under Ordinance No. 5452 (enclosed), has granted an extension of the period of validity on land use and subdivision approvals. Therefore, certain land use and/or subdivision approvals expiring after April 1, 2009, upon written request and prior to the expiration of the project, may receive an additional one-time two (2) -year extension beyond the standard expiration date listed in RMC 4-8 and RMC 4-9. Our records indicate that the above referenced application will expire on December 17, 2009. This letter is to inform you that prior to the expiration date of this project, you may submit a written request for the standard extension the project would normally receive under RMC 4-7, RMC 4-8, and RMC 4-9, as well as request the additional two (2) -year extension under Ordinance No. 5452. Please be aware that this extension does not apply to temporary use permits, building permits, or public works permits. Also, this provision shall automatically expire on December 31, 2010, and shall be removed from the code at that time unless another ordinance is passed extending this date. If you have any further questions, please feel free to contact Laureen Nicolay at (425) 430-7294. Sincerely, (:�. �_f• C. E. Vincent Planning Director Enclosure: Copy of Ordinance #5452 cc: Rob Stewart /Applicant, Norman & Cynthia Green / Owners City of Renton File No. LUA07-127, SHPL-H Chip Vincent, Planning Director Jennifer Henning, Current Planning Manager Neil Watts, Development Services Director Kayren Kittrick, Development Engineering Supervisor Renton City Hall • 1055 South Grady Way 0 Renton, Washington 98057 0 rentonwa.gov PACIFIC E_ JGINEERINr, DEQ -IN, LLC CIVIL ENGINEERING AND PLANNING CONSULTANTS May 21, 2009 C.E. Vincent City of Renton Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 Subject: Green's Landing Short Plat Expiration Extension Project No.: 07053 City of Renton File LUA07-127, SHPL-H Dear Mr. Vincent: I would like to request the standard extension of one (1) -year for the above referenced application under RMC 4-7-050M of the Renton Municipal Code, as well as the additional two (2) -year extension under Ordinance No. 5452. If you have further questions, please contact me at (206) 431-7970. Best Regards, / Darrin Sanford;. Project Manager www.pacenq_com 15445 53RD AVENUE SOUTH, SUITE 100, SEATTLE, WA 9B1 BB FAX 20S2a&164a PHONE 425 P51 -091 1 2�D6 491 -7g7C GREEN'S LAN TG SHORT PLAT CONDITIO.,. .7F APPROVAL LUA a7-127 Project Condition Source of When Compliance is Party Notes Condition Required Responsible Proposed lots 1 and 2 shall have front HEX Prior to Building Permits Applicant yards oriented towards NF 2nd Street. Proposed lots 3, 4, and 5 shall have the front yards designated along Hoquiam Ave NE. Lots 6 and 7 shall have the front yards facing each other (oriented south and north respectively), across the proposed 20 -foot access easement. The applicant shall resubmit the HEX Prior to utility permits Applicant redesigned short plat plan to the Dev, Ser. project manager for review and approval prior to the issuance of any utility construction permits. The applicant shall obtain a demo HEX Prior to recording Applicant permit and complete all necessary inspections and approvals for the removal of all buildings on the site prior to recording of the short plat. The satisfaction of this requirement is subject to the review and approval of the Dev. Ser. staff. Lots 3, 4; and 5 shall not have separate, HEX Prior to recording Applicant individual curb cuts, but shall share access from the proposed access easement. Lot 2 shall have no access to Hoquiam and this shall be placed on the face of the plat. The applicant shall pay the appropriate HEX Prior to Recording Applicant Traffic Mit. Fee based on S75 per average daily trip generated by the project prior to the recording of the final short plat. A joint maintenance agreement or HEX Prior to recording Applicant IIOA shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, utility tracts and access easements, The agreement shall be placed on the face of the final short plat prior to recording. Green's Landing Short Plat Conditions of Approval Pai;e 2 of 2 Temporary Erosion Control shall be HEX Prior to issuance of utility Applicant installed and maintained in accordance with the Department of Ecology construction permits Standards and City of Renton staff approval. The applicant shall pay the appropriate HEX Prior to Recording Applicant Fire Mit. Fee based on a rate of $488 for each new single-family residence prior to recording of the final short plat. The applicant shall pay the appropriate HEX Prior to Recording Applicant Parks Mitigation Fee based on a rate of $530.76 for each new single-family residence prior to the recording of the final short plat. The project shall comply with the HEX Throughout construction Applicant & design requirements of the 2005 Contractor KCSWD Manual. CC; City of Renton File LUA 07-127 Craig Burnell Arneta Henninger Kayren Kittrick Rocale Timmons .Denis Law, Mayor February 18, 2008 Darrin Sanford Pacific Engineering Design, LLC 15445 53rd Avenue S ste: #100 Seattle, VIA 981.88 CITVI--)F RENTON Planning/Building/PublieWorks Department Gregg Zimmerman P.E., Administrator SUBJECT: Green's Landing Short Plat LUA07-127, SHPL-H Dear Mr. Sanford: Please find enclosed, comments from the City's Property Services Department. These comments will guide you in the preparation of the Short Plat for recording. If you have any questions feel free to contact me at (425) 430-7270. - Sincerely, Andrea Petzel Associate Planner Enclosure cc: Norman & Cynthia Green / Owner Rob Stewart / Applicant 1055 South Grady Way -Renton, Washington 98057 1 ` E lr 1. O N AHEAD OF THE CURVE ®This paper contain s50%recyGedmateria1;30%postconsumer - CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: February 12, 2008 TO: Andrea Petzel FROM: Sonja J. Fesser SUBJECT: Green's Landing Short Plat's SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant: None. Information needed for final short plata roval includes the following: Note the City of Renton land use action number and land record number, LUA-07-127-SHPL and LND-20-0510, respectively, on the drawing. The type size used for the land record number should be smaller than that used for the land use action number. A licensed surveyor is needed to prepare and stamp, sign and date the final short plat submittal. Do not include the City of Renton "SEAL" on the final short plat submittal. Note the owner of the "DETENTION TRACT" on the short plat submittal. Show two ties to the City of Renton Survey Control Network for horizontal control. The geometry will be checked by the city when the ties have been provided. The block titled `BASIS OF BEARING" is named improperly. Said block, as shown, is the Basis of Vertical Datum, and is not needed for recording purposes. Do note the Basis of Bearing on the final short plat submittal. Provide short plat and lot closure calculations. UH:%File Sys1LND - Land Subdivi dun & Surveying RecordsktN(� -20 - Short Plats105101RV080212.doc February 15, 2008 Page 2 Indicate what has been, or is to be, set at the corners of the proposed lots - Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note easements, covenants and agreements of record on the short plat submittal. The title report (First American Title Insurance Company, Subdivision Guarantee, Order No. 4209-11 1 1113, dated September 06, 2007) notes under "RECORD MATTERS" that there are reservations and exceptions regarding minerals reserved by the Northern Pacific Railroad Company and recorded under Recording No. 79509. Said reservation should be noted on the short plat submittal. The recording number for King County Short Plat Number 881050, noted on the drawing to the left of the subject short plat property, is in error. Said recording number begins with an "8", not a 5. Note whether the properties to the north of the subject parcel are platted (give the plat name and lot numbers) or unplatted. Note the bearing for that portion, of the east line of LOT 2, having a dimension of 18.17'. The city will provide addresses for the proposed lots as soon as possible. Note said addresses on the short plat drawing. On the final short plat submittal, remove all references to concrete, topog lines, decks and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Remove the building setback lines noted on the short plat lots. Setbacks will be determined at the time that building permits are issued. Remove all references to zoning and density from the drawing The City of Renton Administrator of Planning/Building/Public Works is the only city official who signs this short plat. Provide an appropriate approval block and signature line. Pertinent King County approval blocks also need to be noted on the drawing. All vested owner(s) of the subject short plat need to sign the final short plat drawing. Include notary blocks as needed. Include a declaration block on the drawing. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat submittal and the associated document(s) are to be given to the Project Manager as a package. The associated document(s) are to be referenced on the short plat drawing, with spaces provided for the recording numbers thereof. H;%Fi€e Sys1LND - Land Subdivision & Surveying RecordsILND-20 - Short Flats%0510\RV080212.docicor February 15, 2009 Page 3 The new 20' easement for access and utilities is shown for the benefit of future owners of the proposed lots. Note said easement as "NEW" and "PRIVATE" on the drawing. Since the new lots created via this short plat are under common ownership at the time of recording, there can be no new easements established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, lithe previous paragraph applies: DECLARATION OF COVENANT. The owners of the land embraced within this short plat, in return,for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easement shown on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof: This covenant shall run with the land as shown on this short plat. The private access and utility easement requires a "New Private Easement for Ingress, Egress and Utilities Maintenance Agreement" statement. Note the attachment on the drawing. Fee Review Comments: The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. HAFi1c Sys1LND - Land Subdivision & Surveying Records\LND-20 -Short P1atd05101RV080212.docicor Title for both of the following paLagraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if ' there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY - ',VICES I±EE REVIEW FOR SUBDIVISR APPLICANT..p. l� Flo. 2007 -tom RECEIVED FROM (date) JOB ADDRESS: "- `r ,,NATURE OF WORK:. - �r i ND # �Q —051(0. -- --- — J% PRELIMINARY REVIEWF SUBDI SIGN LbNG PIAT, NEED MORE I ORMATION: LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. " PID #'s VICINITY MAP - 141NAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONTFOOTAGE SUBJECT PROPERTY PARENT PID#{ Q5 — q Iq >( NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e_ underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances atd determined by the applicable Utility Section. Please now that these fees are subject to change without notice, Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot ## , addressed as has not previously paid SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# _ will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted farc do NOT inrhvtp incnprtinn f- c:rta —,.,,:ro r1, ..,:r Foote — rl,o .-„or _f . .,,_ — SPECIAL ASSESSMENT DISTRICTS DISTRICT PARCEL METHOD OF ASSESSMENT NO. NO. ASSESSMENT UNITS ASSESSMENT OR FEE Latecomer Agreement ( vt) WATER Single family residential $1,956/unit x .� O— Latecomer Agreement (vt) WASTEWATER Apartment, Condo $1,174/unit not in CD or COR zones x 1CT. cks Latecomer Agreement ( vt) OTHER Cotnmercial/Industrial, $0.273/sq. ft. of property (not less than $1.,956.00) x S ecial Assessment District/WATER SYSTEM DEVELOPMENT CHARGE - WASTEWATER " Estimated Pd Prev. " Partials Pd (Ltd Exemption) " Never Pd c� l i-1 OR Special Assessment District/WAS'T'EWATER p,pp8 1 r. . Mobile home dwelling unit $1,017/unit x Joint Use Agreement (METRO) Commercial/Industrial $0,142/sq. ft, of property x(not less than $1,017.00) Loral Improvement District SYSTEM DEVELOPMENT CHARGE - SURFACEWATER '- Estimated * -- Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION Single family residential and mobile home dwelling unit $759/unit x FUTURE OBLIGATIONS L SYSTEM DEVELOPMENT CHARGE - WATER " Estimated # OF UNITS/ SDC FEE " Pd Prev. .. Partially Pd (Ltd Exemption) " Never Pd SQ. FTG. Single family residential $1,956/unit x .� Mobile home dwelling unit $1,956/unit in park Apartment, Condo $1,174/unit not in CD or COR zones x 1CT. cks Cotnmercial/Industrial, $0.273/sq. ft. of property (not less than $1.,956.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,804 GPM threshold) SYSTEM DEVELOPMENT CHARGE - WASTEWATER " Estimated Pd Prev. " Partials Pd (Ltd Exemption) " Never Pd Single fandly residential $1,017/unit x Mobile home dwelling unit $1,017/unit x Apartment, Condo $610/unit not in CD or COR zones x Commercial/Industrial $0,142/sq. ft, of property x(not less than $1,017.00) SYSTEM DEVELOPMENT CHARGE - SURFACEWATER '- Estimated " Pd Prev. __ Partially Pd (Ltd Exemption) " Never Pd Single family residential and mobile home dwelling unit $759/unit x All other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) PRELIMINARY TOTAL $ r J N n a Signatur Rev a tng Authority ATE `t *If subj roperty is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. +s � Square footage figures are taken from the King County Assessor's map and are subject to change. " Current City SDC fee charges apply to a 0 EF1?'ECTIVE January 2, 2006 City enton Department of Planning / Building / Pub _ . forks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p ;m L SofnCOMMENTS DUE: NOVEMBER 21, 2007 APPLICATION NO: LUA07-127, SHPL-H DATE CIRCULATED: NOVEMBER 7, 2007 APPLICANT: Rob Stewart PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Green's Landing Short Plat PLAN REVIEW: Mike Dotson SITE AREA: 1.16 acres BUILDING AREA (gross): TBR CTE LOCATION: 5008 NE 2"d Street WORK ORDER NO: 77836 N0l/ h A 1,;;;7 SUMMARY OF PROPOSAL: Application for review by the Hearing Examiner for a seven lot (plus one tract for sto detention) short plat in the R-8 zone. Proposed density will be 8.0 dwelling units per net acre- Street improvements will bei a Ttavd 2nd Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 2 critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor Major information Impacts Impacts Necessary Earth Housing Air Wafer Plants Lr hUGiare Land/Shoreline Use Animals Environmental Health Utilities Energy/ Natural Resources Transportation B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Probable Minor Major Impacts Impacts More Information Necessary Housing Aesthetics Lr hUGiare Recreation Utilities Transportation Public Services Historio/Cultura! Preservation Airport Environment 10.000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable iinpact or areas where additional information is needed to property assess this proposal. Signature of Director or Authorized Representative Date _ I I `yE Ul m 11 —..