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Home My WebLink AboutLUA-06-009 (2 of2)_Report 01May 2,2006 Mick Matheson Triad Associates 12112 115 th Avenue NE Kirkland, W A 98034 CITY OF RENTON Planning/BuildingfPublicWorks Department Gregg Zimmerman P.E., Administrator RE: Shy Creek Preliminary Plat Review Comments Dear Mr. Matheson: This letter is to inform you of additional information that is required prior to the approval of the Shy Creek Preliminary Plat. The City's environmental consultant, The Watershed Co., has reviewed the submitted Wetland Report prepared by B-12 Consulting, Inc., dated 1118/06, Supplemental Stream Study prepared by Cedarock Consultants, Inc., dated 1114/06, and the Stream Mitigation Plan prepared by Cedarock Consultants, Inc., dated 3/22106 (see attached letter dated April 27, 2006). The attached letter from the City's environmental consultant indicates that 3 or 4 additional wetlands are present on the subject property that were not identified in the B-12 Wetland Report and that the onsite stream identified by Cedarock consultants may be utilized by salmonid species and, would therefore need to be reclassified from a Class 4 stream to a Class 2 stream. A Class 2 stream would require a 100-foot buffer. ffit is determined that salmonid species are not present in the stream, then the City's consultant indicated that the Class 4 classification for the stream would be appropriate. Therefore, the following information additional information is required to continue reviewing the proposed project: I. 3 copies of a revised wetland report classifying and delineating the additional wetlands found on site; 2. 3 copies of evidence supporting whether or not salmonid species are present in the onsite stream; and 3. 5 copies and 1 reduced 8 W' x 11" PMT of a revised preliminary plat map if either the revised wetland report or evidence regarding the presence of salmonids requires changes to the originally submitted preliminary plat layout. The Watershed Co. also reviewed the submitted mitigation plan and had some comments that needed to be addressed (see Recommendations 3-14 in the attached letter). A revised mitigation plan addressing these comments does not need to be submitted at this time for preliminary plat approval, but will need to be submitted with the Construction Permit application for the plat improvements. The comments regarding the proposed wetland -------------I-O-55-S-o-u-th-Gr--ad-y-w--ay---R-e-nt-o-n,-W-a-s-hi-n~--on--9-80-5-5-------------~ ~ This paoercontains 50% rec\o'CIed matenal. 30% oost consumer AHEAD OF THE CURVE creation area may be disregarded as a mitigation measure was placed on the SEP A Detennination of Non-Significance -Mitigated by the Environmental Review Committee requiring that the proposed entrance to the plat be relocated so as not to impact the wetland area (including the buffer) that has been identified adjacent to the onsite stream. If this infonnation is not received by May 9, 2006, the project will be placed on hold and the public hearing scheduled for May 23rd will be rescheduied to a later date. If you have any questions, feel free to contact me at (425) 430-7219. Sincerely, £:11lJr:J Jill K. Ding Associate Planner Enclosure Cc Owners/Applicant Parties of Record April 27, 2006 Jill Ding City of Renton Planning Department 1055 South Grady Way Renton, W A 98055 Re: Shy Creek project ~ Environmental Review Dear Jill: Thank you for the opportunity to review the above referenced project for compliance with City of Renton Critical Areas Regulations, RMC 4-3-050. For this review I read through the information you provided me, which included the following documentation: 1) Wetland Analysis Report prepared by B-12 Wetland Consulting, Inc., dated 1118/06. 2) Supplemental Stream Study prepared by Cedarock Consultants, Inc., dated 1124/06. 3) Stream Mitigation Plan prepared by Cedarock Consultants, Inc., dated 3/22/06. 4) Letter from Triad Associates dated 3/20/06. 5) Email chain of correspondence between the City of Renton, Cedarock Consultants, Muckleshoot Indian Tribe and Washington Department ofFish and Wildlife (WDFW). I also made a site visit on April 24, 2006 to evaluate site conditions, check the accuracy of the wetland delineation, and verify the stream classification. This letter is a summary of thc findings of my review. It is my understanding that, with the exception of the proposed detention pond and the stream corridor, the three properties comprising the Shy Creek project would be platted for single-family lots. Findings Stream From the email correspondence you sent to me as well as a phone conversation I had with Larry Fisher at WDFW, it is evident that both WDFW and the Muckleshoot Tribe believe there is a strong possibility that salmonid fish use the stream on the subject property. This is in contradiction of the City's stream type mapping. My examination of the stream did not include a reconnaissance of downstream conditions so I was not able to verify or dispute the alleged downstream migration barriers. The culvert beneath the SE 136 th Street right of way does not appear to be such a migration barrier. The stream morphology and flow, while not conducive to optimal habitat, are also not preclusive of use by salmonid fish species, notably cutthroat trout. If downstream barriers are not complete migration blockages, then cutthroat in all likelihood use this stream reach, despite its seasonal flow regime. If downstream migration blockages are complete barriers and if there .are no resident cutthroat which inhabit perennial stream reaches above the barriers, then the type 4 classification is accurate. Conversely, if cutthroat inhabit perennial areas above the blockages, 1410 Market Street, Kirkland, WA 98033 -(425) 822 5242 -fax (425) 827 8136 watershed@watershedco.com -www.watershedco.com Jill Ding April 27, 2006 Page 2 of4 then the on-site stream reach is also likely to be used by these fish on a seasonal basis. However, if downstream blockages were improved or eliminated (as Tribal representative Karen Walters argues), then the proposed 25-foot buffers would be less than optimal for the expected future fish use of this reach. Wetlands Only a few of the boundary flags remain on the small stream-associated wetland, so a precise evaluation of the wetland boundary was not possible. However, the maps showing the wetland boundary appear to match the boundaries noted during my field visit. The wetland is accurately classified as Category 3. Several other wetland areas that were not described in the delineation report were noted during my site visit. The attached map shows the approximate location of these additional wetlands. Two or three wetlands (two may be connected) were found on the northern parcel that abuts SE 132 nd Street. Except for the northernmost wetland, an assemblage of grasses (bentgrass, reed canarygrass and others), soft rush and various herbaceous weeds characterizes these additional wetlands. The northem wetland is also dominated by slough sedge. All wetlands on the northern parcel were saturated to the surface during my investigation and had water standing in the soil pits at a depth of 4 inches. The center wetland had dried algal mats at the soil surface as well. The northern wetland was inundated at the surface. All these wetlands had very dark, hydric soils (IOYR 2/1) in the root zone. Another previously unidentified wetland is found at the northeastern comer of the southern parcel. This wetland is dominated by grasses, soft rush and buttercup. Soils were saturated within a major portion of the root zone and water was noted as standing at 14 inches. The early spring water table is likely much higher in the profile. Soils were either gleyed or dark (IOYR 2/1) within the root zone. Mitigation Plan The north arrow on B-12's mitigation planting plan and the concept plan is pointing west. The retaining walls along lots 19,25,30 and 53 face due south. Plants along this edge will be in a hot, dry condition due to the reflectivity of the wall and the thermal heat storage of the wall materials. Plants along this wall include shade-dependent species. Plants in this area should be selected for tolerance of hot, dry conditions. Good choices would be Douglas fir (as proposed), oceanspray, tall Oregon grape, red-flowering currant (as proposed), snowberry, serviceberry and mock orange. The cover sheet for Appendix 1 in the Stream Mitigation Plan is entitled Site Plan and Grading Plan. However, the plan sheet shows no grading details in the wetland creation area. In other areas, the plan is referred to as conceptual, despite showing the location of each individual plant. If the plant placement is already designed, then the grading should have been designed as well. It is important that grading is shown at a scale no larger than I inch to 20 feet. A cross-sectional drawing of the proposed creation area and proposed buffer slopes is needed. Generally, the species selection is appropriate for the site. However, use of more willows and the addition of black cottonwood trees would boost short-term percent cover and would likely result in higher survival percentages. Jill Ding April 27, 2006 Page 3 of4 No performance standards for percent cover are proposed. Most mitigation sites should achieve 60 percent woody vegetation cover by the third year and 80 or 85 percent cover by the fifth year in order to provide maximum functions. The proposed monitoring and maintenance period of three years is too short. Subsection 0.2 of RMC 4-3-050 Critical Areas Regulations requires surety devices (bonds) for all wetland mitigation plans to guarantee performance for a minimum of five years after installation. Further, best available science as presented in Wetlands in Washington State-Volume 1: A Synthesis of the Science (Sheldon et al. 2005) shows that longer monitoring periods are needed for mitigation projects. Recently, federal and state agencies have been requiring 10-year monitoring periods on wetland creation projects. However, we have found that most small wetland creation sites that have reliable hydrology and few aggressive weeds (such as this project) can be adequately established within five years, provided installation and maintenance is done properly. Two monitoring visits per year are proposed in the plan. The first visit is to check wetland hydrology. During this visit, the monitoring team should also make notes on dripline weeding, invasive weed encroachment, mulch thickness, and other maintenance needs. The maintenance scope does not require annual weeding within the dripline of installed plants. Root competition from weed roots is the largest limiting factor to survival and growth of woody plants installed in mitigation sites such as this. Plants should be weeded to the dripline at least once per year. Also, the scope does not require annual fertilizer after the first year or the maintenance of a mulch ring beneath each plant. Irrigation is proposed only if plants are installed after mid-March. Irrigation is necessary for the first one or two summers regardless of when plants are installed. One to two inches per week during July, August and September is usually sufficient. Irrigation commonly pays for itself in terms oflowering plant replacement costs and boosting percent cover. The planting details should not show staking or ball-and-burlap stock. The plant schedule does not call for plants that would need staking, nor does it call for ball-and-burlap plants. The plant schedule also stipulates" I 00" each of two kinds of emergents, but the plant size is not specified. The plans mention soil amendments in the planting pits. In general, localized amendments confine the growth of plants, as roots will not grow outside of the amended area. If amendments are needed, a better (and sometimes cheaper) approach is to top-dress with a thin layer of compost or a thick layer of arborist mulch across the entire planted area. Also, fertilizer is shown in the soil backfill. Installed vegetation does not use fertilizer in the first year while it is recovering from transplant shock. Competitive weeds do use this fertilizer. Use of a slow-release fertilizer is warranted in the second growing season following installation. The cost estimate provided in the Stream mitigation plan is not comprehensive. There are no line items for grading costs, mulch or compost, labor for habitat material installation, consultant construction oversight or preconstruction meeting (as stipulated in the 8"12 plan notes), fencing and signage, or annual maintenance costs. Jill Ding April 27, 2006 Page40f4 Recommend.ations The following tasks are recommended for corrections to the submittal. 1) The City should consider requiring a larger buffer on the stream either by reclassifying the stream reach or through SEPA. 2) Additional wetland areas should be delineated. Since these wetlands have seasonal hydrology, they should either be delineated in the winter or early spring, or the delineation should acknowledge the lack of late spring and summer hydrology and rely more strongly on soil and vegetation cues. 3) Fix plans to show the correct orientation of the nOlth arrow. 4) Replace shade-dependent plants with dry-tolerant plants along south-facing retaining walls. 5) Show detailed grading plans for the wetland creation area. Proposed grading should be shown in plan and cross-sectional views at appropriate scales. Buffer side slopes should be no steeper than about 5 to I. 6) Consider using more willows and adding black cottonwood to the plant legend. 7) Devise appropriate percent cover goals for woody vegetation along the stream and in the enhanced and created wetland areas. 8) Increase the maintenance and monitoring period to five years, Require that the spring monitoring also include an evaluation of maintenance needs, especially weeding. 9) Require that each plant be weeded to the dripline at least once per year and that the mulch rings are maintained. Stipulate that only slow-release fertilizer be used on the site and only after the first year. 10) Require the installation and operation of a temporary irrigation system that provides I to 2 inches of water per week in luly, August and September for the firsttwo summers. II) Remove all references to ball-and-burlap stock and staking requirements. 12) Specify the plant container size for the emergent species (e.g., divisions, \0 em plugs, 40 cm plugs). 13) Stipulate how and where soils are to be amended or de-compacted. 14) Amend the cost estimate to include all items shown or described in the plans, including grading costs, mulch or compost, labor for habitat material installation, consultant construciion oversigllt and preconstruction meeting, ftmcing and signage, and annual maintenance costs. Implementation of these recommendations will ensure that the project meets the letter and intent of the City of Renton Critical Areas Regulations. Please call with any questions. Sincerely, ·74L 7*.£=~ Hugh Mortensen EcologisVPWS Enclosure 1~~Fif? CITY OF RENTON ::!!: Planning/Building/Public Works 1055 Sou th G rad y Way -Renton Washington 98055 0 .. ·· .. 'J"ct.. ~ 1"-'1,', ' ., .. ql'M(~ri "eflJ './ . "It!, ~'~.' iii 't :f"C'~')1 ~OI 01" '), '>" "''''&" . ~lJcl) SIr. Ciress f.... "Ie"e", () ~c ''Val ~ o",ce /" S tvo S"c" ""'ill/ ~. lille tv""'b ""8E:, . ""'PlOI '(1 -, ..; ';,\ ~..: , ",II/I ~. t-~" .~ -~~2l~' jQII .• !.' ~!!' f (: '!.,' • .,..p ~ • ~ll 0 3'u " ~~ = f) .6 0 ~ i . p'" • . lj frlfTER • • '-~.// 11iS9D17 u.s POSTAGE: .~ ':) "'.\ ,Ott. _," • :t."': I"" " -" .... ( .... -. -, -. . to sca le -tCa tur c s iz es and location s a re ap prox im ate o nl y. Sh y C ree k Pr ojec t -En vironm e ntal Rev iew for the C it y of Rc nt o n Additio na l wetland area s as no ted b y Th e Water shed Compan y on 4/24/06: ~~~ CITY OF RENTON ::!!: Planning/Building/Public Works 1055 South Grady Way -Renton Washington 98055 ~-cff1 ~ ?>o j. -: f~"\~ Henry B. & Diane L K t~686 144th All . amphaus Renton, WA 8R~:~e SE 2:L? jen'c.k-O A1r<-S(" NIXIE sao :l RETURN TO SENDER ·-~c ~ ~"_'~~_~_ -~,-~.,-~' -".'. -.- 'c'S 00 08/0.LI06 NOT OEL%VERAOLE AS ADDRESSED lJNABL.E 'ro FORWARD SC: S90,5_5 3:2'Zt,~_5.S *250~--OO~24-2S-10 ri--T. OShP 9a05: ~eOl$SIC9S19G1 )),), ,I,,),) )"" /,) "),),,, II ,,,),),,)), "/,),1,1,, I ,I", II, I • ~~Fie CITY OF RENTON :!!: Planning/Building/Public Works 1055 South Grady Way -Renton Washington 98055 ~ ,~ 'S ,'I ,~ rtf! J,lltJJl ,:~\ \0\0(0 . ,., .. _----... ;;.~ I; t f ,', ,-, "\ \ \/ /' \/\,J L /"; ., , "~:: ;:'-7" ,ii ~ .• q ( ,'. I \ I . (jp--CX)C-7 Henry B. & Diane L Kamphaus 225 Jet ic1 10 AvellUe ~f: t '~~~-(.i:) Renton, WA 98059 -- Nt-J A .. \ P I q l( --. -n 01'-, , , ," ~ .' :r.. 1 NXX:t" 990 i D1 O<l/LO/06 RIZTURNro SENDER ATTEMPTED NOT KNOWN UNA6~E TO FORWARD ec: 9'90.5.53.23.:25 S *25e9-00S~9-~O-2S 98055';-32;:32 )), )//) /,),)) // •• ).) •• ).) ••• J J /./ J.) •• ))., /).).). J., 1.1 ••• 1). J 1~~Fie CITY OF RENTON ~ Planning/Building/Public Works 1055 South Grady Way -Renton Washington 98055 Henry B. & Diane L. Kamphaus 13605 144th Avenue SE Renton, WA 98059 DEVELOPMENT PLANNING CITY OF RENTON MAR 202006 RECEIVED . , N'IXIE geo " 00 0:,/;1.7/06 RETURN TO SENDER ATTEMPTED -NOT KNOWN UNABL.E TO F"ORWARD Be: geos.s3_'2~_2.S,5 ~::; -I CiSlo·if:=: f3i3, *23a9-00S9~-~7-~9 9905.57.3:232 11,1 J J I" I,ll"" I J 1,,1 J I J J J II J J ,I, I, ,II J' ,1,1,1,1"1,1,,, ) J, ) February 23, 2006 Mick Matheson Triad Associates 12112 llSth Avenue NE Kirkland, W A 98034 CITY OF RENTON PlanninglBuilding/Public Works Department Gregg Zimmerman P.E., Administrator RE: Shy Creek Preliminary Plat (Renton File No. LUA06-009, PP, ECF) Dear Mr. Matheson; This letter is a follow up to our meeting today where you were notified that additional information would be required to process the proposed preliminary plat. Pending the receipt of the additional information, the subject application is incomplete according to submittal requirements per RMC 4-8-120C and, therefore, is not accepted for review. Please submit the following additional information: 1. 5 copies of a Wetland Assessment meeting all of the criteria listed under RMC 4- 3-1200.23 (attached). 2. 5 copies of a Preliminary Wetland Mitigation Plan meeting the criteria listed under RMC 4-3-1200.23 (attached) and RMC 4-3-050F.8 (attached) 3. 5 copies of a Standard Stream Study meeting the criteria listed under RMC 4-3- 1200 (attached) 4. 5 copies of a Supplemental Stream Study 5. 5 copies of a Stream Mitigation Plan. 5. 12 copios and 1 reduced S 1j"," x 11" PMT of n tree retention plan sho\"~'jng that 25 percent of the trees onsite will either be retained or replaced at a ratio of 1: 1 (street trees may be counted towards the replacement ratio). 7. 12 copies and 1 reduced 8 %" x 11" PMT of a revised preliminary plat showing the original location of the stream and the proposed location of the stream, the wetland shall be labeled and the 25-foot buffer shown, and either an alley layout shown or a 12 copies of a justification as to why an alley layout would not be feasible. 8. 4 copies of a drainage report providing the sizing calculations for the proposed stormwater detention pond. Please note that a mitigation measure will likely be applied to the project requiring the plat to comply with the 2005 King County Surface Water Design Manual. It should be noted that the submitted plan proposed two crossings of the existing stream and the filling of a portion of the wetland. Per RMC 4-3-050L.8 (attached) alterations to -------------1-O-55--So-u-fu-G-r-a-dy-W--ay---R-e-n-to-n-,W--as-h-in-~-o-n-9-8-05-5-------------~ ~ This paper contains 50% recvcled matenal. 30% oost consumer AHEAD OF THE CURVE a stream for the purpose of transportation crossings shall be demonstrated to have the least amount of impact while meeting the City's Comprehensive Plan Transportation Element. Per RMC 4-3-050M.B (attached) for the proposed wetland impacts, the applicant shall evaluated alternative methods of developing the property and provide reasons why a less intrusive development is not feasible. These justifications may be included in the Standard Stream Study and the Wetland Report. Once the material has been resubmitted, staff will review the materials to determine if the project may be accepted for review. If additional materials are needed you will be notified at that time. Feel free to call me with questions at (425) 430-7219. Sincerely, c1. / :X! '-;/ ~ Ie, t/-,'../V\q VJill K. Din~ c- Associate Planner Enclosures Cc: owners Parties of record " > z 0 "' m "-!" . , "' m • "' m r -" " • ~ " , i,' , , " I ~ w Z • , <> I , , c- I , , ~ ii m "' m " I-~ ii " I I ~ , " , '. :: , , I ~ § g; ','~ I , 1 o I •• PRELIMINARY PtA T I .. , I liB i CONNER HOMES COMPANY SHY CREEK CITY OF RENTON, SE 2ND STREET :,,' <;'-!, CCC'::}, ---"-.- I !~ I ~ ~ r 0 0 i ~ Q § ~ ~ ,I ! ~ * ~ ',I: '. I. ~, i i ' ~ ~ I' ~ \ ,'1 ~;t ~ ~ g "-~O I' i ! , , . ~ , !I ~ ! , I ~"\ , ! 0 ~ :~ , I ~ Ii , ~ , i ~ .~ I I ~ , [3: II: ! < , -0 I I " " §~ , I , , , , I , ! II ! ., , ! , , 1 ! • ) ) • , • ! 