-3 x81,9-:8$ - — 66-664 I I 1N3N S ur�un .. 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I I I -- '; I —'— — — — — — — --� ---- : '31DN ,8L 'OL +N - 99'991 3 ,91,Y7-88 — — f r i gryplatmailing LOT STREET NO STRE STREET :NAME SUBDIV 1 5016 NE 2ND ST GREEN'S LANDING SHPL 2 5022 NE 2ND ST GREEN'S LANDING SHPL 3 211 HOQUTAM AVE NE GREEN'S LANDING SHPL 4 217 HOQUTAM AVE NE GREEN'S LANDING SHPL 4 5019 NE 2ND CT GREEN'S LANDING SHPL 5 235 HOQUTAM AVE NE GREEN'S LANDING SHPL. 5 5020 NE 12ND CT GREEN'S LANDING SHPL 6 5014 NE 2ND CT GREEN'S LANDING SHPL 7 5013 NE 12ND CT GREEN'S LANDING SHPL Page 1 02/12/2008 �'ai o 14c 15 2 ai c t,-, C c a v CiW p as a> m c i�-F � � � ar � O to 4 « 'O O p r � p � N � m 4' � x •a d a� LoLO �smyM� rL 0== c �[�� cSZ u �'3vi o �. w.�L ❑r 3 m o v' d oo a`� � Q u WZ an�11 �'n Q'� QZ?�.� oQ c ^mo�N c o •r obv,'� c �� 7w co c v ova`y hvR rCy QaVCJ3¢ d Qo�0.g r R O�•� �c�a O ai �'G .y U; Cd � 4.1 ���3�n •moo °u ;To Z 0 z O C6 �o 0 z,u, 4. C) X f14� A 4.a. 0 z Q Q� Z O G O` Z a�MJ.' � w� 3 r R Denis Law, Mayor January 7, 2008 Rob Stewart Greacen Construction 1140 140'hAve NE, Suite D Bellevue, WA 98005-6499 SUBJECT: Green's Landing Short Plat LUA-07-127, SHPL-H Dear Mr. Stewart: Hearing Examiner Fred J. Kaufman This letter is to inform you that the appeal period has ended for the Hearing Examiner's Green's Landing Short Plat approval. No appeals were filed. This decision is final and you may proceed with the next step of the short plat process. The enclosed handout, titled: "Short Plat Recording," provides detailed information for this process. The conditions listed in the City of Renton Hearing Examiner Report & Decision must be satisfied before the short plat can be recorded. If you have any questions regarding the recording process or any other matters for the short plat, as well as for submitting revised plans, you may contact Carrie Olsen at (425) 430-7235. Sincerely, J Nancy Thompson Secretary to Hearing Examiner cc: Elizabeth Higgins, Development Services Jennifer Henning, Development Services Darrin Sanford, Pacific Engineering Design, LLC Enclosure 1055 South Grady Way - Renton, Washington 98057 - (425) 430-5515 Mi hispaper contains 50°1 recycloo maieelal.'Mi, oosi consuriier RENrTON- r: F -I E. t Tr 1� F 'T i Il-, k, U R V F. AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on thel4th day of December 2007, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: JC—PtA —�/ SUBSCRIBED AND SWORN to before me this _LY/4 day of 1 (baa ol , 2007. Nota Public in an for th State of Washington Res. Nott at � � , , therein. Application, Petition or Case No.: Green's Landing Short Plat LUA 07-127, SHPL-H The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S DEPORT December 17, 2007 OFFICE, OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT Rob Stewart Greacen Construction 1140 140`h Ave NE, Suite D Bellevue, WA 98005-6499 Darrin Sanford Pacific Engineering Design, LLC 15445 53`d Avenue South, Suite 100 Seattle, WA 98188 Green's Landing Short Plat LUA-07-127, SHPL-H 5008 NE 2❑d Street Hearing Examiner Short Plat approval for the development of a 7 -lot subdivision plus one tract for stormwater detention on a parcel of land totaling approximately 0.87 net acres. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on December 4, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the December 11, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, December 11, 2007, at 9:54 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Zoning Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Preliminary Short Plat Exhibit No. 4: Tree Retention Plan Green's Landing Short Plat File No_: LUA-07-127, SHPL-H, December 17, 2007 Page 2 Exhibit No. 5: Utility, Grading and Drainage Plan Exhibit No. 6: Conceptual Landscape Plan Exhibit No. 7: Revised Site Plan Exhibit No. S: Revised Density Worksheet The hearing opened with a presentation of the staff report by Andrea Petzel, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project site is located in the R-8 zone, just north of NE 2"d and west of Hoquiam Avenue NE. The site is 1.16 acres and the applicant has requested the short plat for 7 lots and a stormwater detention tract. The revised site plan shows a density of 7.93 dwelling units per acre. Access would be via Hoquiam Avenue NE, NE 2"d, or off the private access easement which extends to Hoquiam Avenue NE. Right-of-way dedication along Hoquiam Avenue NE was required and the applicant submitted a request for modification to reduce it from 25 -feet to 22 -feet, which was approved. Street improvements would be required along both streets. The site is heavily forested with approximately 60 significant trees on site. The applicant proposes to retain 13 of those trees. Topography is fairly flat and there are no critical areas on site. This short plan was exempt from Environmental Review. It is consistent with the Land Use and Community Design elements of the Comprehensive Plan. There is an existing house on site with a couple of outbuildings, all of which would be demolished prior to issuance of utility construction permits. The site complies will the required lot size regulations, setbacks, and building standards for the R-8 zone. To the west of NE 2nd there are single-family homes all of which are oriented towards NE 2"d, along Hoquiam to the east is the Beclan Place Preliminary Plat and all homes along there were required to front Hoquiam Avenue NE, staff recommended that Lots 1 and 2 would front NE 2"d, Lots 3, 4, and 5 would front Hoquiam Avenue NE, and Lots 6 and 7 would front each other across the access easement. Traffic, Parks and Fire Mitigation Fees were imposed on this plat. The site is located within the Renton School District and they have indicated that they would be able to accommodate the proposed additional 3 students on an availability basis. Along both Hoquiam and NE 2nd streets five feet of landscaping would be required. In addition the stormwater detention area is required to be landscaped. The two trees per lot have not been spaced correctly, however there are enough trees to give them two trees per lot, therefore a revised landscape plan would be required. A stormwater detention tract is proposed, the project must comply with the 2005 King County Surface Water Design Manual. There are no existing sewer mains adjacent to the site, the applicant will be required to extend the sewer north along Hoquiam and west along NE 2"d. The current residence is on a septic system, which will need to be abandoned prior to recording the short plat. Water would be provided by Water District 90 and a water availability certificate was presented following the hearing, Green's Landing Short Plat File No.: LUA-07-127, SHPL-H, December 17, 2007 Page 3 Darrin Sanford, Pacific Engineering Design, LLC, 15445 53Td Avenue South, Suite 100, Seattle, 98188 stated that they are in favor of the conditions imposed on this plan. In terms of the tree spacing, they were restricted by the curb cuts, but now that the curb cuts are being removed along Hoquiam they will be able to uniformly space the trees as required by code. The stormwater tract has a buffer and safety factor in the preliminary design. There is plenty of elevation for discharge and it could be lowered if necessary to allow for additional volume to account for the off site. Kayren Kittrick, Development Services stated that a Water Certificate is definitely needed, they are never waived. She was comfortable with the fact that there is service all the way around and there is plenty of room and capacity for water and storm. Regarding the dedication along Hoquiam. was to keep it in alignment with the existing Hoquiam to the south. NE 2nd is still being studied, it could become a school route and would then need wide sidewalks. The joint use driveway between Lots 1 and 2 is not proposed at this point and most likely was not pushed because that is the most common location for a joint use driveway and it has a lot of trees that they were trying to save. Lot 2 should access off of NE 2" d and not Hoquiam. Then slight dogleg to the south of the plat will be part of the dedication and become part of the City street. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:20 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Rob Stewart, Greacen Construction, filed a request for a Short Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official determined that the proposal is exempt from environmental review. 4. The subject proposal was reviewed by all departments with an interest in the matter. There was no opposition from the public regarding the subject proposal. The subject site is located at 5008 NE 2nd Street. The subject site is located on the northwest corner of the intersection of NE 2nd and Hoquiam Avenue NE. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). Green's Landing Short Plat File No.: LUA-07-127, SHPL-H, December 17, 2007 Page 4 9. The subject site was annexed to the City with the adoption of Ordinance 5171 enacted in January 2006. 10. The subject site is approximately 1.16 acres or 50,534 square feet. The subject site is rectangular and is approximately 166 feet wide (east to west) by 298 feet deep. There is a very small nubbin located at the southeast corner of the subject site (This nubbin as well as 22 feet along eastern edge of the parcel will be dedicated for the widening of Hoquiam). 11. An existing home and other structures would be removed if the plat were approved. 12. The subject site slopes downward to the southwest at grades of between 10-15 percent. 13. There are no sensitive areas on the subject site. There are 60 significant trees. Code requires the preservation of 30 percent of the trees. Since nine of the significant trees are located in or along the public right-of-way, 15 trees on the remainder of the site would need to be retained. The applicant proposes to satisfy requirements by retaining and planting additional street trees. 14. The applicant proposes dividing the subject site into seven (7) lots together with one tract to accommodate stormwater detention. The initial design would have resulted in a net density of 8.04 dwelling units per acre, which would have exceeded code limits. An access easement was redesigned which resulted in a density of 7.93 units per acre, which is permitted. The density for the plat is calculated subtracting roadways and easements. 15. Proposed Lot 1 would be along NE 2nd Street. Proposed Lot 2 would be a comer lot fronting along both NE 2nd and Hoquiam Avenue NE. Proposed Lots 3 - 5 would be located along Hoquiam. Proposed Lots 6 and 7 and the Detention Tract would be interior parcels accessed via an easement between Proposed Lots 4 and 5. 16. Staff has recommended that Proposed Lots 1 and 2 have their fronts facing NE 2nd, Proposed Lots 3 - 5 have their fronts facing Hoquiam and Proposed Lots 6 and 7 have their fronts facing each other. Staff recommended access restrictions to limit driveways along Hoquiam that would require all of the lots to take their access from the easement. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 3 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The development will generate approximately 10 trips per unit or approximately 60 trips for the 6 new single-family homes. Approximately ten percent of the trips, or approximately 7 additional peak hour trips will be generated in the morning and evening. 19. The original stormwater analysis did not comply with City regulations. Staff reported that their detention tract would be able to provide appropriate controls. Staff recommended compliance with the 2005 King County manual. 20. Sewer service will have to be extended to the subject site and along its boundaries. The applicant will have to comply with requirements to get sewage to the existing systems. 21. Water for fire flow and domestic needs would be provided by Water District 90. The applicant has submitted proof of availability. Green's Landing Short Plat File No.: LUA-07-127, SHPL-H, December 17, 2007 Page 5 22. The City has adopted mitigation fees for transportation improvements, fire services and parks and recreational needs based on an analysis of the needs and costs of those services. These fees are applied to new development to help offset the impacts new homes and residents have on the existing community and the additional demand for services. CONCLUSIONS: The proposed Short Plat appears to serve the public use and interest. The division of the property will create lots for six new homes in an area where urban services are available or can reasonably be extended to serve the site. The new homes will increase the inventory of detached single-family homes and provide an opportunity for home ownership without creating sprawl. 2. The development will increase the demands on the City's parks, roads and emergency services. The applicant shall therefore help offset those impacts by providing mitigation that match the fees established by the City. 3. The plat will provide readily accessible, rectangular lots. The homes can be situated so that homes face one another or face similar homes across streets. 4. The applicant will accommodate the direct traffic needs of the project by dedicating right-of-way for the widening of Hoquiam. As indicated, they will also pay traffic mitigation fees. In order to reduce some impacts on the street system, restricting access to a common easement roadway for all lots along Hoquiam seems appropriate. The applicant will be preserving significant trees and planting street trees to soften the appearance of the new plat. Obviously, homeowners will eventually install individual landscaping. The applicant will have to bring its stormwater analysis up to date. Surface water and erosion control measures are standard practice and the applicant will have to comply with regulations. The applicant will have to create a homeowners association to maintain the stormwater systems and other common improvements_ DECISION: The proposed Short Plat is approved subject to the following conditions: The applicant shall resubmit the redesigned short plat plan to the Development Services project manager for review and approval prior to the issuance of any utility construction permits. 2. The applicant shall obtain a demolition permit and complete all necessary inspections and approvals for the removal of all buildings on the site prior to recording of the short plat. The satisfaction of this requirement is subject to the review and approval of Development Services Division staff. 