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From: To: Date: Subject: Nancy, Stacy Tucker Thompson, Nancy 5/24/20063:13:14 PM Party of Record Please add the following as a Party of Record for LUA06-009 Shy Creek Preliminary Plat: Robert Heide 13628 143rd Ave SE Renton, WA 98059 (425) 271-9870 Thank you. If you have any questions, please let me know. Stacy M. Tucker Secretary Planning/Building/Public Works City of Renton (425) 430-7282 Page 1 o i I I ~" 4<' 7~ 7= -".,~" 1;',P'O£u>,,,-,'",,,,,,,,,\p "",',po"".'" , .. " '''0., ""', GJ'""_,,,'OJ',,"·,o CO'.,.."O 'n"'-'"' "",,,,,,"",,,,,,,,,'''' .. _. r~ PRELIMINARY PLA T I COVER SHEET CONNER HOMES COMPANY SHY CREEK CITY OF RENTON WASHINGTON -~' ~ 0 ~ " <5 z '" 0 ~ z m ", ~ V'l '" m :c , ~ -< > Z C '" m n ,i: '" m ~ ;: '" m m p m i> " A ~ N " Z ~ P m '" ~ ~ ~ I II II!! \T-~/ .. II C I : " , -" ., , I, '. ~ , , • a " -----.... .~ ----- 5 z m a ~ z m ~ z a m m ~ m m , • m m 0 ,m " • , N " !' 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I I Ntl7d Io.1.l1l.ln ONtI 3fJ'tINI'J'!lO AiJV'NIW/Hl:Jd .. .- ~ ~ w ~ W ~ « z M N ~ ~ ~ ~ oj w ~ ~ w ~ :;>--" ~ w ~ C Z ~ ~ w ~ ;g w Z " 0 ~ z 0 i= -- " 0 ~ PORTIONS OF NE 1/4 , SE 1/4 AND SE 1/4, SE 1/4 SEC. 15, TWP. 23 N., RGE. 5 E., W.M. ,~ ,~ ~' , H '1 ',~ '~I-"J , ',',' J=I 'M~ :> I. I "I " il, _ '" .,j -& .. . .--l(j=Fz -.. ... .,., ,,' > ~b \\'\...'''«'''''''''''c"",",,,, R1~ \:\> k~:iEjF~';~~~n SUB-COHEC TOR 5~~Ff!!,CA SUB-ACCESS 5ECTION 8-8 ·~S; % ~~,~i c I . ~""'"'''' '" " '0,., I ~" ~~ ~T \",.1. ~.' .. .. -~tt_.,W:t.m.M"" H' \ii~~{{~i~fi~~:," "~R""'''-,-V" ~A",P''''''''''C'''c1''" l~'t:;.o:;,'; "''''"'ON(; 8'''' c""e", COLLECTOR ARTERIAL SECTION C-C -- ",-"'''''O'''~'J,'1,,1;~'''''''''') l I '1' ~"-: •. " 1 .. ' ..... ,,-' ,,1'_ ~~-,"kii¢, wm I \\\\ ."C<"58'''-~'''C''''''''Ui: \' '--'-'ft" """"'fiJ :iT-·".cmo '''' "':"it. \ ~E~:&~0i.~}j'~·;-~~,·,ro ,-;jr "i«" .,...."'" ern=,-" ~:~,:~ "'-"'''0",-/)A$<-W:."'''' COLLECTOR ARTERIAL SE;~~;J! /T.f!JAP. ;,..------..... , ..... E I i ~ ~ H~ ° 0LLj ~ "0:: " io ~ 0 " ~ ").. ;::r: ~CI) " • ~ ~ . " j, ,Ii I~ g~ ~-00!lI""- ''iIlI~ !,'A;,.;:" PIIlIICI WdiIW, atmiict III:I"IstIBEI'l/J.~" """" om.,w. _~H"" ~II::UMlNARY ~;:-;-'"._'"' I V'5/'" I!WII' NOTUUII liMLIS:l!illMlllill> .... 03-185 0''''''' ,~'"" """"".,,:sI1iIiD'T '" 9",12 •• -w M''''"'' .-."A«-','...., , 1""""""'.0"0"'& .. '"\",._"""",,,\,,,,,,-,,,.,,, """ , .. ",,,,,.,,, ,'8SP_"'. ''''000-0;' OJ""-<c', OJ"_,""'." "'''''v' C .. , ! • , • 11t(l~ ~ c I, -:, C '" ~"~~o;; ~ i . ' ;3 ~ II t;M ~ :tI '" . ~ -, , ;1. , , , lInn ~ _. r-~ PRELIMINARY LANDSCAPE PLAN OO CONNER HOMES COMPANY SHY CREEK CITY OF RENTON, WASHINGTON o m o m !' 111111 \f "II ' I : -·-4~ :,~-,- '>.~., J"" - i I , !I!!!!~; , • !, ~111i1 ~ ., ':I:i!i, ' <> !, ! '" ~ 'T~ ,-, ;'1 I ' , 'i ~ ..... ,If; i\\ til j " '" " , \ .- HE 2f.fD S TREE r ,;--. _. .. 'r .n l' wo_. __ ,._, 9 /\ 4 } , X CITY OF RENTON, PRELIMINARY PLA T CONNER HOMES COMPANY SHY CREEK WASHINGTON • o " -< <5 z ~ o ~ z m ~ m ~ z o ~ m I """ \~ ! i~i ,j :~ I H r -I ~ : Mick Matheson , PARTIES OF RECORD \)O~l.: - \(\IL"rZ eLY.. r&, SHY CREEK PRELIMINARY PLAT , I" CJ/.i ~~.wt John Skochdopole Henry B. & Diane L. Kamph~ LUA06-009, PP, ECF ~ Triad Associates Conner Homes Company 225 Jericho Avenue SE 12112 115th Avenue NE 846 108th Avenue NE Renton, WA 98059 . . , Kirkland, WA 98034 Bellevue, WA 98004 (owner) J\j \ ,Y\(}.'., cl i .,. tel: 425-821-8448 tel: 425-646-4438 r" ~ Iv eml: mmatheson@triadassoc.com (owner / applicant)r+>k\"J IJ,.,f (contact) , ~ S):\.JJJ J. Alain Smith 13415 144th Avenue SE Renton, WA 98059 (owner) Theodore & Beverly Glandon 101 Hoquiam Avenue NE Renton, WA 98059 tel: (425) 255-3866 (party of record) Updated: 05/12/06 Pamela Sommerville 29604 23rd Ave SW Federal Way, WA 98023 (party of record) Gary C. & Judy H. Hasting PO Box 7029 Covington, WA 98042 (owner) (Page 1 of 1) July 2, 2012 Rocale Timmons City of Renton PlanninglBuildinglPublic Works Department 1055 Soutb Grady Way Renton, Washington 98057 Sewall .. etIand Consulting, Inc. RE Shy Creek Wetland/Stream Buffer~Year 5 Monitoring Report SWC Job # A5-306, City of Renton File~ ,.~ -,.' Dear Rocal e, This report describes the results of Sewall Wetland Consulting, Inc. Year 5 monitoring ofthe Shy Creek Plat mitigation project located in tbe City of Renton, Washington. The property is bordered to tbe north by NE 2"d Street, to the south by SE 2"d Place, to the east by Jericho Avenue NE, and to the west by Hoquiam Avenue NE. 1.0 INTRODUCTION 1.1 Mitigation Concept The proposed project is the construction of a 61 lot subdivision. The proposed road crossings required placement of an appropriate size culvert and impacts to botb tbe creek and a portion (1,7 J 3sl) of wetland. In addition, the 35' buffer oftbe Class 4 stream was reduced to 25' as allowed witb enhancement. To compensate for tbe impact to 1, 713sf of Category 3 wetland, 1 ,733sf of wetland was created to tbe west of the eastern road crossing along the sides of tbe channel. In addition, the rest of tbe wetland was enhanced (2,046sl) with native plantings and habitat features. To compensate for tbe reduced stream buffer, tbe entire buffer of tbe stream was enhanced witb native plantings and large woody debris in and along tbe stream channel. The result of the proposed miligation IS no net loss of existmg wetland function (floodwater storage capacity) and a large increase in habitat function for botb tbe wetland and stream. 1.2 Installation and Monitoring The installation inspection of the Shy Creek mitigation site was conducted March J 3,2007 and an inspection of revised plantings was conducted April 12, 2007 Due to plant substitutions made and approved by Sewall Wetland Consulting, Inc., an 'As-built' map was prepared entitled "Shy Creek As- bUIlt Mitigation Plan" and dated April 2007. Monitoring for Shy Creek was conducted eight times over a five-year period as required by the City of Renton. The monitoring was conducted quarterly the first year and annually tbereafter The fifth year site visit was conducted on June 20, 2012. This report represents observations made during the 5th and final year of monitoring 1.3 STANDARDS OF SUCCESS RE: Shy Creek Year 5 Monitoring Report Sewall Wetland Consulting, Inc. #A5-306 July 2, 2012 Page 2of5 I .3.1 Evaluation of the success of the mitigation project will be based upon an 80% survival for all planted woody vegetation at the end of year 5. 1 .3.2 N at more than 10% cover of exoticlinvasive species within mitigation area after year 5. 1.3,3 The wetland mitigation project will create 1, 733sf of wetland meeting at least the vegetation and hydrology criteria for a wetland as described in the Corps of Engineers Wetlands Delineation Manual (Enviromnental Laboratory, 1987). 1.3.4 Volunteer native, non-invasive species will be included as acceptable components of the mitigation 2.0 OBSERV A nONS AND DISCUSSION OF SITE CONDITIONS 2.1 Year 5 Survival Statistics for Installed Plant Material Table 2 indicates the current survival status for the mitigation areas. The required Standard of Success in areas planted with native vegetation is at least 80% survival at the end of Year 5. The survival rate for Year 5 is the same as Year 4 with no additional mortality. All plants are vigorously growing and coverage is very good throughout the mitigation area with the exception of a small area on the southwest where drier soil conditions have slowed growth of plantings. The overall survival rate Within the mitigation is 82% which exceeds the approved standards of success of 80% survival rate. T bl 2 a e • Sh C k M 't . S . f ny ree onl orlOg tatls ICS-YRS 1# Installed #AliveYR5 1 TREES Big Leaf Maple 74 65 Sitka Spruce 10 14 Bitter Cherry 102 37 Douglas Fir 85 73 Western Red Cedar 0 17 SHRUBS Vine Maple 131 107 Red-Osier Dogwood 31 31 Hazelnut 112 94 Indian Plum 94 54 Red Flowering 213 195 Currant Salmonberry 257 211 Sitka Willow 38 38 TOTAL 1147 937 2.2 Invasive vegetation During our June 2012 field investigation, only minor amOlmts of invasive species were observed throughout the mitigation area Invasive species were noted to be approximately 5% as maintenance since the last site visit has reduced invasi ve in the mitigation area. 2.3 Wetland Hydrology RF.: Shy Creek Year 5 Monitoring Report Sewall Wethmd Consulting, Inc. #A5-3()6 July 2, 2012 Page 3 of 5 Saturated and immdated soils were observed within the wetland creation area during our June 2012 fall site visit This 1, 733sf area has clearly meet the criteria for wetland hydrology, soils and vegetation. The wetland creation area had a dense coverage of slough sedge, soft rush and woolgrass. 3.0 CONCULSION After the 5 year monitoring period, the Shy Creek mitigation project has successfully met all of the goals set forth for the mitigation in the approved plan This was the final monitoring of the project and any financial guarantee on this project should be released at this time. If you have any questions or need any additional information please contact me at (253) 859-0515 or by email atesewallra:.scwallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetland Ecologist PWS #212 RI::: Shy Creek Year S Monitoring Report Sewall Wetland Consultin g, Inc_ #AS-306 July 2, 2m 2 Page 4 of 5 Ahm"e.' Wetwnd C reation area with dense ctn'erage 0 .dough .~edge •. wft ru.~h and woolgrtu.~ and 4 '" of.{tamlinf.: water. RE : Shy Cree k Y car 5 Mo nitoring Report S,w,.all We tland Consu hi ng, Inc . #A5·306 J uly 2, 2012 Page 5 01"5 !jlrt'um d,ullnel. November 9, 2010 Rocale Timmons City of Renton Planning/Building/Public Works Department 1055 South Grady Way Renton, Washington 98057 Sewall Wetland Consulting, Inc. RE: Shy Creek Wetland/Stream Buffer-Year 3 Monitoring Report SWC Job # AS-306, City of Renton File #LUA06-009 Dear Ms. Timmons, This report describes the results of Sewall Wetland Consulting, Inc. Year 3 monitoring of the Shy Creek Plat mitigation project located in the City of Renton, Washington. The propcrty is bordered to the north by NE 2"" Street, to the south by SE 2"' Place, to the east by Jericho Avcnue NE, and to the west by Hoquiam 1\ venue N E. 1.0 INTRODUCTION 1.1 Mitigation Concept The propos cd project is the construction ofa 61 lot subdivision. The proposed road crossings rcquircd placement of an appropriate size culvert and impacts to both the creek and a portion (I ,713sl) of wetland. In addition, the 35' buffer of the Class 4 stream was reduced to 25' as allowcd with enhancement. To compensate for tlte impact to 1,713sf of Category 3 wetland, 1 ,733sf of wetland was creatcd to the west of the eastern road crossing along the sides of the channel. In addition, the rest ofthe wetland was enhanced (2,046sl) with native plantings and habitat features. To compensate for the reduced stream buffer, the entire buffer of the stream was cnhanced with native plantings and large woody debris in and along the stream channel. The result of the proposed mitigation is no net loss of existing wetland function (floodwater storage capacity) and a large increase in habitat function for both the wetland and stream. 1.2 Installation and Monitoring The installation inspection of the Shy Creek mitigation site was conducted March 13, 2007 and an inspection of revised plantings was conducted April 12, 2007. Due to plant substitutions made and approved by Sewall Wetland Consulting, Inc., an 'As-built' map has been prepared entitled "Shy Creek As-huilt lvlitigation Plan" and dated April 2007. Monitoring for Shy Creek will bc conducted eight times over a jive year period as required by the City of Renton. The monitoring will be conducted quarterly the first year and annually thereafler. The final mitigation monitoring report will be submitted prior to December 2012. 1.3 STANDARDS OF SUCCESS RE: Shy Creek Year 3 Monitoring Report Sewall Wetland Consulting, Inc. #A5·306 November 9,2010 Page 2 of3 1.3.1 Evaluation of the success of the mitigation project will be based upon an 80% survival for all planted woody vegetation at the end of year 5. 1.3.2 Not more than 10% cover of ex oticl invasive species within mitigation area after year 5. 1.3.3 The wetland mitigation project will create 1,733sfofwctland meeting at least the vegetation and hydrology criteria for a wetland as described in the Corps ojEngineers Wetlands Delineation Manual (Enviromnental Laboratory, 1987). 1.3.4 Volunteer native, non-invasive species will be included as acceptable components of the mitigation. 2.0 OBSERVATIONS AND DISCUSSION OF SITE CONDITIONS 2.1 Second Quarter Survival Statistics for Installed Plant Material Table 2 indicates the current survival status for the mitigation areas. The required Standard of Success in areas planted with native vegetation is at least 80% survival at the end of Year 5. Currently, the mitigation arca meets the approved standards of success with a 97% survival rate. Mortality within the mitigation area appears to be due to extreme heat and sun exposure due to abnormally long periods of hot weather this past summer during previous summers. Overall, the mitigation area is in great condition. Many volunteer plants have continued to flourish through out the mitigation area. 2.2 Invasive vegetatjon During our fall field investigation, minor amounts of Himalayan blackberry and Scotch broom were obscrvcJ I;I,fithin the mitigation area, Invasive species were noted to be less than 10 percent cover within the mitigation area, Conversations with COlmer Homes revealed that a maintenance crew would be attending to the mitigation area shortly after my field investigation. 2.3 Wetland Hydrology RE: Shy Creek Year 3 Monitoring Report Sewall Wetland Consulting, Inc, #A5-306 November 9, 2010 Page 3 of3 Saturated soils were observed within the wetland creation area during our Year 3 fall site visit. No standing water was present. 2.4 Native Plants and Habitat Native wetland plants continue to flourish within the wetland creation areas and stream channel. In addition, evidence of continued wildlife use was observed during monitoring including the presence of amphibians and fresh deer sign. 3.0 CONCLUSION Overall, the stream buffer enhanccmcnt and wetland creation at the Shy Creek mitigation site appears to be in excellcnt conditions and meets the standards of success. The site has achieved a retained a 97% survi val for Year 3 and is on track to meet the standards of success of the mitigation plans. The site has also achieved hydrology and vegetation standards for wetland creation. The next scheduled monitoring of the site will take place in the fall of2011. If you have any questions or need any additional information please contact me at (253) 859-0515 or by email atavvill((j~scwallwc.com. Sincerely, Sewall Wetland Consulting. Inc. Aaron Will Wetland Scientist File: 1c,/A5-306 YR3 Report,doc Denis Law -r _________ .:M:aY:o~r ...... :. ............ ~ .. t, August 3, 2011 John Skochdopole Conner Homes Company 846 108th Avenue NE Bellevue, WA 98004 :..... ""'~". Department of Community and Economic Development Alex Pietsch, Administrator Subject: Receipt of Second Annual Wetland Maintenance and Monitoring Report Shy Creek Wetland/Stream Mitigation City of Renton File Number lUA06-009 Dear Mr. Skochdopole: I received the second annual (Year 3) Maintenance and Monitoring report for the Shy Creek Wetland/Stream mitigation project on January 19, 2011. The project appears to be meeting its established performance standards and is considered in compliance. Two copies of your next scheduled maintenance and monitoring report are due to the city by October 30, 2011. If you have any questions, please contact me at (425) 430-7219. In addition to the information currently provided in the your monitoring reports, the following information should be included in future monitoring reports in order to ensure compliance: 1. Provide site address, vicinity map, and project site map. On the project site map, include a north arrow and the locations of: the mitigation area, transects/monitoring plots, and photo points. 2. Provide information regarding the methodology of how the installed plants were counted. Sincerely, 1~~ Current Planning Division cc: City of Renton File LUA06·009 Ed Sewell-Sewell Wetland Consulting Renton City Hall • 1055 50uth Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law -.. C' f _":May:..or ___ ",.."",~dJ ,~nt.Ull Novem ber 17, 2009 John Skochdopole Conner Homes Company 846 108th Avenue NE Bellevue, WA 98004 Department of Community and Economic Development Alex Pietsch, Administrator Subject: Receipt of First Annual Wetland Maintenance and Monitoring Report Shy Creek Wetland/Stream Mitigation City of Renton File Number LUA06-009 Dear Mr. Skochdopole: I received the first annual Maintenance and Monitoring report for the Shy Creek Wetland/Stream mitigation project on October 29,2009. The project appears to be meeting its established performance standards and is considered in compliance. Two copies of your next scheduled maintenance and monitoring report are due to the city by October 30, 2010. If you have any questions, please contact me at (425) 430-7219. Sincerely, ~~t~~ Current Planning Division cc: City of Renton File LUA06-009 Ed Sewell-Sewell Wetland Consulting Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law d---r' City of ~M=-aYOr """""-~-.l (~tt~OJj November 16, 2009 Jim Hanson, Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT: Geiger Variance, City File #LUA06-109 3415 Burnett Ave N, Renton Dear Mr. Hanson: This office has reviewed your emailed request to extend an approved variance. Pursuant to RMC 4-9-250617, the municipal code allows the original approving body to issue a single one (1) year extension. A one-year extension was previously granted for this project putting its extended expiration date to October 23, 2009. Renton City Ordinance #5452 passed earlier this year also gives the Planning Director the authority to extend land use approvals for up to an additional 2 years beyond any other period of validity. I am, therefore, able to extend your variance request. Your variance extension request is approved. The variance will now expire on O'ctober 23, 2011. You now have until October 23, 2011 to submit a complete building permit application for this project. You should be aware that I am only empowered to issue one extension under Ordinance #5452. If the building permit application package is not submitted on or before the new expiration date listed above, the variance will expire and cannot be extended again. Please feel free to contact me or Laureen Nicolay at (425) 430-7294 should you have any further questions or comments regarding this extension. Sincerely, I C:=.Z. \; C.E. "Chip" Vincent Planning Director cc: File LUA06-109 Jennifer Henning, Current Planning Manager , Renton City Hall _ 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • Renton, WA 98057 (425) 430-7294 phone (425) 430-7231 fax Inicolay@rentonwa.gov From: Chip Vincent Sent: Friday, November 13, 2009 9:37 AM To: Laureen M. Nicolay Subject: FW: Geiger variance extension Laureen, can we talk about this when you have a chance on Monday. (Ulip From: Jim Hanson [mailto:jchanson@wavecable.com] Sent: Thursday, November 12, 20098:51 AM To: Chip Vincent Subject: Geiger variance extension Chip, The E-mail addressonthecardthatlgaveyouhasbeenchanged.Mynewaddressisjchanson@wavecable.com Let me know if you want a formal request for the variance extension. Thanks , Sewall Wetland Consulting, Inc. October n, 2009 Rocale Timmons City of Renton Planning/Building/Puhlic \Vorks Depatiment 1055 South Grady Way RentoIl, Vv'ashington 9S057 RE: Shy Creek \Vetland/Stream Buffer-Year 2 Monitoring Report SWC Job # A5-306. City of Renton hle uLUA06-009 Dear Ms. Timmons, . o1ReOtoO C\t'/. Q\\I\5\0f\ p\af\f\\f\Q Gel 'L 11''.'''~ This rcport describes the results of Se\vall \VctlanJ Consulting, Inc. foutih quarter monitoring of the Shy Creek Plat mitigation project located in the City of Renton, \Vashington. The property is bordered 10 the north by NE 211(1 Street to the south by SE 2 nd PlaCl\ to the east by kricho Avenue Nn, anel to the west by Hoquiam Avenue Nl:. 1.0 I'ITRODUCTIO'I 1.1 Nlitigtltion Concept The proposed proj('ct is the construction of a 61 lot subdivision. The proposed road crossings required placement of an appropriate size cuh-en and impacts to both the crc:ek and a portion (I, 713sf) of \vetland. In addition. the-35' builer of the Class 4 stream was reduced to 25' as allowed \vith enhancement. To compen.sate for the impact to 1, 713sf or Category 3 wetland, 1 ,733sf of \'/etland \-vas created to the \\;est of the eastern road crossing alollg the sides of the chanlleL In addition, the rest of the \vetland \vas enhanced (2,046s0 \-vith native plantings and habitat features. To compensate for the reduced stream butler, tbe entire buffer of the stream \-vas enhanced with native plantings and large \voody debris in and along the stream channel. The result of the proposed mitigation is no net loss of existing wetland function (floodvlater storage capacity) and (1 large increase in habitat function for hoth the wetland and stream. 1.2 Installation and Monitoring The installation iIlspection of the Shy Creek mitigation site was conducted March 13, 2007 and an inspection of revised plantings \vas conducted April 12, 2007. Due to plant substitutions made and approved by Sewall Wetland Consulting, Inc., an 'As-built' map has been prepared entitled "Shy Creek As-built Mitigalion Plan" and dated April 2007. Monitoring for Shy Creek will be conducted eight times over a five year period as required by the City of Renton. The monitoring will be conducted quarterly the first year and annually thereafter. The final mitigation monitoring report will he submitted prior to December 20 II. Sampling methodology was described in the mitigation plan note sheet, as \\'cl1 as in the tlrst quarterly repol1. 