3. Proposed Lots 1 and 2 shall have front yards oriented toward NE 2i4 Street. Proposed Lots 3, 4, and 5 shall have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 shall have the front yards facing each other (oriented south and north respectively), across the proposed 20 -foot access easement. Green's Landing Short Plat File No.: LUA-07-127, SHPL-H, December 17, 2007 Page 6 4. Lots 3, 4, and 5 shall not have separate, individual curb cuts, but shall share access from the proposed access easement. Lot 2 shall have no access to Hoquiam and this shall be placed on the face of the plat. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. 6. A joint maintenance agreement or Homeowner's Association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, utility tracts and access easements. The agreement shall be placed on the face of the final short plat prior to recording. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and City of Renton Staff approval. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of 5488.00 for each new single-family residence prior to the recording of the final short plat. The applicant shall pay the appropriate Parks Mitigation Fee based on a rate of $530.76 for each new single-family residence prior to the recording of the final short plat. 10. The project shall comply with the design requirements of the 2005 King County Surface Water Design Manual (KCSWDM) ORDERED THIS 17th day of December 2007 TRANSMITTED THIS 17`h day of December 2007 to the parties of record: Andrea Petzel Kayren Kittrick Rob Stewart 1055 S Grady Way Development Services Greacen Construction Renton, WA 98055 City of Renton 1140 140`h Ave NE, Suite D Bellevue, WA 98005-6499 Damn Sanford Norman & Cynthia Green Pacific Engineering Design, LLC 5008 NE 2nd Street 15445 53rd Avenue South, Ste. 100 Renton, WA 98059 Seattle, WA 98188 TRANSMITTED THIS 17`h day of December 2007 to the following: FRED J. KA I HEARING E 1NER TRANSMITTED THIS 17`h day of December 2007 to the parties of record: Andrea Petzel Kayren Kittrick Rob Stewart 1055 S Grady Way Development Services Greacen Construction Renton, WA 98055 City of Renton 1140 140`h Ave NE, Suite D Bellevue, WA 98005-6499 Damn Sanford Norman & Cynthia Green Pacific Engineering Design, LLC 5008 NE 2nd Street 15445 53rd Avenue South, Ste. 100 Renton, WA 98059 Seattle, WA 98188 TRANSMITTED THIS 17`h day of December 2007 to the following: Green's Landing Short Plat File No.: LUA-07-127, SHPL-H, December 17, 2007 Page 7 TRANSMITTED THIS 17"' day of December 2007 to the following: Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Renton Reporter Robert Van Horne, Deputy Fire Chief Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section 1000of the City's Code, request for reconsideration must be filed in writing on or before 5:00 .m. December 31 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be tiled in writing on or before 5:00 .m. December 31 2047. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by Citv Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision -makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence_ Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location_ 5008 NE 2"d Street nl z CA NE bd,.( R — 1 0.(P) .. R =10 RMH R—B M&M E6 - 10 T23N R5E W 1/2 'NE 4th St- 11 CA R-8 ID , Q�f ca NE I M St:, CA R-11 a r CAI R-10 R-8 R-8 LL. R- 8j INE 29d E�K Jj R-4 R—W R-4 R— 8 R�4 z M RC(P) L (P) ZONING F/BIFW TECENICAl 9mvlcBs 02478(M G6 - 22 T23N ME W 1/2 — — -- — F�n� etty u-1 .4am F6 15 T23N ME W 1/215 �rre Yw .z rk3. -r a Pul XulnaulRu3 Ilnl.� .b.. p . .: xY�zoo. .-.r :Ma:.anae T^ � s L 3L� 33M i�3t•�au'�V�uo«o.0 CL tlY++�shx gg s YM 1401h+3H B z guuaouTgug - — - --- (1'�e1 i�lOHS) m e aT�TaF3a i' b € _.. _=;� ONUNV-1 S.NBaav r� ui to 0 N trio wQ z LLw 3 V Z Q Z I O I A Rib; VP b t $ a�g�gp Roo€j a�y c; t ) I I LI (€[[a Il "D 3 ryop r.31uo x3nanuw. IMPN �6 as s+r+3n�ofrn1 3wun� f _ i + ds r/ AAAAALAUKhm, :14 `�F� I it ^„.�.�� ��.i Rln I � �r ; 11�� f tj �� �., I .�ffiff I- Ip M 1 2In I a r�C, „ gg + bj IF I F„-, L rInk, f _ I 15 I� 1 a Ems- ------------77 lot , g r' I�w6 I �; � �� I ANMl 4Y •.Td mil ..r. i1ddY nll AB u06N3tl 'ON mse ��.. J33F+S k13�03 'Id -a 'In^eie e6/ - ° CIOfl p: cxc _ ._._._ .._... .... . ... . . .— (ltl ld J �IOHS} No11J3k! 1L p°d " -� 'JiJlafYt/1 SA33RD do hili E g5 Y i I A Rib; VP b t $ a�g�gp Roo€j a�y c; t ) I I LI (€[[a Il "D 3 ryop r.31uo x3nanuw. IMPN �6 as s+r+3n�ofrn1 3wun� f _ i + ds r/ AAAAALAUKhm, :14 `�F� I it ^„.�.�� ��.i Rln I � �r ; 11�� f tj �� �., I .�ffiff I- Ip M 1 2In I a r�C, „ gg + bj IF I F„-, L rInk, f _ I 15 I� 1 a Ems- ------------77 lot , g r' I�w6 I �; � �� I ANMl 4Y •.Td mil ..r. i1ddY nll AB u06N3tl 'ON mse ��.. J33F+S k13�03 'Id -a 'In^eie e6/ - ° CIOfl p: cxc _ ._._._ .._... .... . ... . . .— (ltl ld J �IOHS} No11J3k! 1L p°d " -� 'JiJlafYt/1 SA33RD do hili �J King County DDES DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oake5dale Avenue Southwest Renton, Wa 98055-1219 This certificate provide- -e Seattle King County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. King County Certificate of Water Availability Do not write in this box number name ❑ Building Permit ❑x Preliminary Plat or PUD ❑ Short Subdivision ❑ Rezone or other Applicants name: Greaten Construction (Green's Landing) Proposed use: Single Family Residences (7 lots) Location: NE 2" Street / Future Hoguiam Ave NE (Mai) Elk (attach map and legal description if necessary) 1. ❑ a. Water will be provided by service connection only to an existing_(size) water main that is fronting the site. OR El b. Water service will require an Improvement to the water system of: ❑ (1) feet of water main to reach the site, and/or g (2) The construction of a distribution system on the site; and/or 0 (3) Other (describe) Developer Extension Agreement required, 2. 0 a. The water system is in conformance with a County approved water comprehensive plan. OR 11 b. The water system improvement is not }n conformance wish a County approved water comprehensive plan and will require a water comprehensive plan amendment. {This may cause a delay in issuance of a permit or approval). 3. t7 a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. E a. Water will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 300 feet from the building/property (or as marked on the attached map): Rate of flow at Peak Demand Duration ❑ less than 500 gpm (approx. gpm) ❑ less than 1 hour ❑ 500 to 999 gpm ❑ 1 hour to 2 hours 1XI 1000 gpm or more © 2 hours or more ❑ flow test of gpm 0 other ❑ calculation of gpm (Note: Commercial building permits which includes multifamily structures require flow test or calculation.) OR 0 b. Water system is not capable of providing fire flow. 5. 0 a. Water system has certificates of water right or water right claims sufficient to provide service. OR ❑ b. Water system does not currently have necessary water rights or water right claims. Comments/conditions: Developer Extension required arrange meeting with District to identify requirements. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE Each Lot - GFC $3,700, WAC $125, Meter Drop 5/8 x 3/4 $500 Total $4,325 I certify that the above water purveyor information is true. This certification shall be valid for )year from date of signature. KING COUNTY WATER RISTRICT #90 Thomas Hoffman RENEWAL FEES: W/ IN 1 YEAR 550,OQ Agency name ig a�tAo�ry n AFTER 1 YEAR $125.OQ Manager y 12/11/07 Title Signature Date 2:1GROUPIAVater Availabilitv Certificates\Water AvailabilitylGreen's Landing\Green's Landing.doc CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 4'h day of December, 2007, 1 deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Re resentin Darrin Sanford, Pacific Engineering Design, LLC Contact Rob Stewart, Greacen Construction Applicant Norman & Cynthia Green Owners (Signature of Sender)_ STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: IQ -Lk --o-7 Notary (Print): My appointment expires:-Q,\cL--\o Project Name: I Green's Landing Short Plat •�°��i1+�N11 PLIblic in and the State h�rYY , rr�`,9r lilt �� t N\ �11►Iti,trrr Project Number: I I_UA07-127, SHPL-H I CITY OF RENTON HEARING EXAMINER PUBLIC HEARING December 11, 2007 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard_ Items will be tailed for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Thanedar Short Plat PROJECT NUMBER: LUA07-093, SHPL-H, V -H, ECF PROJECT DESCRIPTION: The applicant has requested Hearing Examiner Short Plat approval, Variance approval, and Environmental (SEPA) Review for the subdivision of an existing 40,208 square foot site into two lots and one tract (Tract A). The average slopes across the site exceed 20 percent, therefore the proposal is being reviewed as a Hillside Subdivision. The project site is located within the Residential - 8 dwelling units per acre (R-8) zoning designation. Proposed Lot 1 would be 5,327 sq_ ft., Lot 2 would be 7,428 sq. ft., and Tract A would be 26,033 sq. ft. Access to the lots would be provided off of NE 14th Street via residential driveways. Protected slopes (slopes with grades exceeding 40 percent) are located on the south portion of Lot 2, no development is proposed on the protected slopes. The requested setback variance would allow for the subdivision of the property as proposed and the retention of the existing residence with a 10 -foot rear yard setback as opposed to the required 20 -foot rear yard setback. PROJECT NAME: Green's Landing Short Plat PROJECT NUMBER: LUA07-127, SHPL-H PROJECT DESCRIPTION. Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. The existing house will be removed. Proposed density will be 8.04 dwelling units per net acre, which exceeds the allowed density in the R- 8 zone. Net lot size ranges from 4,673-5,111 square feet. Street improvements will be required along NE 2nd Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 13_ There are no critical areas. The applicant requested a reduction of right-of- way dedication from 25 to 22 feet along Hoquiam Avenue. HEX Agenda 12-11-07.doc City of Renton PUBLIC Department of Planning / Building / Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing date: December 11, 2007 Project Name: Green's Landing Short Plat Applicant: Rob Stewart Greaten Construction 1140 1401" Ave. NE, Suite D Bellevue, WA 98005-6499 Contact: Darrin Sanford Pacific Enpineering Design, LLC 15445 53` Avenue South, Suite 100 Seattle, WA 98188 File Number: LUA 07-127, SHPL-H Project Manager: Andrea Petzel, Associate Planner Project Description: Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. The existing house will be removed. Proposed density will be 8.04 dwelling units per net acre, which exceeds the allowed density in the R-8 zone. Net lot size ranges from 4,673-5,111 square feet. Street improvements will be required along NE 2nd Street and Hoquiam Avenue NE_ There are 60 significant trees onsite and the applicant proposes to retain 13. There are no critical areas. The applicant requested a reduction of right- of-way dedication from 25 to 22 feet along Hoquiam Avenue. Project Location: 5008 NE 2nd Street am nEiS City of Renton PfB/PW Departmc Prefiminary Report to the Hearing Examiner GREEN'S LANDING SHORT PLAT LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 Page 2 of 9 B. HEARING EXHIBITS: Exhibit 1 : Project file ("yellow file") containing the application, reports, staff comments, and other C. GENERAL INFORMATION: 1. Owners of Record: material pertinent to the review of the project_ Exhibit 2: Zoning Map: Sheet F6 East Exhibit 3: Preliminary Short Plat (10/2312007) Exhibit 4: Tree Retention Plan (10/2412007) Exhibit 5: Utility, Grading and Drainage Plan (1012312007) Exhibit 6: Conceptual Landscape Plan (1012312007) C. GENERAL INFORMATION: 1. Owners of Record: Norman and Cynthia Green Ordinance No. 5008 NE 2"d Street Comprehensive Plan Renton, WA 98059 2. Zoning Designation: Residential — 8 Dwelling Units per acre (R-8) 3. Comprehensive Plan Residential Single Family (RSF) Land Use Designation: 11/01/2005 4. Existing Site Use: Single-family residence 5. Neighborhood 01/08/2006 Characteristics: North: Single-family residential; R-8 zoning East. Single-family residential; R-4 zoning (Beclan Place Preliminary Plat) South: Single-family residential; R-4 zoning West: Single-family residential; R-8 zoning 6. Proposed Orientation: Lots 1 & 2: NE 2"d Street Lots 3, 4 & 5 Hoquiam Avenue NE Lots 6, 7, and detention tract: private access easement 7. Site Area: 1.16 acres (50,534 gross square feet) 8. Project Data: Area Comments Existing Building Area: 2,600 sq. ft. Existing residence to be removed New Building Area: NA NA Total Building Area: NA NIA D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan NIA 5099 11/01/2004 Zoning NIA 5100 11/01/2005 Annexation NIA 5171 01/08/2006 City of Renton PIS/PW Departmc, Preliminary Report to the Hearing Examiner GREEN'S LANDING SHORT PLAT LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 Page 3 of 9 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards Section 4-7-150: Streets — General Requirements and Minimum Standards Section 4-7-160: Residential Blocks — General Requirements and Minimum Standards Section 4-7-170: Residential Lots —General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: Land Use Element: Residential Single Family objectives and policies 2. Community Design Element G. DEPARTMENT ANALYSIS: PROJECT DESCRIPTION/BACKGROUND The applicant has requested review and approval from the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed lot sizes range from 4,673 - 5,111 net square feet. The existing single-family residence, two sheds and carport would be removed. The site is located within R-8 zone and the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The proposed plat is 0.87 net acres, and residential density would arrive at 8.04 du/ac after the deduction of the private access easements, and right-of-way dedication from the gross acreage of the site. This exceeds the maximum density allowed in the R-8 zone_ All lots will have access to a public street, either directly or via a 20 -foot private access easement. Street improvements will be required along NE 2`" Street and Hoquiam Avenue NE. The applicant requested a reduction of right-of-way dedication from 25 to 22 feet along Hoquiam Avenue. The subject site is currently vegetated with a total of 60 trees, a garden area, and lawn. Of the 60 existing trees, 13 are proposed to remain on the subject property. Topography is relatively flat, with an average grade of approximately 10 percent_ There are no critical areas onsite. City of Rentcn PIBIPW DepartmU Preliminary Report to the Hearing Examiner GREEN'S LANDING SIIORTPLAT LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 Page 4 of 9 2. ENVIRONMENTAL REVIEW Except when located on lands covered by water or critical areas, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(x). 3. COMPLIANCE WITH ERC MITIGATION MEASURES Not applicable. 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. a. CONSISTENCY WITH SHORT PLAT CRITERIA: Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use and Community Design Elements: Land Use Element Policy LU -148. A minimum lot size of 5,000 square feet should be allowed on in -fill parcels of less than an acre (43,560 sq. ff.