1.3 STANDARDS OF SUCCESS RI; Sh\ CTul \"<;,11 2 ~"L,nitco[;llg Repent :-'~".\ J!! \\ ctl.lIld r ·('I1\ultlllg. 11,~' '" \5-JI16 3. Evalu(ltion of the S\lccess oflhe mitigation project will he hast:clupon 3n gO~'lJ slI]"\"iv,d for all planted \voody vegetation at the end of year 5. 1.3.2 Not more than 1 O~/O coyer ofexoticiim'asive species \vithin mitigalion area ,liter y-car 5. 1.3.3 The \vetland mitigation project will create 1,7 3.3sf of\vetlanu meeting at least the \'cgetation and hydrology criteria [or 3 \vetland as uescribcd in the COlpS o(Engincf!I"S Wet/und.s'lklinc(l{iol1 /vlunuul (Environmental Laboratory, 19B7). 1.3.4 Volunteer native, non-invasive species will be included as acceptable compollents of the mitigation. 2.0 OBSERVATIONS AND ]}[SCliSSIOI'i OF SITE COI'iDI'l'IOI'iS 2.1 Second Quarter Survival Statistics for In,talled Plant \Iaterial Table 2 indicates the cunent survival status for the mitigation areas. The required Standard of Success in areas planted \vith native vegetation is at least XOll/~ survival at the cnd of ''lcar S. CUlTcnlly, thc mitigation area mcets the approvcd stamlards of success with a l)R %) survi val rate. IvIortality \vithin the mitigJtion area appears to be due to extreme heat and sun exposure due to abnonnally long periods of hot \veather this past summer. Overall, thc mitigation area is in greclt com.liLioil. A lot of volunteer plants have sprung up and are beginning to populate the mitigation area. In additiun, one neighbor appears to be planting a few native cedar trees These plantings arc not in a rmv and uo not hinder the mitigatioll plantings in any \vay. T hi 2 a e Sh C I ~I S , v x~c .. i umtonng k tatIshcs-YR2 # Installed # Alive YR1 .41#Dead YR2 Survival % TREES Big Leaf Maple 74 74 0 100% Sitka Spruce 10 10 0 100% Bitter Cherry 102 102 1 99% Douglas Fir 85 85 7 92% SHRUBS Vine Maple 131 131 5 96% Red-Osier Dogwood 31 31 0 100% Hazelnut 112 112 1 99% Indian Plum 94 94 1 99% Red Flowering 213 213 2 99% Currant Salmonberry 257 257 4 98% Sitka Willow 38 38 0 100% TOTAL 1147 1147 21 98% 2.2 Invasive vegetation During our fall field investigation, minor amounts of Himalayan blaekbelTY were observed within the mitigation area. Invasive species \vere noted to be less than 10 percent cover \vithin the mitigation area. Conversations with Conner Homes revealed that a maintenance crc\v \vould he attcnding to the mitigation area shortly aftcr my field investigation. 2.3 Wetland Hydrology RI' Sh~ C:'cd '1 C:II'::' ,,1-)1111":111:-' R~'P,'rt ~e\\ all \\"ellilild I, i'lN:llilig. II',~' ;; \)·3(1(:-, O;,"t, bel ::'.S, :'()()l; l'Jgt.: 3 "r 6 Standing water (lnd saturated soils were obsen·ed within the weti(lnd creation (lrea durini! our Year 2 fall sit<.:' yisit. 2.4 Native Plants and Habitat Native wctland plant!' cOlltinuc to /lourish \vithin the \vetialld creation an:as and stream chanIlel. [II addition, evidence of coIltinued wildlife use was observed during monitoring includiIlg the presence of ~llllphibians zmd two deer rubs 3.0 CO:'llCLlJSIOI\ O\·eraIL the stream bufkr c-nhancement and wetland creation at the Shy· Creek mitigation site appear!' to be succeeding and meeting the standards of success. The site has achieved a retained a 9X% sllrl,.'ival for Year 2 and IS on track to meet the standards of success of the mitigation plans. The site' has also achieved hy·drology and vegetation stanchm.ls for wetland creation. The next scheduled monitoring of the site will take place in the spring of 20 I 0 If you have any questions or need any· additional information please contact me at (253) X59-051S or by email at :mill ",.C\'C\ll",.:.ulllL Sincerely, Sell}(J// IVetiund COl1sulting, fJU'. :\ar011 \Vil] \\/etland Scientist S t rea m "~'. :. RI :-h~ ('It'll Y l'~11 :' td ,.n il L>li fi g 1("1"'1 1 ...;, \'.111 \\ dl:lnd C.lIl.'ul tlnl!. l ilt. ".\ ~-;O~, I k)"bU ~". 2 1)11 0) 1 l;1 ~'~ 4 "I (1 HI " "'h\ ( I":C ~ Y'::!I ::. fl.1'~l1 l l,'n ll ;-' I{tp ,n :"-onl ,ill \\"~"!Lllld (n !l~\!III!lg ; I II{ ::\"' ill~' Ol"!,lhl"1 2:-:" ~I!(I<) p~""": "~ ,.: (, i'l ,,, .•. -k \. I "1 1,'t.'lmg: I{qYl 1 ',~J li '.\, 1..I..l ! _(:1' II 1m =.\~·;';h 1 l(I"t'tT 2"':, 20'1() Denis Law Mayor July 21, 2009 John Skochdopole Conner Homes Company 846 108'h Avenue NE Bellevue, WA 98004 Department of Community & Economic Development Subject: Request for First Annual Monitoring Report Shy Creek Wetland/Stream Mitigation City of Renton File LUA06-009 Dear Mr. Skochdopole: This letter is to inform you that as of the date of this letter, I have not received the first annual maintenance and monitoring report for the Shy Creek Wetland/Stream mitigation project that was due to the City on June 7, 2009. Please send two copies of the report to my attention, by August 11,2009 or this matter will be referred to our Code Compliance Inspector. If you have any questions please feel free to contact me at (425) 430-7219. Sincerely, 2~:- Current Planning Division cc: City of Renton File LUA06-009 Ed Sewell -Sewell Wetland Consulting Renton City Hall _ 1055 South Grady Way _ Renton, Washington 98057 • rentonwa_gov May 5, 2009 Rocale Timmons Sewall Vvt=uand 27641 Covington Way SE #2 Covington, WA 98042 City of Renton PlanningiBuildinglPublic Works Department 1055 South Grady Way Renton, Washington 98057 RE: Shy Creek Wetland/Stream Buffer-Year I final sign-off SWC Job # A5-306, City of Renton File #LUA06-009 Dear Ms, Timmons, Inc. Phone: 253-859-0515 Fax: 253-852-4732 Sewall Wetland Consulting, mc. visited the Conner Homes-Shy Creek site on April 29, 2009 to inspect for completion of installation of mulch rings as requested in your letter dated February 2,2009, as well as to conduct our Year 2 spring hydrology monitoring of the created wetland areas, Mulch rings were observed to have been refreshed across the entire site. Previously Conner Homes has also installed all sensitive areas signs as specified on the approved plans, winterized the irrigation pipes, and conducted regular maintenance to remove invasive species from the mitigation areas, This should complete the requirements for the final quarterly monitoring sign-off of the mitigation area, [fyou have any questions or need any additional infonnation please contact me at (253) 859-0515 or by email attsmith@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc, / i ~ J'jG\..<-tln'{/( /,"-- TonyaSmith Wetland Scientist File: ts1A5·306 Shy Creek YRI-2.doc Denis Law Mayor June 3, 2009 John Skochdopole Conner Homes Company 846 108th Avenue NE Bellevue, WA 98004 Subject: Receipt of Fourth Quarterly Monitoring Report Shy Creek Wetland/Stream Mitigation City of Renton File No. LUA06-009 Dear Mr. Skochdopole: This letter is to inform you I received the follow-up to the 4th quarter maintenance and monitoring report for the Shy Creek wetland/stream mitigation project on June 2, 2009. It appears the maintenance and monitoring project is in compliance. Your obligation for quarterly monitoring for the first year is fulfilled; you are now required to monitor on a yearly basis for a minimum of four more years. The area must be successfully monitored and maintained for a minimum of five years to assure the success of the wetland/stream mitigation project. As a reminder, if at any time in the next four years the mitigation project does not meet the established performance standards, the monitoring period will be put on hold until compliance is achieved. Subsequently, the monitoring timeframe will be restarted and you will once again be required to provide quarterly reports for the first year and annual reports thereafter (for a minimum of five years). Please note the 1" Annual monitoring report should include a follow up statement that the recommended actions, in the memo provided by Otak, have been completed in addition to compliance with the monitoring report comments (4.b-f) also included in the memo. I look forward to receiving the second annual report by June 7, 2009. Please send two copies of the report to my attention, and if you have any questions please feel free to contact me at (425) 430-7219. YJ~ Rocale Timmons, Planner Current Planning Division cc: City of Renton file LUA06-009 Ed Sewell-Sewell Wetland Consulting Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law, Mayor February 2, 2009 John Skochdopole Conner Homes Company 846 108'h Avenue NE Bellevue, W A 98004 CIT" :IF RENTON Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator Subject: Receipt of Fourth Quarterly Maintenance and Monitoring Report Memo Shy Creek Wetland/Stream Mitigation City of RenlOn File LUA06-009 Dear Mr. Skochdopole: [received the memo from Sewall Wetland Consulting (dated October 20,2008) in response to the recommendations provided by Otak in the memo dated July 3, 2008. The response was forwarded to Otak for review. Based on a second site assessment; Otak has provided a new memorandum (attached), dated December 18, 2008, with comments on the condition of the mitigation areas and responses to the October 20'h memo. Necessary measures, as recommended on pages 5 and 6 of the attached memorandum, need to be completed to secure the survival of the plantings. The I" Annual monitoring report should include a follow up statement that the recommended actions have been completed in addition to compliance with the monitoring report comments (4.b-f) also included in the attached memo. However, before your obligation for the quarterly reports can be fulfilled; your biologist will need to provide a statement that Recommendation 4.a, has been performed. Specifically: refreshing mulch rings around all installed woody plants. Please submit two copies of the statement to my attention no later than February 27, 2009. Please contact me with any questions (425) 430-7219. Thank you for your cooperation. Sincerely, , .. iJ ~( -. ;i<. '1.. " //. " j' \"'IA~_ .