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The subject parcel totals 1.16 gross acres in area; minimum lot size of 4,500 square feet is required. All seven lots exceed the minimum lot size requirement of 4,500 square feet. The smallest lot would be 4,673 sq. ft. and the largest lot would be 5,111 sq. ft. The detention tract would be 3,659 sq. ft. Policy LU -149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. The applicant was required to provide gross lot areas and net lot areas, which deducted the areas for private access easements and public right- of-way dedication. Communitv Design Element Policy CD -16. During land division, all lots should front on streets or parks_ Discourage single - tier lots with rear yards backing onto a street. None of the proposed lots would have rear yards backing onto a street. All of the proposed lots would front on either a private access easement or public street. Objective CD -K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan was submitted with the project application. See discussion on landscaping below. Policy CD -45. Existing mature vegetation and distinctive trees should be retained and protected in developments. There are 60 significant trees onsite, of which the applicant proposed to retain 13. All other vegetation is proposed for removal as a part of the construction of the plat improvements. Please see discussion on tree retention below. City of Renton P/BJPW DepartmL Preliminary Report to the Hearing Examiner GREEN'S LANDING SHORT PLAT LUA 07-127, SHPL-H PUBLIC NEARING DATE, December 11, 2007 Page 5 of 9 (b) Compliance with the Underlying Zoning Designation. Density — The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (dulac). Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. After deducting 4,702 sq. ft. for a private access easement, and 7,740 sq. ft. for right-of-way dedication from the 50,534 gross sq. ft. area, the net square footage of the proposed development would be 38,092 sq. ft. (0.87 net acres). With seven lots, the proposal would arrive at a net density of 8.04 dwelling units per acre (7 units 10.87 acres = 8.04 du/ac). This does not comply with density requirements for the R-8 zoning designation, and the applicant will need to redesign the plat to comply with density requirements. Staff recommends that the applicant resubmit the redesigned short plat plan prior to the issuance of any utility construction permits. Lot Dimensions — The minimum lot width required in the R-8 zone is 50 feet for interior lots and 60 feet for corner lots. The minimum lot depth required in the R-8 zone is 65 feet. The minimum lot size required is 4,500 sq. ft. The following table indicates that the lot dimensions for the proposed short plat comply with the development standards for the R-8 zone: Lot Net Area (sq. ft.) Depth Width Front Yard Orientation 1 5,111 71.30' 71.05' NE 2 nclStreet 2 5,003 (corner lot) 72.76' 73.26' NE 2" Street 3 4,742 83.74' 60.04' Ho uiam Avenue NE 4 4,896 73.74' 87.56' Ha uiam Avenue NE 5 4,991 78.94' 76.94' Ho uiam Avenue NE 6 5,016 78.39' 70.84' Access easement 7 4,673 87.56' 70.81' Access easement Setbacks — The plat plan includes setback lines for each lot showing potential building envelopes, which are not entirely accurate. Building setbacks as required by the R-8 zone include a front yard and side yard along a street setback of 15 feet for the primary structure and 20 feet for attached garages, an interior side yard setback of 5 feet, and a rear yard setback of 20 feet. The front and side yard along a street setbacks would be applicable for those lots along both Hoquiam Avenue NE and the proposed private access easement (lots 3, 4, 5, and 7). Lot 3 has a somewhat unusual side yard due to the access easement crossing the northwest part of the lot. In order to prevent confusion at the building permit stage, staff would like to clarify that the angle of the access easement line would be considered a side yard along a street, not a rear yard, and any structure would need to be set back 15 feet. The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. Building Standards — The R-8 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel. The existing single-family home and associated detached accessory structures are proposed for removal. Staff recommends as a condition of approval that the applicant obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final short plat. Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size with a maximum building coverage of 35% or 2,500 square feet, whichever is greater. Lots that are less than 5,000 square feet in area are permitted a maximum building coverage of 50%. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. City of Renton PIRIPW DepartmL Prekminary Report to the Hearing Examiner GREEN'S LANDING SNORT PLAT LUA 07-127, SHPL-H PUBLIC NEARING DATE: December 1 i, 2007 Page 6 of 9 Parking -- The City's parking regulations require that detached dwellings provide a minimum of two off-street parking spaces. As proposed, each lot would have adequate area to provide two off-street parking spaces. Compliance with the parking requirements will be verified at the time of building permit review. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access maybe by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines, or access easements. All lots have direct access to a public road, or access a public road via a 20 -foot private access easement. The entire width of the easement must be paved to meet Fire Department access requirements. The proposed grasscrete leading to the stormwater detention tract would be acceptable. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots is rectangular in shape, and satisfies the minimum lot area (4,500 sq. ft.) and dimension requirements of the R-8 zone as demonstrated in the table on page 5 of this report. All lots appear to have sufficient building area for the development of detached single- family homes. To the west along NE 2nd Street, the existing single-family homes surrounding the proposed development front the public street. The approved preliminary plat plan for Beclan Place, a development across Hoquiam Avenue, requires the future homes to front Hoquiam Avenue. In order for this subdivision to blend with the surrounding community and future development, as well as comply with requirements of the Renton Comprehensive Plan, staff recommends the following conditions regarding lot orientation: Proposed lots 1 and 2 would have front yards oriented toward NE 2" Street. Proposed lots 3, 4, and 5 would have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 would have the front yards facing each other (oriented south and north respectively), across the proposed 20 -foot access easement. All lots would then comply with arrangement and access requirements of the Subdivision Regulations. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Access to lots 1 and 2 is proposed as separate private driveways off NE 2" Street. City staff has expressed some concern about safety and limiting the number of curb cuts in close proximity to the corner of NE 2nd Street and Hoquiam Avenue. As proposed the plat is overly dense (8.04 du/ac). It's possible that upon recalculation of the length of the access easement the applicant may be able to retain seven lots. However, if the applicant reduces the number of lots to six in order to meet density requirements, staff would recommend as a condition of approval that lots 1 and 2 be accessed via joint use driveway. To further improve safety by reducing the number of curb cuts along Hoquiam Avenue and reduce the amount of impervious area (potentially reducing the size of the detention vault), staff recommends as a condition of approval that lots 3, 4, and 5 not have individual curb cut as proposed, but rather use the access easement for purposes of vehicular access_ Lots 6 and 7 would be accessed from a 20 -foot wide private access easement onto Hoquiam Avenue NE. A fire department hammerhead turnaround is proposed to be located at the western terminus of the access easement over portions of lots 4, 6, and 7, Street improvements including curb, gutter, sidewalk, and street lighting will be required along the site's frontage on both Hoquiam Avenue NE and NE 2"d Street. In addition, the applicant is required to dedicate 22 feet in width (approximately 7,740 square feet) for public -right -of way along Hoquiam Avenue. Right-of-way width along NE 2nd was previously dedicated. The applicant submitted a request to reduce the amount of dedicated right-of-way along Hoquiam from 25 feet to 22 feet, This request was approved on November 28, 2007. City of Renton PB/PW Departrnc Preliminary Report to the Hearing Examiner GREEN'S LANDING SHORT PLAT LUA 07-127, SHPL-H PUBLIC HEARING DATE. December 11, 2007 Page 7 of 9 The applicant submitted a combined conceptual utility and frontage improvement plan with the project application. Along the project's NE 2"d Street frontage, the required five-foot landscape strip will be located in the public -right -of way. Because of the reduced right-of-way along Hoquiam Avenue NE, the five feet of landscaping will be on each lot. A street light plan was not included with the submittal, and is required. All new electrical, phone and cable services must be underground, and construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate impacts to the local street system, staff recommends as a condition of approval the payment of a Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. The proposed six new residential lots (credit given for the existing developed lot) would be expected to generate approximately 57.42 new average weekday trips, with credit given for the existing lot. The fee for the proposed plat is estimated to be $4,305.00 (6 new lots x 9.57 trips per lot = 57.4_ [57.4 total trips x $75.00 = $4,305.00]). Staff further recommends as a condition of approval the establishment of a joint maintenance agreement for all common improvements including, but not limited to, utility and access easements, and the detention tract. Togo r The site's topography is generally flat, and slopes gently toward the southwest to NE 2r Street at a maximum slope of 10-15 percent. Total vertical relief is 10-12 feet. Due to the potential for erosion to occur from the subject property during construction of the short plat improvements and the proposed residences, staff recommends as a condition of approval that Temporary Erosion Control be installed and maintained in accordance with the Department of Ecology Standards, and City of Renton staff review. Relationshho to Existing Uses: The subject site is currently developed with an existing single- family residence and associated buildings. The surrounding community includes single-family residences developed under both the R-4 (to the east and south) and R-8 zoning designations_ The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. Community Assets: The site is heavily forested with a total of 60 significant trees, and some ornamental landscaping. Renton Municipal Code requires a tree retention rate of 30%. Of the 60 trees, nine are located in the public -right-of-way and excluded from the retention rate. Thirty percent retention of 51 trees is 15 trees. The applicant has proposed to retain 13 trees. Therefore, the applicant must either designate two additional trees to be saved, or mitigate for those two trees with 12 inches of tree caliper. However, as part of the landscaping plan the applicant has proposed planting 20 street trees, which adequately addressed the replacement ratio. As a reminder to the applicant, there are new protective measures for trees during construction (Ordinance 5304). The applicant is required to erect and maintain a six-foot high temporary chain link construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Signage indicating protected trees is required every fifty feet or on each side of the fencing if less than fifty feet. Site access to individually protected trees or groups of trees shall be fenced and signed, and individual trees shall be fenced on four sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. The minimum amount of landscaping required for sites abutting a non -arterial public street is 5 feet. If there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. The landscaping shall either consist of drought resistant vegetation or shall be irrigated appropriately. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5 -foot landscaped strip may be located within private property abutting the public right-of-way. City of Renton P/B/PW Departmf, Preliminary Report to the Hearing Examiner GREEN'S LANDING SHORT PLAT LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 Page 8 of 9 The applicant submitted a conceptual landscape plan showing the required landscaping for the detention pond, the public right-of-way, and required street trees. All plants appear to be drought resistant, and the plan adequately addresses the amount of increased landscaping required along the frontage of NE 2rld Street (additional right-of-way)_ All landscaping shall be installed prior to building occupancy. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Department staff both indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Staff recommends a condition of approval requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family lot. The fee is estimated at $3,416.00, and is payable prior to the recording of the final short plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate additional users of existing City parks and recreational facilities and programs. Therefore, staff recommends as a condition of approval that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot, With credit given for the existing residence, the fee is estimated at $3,184.56 (6 new lots x $530.76 = $3,184.56) and is payable prior to the recording of the final short plat. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would potentially result in 3 additional students (0.44 x 6 = 2.64). The Renton School District has stated that it can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. Storm Drainage / Surface Water: The applicant submitted a Level 1 Downstream Analysis by Pacific Engineering Design (dated October 1, 2007) with the land use application. This project will require detention and water quality treatment, and one tract is dedicated for a vault. As a condition of approval, staff recommends that the project comply with the 2005 King County Surface Water Design Manual (KCSWDM). The Level 1 Downstream Analysis was reviewed by the City's Plan Review section, and does not comply with the requirements of the 2005 KCSWDM. Specifically, there are portions of new impervious areas (frontage of NE 2"d Street and Hoquiam) that were not included in the detention and water quality calculations and facility design. Including these areas will require a redesign and resizing of the drainage facilities. Impacts to the size of the drainage tract may be necessary, however, it appears that there is sufficient room onsite to accommodate any potential changes_ A Surface Water System Development Charge, based on $759.00 per new single-family lot, would be required prior to the issuance of construction permits for the short plat (estimated at $4,554.00). Water Utility The proposed development is outside the Renton water service area, and a certificate of water availability from Water District 90 will be required. All plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single- family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. The new and existing fire hydrants must meet all current City of Renton standards, and have Stortz fittings. Sanitary Sewer Utilis+: There are no existing sewer mains adjacent to this site. The current residence is on a septic system, which, in accordance with the King County Department of Health regulations, must be abandoned prior to recording the short plat. The sewer main will be required City of Renton PISIPW aepartm, Preliminary Report to the Hearing Examiner GREEN'S LANDING SHORT PLAT LUA 07-127, SHPL-H PUBLIC HEARING DATE: December 11, 2007 Page 9 of 9 to be extended along the full frontage of both NE 2nd Street and Hoquiam Avenue. There are sections of the sewer main missing from the plans submitted with the application, and the main must be extended to the extreme boundaries of the plat. The applicant will be required to pay a Sewer System Development charge of $1,017.00 per new single-family residence (estimated at $7,119.00). In addition, the project is located in the East Renton Sewer Assessment District and a fee of $316.80 per unit is required (estimated at $2,217.60). Both fees are due at the time of construction permit issuance. H. RECOMMENDATION: Staff recommends approval of the Green's Landing Short Plat, Project File No. LUA 07-127, SHPL-H subject to the following conditions: The applicant shall resubmit the redesigned short plat plan to the Development Services project manager for review and approval prior to the issuance of any utility construction permits. 2, The applicant shall obtain a demolition permit and complete all necessary inspections and approvals for the removal of all buildings on the site prior to recording of the short plat. The satisfaction of this requirement is subject to the review and approval of Development Services Division staff. 3. Proposed Lots 1 and 2 shall have front yards oriented toward NE 2nd Street. Proposed Lots 3, 4, and 5 shall have the front yards designated along Hoquiam Avenue NE. Lots 6 and 7 shall have the front yards facing each other (oriented south and north respectively), across the proposed 20 -foot access easement. 4. As proposed, the plat is overly dense (8.04 du/ac). If the applicant chooses to reduce the number of lots to 6 in order to meet density requirements, and maintain the same lot orientation, lots 1 and 2 shall share a joint use driveway. 5. Lots 3, 4, and 5 shall not have separate, individual curb cuts, but shall share access from the proposed access easement. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project prior to the recording of the final short plat. 7. A joint maintenance agreement or Homeowner's Association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, utility tracts and access easements. The agreement shall be placed on the face of the final short plat prior to recording. 8. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and City of Renton Staff approval. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488,00 for each new single-family residence prior to the recording of the final short plat. 10. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final short plat. 11. The project shall comply with the design requirements of the 2005 King County Surface Water Design Manual (KCSWDM). EXPIRATION PERIODS: Short Plats (SHPL): If the short plat is not filed within two years from date of approval (RMC 4-7- 070.M), the short plat shall become null and void. -- Iv Na v i puc AuuaaulYu3 11A 7 +� 311 Sam �� _ CC S tw DI �ut�i$p�G Vie. VM Na1N3d �y � S �I {�� S n l�I YM 3�1.L"' 3 UV i JOBS) U9 IL _ 13A'd 7y .4411 :�jp' _ JNIC1Nb1 S.N-::3 0 .. 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See Appendix PAGE# � E# I N D E/ X ti maps. For additional regulations in Overlay Districta. please see RMC 4-3. 5ecrn0w4waM3e Printed try Print & Mail Services, City of Renton -60k j !.Fr.! UOI Ueld JU-81:1 VM - u0ju H N 909 -As P -Z 13 Held POqS) ONIONV-1 S.N3�a a OGj 3A V- ONZV I JN 3n nvfnoop 7' v-/!A�m vlt 1 4 A A - ----- - --- , 7 al nj ------------ ----------- zr 9Eq02LI0FC, #3221 090lge dSOX------ d 6 d" -d.. Ln �,ggwgg �g Wig w z: 1V b 6-gg j*p 0 Lj v'I.�----'---=R���Fa�����•-s:aaxl��aR�s:��a.n � xn^�x�xFxaa � i � F Lj uj xxx NVId "Ou"'O" -1 (laid IHONolnl3a KINVS,NHNHO AO Alio e HOEvm to AM w Ilz=.L CITY F RENTON s #� # Planning/Building/PublieWorks Department �vti�n,�� naiiry r�cuiKcr, inttyur -- -aa - � - November 29, 2007 Darrin Sanford Pacific Engineering Design LLC 15445 53rd Avenue South, Suite 100 Seattle, WA 98188 SUBJECT: Green's Landing Short Plat . Request for Modification - Street Width Reduction Dear Mr. Sanford: We have reviewed the proposed street modification request associated with the proposed single- family residential short plat located generally at the intersection of Hoquiam Avenue NE and NE 2nd Street. This is an infill development in a rapidly developing area with one proposed access point from Hoquiam Avenue NE. The existing streets are pavement with some pedestrian improvements or under construction. The proposed modification requests to allow the proposed new road width to be reduced to. 52 feet, with an approved cross-section designed to complete and compliment the existing new roadways of 32 feet of pavement, parking, curb, gutter and sidewalk on both sides. The proposed modification will minimize the.offset of Hoquiam Avenue NE at NE 2n' Street. The Street Modification request is hereby approved. City Code 4-6-050 (Street Standards) requires full street improvements for all adjacent rights-of- way for, within, and dedicated by a plat. There are also certain standards for width of dedication for proposed streets to be added to the City grid. By allowing the dedication from this parcel to be minimized down twenty-two feet, for a total right-of-way width of 52 feet, the short plat retains full lot sizes and number as well as allows full use of the street in normal manner. For questions related to the: project, please contact the. planning or plan review project managers. Sincerely, Kt�*�64_11 reKittrick Development Engineering Supervisor Public Works Inspections & Permits cc: Neil Watts, Development Services Director Fire Marshal Andrea Petzel, Associate Planner Michael Dotson, Engineering Specialist/Plan Review Land Use File 1055 South Giddy Way - Renton, Washington 98057 R.E lr TON AHEAD OLr AHEAD OF THE CURVE - �]This papercon4ains504'orecgdedmat eriaE,30%postconsumer.- . . - PLANNINGBUILDING/ +� PUBLIC FORKS DEPARTMENT M E M O R A N D U M DATE: November 28, 2007 TO: Andrea Petzel FROM: Mike Dotson SUBJECT: Green's Landing Short Plat, LUA 07-127, SHPL-H The following Utility and Transportation comments concern the Environmental and Development Application review for the subject project. EXISTING CONDITIONS WATER -The subject site is outside the City of Renton water service area. Water District 90 supplies water service in this area. SEWER -There are no existing sewer mains adjacent to this site. STORM — There is currently a ditch along the frontage of the site. STREET - There is currently a paved and partially improved public right-of-way along a portion of this site. CODE REQUIREMENTS WATER 1. A certificate of water availability from WD 90 will be required. All fire protection shall comply with City Code (i.e. hydrants with storz fittings, 1000 gpm min required for homes less than 3500 square in area, etc.) In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. SANITARY SEWER 1. The sewer main must be extended to the extreme boundaries of the plat. There are sections of sewer main missing from the plans submitted with the application. Therefore a section from the northernmost terminus of the sewer main extension shown on the plans (along Hoquiam Ave NE) will need to be extended to the northernmost boundary (lot 5). And a sewer along NE 2nd Street to the Western most boundary of lot 1 will also be required. 2. A Sewer Assessment District (East Renton) fee in the amount of $316.80/per unit is due at the time a construction permit is issued. H:1Division.s\Develop.ser\Dev&plan.ing\PRDJECTS107-127.Andrea\Greens Landing GF.doc Page 2 of 2 3. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. 4. Prior to recording the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. SURFACE WATER 1. Surface Water System Development Charge is $754 per new dwelling unit. This fee is due with the construction permit. 2. Drainage requirements must meet the 2005 King County Surface Water Design Manual. The report and design submitted with the application do not comply with the design requirements. Specifically there were portions of new impervious areas (frontage of NE 2'd Street and Hoquiam) that were not included in the detention and water quality calculations and facility design. Including these areas will require a redesign and resizing of the drainage facilities. Impacts to the size of the drainage tract may be necessary. This may impact the size for other lots. TRANSPORTATION The traffic mitigation fee of $75 per additional generated trip shall be assessed per additional single family hoarse at a rate of 9.57 trips. This fee is payable at time of recording the plat. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. 3. Per City of Renton code required to install curb, gutter, streetlights (note: a street lighting plan was not included with the submittal), and sidewalks, along the frontage of the parcels being developed. CONDITIONS Drainage and surface water design shall comply with the King County 2005 surface water drainage manual. 2. Temporary Erosion Control shall be installed and maintained in accordance with the current Department of Ecology Standards and staff review. 3. A Traffic Mitigation Fee of $75.00 per additional Average Daily Trip shall be assessed. H:1Division.s\Develop.ser\Dev&plan.ing\PROJECTS107-127.Andrea%Greens Landing GF.doc City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: P -) an ) COMMENTS DUE: NOVEMBER 21, 2007 APPLICATION NO: LUA07-127, SHPL-H DATE CIRCULATED: NOVEMBER 7, 2007 APPLICANT: Rob Stewart PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Green's Landing Short Plat PLAN REVIEW: Mike Dotson SITE AREA: 1.16 acres BUILDING AREA (gross): TBR LOCATION: 5008 NE 2"d Street WORK ORDER NO: 77836 SUMMARY OF PROPOSAL: Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed density will be 8.0 dwelling units per net acre. Street improvements will be required along NE 2nd Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 25%. There are no critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Earth Light/Glare Air Utilities Water Public Services Plants Airport Environment 10, 000 Feet 14, 000 Feet Land/Shoreline Use Animefs Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS Element of the Environment Probable Probable More Minor Major information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet We have reviewed this areas where additionaP with particular attention to those areas in which we have expertise and have identified areas of probable impact or is needed to properly assess this proposal. // //, (_— F�u// 2-g,,- o Signature of Director or`thorized Representative Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 21, 2007 APPLICATION NO: LUA07-127, SHPL-H DATE CIRCULATED: NOVEMBER 7, 2007 APPLICANT: Rob Stewart PROJECT MANAGER: PROJECT TITLE: Green's Landing Short Plat PLAN REV! Mike Dotson SITE AREA: 1.16 acres BUILDING AREA (gross: R ° LOCATION: 5008 NE 2nd Street WORK ORDER NO: 77836 SUMMARY OF PROPOSAL: Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed density will be 8.0 dwelling units per net acre. Street improvements will be required along NE 2nd Street and Hoquiam Avenue NE_ There are 60 significant trees onsite and the applicant proposes to retain 25%. There are no critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor Major information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Fnvironmental Health Energy/ Natural Resources Airport Environment 10.000 Feet 14, 000 Feet B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Probable More Minor Major Information Impacts Impacts !Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/cultural Preservation Airport Environment 10.000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additionX information is needed to properly assess this proposal. Signature of Director or Authdrized Representative I -I 6-7 Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'P� L/ S COMMENTS DUE: NOVEMBER 21, 2007 APPLICATION NO: LUA07-127, SHPL-H DATE CIRCULATED: NOVEMBER 7, 2007 APPLICANT: Rob Stewart PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Green's Landing Short Plat PLAN REVIEW: Mike Dotson SITE AREA: 1.16 acres BUILDING AREA (gross): TBR LOCATION; 5008 NE 2nd Street WORK ORDER NO: 77836 SUMMARY OF PROPOSAL: Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed density will be 8.0 dwelling units per net acre. Street improvements will be required along NE 2nd Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 25%. There are no critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor MajorInformation Impacts Impacts Necessary Earfh Housing Air Water Plants Lr hUGlare Land/Shoreline Use Animals Environmental Health utilities Energy/ Natural Resources Transportation B. POLICY -RELATED COMMENTS Element of the Environment Probable Probable Minor Major Impacts Impacts More Information Necessary Housing Aesthetics Lr hUGlare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10.000 Feet 14.000 Feet j"_A,� c� �-rn�a.