~ R"C;:;e Timmons, Associate Planner Planning Division Attachment cc: City of Renton File LUA06-009 Ed Sewell-Sewell Wetland Consulting -------------J-05-5-S-o-ut-h-G-ra-d-Y-W-a-Y---R-e-nt-on-,-W-a-sh-i-n~-o-n--98-0-57-------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Memorandum 10230 ~,\TE Paill!s DI7"w Suite ,100 KirklillUI, IF/:l 98033 Pho/le (425) 8224446 Fax (425) 827-9577 To: From: Copies: Date: Rocale Timmons, Associate Planner, City of Renton Suzanne Anderson, Senior \X-'etland Ecologist Stephanie Smith, Wetland Biologist December 18, 2008 Subject: Response to Sewall Wetland Consulting regarding Otak Review of 4'h Quartet Shy Creek Wetland/Stream lYlitigation Monitoring Report Project No.: 31033B _A.s requested by the City of Renton, Otak staff is providing a reply to a memorandum from Sewall \,'etland Consulting, Inc. dated October 20, 2008 which includes responses to Otak's previous third party review of the moniroring efforts at the Shy Creek subdivision. On November 19, 2008 Otak scaff \-isirco the Shy Creek subdivision and conducted a site assessn1Cnt to COnfirlTI which prc\Tiously rCC0111111Cnded actions have taken place. Based on that site assessment, this memorandUlll provides comments on the condition of the mitigation arcas, as well as responding to the 10/20/08 Sewall memo. The last section of this memorandum includes rccoffi1nendcd actions for the mitigation areas to help ensure success of the mitigation project. The iollo,,~ng documents are referenced in this memorandum: • Stream ;\litigation Plan, Shy Creek Project hy Cedarock Consultants, Inc., dated March 22, 2006 (refimd to as Mitigation Plan); • Sheets W-l through W-4 of the Shy Creek lVlitigation Plan Dra"~ngs by B-12 Wetland Consulting, Inc., dated January 2006 (Sheet W-l) ano March 2006 (Sheets W-2, W-3, and W- 4) (referred to as Mitigation Plan Sheets); Sheet W-2 of the Shy Creek As-Built lYlitigation Plan Dra\\~ngs by Sewall Wetland Consulting, Inc., dated As-Built: April 13, 2007 (referred to as As-Builts); Memorandum from Tonya Smith of Sewall \Vetland Consulting, Inc., to Rocale Timmons, City of Renton, dated October 29, 2008, RE: Shy Creek Wetland and Stream lVlitigation Response to OTAK review (refimd to as the 10/20/08 Sewal! memo); and • Memorandum from Suzanne Anderson and Stephanie Smith of Otak, Inc. to Rocale Timmons, City of Renton, dated July 3, 2008, RE: Review of 4" Quarter Shy Creek Wetland/Stream Mitigation Monitoring Report (refirred to as the 7/3/08 Otak memo). Washington State Department of Ecology, U.S. Army Corps of Engineers (Seattle District), and U.S. Environmental Protection Agency (Region 10). 2006_ Wetland Mitigation in Washington K\proJcct\31000\31033B\Rcpons\31033B Shy Cn:ck ResponseSA.doc , Rocale Timmons, Associate Planner, City of Renton Shy Cmk Review RespollSe Page 2 December 18, 2008 State -Part 2: Det'eloping Mit{~atioJl Plans (Version 1). Washington State Department of Ecology Publication #06-06-011 b, Olympia, WA.hap:! /w\Vw.ecy.wa'l"ov /biblio/(I('()GtJl I b.html; Appendix M http: / h.\',\T':v.(~l.p-n\" I pnJgr<lms / sea I \vetlands,l tnitivation/vuidancc {Appendix ,\1 0..lliniI oringi .pd f (referred to as joint mitigation guidance) • U.S. Army Corps of Engineers. 2008. Regulatory Guidance Letter No. 08-03 Subject: Minimum J\!onitoring Requirements for Compensatory 'Mitigation Projects Involving the Restoration, Establishment, and/or Enhancement of Aquatic Resources. http://\V\v\v.usacc.armv .mil / C\v / cCC\\.'() / reg-/RG J ~()/o200grY(12003°/;)20·cdonirorin~t/n2()Reron~, p.ill (rejerred to as Corps mitigation guidance). The mitigation area at the Shy Creek development is segmented by roads into three sections. In this memorandum (as in the 7/3/08 Otak memo), the easterly section is referred to as Section 1, the rniddle portion is referred to as Section 2 (where the created wetland is located), and the western and southern portions are referred to as Section 3. I. Previously Recommended Actions Completed The following recommended actions from the 7/3/08 Otak memo had been completed at the time of the Otak November 19,2008 site visit: I.a. Control efforts for non-native invasive species generally appear to be effective at meeting the performance standard for less than 100/0 aerial cover. However, non-native invasive species are still present, and control efforts must continue on a regular basis. Non-native species that we observed that must be controlled include: • bindweed (Cabstegta septum) and/or morning glory (Convolvulus aroe"sis): only limited occurrences observed, however, this species must be removed immediately due to its ability to spread rapidly and the difficulty of eradicating it once it becomes established. Tn Section 1, growing adjacent to the larger black cottonwood (Populus balsamifera) growing near the northeast corner of the site, on the north side of the stream. In Section 2, on the south side of the stream growing near both the southeast and southwest corners of the Section. • reed canarygrass (Phalaris amndinac,a): located primarily towards the western end of the stream in Section 2. Only limited occurrences observed, however, this species must be removed immediately due to its ability to spread rapidly and the difficulty of eradicating it once it becomes established. • bird's-foot trefoil (Lotus corniculatus): located primarily in Sections 1 and 2 • bittersweet nightshade (Solanum duicamara): located primarily in the wetland/stream area of Section 2 • Himalayan and evergreen blackberries (Rubus arm,"iacus and R laciniatus): located primarily in Sections 1 and 3 K\projcct\31000\31033B\Reports\31033B Shy Creek ResponscSA.doc • Rocale Timmons, Associate Planner, City of Renton Shy Creek &view &JPonse • tansy (fanacetum vulgare): located primarily in Sections 1 and 3 • thistles (Onium $.): located primarily in Sections 2 and 3 Page 3 December 18, 2008 I.b. The irrigation system appears to be intact. However, the system should be tested in the spring to make sure it is functioning properly. This is especially important in Section 3 where the installed plants appear very stressed. I .c. All tree stakes and guy wires had been removed. I.d. Required sensitive areas signs had been installed. 2. Previously Recommended Actions Not Completed The following recommended actions from the 7/3/08 Otak memo had not been completed at the time of the Otak November 19, 2008 site visit: 2.a. Mulch rings have not been refreshed around the installed woody plants. The stated purpose of the mitigation plan is to restore a native plant community in the riparian area that will improve functions and (among other things) provide woody debris and shade (rvlitigation Plan and Sheet W-4 of rvlitigation Plan Sheets). Because the monitoring and maintenance period only lasts for fi,-e years, it is imperative that the installed woody plants become established as soon as possible to maximize their growth during this limited period. Unless the installed woody plants and desirable native species arc mature enough to provide shade at the end of the monitoring and maintenance period, non-native invasive species, such as Himalayan blackberries, will overgrow the mitigation area, thus defeating the ecological goal of the compensatory mitigation. Mulch rings around woody species provide many benefits including: moisture retention; decrease in competition fr01TI herbaceous plants; and soil improvements. The improved growth will help to ensure that the performance standards are achieved. For those reasons, it is standard practice in mitigation areas to refresh the mulch rings around installed woody plants during the monitoring and maintenance period. 2.b. Willow stakes have not been installed in Section 2 on the north side of the stream. Mitigation Plan Sheet W-l shows 1,733 square feet of created wetland to be located on the south side of the stream. We observed installed or volunteer wetland species (emergents, willows, dogwoods, etc.) in the proposed location along approximately 90 feet of the stream bank, va1i~ng in width from approximately 2 feet to 6 feet wide -which is smaller than indicated on the Mitigation Plan Sheet. As noted in Section 3, item 3.e of the 7/3/08 Otak memo, the majority of the created wetland area appears to be located on the north side of the stream behind a berm. Unfortunately the small size (8V, x 11) of our copy of the As-Built Sheet W-2 makes it impossible to determine whether this discrepancy was addressed in the As-builts, however, it appears that the stream is located further south than shown in the As-built. Contrary to comment 5.f of the 10/20/08 Sewall memo, with the exception of one spirea (Spiraea douglasit), there do not appear to be any woody species installed in the wetland on the north side of the stream. The few desirable emergent species K-\project\31000\31033B\Rcpotts\31033B Shy Cn:ek ResponseSAdoc Rocale Timmons, Associate Planner, City of Renton Shy Creek Review Response Page 4 December 18, 2008 present are being smothered by a dense carpet of creeping buttercup (Rannncni/ls "pens) and bird's-foot trefoil. In order to create shade (to improve riparian functions as well as to e,-entually shade out the bird's-foot trefoil), dormant willow stakes should be densely planted (approximately 2 feet on center) in the berm on the north side of the stream as well as in the wetland adjacent to the berm. The wetland appears to extend north from the berm for approximately 20 feet. Stakes (minimum four feet long, local genotypes) should be installed during the dormant season (approximately December though early-February). We recommend using a combination of Hooker willow (Salix hookeriana) and Pacific willow (Salix Inada). 2.e. Staff/crest gauges for hydrology monitoring in the created wetland area as required by the J',fitigation Plan have not been installed. However, comment 5.g in the 10/20/0S Sewall memo explains that permanent hydrology sampling stations havc been established in lieu of the staff! crest gauges. Labeled stakes or other permanent markcrs must be installed at each sampling station, and the locations must be included in the site map. 2.d. The Performance Standard requires SO percent survival of installed woody plants. Over time, some of the installed shrubs will expand by underground side shoots, so that it will become impossible to distinguish between the installed plants and desirable volunteers. Section 3.3.6 on Sheet W-4 of the J',fitigation Plan required that all installed woody plants be flagged -this has not been done. Rather than flag all of the installed woody plants, sampling should be done in permanent representative monitoring plots -these plots have not been established. Using representative permanent monitoring plots can provide statistically valid, quantifiable, and repeatable data from year to year, as well as continuity in data collcction in the event of staff changes. In adelition, Renton Municipal Code 4-8- 120.D23 specifies: "EstablzJ-hing vegetation plots to track changes in plant species composition and density over time. "Section 4.b of the 7/3/0S Otak memo specified: A sufficient number of permanent plots should be established so that approximately 25 percent of the installed plants (approximately 2S5) are counted, and each community in each mitigation secrion is represented. We recommend using rectangular plots, and each corner of the plots should be marked with either a metal fence post or a section of rebar. The installed woody plants in each plot should be flagged so that they can be easily identified from year to year. Data should be collected and reported on the number and percent cover of installed woody species, as well as species and percent cover by desirable native volunteers (both herbaceous and woody), and non-native invasive species. We recommend a minimum of 14 permanent monitoring plots: Section I: two buffer plots (one on each side of the stream) and one enhanced werland plot. Section 2: two buffer plots (one on each side of the stream) and two werland plots (one on each side of the stream). K\projcct\31000\31033B\Reports\31033B Shy Creek ResponscSA.doc Rocale Timmons, Associate Planner, City of Renton Shy Creek Review Response Page 5 December 18, 2008 Section 3: seven buffer plots: for the east-west section of the stream, two plots on each side of the stream; and three plots fat the north-south section of the stream, two plots on the east side of the stream and one plot On the west side of the stream. 