�� fb /917k. C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is ne_qded to properly assess this proposal. epresentative Z/Z C/M /;I Date A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS "it is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Pee City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: j' COMMENTS DUE: NOVEMBER 21, 2007 APPLICATION NO: LUA07-127, SHPL-H DATE CIRCULATED: NOVEMBER 7, 2007 APPLICANT: Rob Stewart PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Green's Landing Short Plat PLAN REVIEW: Mike Dotson NOV=A SITE AREA: 1.16 acres BUILDING AREA (gross): TBR LOCATION: 5008 NE 2 r Street l WORK ORDER NO: 77836 SUMMARY OF PROPOSAL: Application for review by the Hearing Examiner for a seven lot (plus one tract for starmwater detention) short plat in the R-8 zone. Proposed density will be 8.0 dwelling units per net acre. Street improvements will be required along NE 2nd Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 25%. There are no critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Light/Glare Air Utilities Water Public Services Plants Airport Environment 70, 000 Feet 14, 000 Feet Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS /,/(" Nc C. CODE -RELATED COMMENTS Element of the Environment Probable Probable More Minor Major Information Impacts Impacts Necessary Housin Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 70, 000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ditional information is needed o properly assess this proposal. Ile) 7 Sid6ture of Directo Authorized Representative Date CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: November 13, 2007 TO: Andrea Petzel, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Green's Landing Short Plat ENVIRONMENTAL IMPACT COMMENTS: 1. A fire mitigation fee of $488.00 is required for all new single-family structures. CODE -RELATED COMMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1300 GPM and requires two hydrants within 300 feet of the structures. 2. Access roadway requires minimum 20 -feet paved roadway with an approved fire department turnaround. See attached diagram. Roadway shown is only 12 -feet wide and will not be approved. City of Renton Department of Planning I Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 21, 2007 APPLICATION NO: LUA07-127. SHPL-H DATE CIRCULATED: NOVEMBER 7, 2007; APPLICANT: Rob Stewart PROJECT MANAGER! And a Petzel PROJECT TITLE: Green's Landing Short Plat i PLAN REVIEW: Mike DotsonNov —8 SITE AREA: 1.16 acres BUILDING AREA (gross): TBP LOCATION: 5008 NE 21) Street WORK ORDER NO: 71836 �~ SUMMARY OF PROPOSAL: Application for review by the Hearing Examiner for a seven lot (ptuT0(5 tract for stormwater detention) short plat in the R-8 zone. Proposed density will be 8.0 dwelling units per net acre. Street improvements will be required along NE 2nd Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 25%. There are no critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non -Cade) COMMENTS Element of the Environment Probable Probable More Minor Major information Impacts Impacts Necessary Earth Housing Air Water Plants Light/Glare Land/Shoreline Use Animals Environmental Health utilities Energy/ Naturai Resources Transportation Element of the Environment Probable Probable Minor Major Impacts Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation utilities Transportation Public Services Historic/cultural Preservation Airport Environment 10.000 Feet 14.000 Feet B. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS V11V0 A, 1(!� We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to property assess this proposal. Signature of Director or Authorized Representative Date Project Name: L[ f_�> Project Address:JM� �E; ��tt1 Sii=, Contact Person: �O5 !�i —yjPV2'- Permit Number: (A)(v IZ-q' Project Description: Sr;"V�`Ii LOT SFIZ Land Use Type: Residential ❑ Retail ❑ Non -retail Calculation: — _ U y �,S7 ST N z Aa -r Method of Calculation: 6 ITE Trip Generation Manual, 7th Edition ❑ Traffic Study ❑ Other �Zto) sre- C .S7%6u' Transportation Mitigation Fee: Calculated by: Date of Payment: 5V Date: City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 21, 2007 APPLICATION NO: LUA07-127, SHPL-H DATE CIRCULATED: NOVEMBER 7, 2007 APPLICANT: Rob Stewart PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Green's Landing Short Plat PLAN REVIEW: Mike Dotson SITE AREA: 1.16 acres BUILDING AREA (gross): TBR d 8L)JLlJJN ' JlVjSl()N LOCATION: 5008 NE 2" Street WORK ORDER NO: 77836 SUMMARY OF PROPOSAL: Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed density will be 8.0 dwelling units per net acre. Street improvements will be required along NE 2nd Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 25%. There are no critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor MajorInformation Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energyl Natural Resources T AW --,AC- ,1- 7� 1�/5 B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Histonc/Cultural Preservation Airport Environment 10, 000 Feel 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date A4 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 7 1 day of November, 2007, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: Name Re resentin Norman & Cynthia Green Owners Rob Stewart Applicant Darrin Sanford Contact Surrounding Property Owners See Attached (Signature of Sende STATE OF WASHINGTON ) } SS COUNTY OF KING j I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: l► o Notary (Print): My appointment expires; Project Name: Green's Landing Short Plat Project Number: LUA07-127, SHPL-H -r I 692800007001 ARCHER DOROTHY M I+SUNSKI E 5015 NE 2ND ST RENTON WA 98059 692800004008 BEGALKA BRENT E+KAREN L 14023 SE 132ND ST RENTON WA 98059 692800010005 DAY KENNETH M 5012 NE 1ST CT RENTON WA 98059 152305922709 KING COUNTY 500 KC ADMIN BLDG 500 4TH AVE SEATTLE WA 98104 152305906504 LANDON CRAIG 10520 169TH AVE SE RENTON WA 98059 692800014007 RIGOR A B 4916 NE 1ST CT RENTON WA 98059 152305921701 YAHN CLYDE 14100 SE 132ND RENTON WA 98056 692800013009 BAMFORD ROBERT E 4922 NE IST CT RENTON WA 98059 692800012001 BURNHAM DAVID W 14104 SE 133RD ST RENTON WA 98059 152305921909 GREEN NORMAN W & CYNTHIA A 14128 SE 132ND ST RENTON WA 98056 692800009007 KREAL APRIL 13217 142ND AVE SE RENTON WA 98059 152305904806 LOZIER AT LAUREL CREST LLC 1203 114TH AVE SE BELLEVUE WA 98004 152305921800 SNOW MICHAEL T & JODI E 14114 SE 132ND ST RENTON WA 98059 692800003000 BATSON JUANITA M 14017 SE 132ND ST RENTON WA 98059 152305900101 CAMWEST WEST COAST LLC 9720 NE 120TH PL STE100 KIRKLAND WA 98034 692800006003 HIMES BRUCE W+JEANMARIE 14111 SE 132ND ST RENTON WA 98056 692800011003 LAFFAW BRIAN H 14112 SE 133RD ST RENTON WA 98059 692800008009 LYTLE RICHARD A & LAURIE J 13205 142ND AVE SE RENTON WA 98059 692800005005 TATMAN JAMIE L+MCGINNIS TOBY R 14103 SE 132ND ST RENTON WA 98059 1 r NOTICE OF APPLICATION A Master Application has been Piled and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROSECT NAMEINUMBER: Green s Landing Shot Plat I 127. SHPL-H PROJECTDESCRIPTION: Application for review by the Hearing Examiner for a seven lot ;plus one tract far slormwate. detention) short plat in the R-8 zone, Proposed density will be 8.0 dwelling units per net acre. Street improvements will he reeuired along NE 2nd Street and Hoquiam Avenue NE There are 80 signdlcant trees onsite and the applicant proposes to retain 25']k are no critical areas. PROJECT LOCATION: 5008 NE 2' Street PUBLIC APPROVALS: Hearing Examiner Short Plat appy oval APPLICANTIPROJECT CONTACT PERSON Carvin Sanford_ Pacihce Engineering Design, LLG; Tel 1206) 49., 570, Eml: dsanford@p—rig.ccm PUBLIC HEARING: Public hearmo is lentatively schetluled fQr Pssember 11 ?007 before the Rsntcn Hearing Examiner in Renton Council Cham . Hearings begin at 9.00 AM or. the 7th. Hoar of the new Renton City Hall located at 1055 South Grady Way. Comments on the above application must be submitted m writing to Andrea PeiAssociate Planner, Developmant Services Divlslon, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on November 21, 2007. This matter Ie also tentatively scheduled ror a public hearing on December 11, 2007, at 9:00 AM, Council Chambers, Seventh Floor. Renton City Hall, 1055 South Grady Way, Renton. If you are .nten sted in attending the hearing, please contact the Development Services Civisil to ensure that its, hearing has not been rescheduled at (425) 430-7202. It comments cannot be submitted in writing by the date indicated above. you may still appear at the hearing antl present your comments on the proposal before the Hearing Examiner If you have questions about this proposal, or wish to he made a party of record and receive addit:cnal information Dy mail. please contact the project manager. Anyone who submits written comments will automatically became a part/ of record and will be notified of any decision on this project PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: October 26, 2007 NOTICE OF COMPLETE APPLICATION: November 7, 2007 -. - \tF 11. - ..., 1(`ATIlIIJ• N..,,o...hnr'r 1n117 If you would like to be made a party of record to receive further information on this proposed project, c.rn to rhls'x,n and return to, City of Renton, Devecpment clan, ing. 1G55 S-th Grady LVay. Rent—, Wk 98057. File Name! No Green's Landing Shot P'at r LUAW-127, SHPL-H NAME' MAILINGADDRESS: TELEPHONE NO.. _ CERTIFICATION I, hereby certify that copies of the above document were posted by me in conspicuous places or nearby the described propert.��� I/ DATE; f�' SIGNED: SIM ATTEST; Subscribed and sworn before ane, a Notary Public, in and for the State of Washington residing' T on the £d day of N TARY Pli sI NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAMEINUMBER: Green's Landing Short Plat / LUA07-127, SHPL-H PROJECT DESCRIPTION: Application for review by the Hearing Examiner for a seven lot (plus one tract for stormwater detention) short plat in the R-8 zone. Proposed density will be 8.0 dwelling units per net acre. Street improvements will be required along NE 2nd Street and Hoquiam Avenue NE. There are 60 significant trees onsite and the applicant proposes to retain 25%. There are no critical areas. PROJECT LOCATION: 5008 NE 2n° Street PUBLIC APPROVALS: Hearing Examiner Short Plat approval APPLICANTIPROJECT CONTACT PERSON: Darrin Sanford, Pacifice Engineering Design, LLC; Tel: (206) 431-7970; Eml: dsanford@paceng com PUBLIC HEARING: Public hearing is tentatively scheduled for December 11, 2007 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. Comments on the above application must be submitted in writing to Andrea Petzel, Associate Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on November 21, 2007. This matter is also tentatively scheduled for a public hearing on December 11, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: October 26, 2007 NOTICE OF COMPLETE APPLICATION: November 7, 2007 DATE OF NOTICE OF APPLICATION: November 7, 2007 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98057. File Name I No.: Green's Landing Short Plat / LUA07-127, SHPL-H NAME: MAILING ADDRESS: TELEPHONE NO.: Kathy Keolker, Mayor November 7, 2007 Darrin Sanford Pacific Engineering Design, LLC 15445 53' Avenue S #100 Seattle, WA 98188 Subject: Green's Landing Short Plat LUA07-127, SHPL-H Dear Mr. Sanford: CIT' OF RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on December 11, 2007 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant- are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7270 if you have any questions. Sincerely, Andrea Petzel Associate Planner CC., Norman & Cynthia Green / Owner Rob Stewart / Applicant 1055 South Grady Way - Renton; Washington 98057 SThis paper contairm 50%recycled material, 30%post consumer RENTQN AHEAD OF THE CURVE Kathy Keolker, Mayor November 7, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4`h Street Renton, WA 98055 Subject: Green's Landing Short Plat LUA07-127, SHPL-H CITY )F RENTON Planning/Building/PublieWorks Department Gregg Zimmerman P.E., Administrator The City of Renton Development Services Division has received an application for a 7 -lot single-family subdivision located at 5008 NE 2nd Street. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98057 by November 21, 2007. Elementary School: Middle School: .0 L 1. High School: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? yes_ No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7270. Sincerely, Andrea Petzel Associate Planner Encl. 1455 South Grady Way - Renton, Washington 98057 1 L E N T O N Thin paper contains 50%recycled material. 30 %postconsumer Q:web/pw/devservlformslplanning/masterapp.doc 1 10/12/07 City of Renton , v'1 o"O � °F , -, nlrorvNrr�G LAND USE PERMIT,20or MASTER APPLICATION DECEIVED PROPERTY OWNER(S) PROJECT INFORMATION NAME: Norman and Cynthia Green PROJECT OR DEVELOPMENT NAME: Green's Landing Short Plat 2nd ADDRESS: 500$ NE 2 Street PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 5008 NE 2nd Street, Renton, WA 98059 CITY: Renton ZIP: 98059 TELEPHONE NUMBER: 425-228-2131 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 1523059219 APPLICANT (if other than owner) NAME: Rob Stewart EXISTING LAND USE(S): Single Family Detached COMPANY (if applicable): Greacen Construction PROPOSED LAND USE(S): Single Family Detached ADDRESS: 1140 140th Ave NE, Ste D EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential Single Family CITY: Bellevue ZIP: 9$00.5 6499 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Residential Single Family TELEPHONE NUMBER (425) 746-6499 EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (if applicable): R-8 NAME: Darrin Sanford SITE AREA (in square febt):351� s.f. (1.15 ac) SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 8, s.f- t7 yO S. -- COMPANY (if applicable): Pacific Engineering Design, LLC SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 4 720 ADDRESS: 15445 53rd Avenue S, Suite 100 PROPOSED RESIDENTI DENSITY IN UNITS PER NET ACRE (if applicable): 7 CITY: Seattle ZIP.. 98188 NUMBER OF PROPOSED LOTS (if applicable): 7 TELEPHONE NUMBER AND E-MAIL ADDRESS: (206) 431-7970, dsanford@paceng.com NUMBER OF NEW DWELLING UNITS (if applicable): 7 Q:web/pw/devservlformslplanning/masterapp.doc 1 10/12/07 PR- -ECT INFORMAT NUMBER OF EXISTING DWELLING UNITS (if applicable): will be removed SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Approximately 3,000 s.f. SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A ION (contii d IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): N/A ❑ AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. fl. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS AND LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included SITUATE IN A PORTION OF THE NW'/4 OF THE NE'/4 OF SECTION 15, TOWNSHIP 23N, RANGE 5E, 1N THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Short Plat f 000-- 3. 