3. Contents of Future Monitoring Reports The 7/3/08 Otak memo included a list of information/items to be included in future monitoring reports (Section 4, items 4.a through 4.h). These are standard items that should be included in monitoring reports, and are in keeping with guidance from Washington State Department of Ecology and u.s. Corps of Engineers (see joint mitigation guidance Appendix 1\1 and Corps mitigation guidance references listed above). The 10/20/08 Sewall memo agreed to address many of ,he listed items. Each monitoring report should be a stand-alone document. In addition to the current monitoring results and general site conditions, each monitoring report should include suffiCient information (vicinity map, site maps with locations of the mitigation areas, monitoring plots, photopoints, hydrology monitoring points, etc.) to allow orher biologists to perform the monitoring, and for the City'S representative to verify the monitoring. This information \vill ensure accurate continuation of monitoring in the event of staff turnover in the current applicant's biologist's firm or if the applicant chooses to change consulting firms. 3.a. Include a vicinity map, and map(s) of the three sections of the mitigation area that includes the locations of the monitoring plots, photopoints, and hydrology sampling points. 3.b. Include a table that summarizes whether or not the Performance Standards were achieved in each of the monitoring plots. 3.e. Include monitoring methodology and the data sheets with the results from the monitoring plots. 3.d. Include monitoring methodology, dates, and data from hydrology monitoring. 3.e. Address Section 4, items 4.a through 4.h from the 7/3/08 Otak memo. 4. Recommended Actions 4.a. ASAP: Except for plants installed in the created werland area, refresh mulch rings around all installed woody plants to a minimum depth of 3 inches. Usc arborist mulch or wood chips -mulch must not touch plant stems. 4.b. During the winter dormant period: As specified in Section 2.b above, under direction of the project biologist (Sewall Werland Consulting, Inc.), in Section 2 of the mitigation area, install dormant willow stakes on the north side of the stream in the berm and in the werland area lacking woody vegetation. K\projcct\31000\31033B\Reports\31033B Shy Creek ResponseSA.doc " Rocale Timmons, Associate Planner, City of Renton .l hJ Lreek ReIJiew Response Page G December 18, 2008 4.c. Spring/early summer: Test the irrigation system and continue irrigation of the western section (Section 3) of the mitigation area. Rcfer to the project biologist (Sewall Wetland Consulting, Inc.) for direction regarding continuing irrigation of the other sections of the mitigation area. 4.d. Before/during the next hydrology monitoring event: The project biologist (Sewall \\letland Consulting, Inc.) should install stakes to permanently mark the sampling locations for hydrology monitoring in the created wetland area. The stakes should be marked for identification in the field so that each monitoring year the same location is excavated and observed for wetland hydrology criteria. Locations of the hydrology sampling points must be included in the site plan. 4.e. Before/during the next vegetation monitoring event: As specified in Section 2.d above, establish permanent representative monitoring plots. Install labeled stakes or other permanent markers at each corner of the plots. Also installlabded stakes or other permanent markers at each permanent photopoint. Locations of the monitoring plots and photopoints must be included in the site plan. 4.1. In early spring and continuing throughout the growing season: Continue to remove non- native invasive species as specified in Section La above. In particular the birds foot trefoil, bindweed and/ or morning glory, and reed canarygrass are very aggressive and should be removed as soon as apparent. Himalayan and evergreen blackberries are the most common non-native invasive species. Removal should be done by hand and/ or according to methodologies outlined by King County Noxious \\1 eed Program: 11rtp-~l/ \V\VW .kinvcounty .$./0\" / environment I a11jnl;;J]s A ndl)l<lnt~ I noxlous-'i:\,'('('cb I wc(:d- cnt)tro!-practiccs/bmp.J;';px All weeded materials must be removed from the Shy Creek site and disposed of in a proper manner. If you have any questions regarding these findings, please contact us at (425) 822-4446. K. \projcct \11 OOO\31033B\Rcports \31 03313 Shy Creek Resp()nscSA.doc , October 20, 2008 Rocale Timmons City of Renton 1055 South Grady Way Renton, W A 98057 RE: Shy Creek Wetland and Stream Mitigation Response to OT AK review Dear Ms. Timmons, • Sewall Wetland 1100 W. tIeeker St. SI.ite 1 01 Kert. WA 1l8l32-5751 Inc. Below, please [md our response to Section 5, RecommendedActions, of the July 3, 2008 letter provided by OTAK regarding the Shy Creek Wetland and Stream Mitigation site and the 4th Quarterly monitoring report. 5.a. All non-native invasive species are regularly removed as part of the regular maintenance of the mitigation site. As required by the standards of success, the maintenance has ensured that invasive species have remained below the 10% aerial cover threshold 5.b. Irrigation pipes had been repaired and inspected in May 2007 as recommended by Sewall Wetland Consulting, Inc. following second quarter monitoring. It has been recommended that Conner Homes continues to water the plantings in Section 1 of the mitigation site. Pipes will be winterized duringfall maintenance, and the developer will work with Sewall in the spring to ensure the irrigation system continues to jUnction properly. Irrigation pipes and sprinkler heads will remain in all other sections of the mitigation site to allow for resumed watering if needed in summer months. 5.c. All guy wires are planned to be removed as part of the requiredfall maintenance of the site and as required by section 4.1.3 of the Mitigation Plan Note Sheet. 5.d Sewall Wetland Consulting, Inc. noted that a portion of the signs had not been installed as part of our fourth quarter monitoring visit, and this issue was addressed in our associated monitoring report. Missing signs are planned to be installed during the fall maintenance. 5.e. Refreshing of mulch rings is not required by the approved mitigation plan or recommended by Sewall Wetland Consulting, Inc. Growth of grasses in the area have been closely monitored and addressed in both the first and second quarter monitoring reports. As of yet, plant' did not appear to be stressed and are beginning to outgrow the grasses. Dead plantings fiagged in this area are not attributed to overgrowth by grasses, and are scheduled to be replaced during fall maintenance. 5.] Installation of willow stakes is not required by the approved mitigation plan or recommended by Sewall Wetland Consulting, Inc. All invasive species, including bird 's-foottrefoil, are scheduled Formerly known as 8-12 Weiand Consu~ing, Inc to be removed as part of the fall maintenance visit. Continued maintenance should be sufficient to insure the survival of mitigation plantings in this area. 5.g. In leiu of staff crest gauges. permanent hydrology sampling locations have been established by Sewall Wetland Consulting, Inc. Sampling methodology will include the excavation of two 16- inch deep soil data pits to facilitate observations of ground water saturation depths. Wetland hydrology criteria will be met ij'saturation is observed within 12 inches of the soil suiface during the early growing season. 5. h. All installed plants are inspected by Sewall Wetland Consulting, Inc. during each monitoring visit, and any dead plantings are noted on the plan and flagged in the field for replacement during dormant periods. Sewall Wetland Consulting, Inc. can determine the locations of installed plant species using the asbuilt plan and extensive knowledge of the site. Additionally, volunteer species are acceptable components of the mitigation site, and are not separatedfrom installed plantings as part of plant counts. Thus, although possible, it will not be necessary to distinguish between planted and volunteer species, and flagging of all installed plantings will not be necessary for continued monitoring of the site. Additionally, Sewall Wetland Consulting, Inc. provides the following responses to the Section 4, "Monitoring Report Comments," from OT AK. 4.a. The mitigation site appears to be adequately meeting the intentions of the mitigation plan. Aerial cover by mitigation plantings continues to increase, and the mitigation areas have achieved an average 95% herbaceous ground cover. Non-native invasive species cover remains below the 10% aerial cover threshold. Our monitoring reports provide additional site conditions, including mitigation and volunteer plant growth, invasive species cover, and wetland and stream hydrology. 4. b. Please refer to comments in section 5. h. above for sampling methodology. 4. c. This information will be included in foture monitoring reports. 4. d. This information will be included in foture monitoring reports. 4. e. Standards require that wetland creation areas meet the vegetation and hydrology criteria for a wetland as described in the Corps of Engineers Wetlands Delineation Mannal (EnVironmental Laboratory, 1987). Future monitoring reports will include field data SheeLy for each soil pit location outlining species present and percent cover, in addition to soil and hydrology data. 4.[ Please refer to comments in 5.g. above for hydrology sampling methodology. Results will be included in data sheets as described above. 