2. OC� StrC�~1 4. Staff will calculate applicable fees and postage: $��� AFFIDAVIT OF OWNERSHIP I, (Print Name/s) A41i C7 rCjP,,l] , declare that I am (please check one) the current owner of the property involved in this application orthbauthorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that l ic�Lr►l �iPk;t' y signed this instrument and acknowledged it to be his/her/their free and voluntary act for the and pur ses mentioned in the instrument. (Signature of Owner/Representative) 0 A`R,�t��\\111111 ltlf l� fit �! Notary�P lic inVf or the State of Washington Z (Signature of Owner/Representative) W ' r Notary (Print). , r1. i Nota 9��, `� l j r � / C7 My appointment expires: Q:weblpwldevsery/forms/planning/masterapp.doe 2 10/12/07 Pre -application meeting for the GREEWS SHORT PLAT 5008 NE 2nd Street PRE06-151 (modified) City of Renton Development Services Division August 90 2007 Contact information Planner: Andrea Petzef (425) 430-7270 Public Works Plan Reviewer: Mike Dotson (425) 430-7304 Fire Prevention Reviewer: Camille Wails (425) 430-7012 Building Department Reviewer: Craig Burnell, (425) 430-7290 DEVELOPmEiNT PLANNING CiTy OF RENTON OCT 2 6 2007 RECEIVED Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before soaking all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are amended at times, and the proposal will be formally reviewed under the regulations in effect at the time of formal project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). FTRE DEPARTMENT cs ,; °-" lid E+ M 0 R A N D U M DATE: July 24, 2007 TO: Elizabeth Higgins, Senior Planner FROM: Camille Walls, Lead Fire InspectorC�`� SUBJECT: Green's Short Plat — 5008 NE 2°1 Street Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all neve single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimum 20 -foot wide paved roadway. Fire department turnarounds are required for roads over 150 feet in Iength. The turnaround shall meet the minimum dimensions shown on the attached diagram. 4. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. is short platslgreen's short plat.doc FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU x gzs'-g30- 7'000 PUBLIC WORKS DEPARTMENT 'N M E M 0 R A ill D U M To: Andrea Petzel Froin:� N1ike Dotson Date: August 8, 2007 Subject: PreApplication Review Comments PREAPP No. 06-151 Green's Short Plat — AMENDED NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant. The applicant is cautioned that information. contained in this summary may be subject to modification and/or concurrence by official decision' makers (e.g. Hearing Examiner, Boards of Adjustment and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the information provided in the preliminary application for this proposed plat. The followIlIg comments assume the property is annexed to the City of Renton. WATER 1. The proposed subdivision is within the Water District 90 service area.. Please secure the water availability from the district (phone # 425-255-9600). 2. All new single-family construction must have a fire hydrant capable of delivering a rninirnunl of 1,000 gl»rr and must be located within 300 feet of the structures. There are existing lire hydrants in the vicinity that maybe counted toward the fire protection for portjoi�s of this project. Any existing sub -standard hydrants will need to be replaced and/or retrofitted with a quick disconnect Storz fittings. 3. If the new home square footage is greater than 3600, then minimum fire flow increases to 1500 gprrr, and additional hydrants may be required 4. A separate water service to each building lot prior to recording of the short plat. SANITARY SEWER I . There is a 8 -inch sewer mains) available to serve this property. Extensions of the main will be required to serve each new lot from a public sewer. 2. Sewer main extension is required along the frontage of the plat. This includes NE 2"" Street and Hocluiam Ave NE. 3. Any existing septic systems shall be abandoned in accordance with King County Health Department prior to recording of the plat. 4. This parcel is subject to the East Renton Special Assessment District (Fees are $316.80 per lot). l=ees are collected at the time the utility construction permit is issued. This parcel may be 1:0an ReviewWlan Review 20071Green pre -app z'evised.doc Pane 2 of 3 t1Si0�1?(}07 subject to die future Central Plateau Interceptor Special Assessment District fee, depending on timing of the project. This parcel will be subject to only one of these assessments. } y = 5. 1 Jp`�ats shall provide separate side sewer stubs to each building lot prim to recording of the � 1 Mort plat. No dual side sewers are allowed. Side sewer shall be a minimum 2% slope. �7'0 6. Tile Sanitary Sewer System Developrrnent Charges (SDC) is $1,01 7 per lot. SURFACE 'WATER ]'his site drains to Maplewood Creek. r lror A preliminary drainage plan and drainage report will be required with the site plan application. The report shall address detention and water duality requirements as outlined in the 1990 Ding County Surface Water Manual. If preliminary calculations indicate detention \rill be required Lander the 1990 manual, staff will recommend a condition that the project comply with the 2, OQ_lf.ing County Surface Water Design Manual to meet both detention (Conservation Flow control - a.lc.a. Level 2) and water quality improvements. The Surface Water System Development Charges (SDC) are $759 per new lot. These are payable at the time the utility construction permit is issued. TRANSPORTATION I. Dedication of a trtininium 25 -feet right-of-way along the frontage with Hoquiam Ave NE will he required. The tminimurn of 25 feet is needed to maintain the alignment of Hoquiarn Ave NE across NE 2"a It, o 0,,4 2. All comer lots are required to dedicate a 15 -foot radius at intersection. 3. Street improvements including, but not limited to paving, sidewalks, curb and gutter, store drain, landscape, streetlights and street signs will he required along the frontage of the parcel with NE 2" `r St and Hoquiam Ave NE. 4. `l -he face of the curb along NE 2°d St shall be located 16 -foot from right-of-way centerline. 5. "traffic mitigation fees of S75 per additional generated trip shall be assessed per single family home at a rate of 9.57 trips. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles necessitate to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS I . All utility and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. Permit application must include an itemized cost of construction estimate for these improvements. 3. If fire -sprinkler systems are necessary, then a separate fire sprinkler permit will be required. 4. If you have any questicns please call nye at 425-430-7304_ CC: Kaymn Kittrick 1:Tp an Rcview%Plan Review 2flOTGreen }ire -app rn ised.doc CITY OF RENS ON Planning/Building/Public Works MEMORANDUM DATE: July 12, 2007 TO: PRE06-15I (modified) FROM: Andrea Petzel, Associate Planner (425) 430-7270 SUBJECT: Green's Landing Short Plat, General: We have completed a preliminary review of the pre -application for the above -referenced development proposal. The following comments on development and permitting issues are Lased on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this surrunary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or on the City's website www.rentonwa-gov. Project Proposal: The subject property is located in the northwest quadrant of the intersection of NE 2"d Street and Hoquiarn Ave NE. NE 21". The proposal is to subdivide the 1.15 -acre (50,112 square feet), property into 7 single-family residential lots and a detention tract. Access to the detention tract and the rear lots would be from a 20 -foot private access easement. Currently, there is one single-family residence onsite, which will be removed. The applicant submitted two potential site plans, plan 2 is the preferred alternative for reasons of'access and allowing houses to frontpublic streets, which will be discussed later in this report. Zoning/Density Requirements: The subject property is located within the R-8 zoning designation. The density range required in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). After deducting approximately 3,660 sq. ft. of access easement and 7,525 sq. ft_ for the 25 -foot wide public street dedication, a seven lot short plat of a 1.07 -acre parcel would result in a density of 7.87 du/acre, which would be within the permitted density range in the R-8 zone. Development Standards: The R-8 zone permits one residential structure per unit per lot. Detached accessory structures (garages, sheds, etc.) are permitted at a maximum number of two per tot at 720 square feet each, or one per lot at 1,000 square feet in size. Minimum Lot Size, Width and Depth — The n-inirnurn lot size permitted in the R-8 is 4,500 square feet for lots greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. A minimum lot width of 50 feet for interior lots and 60 feet for comer lots, as well as a minimum lot depth of 65 feet, is also required. The total area of the proposed subdivision is less than 1 acre, so the minimum lot size is 4,500 square feet. The applicant did not include the dimensions for the lots, but it appears that lot 3 would not meet minimum lot size. It may be possible to reconfigure lot sizes to meet these requirements. Building Standards -- The R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater. Building height is restricted to 30 feet and 2 -stories. Any detached accessory structure must be below a height of 15 feet and one-story. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Green's Lancing Pre -Application . ing August 9, 2007 Page 2 of Setbacks — Setbacks are the minimum required distance between the building footprint and the property line or private access easement. The required setbacks in the R-8 zone are 15 feet in front for the primary structure; 20 feet in front for the attached garage; 20 feet in the rear; 5 feet for interior side yards; 15 feet for side yards along streets (including access easements) for the primary structure; and, 20 feet for side yards along streets (including access easements) for attached garages. The front yard of'lots l and 2 would be NE 2"d Street. The front yards. for lots 3, 4 and S would be Hoquiam Avenue NE. Lot 6 would front to the south and Lot 7 to the north; the two houses would face each other. Plan alternative 2 is preferable because it minimizes the number of interior lots. All lots would have adequate area to build a house and meet .setback requirements. Access/ Parking: Street improvements, including, curbs, gutter and sidewalk, are required along NE 2"' and Hoquiam Avenue NE. A deduction from the total area is required for the 25 -foot wide public street dedication for Hoquiam Avenue NE. The applicant may ask to have this requirement deferred, but a fee - in -lieu of would be required at a rate that it would cost the City to construct these improvements. The money would go to a general street improvement fund and not necessarily be used on improvements along the applicant's site. Per RMC 4-7-150115 if the lots are double stacked, the need for an alley would be evaluated, Lots 1, 2, 3, 4 and 5 would directly front public streets. The detention tract and lots 6 and 7 would be served by a 20 -foot private access easement. Lots 3, 4, and 5 could use the access easement to limit the amount of curb cuts, but would still be required to front Hoquiam Avenue NE. Landscaping: Landscaping is required along the frontage of all new short plats. A 5 ft_ wide irrigated or drought resistant landscape strip is the. minimum amount of landscaping necessary for a site abutting a non -arterial public street. A 5 ft_ landscape strip will be required in the right-of-way, where possible, and on the lots themselves where there is not enough space for the strip in the right-of-way. In addition to the 5 ft. landscape strip requirement, the tree requirement for short plats is at least two trees of a City approved species with a minimum caliper of 1 112 inches in the front yard or planting strip on every lot. The trees must be planted prior to building occupancy. A Conceptual Landscape Plan showing the two treesape gip, as defined in RMC 4-8-120D must be submitted at the 6-- of applLcatiQn, A Detailed Landscape Plan will be required at submittal for final short plat review. Fences: Permitted fence height is 48" in the front yard and side yards along a street, and 72" in the rear yard and interior side yards. Fences cannot exceed 42" in height in the clear vision area of corner lots. Please see enclosed handout on fences for specific details. If the applicant intends to include a fence as part of the landscaping, please submit conceptual fence details along with the landscape plan. Critical Areas: There are no known critical areas on the site. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. Environmental Review: This short plat is exempt from Envirorunental Review because it is only seven lots. ,Significant Tree Retention: A tree inventory and a tree retention plan shall be provided with the formal land use application. The tree retention plan must show preservation of at least 25% of significant trees [those with a minimum diameter of 8" (evergreen) or 12" (deciduous) when measured four feet above grade], and indicate how proposed building footprints will be sited to accommodate preservation of significant trees that will be retained. The applicant is advised that the rate for significant tree retention is docketed to increase to 30% which may happen before subinittingfor shortplat approval. Therefore, the applicant should contact the project manager prior to check the status of the tree retention policy prior to submitting application materials. green's Landing Pre -Application Ila August 9, 2007 Page 3 of 4 Permit Requirements: To subdivide the lot, the applicant must n7ake formal subrnittal.for A�tnyr�zsti�+ w. A submittal checklist, listing the items that must be included in the submittal packet to the City, is included in the preapplication meeting packet of inforrnatioa. Short plats are processed administratively within an estimated time frame of 6 to S weeks for preliminary short plat approval. The application fee is $1,000.00. The applicant will be required to install a public information sign on the property- Detailed information regarding the land use application submittal is provided in the attached handouts.. Once preliminary approval is received, the applicant must complete any required improvements, such as installing sidewalks, a fire hydrant or grading_ A separate construction pennit is required for these improvements- The applicant must also satisfy any conditions of the preliminary approval before the plat can be recorded. The newly created Iots may be sold only after the plat has been recorded. The applicant can submit for a building permit review for the new house before the short plat is recorded, but the City can only issue the building permit when the plat has been recorded. Fees: In addition to the fees for review of the land -use, construction and building permits, the following mitigation fees would be required prior to the recording of the plat. CI A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, Q A Fire Mitigation Fee based on $4$$.00 per new single-family residence. A Parks Mitigation Fee based on $530.76 per new single family residence; A handout listing all of the City's Development related fees in attached for your review. Expiration. Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one-year extension. Consistency with the Comprehensive Plan: The existing development is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Land Use Element Objective LU -FF: Encourage re -investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: T. Are planned at urban densities and implement Growth Management targets, 2. Promote expansion and use of public transportation; and 3. Make more efficient use of urban services and infrastructure. Policy LLT -149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy 1,U-150. Required -setbacks should exclude public or private legal access areas, established through or to a lot, and parking areas. Policy LU -152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. ,Policy LU -154. .Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. Community Design Element Policy CD -12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods- Grmm's Lancling Pre-Appiieation ng August 9; 2007 Page 4 of 4 Policy CD -13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and/or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. cc: Jennifer Henning DEVELOPMENT SERVICES DIVISION WAIVEm OF SUBMITTAL REQUIRm VENTS FOR LAND USE APPLICATIONS Topography Map 3 Tree Cutting/Land Clearing Plan 4 Alities Plan, Generalized 2 Vetlands Mitigation Plan, Preliminary 4 ADDlicant Aareement Statement 2 ANn a Inventory of Existina Sites a aun A Lease Aareement, Draft,Amn, Mao of Existina Site Conditions , win a Man of View Area , eNn s ,is requirement may be waived by: Property Services Section PROJECT NAME: i� £ - - f-5 Public Works Plan Review Section Building Section DATE: r� Development Planning Section Q:kWEBIPW\DEVSERVNFormslPlanning%walverofsubmittalregs_9-06•xls 09106 City of Renton Development Services Division 1055 South Grady Way -Renton, WA 98055 Phone: 425-430-7200 Pax: 425-430-7231 1. Gross area of property: 1. 50j square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements"' Critical Areas* Total excluded area: 3. Subtract line 2 from line 9 for net area 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: square feet b square feet square feet 2. 1 4+22 square feet 3. 7 square feet 4. 0 ►l?> acres 5. 7 units/lots 6. = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded, ** Alleys (public or private) do not have to be excluded. Q:IW,EBIPW%DEVSERV\FormsT]anningldensity.doe Last updated: 11/088404 PACIFIC L, JGINEERING DESIGN , LLC CIVIL ENGINEERING AND PLANNING CONSULTANTS October 25, 2007 Kayren Kittrick City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 VEL PMEN-F AL.ANNIING CITY OF RENTOP4 OCT 2 6 2007 RECEIVED Subject: Green's Landing Short Plat PED Project No.: 07053 Request for Right of Way Dedication Modification Along the frontage of Hoquiam Avenue NE Dear Kayren: On behalf of our client, Greacen Construction, Inc, we have prepared the following Right of Way Dedication Modification request for the Green's Landing Short Plat. Pro'ect name size and location of site Green's Landing, a proposed 7 lot short plat, is located at 5008 NE 2"d Street, in the northwest quadrant of the intersection of NE 2nd Street and Hoquiam Ave NE. The proposed project is located in a portion of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian, King County, Washington. The site is located in the jurisdiction of the City of Renton. The site (parcel # 1523059219) is approx. 1.16 acres. Total area of the site is I.16 acres before the right- of-way dedication and 0.98 acre after right-of-way dedication along Hoquiam Avenue NE. Proposed number of lots, net density and range of sizes (net lot area) of the new lots: Seven (7) lots are proposed. The net density is 8. The lots range between 5,003 s.f. — 6,457 s.f. (gross lot area) and between 4,673 s.f. - 5,111 s.f. (net lot area). The minimum lot size in the R-8 zone is 4,500 square feet for lots greater than one (1) acre in size. The site is 1.16 acres. Request forRight-of-Way Dedication Modification along the frontage of Ho uiam Avenue NE We are requesting a modification to the required 25' right-of-way dedication along lloquiam Avenue NE. The proposed right of way dedication along the frontage with Hoquiam Avenue NE is 22' (25' is required according to the pre -application meeting PRE06-151 modified). This modification is necessary to keep the net density of the proposed development within 8 lots to meet the zoning requirement. The internal 20' wide access easement will meet Renton Fire Department code requirements, and allow adequate access to the stormwater detention facility for maintenance. With the proposed 22' right of way dedication, the proposed roadway pavement, curb and gutter and www. pacc: ng. cem 15445 53RD AVENUE SOUTH, SUITE 1 00, SEATTLE, WA 9B 188 FAX 20S 389-1640 PHONE 425 251 -E3811 208 431 -7970 Ms. Andrea Petzel City of Renton October 25, 2007 PED No, 07053 Green's Landing Short Plat sidewalk along Iloquiam Avenue NE are located within the proposed right of way and the new improvements along both sides of the street are symmetrical to the centerline of the street. A 5' wide landscape easement is also proposed behind the proposed right of way line. Thus, there is no visual or functional difference (for the street) between the 22' and the 25' right of way dedication along the frontage with Hoquiam Avenue NE. If you have any questions or concerns regarding this project, please contact me at (206) 431-7970 or via email at dsanford@paceng.com. Sincere] Darrin Sanfor Project Manager, Member CC" Andrea Petzel Corey Thomas Rob Stewart, Greacen Construction, Inc. Pacific Engineering Design LLC Page 2 of 2 PAProject Filcs107053 Green's Landing Short PlatlNarrative for 22 feet ROW Dedication Modification.doc PACIFIC L JGINEERING DESIGN , LLC CIVIL ENGINEERING AND PLANNING CONSULTANTS October 25, 2007 -;cVELQPI►MENT PLANNING CITY OF RENTOPI Ms. Andrea Petzel OCT 2 6 2007 City of Renton RECEIVED Development Services Division 1055 South Grady Way Renton, WA 98055 Subject: Green's Landing Short Plat PED Project No.: 07053 Project Narrative for Preliminary Short Plat Submittal Dear Andrea: On behalf of our client, Greacen Construction, Inc, we have prepared the following project narrative for the Green's Landing Short Plat. Project Narrative Project name, size and location of site: Green's Landing, a proposed 7 lot short plat, is located at 5008 NE 2"d Street, in the northwest quadrant of the intersection of NE 2"d Street and Hoquiam. Ave NE. The proposed project is located in a portion of the northwest quarter of the northeast quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian, King County, Washington. The site is located in the jurisdiction of the City of Renton. The site (parcel # 1523059219) is approx. 1.16 acres. Total area of the site is 1.16 acres before the right-of-way dedication and 0.98 acre after right-of-way dedication along l loquiam Avenue NE. Background Information A Pre -Application Meeting was held with the City of Renton and notes were issued on January 18, 2007, based on a 5 lot short plat design. A second Pre -Application meeting was held and Pre -Application meeting notes were issued on August 9, 2007 to discuss the new proposed 7 lot short plat design. Copies of the latter are submitted with this short plat submittal. Land use permits required for proposed projects: Preliminary short plat approval, right-of-way modification approval, construction drawing approval, final plat approval and seven (7) building permits. Zoning designation of the site and adjacent properties: The site is located within the Residential 8 (R-8) zone. Single Family residential is the primary use in the R-8 zone. The site is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The site is bordered to the north by an undeveloped parcel, to the east by Hoquiam Avenue NE (142nd Avenue SE), to the west by single family residences, and to the south by NE 2"d Street (SE 132nd Street). There is an existing single-family www. Paceng. corn 15445 53RD AVENUE SOUTH, SUITE 1 OO, SEATTLE, WA 981 BB FAX 206 300-1 64B PHONE 425 251 -881 1 2❑6 431 -757❑ Ms. Andrea Petzel October 25, 2007 City of Renton PED No: 07053 Green's Landing Short Plat residence with several outbuildings in the site. The address of the existing, residence is 5008 NE 2"d Street, Renton, WA 98059. The residence was built in 1983. The existing structures will be removed to make way for the proposed development. Current use of the site and any existing improvements: There is currently one single- family residence on the site, which will be removed. Special Site Features (i.e. wetlands, water bodies, steep slopes): There are no critical areas on the site. Statement addressing soil type and drainage constraints: The Geolechnical Engineering Study prepared by Earth Solutions, NW dated 09/25107, indicates that the site is underlain by glacial till (Alderwood gravely sandy loam, AgQ. Erosion potential in the site is relatively low according to the geotechnical report. Proposed use of the property and scope of the proposed development: The proposed development is comprised of 7 single-family residence lots, one stormwater detention/water quality treatment tract, and associated paved roadways and half street frontage improvements along NE 2nd Street and Hoquiam Avenue NE. In order to mitigate potential drainage problems, the proposed development will include a combined detention/wet vault designed to provide Level 2 detention and Basic water quality treatment. The storm facilities will be designed following the 2005 King County Surface Water Design Manual. The proposed development will not create negative effects to the downstream drainage system. For plats indicated the proposed number, net density and range of sizes (net lot area) of the new lots: Seven (7) lots are proposed. The net density is 8 lots. The lots range between 5,003 s.f. — 6,457 s.f. (gross lot area) and between 4,673 s.f. - 5,111 s.f (net lot area). The minimum lot size in the R-8 zone is 4,500 square feet for lots greater than one (1) acre in size. The site is 1.16 acres. Access: The site will be accessed from multiple locations. Lots 1 and 2 will gain access off of NE 2nd Street. Lots 3, 4 and 5 will be accessed from Hoquiam Avenue NE. Lots 6, 7 and the detention tract will be accessed from Hoquiam Avenue NE via a 20 foot wide private access easement for the private road and utilities. Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc): Street improvements, including curbs, gutter and sidewalk will be installed along both NE 2"d Street and Hoquiam Avenue NE. Fire hydrants will be installed. Sanitary sewer main and water main will be extended to Hoquiam Avenue NE. Total estimated construction cost and estimated fair market value of the proposed project: Preliminary construction cost estimate is $500,000. Fair market value is $1,750,00. Pacific Engineering Design LLC Page 2 of 3 RTroject Files107053 Green's Landing Short PlatTroject Narrative for Preliminary Short Plat Submittal.doc Ms. Andrea Petzel October 25, 2007 City of Renton PED No: 07053 Green's Landing Short Plat Estimated quantities and type of materials involved if any fill or excavation is proposed: Native, on-site soils are anticipated for use to obtain a cut/fill balance. Number, type and size of any trees to be removed: A preliminary Tree Retention plan has been prepared for this project by Glenn Takagi, Landscape Architect, on October 24, 2007. Thirteen (13) trees will be saved. Fifty-one (5 1) trees will be removed. Please see the Tree Retention plan for types and sizes of trees to be removed. Explanation of any land to be dedicated to the City: Total area of the site is 1.16 acres before the right-of-way dedication and 0.98 acre after right-of-way dedication along Iloquiam Avenue NE. We are requesting a right-of-way modification to reduce the right- of-way dedication to 22' instead of 25' along the frontage of Hoquiam Avenue NE. A request for this right-of-way modification is included under separate cover. Any proposed job shacks, sales trailers, and/or model homes: None. Any proposed modifications being requested: NIA. If you have any questions or concerns regarding this project, please contact me at (206) 431-7970 or via email at dsanford@paceng.com. cc: Rob Stewart, Greacen Construction, Inc. Pacific Engineering Design LLC Page 3 of 3 PAProject Files107053 Green's Landing Short Plaffroject Narrative for Preliminary short Plat 5ubmittal.doc N AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1053 South Grady Way, Renton, WA 98065 Phone: 425-430-7200 Fax. 425-430-7231 STATE OF WASHINGTON ) COUNTY OF KING duly swam on oath, deposes and says: DEVELOPMENT PLANNING CITY OF RENTON OCT 2 6 2007 RECEIVED being first 1. On the —EEL day of �; 20 � I installed public information sign(s and lastic flyer box on t;z—1 property located at r for the following project: 6A-EE/V vS L41volAr6- S14c LT PLS! Project name IU04AAAl AfY0 C%1NTH l.4 6Qc-EAl Owner Name 2. 1 have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with theents of Chapter 7 Title 4 of Renton Municipal Code.MIQ�r— A _ N Signature SUBSCRIBED AND SWORN to before me t1-1 his ILP day of .200-7 in and resid�Pg at V UF -f2 Doli My commission expires on the State of Washington, CC/19 C:00cuments and SWin95V yWU ocW SctingslTmpa..y Intamet Fi1eA0LIC501Puiic Sign Instalfgion Affidavit of Posting (2),doc 10/12/07 i "° 1.20, stcas� � CITY OF _SMS L:ANDWQ FIEPYrON (aHOW PLATS o�n u COVER BFIEE7 I � IjI I I a �,_ _ �� py,F.�_em7r.a[caall♦m- _- __ tj1- ,1�.� "• I � � 5G I t ry� I I � I 77 #t r �41 i- -` - -•> .z --.-r s '� - L Ili-ef 1/4 Il�l/�4 ✓1( 1� � I}t}a .. ',.=y �.; DE ■ Its { _u�.._ _ T '�'..� T� T I' - ^_ ✓- y.=�' i .sr -i.-i Sfl .7P� -� - _ 1 = ___ 9 g. I . I , r NRR e%giinls INam M'eCliAt7/�8 er nna8 T : I k I' r� 4m T I E $ GREEN'S LANDING Pacifzc 15445"0 AVIS S, 2 y (SHORT FLAT) &--ATnE. WA se149 g Q Engzncering pt1[ 1M. nFava ran WA Design, LLCUM sl n7WoFAX� ww (2W) sae-mas n,�'io wver .w ne eunr o W® ERE, MSL Mm?�'rM wm Civil F.ngineenng and rACENGCOM Planning Cunullanls yl� m�rlw T I E $ GREEN'S LANDING Pacifzc 15445"0 AVIS S, 2 y (SHORT FLAT) &--ATnE. WA se149 g Q Engzncering pt1[ 1M. nFava ran WA Design, LLCUM sl n7WoFAX� ww (2W) sae-mas n,�'io wver .w ne eunr o W® ERE, MSL Mm?�'rM wm Civil F.ngineenng and rACENGCOM Planning Cunullanls Printed: 10-26-2007 ATY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-127 Payment Made: 10/26/2007 01:37 PM Total Payment: 1,000.00 Current Payment Made to the Following Items: p OtA lN� Receipt Number: R0705789 Payee: GREACEN CONSTRUCTION, INC Trans Account Code Description Amount 5008 000.345.81.OD.0004 Binding Site/Short Plat 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check #28521 1,000.00 Account Balances Trans Account Code Description Balance Due ------ 3021 ------------------- 303.000.00.345.85 ------------------------------ Park Mitigation Fee ------___--------- .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81.00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence .00 5022 000.345.81.00.0019 Variance Fees .00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 650.237.00.00.0000 Special Deposits .00 5955 000.05.519.90.42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 Remaining Balance Due: $0.00