4.g. Volunteer species, although a desirable aspect of the mitigation site, are not a required component of the standards of success for buffir areas. Presence of volunteer species in the buffer areas, when observed, is discussed in each monitoring report. Ariel coverage by mitigation plantings and volunteer species within the buffer is also not included within the standards of success. This information will only be provided for wetland areas. Photos are prOVided in each monitoring report so that reviewers can observe aerial coverage and health of both mitigation plantings and volunteer species in wetland and buffer areas" as well as to allow them to observe the general site conditions. • 4.h. • Beyond the first year, the owner is required to maintain a 80% survival of mitigation plantings. During each monitoring visit, dead plantings are flagged and marked upon our asbuilt plan. Beyond the YRI survival standards, replantings will not be conducted or required unless survival falls below 80%. As such, replanting numbers will not be included in fUture monitoring reports. However, number of live plantings are included in each report within Table 2: Shy Creek Monitoring Statistics. Maintenance viSits are conducted regularly by the developer in accordance with maintenance requirements provided in the approved mitigation plan. Additional maintenance also occurs onsite at the speCial request of Sewall Wetland Consulting, Inc. as a result of monitoring report recommendations. Maintenance is verified during each monitoring visit, including presence of replanted species and maintenance of invasive species below the required threshold. For example, the year one monitoring report identified 48 dead mitigation plantings and it was recommended they were replaced in the jail jollowing second quarter monitoring. Second quarter monitoring identified 16 additional dead plantings. These plantings were replaced in November 2007, which was verified during third quarter monitoring and reflected in the third quarter plant survival numbers. In conclusion, and as stated in our fourth quarter monitoring report, we feel that the mitigation area is appropriately meeting the goals of the approved Shy Creek Mitigation Plan. OT AK also expressed in their letter that the site is generally meeting standards of success. All concerns expressed by OT AK have been addressed in our monitoring reports, and the developer has been performing regular maintenance as required. If you have any questions or need any additional information please contact me at (253) 859-0515 or by email attsmith@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. jd:' /)mJd TonyaSmith Wetland Scientist File: ts1A5-306 Shy Creek OTAK response.doc Denis Law, Mayor July 28, 200S John Skochdopole Conner Homes Company S46 lOS"' Avenue NE Bellevue, W A 9S004 CITY&OF RENTON ~epartment of Community and Economic Development Alex Pietsch, Administrator Subject: Receipt of Fourth Quarterly Maintenance and Monitoring Report Shy Creek Wetland/Stream Mitigation City of Renton File LUA06-009 Dear Mr. Skochdopole: I received the forth quarter maintenance and monitoring report for Shy Creek from Sewall Wetland Consulting on June 3, 2008. Because this was the final quarterly monitoring report; the report was sent to a third party, Otak, for review. Based on a site assessment; Otak provided a memorandum (dated July 3, 2008) with comments on the condition of the mitigation areas, a review of the 4th Quarterly Monitoring Report, and recommended actions for the mitigation areas to help ensure success of the mitigation project. Necessary measures, as recommended on page 6 of the attached memorandum, need to be completed as soon as possible to secure the survival of the plantings. Of particular note are the recommendations to: remove non-native invasive species; test the irrigation system; remove all tree stakes and guy wires; install required sensitive area signs; and refresh mulch rings. Your biologist will need to provide a statement that the recommendations (5.a-e), listed on the attached memorandum, have been performed before your obligation for quarterly reports can be fulfilled. Please submit two copies of the statement to my attention no later than August 29,2008. Please contact me with any questions (425) 430-7219. Thank you for your cooperation. Sincerely, cc: City of Renton File LUA06-009 Ed Sewe\l-Sewell Wetland Consulting -------------Io-S-S-So-u-th-O-r-oo-y-w-a-y---R-en-to-n-,-W-M-h-m-~-o-n-9-80-5-7------------~ * This paper contains 50% recycled material. 30% post consumer AHEAD OF THE CURVE Memorandum To: Rocale Timmons, Associate Planner, City of Renton From: 10230 NE Points Drit'e Juite 400 Kirkland, WA 98033 Phone (425) 822-4446 Fax (425) 827·9577 Copies: Date: Suzanne Anderson, Senior \"'<;'etland Ecologist Stephanie Smith, Wetland Biologist July 3, 2008 Subject: Review of 4'h Quarter Shy Creek Wetland/Stream IVlitigation Monitoring Report Project No.: 3103313 As requested by the City of Renton, Otak staff is happy to provide third party review of the monitoring efforts at the Shy Creek subdivision. On June 19, 2008 Otak staff met Rocale Timmons Renton Associate Planner at the Shy Creek subdivision and conducted a site assessment. Based on that site assessment, this memorandum provides comments on the condition of the mitigation areas, as well as a review of the 4'h Quarterly Monitoring Report by Sewall Wetland Consulting, Inc. The last section of this memorandum includes reco1ll1nended actions for the mitigation areas to help ensure success of the mitigation project. The follo\v'ing documents are referenced in this memorandutll: • • • Stream Mitigation Plan, Shy Creek Project by Ccdarock Consultants, Inc., dated March 22, 2006 (rejemd to (IS AIitigation Plan); Shy Creek Mitigation Plan Drawings by Sewall Wetland Consulting, Inc., Jated As-Built: April 13, 2007 (refemd to as As-Builts); Report from Tonya Smith of Sewall Wetland Consulting, Tnc., dated October 10, 2007; Shy Creek Wetland/Stream Buffer -1" Quarterly Monitoring Report; SWC Job #A5-306, City of Renton File #LUA06-009 (reJerred to as I" Quarter Monitorinc~ Report); Report from Tonya Smith of Sewall Wetland Consulting, Inc., dated March 25, 2008; Shy Creek Wetland/Stream Buffer -3'd Quarterly Monitoring Report; SWC Job #A5-306, City of Renton File #LUA06-009 (referred to as 3"' Quarter MonitOring Report); and Report from Tonya Smith of Sewall Wetland Consulting, Inc., dated June 2, 2008; Shy Creek Wetland/Stream Buffer -4'h Quarterly Monitoring Report; SWC Job #A5-306, City of Renton File #LUA06-009 (referred to as 4" Quarter lvIonitoring Report). K\project\3 WOO\31033B\Reports\31033B Sby Creek Review SA.doc Rocale Timmons, Associate Planner, City of Renton Shy Creek Wetland/Stream Monitoring Report Rel'Iew I. Introduction Page 2 Ju(y 3,2008 The Shy Creek subdivision is located in the City of Renton. It is bordered to the north hy NE 2" Street, to the east by Jericho i\venue NE, to the south by SF 2'~ Place, and to the west by Hoquiam Avenue NE. The East Fork of Maplewood Creek enters the Shy Creek site from a culvert located near the center of the eastern site boundary. The stream flows seasonally from east to west, approximately bisecting the site into northern and southern halves. Along the western boundary, the stream continues south and exits the site at the southwest corner. A Category 3 Wetland is associated -with the stream, and it is located near the eastern end of the onsite portion of the stream. Impacts to the critical areas by the Shy Creek subdivision included fIlling 1,733 square feet of the werland, two stream crossings by roads, and reduction of the onsite stream buffers from 35 feet to 25 feet. Compensatory mitigation for critical area impacts included creation of 1,733 square feet of wetland, enhancement of 2,046 square feet of werland, and enhancement of all of the remaining onsite stream buffer (42,417 square feet). Enhancement of the wetland was to consist of installation of 100 emergent plants and direct seeeling of (\VO grass species. Buffer enhancement was to consist of installation of native trees and shrubs: 1,147 woody plants were installed in early spring 2007. Since that time, four quarterly monitoring events have been conducted and reports subnutted to the City by Sewall Werland Consulting, Inc. The mitigation area is segmented by roads into three sections. In this mcmorandunl, the easterly section is referred to as Section 1, the middle portion is referred to as Section 2 (where the created \vctland is located), and the \vestern and southern portions are referred to as Section 3. 2. Performance Standards (Sheet W-4 of the Mitigation Plan): Generally speaking, we concur \\.;th the conclusions of the 4 rh Quarter .Monitoring Report that the plantings in the Shy Creek C0t11pensatory mitigation area are satisfying the Performance Standards specitled in the l'vlitigation Plan as follows: I a. 80 percent survival of all planted woody vegetation at the end of Year 5. I b. Less than 10 percent cover by non-native invasive species after Year 5. 2. Creation of 1,733 square feet of wetland that satisfies at least the wetland vegetation and hydrology criteria as described in the 1987 Corps Manual. 3. Volunteer native, non-invasive species will be included as acceptable components of the mitigation. 3. Site Assessment Comments 3.a. Overall, the site looks good and the installed woody plants generally appear to be healthy and thriving. However, there are a couple of concerns. Some of the installed plants in Section 3, along the western boundary of the site, appear to be stressed due to lack of water. In addition, many of the installed woody plants are being overtopped/ smothered by grasses and other herbaceous species. This is particularly true in Sections 1 and 2. A few K:\projccc\31000\31033B\Reporrs\31033B Shy Creek Review S:I..JOl: Rocale Timmons, Associate Planner, City of Renton S~y Creek Wet/arid/Stream Alonitoring Report Review Page 3 July 3, 2008 dead installed woody plants were observed -however, most of these had been flagged, presumably for replacement during the dormant season (fall/winter 2008/2009). 3.h. The main reason that grasses and other herbaceous species are smothering n1any of the installed woody plants, is that the majority of the mulch rings around them (as required by planting details on Sheet W-4 of the I'vIitigation Plan) have disintegrated since installation. Lack of mulch to retain soil moisture may also be a contributing factor to the apparent stress of the installed plants in the western mitigation area. 3.e. Non-native invasive plants are becotuing established in some areas. Although aerial cover by invasives is generally below the ten percent threshold of the Performance Standards, the invasives should be removed as soon as possible to ensure achievement of the 5 Year Performance Standard. Removal should be done by hand and/ or according to methodologies outlined by King County Noxious Weed Program: http:// \v\v"\v.kinvcount:y.vo\' / cnvirontncnt / animalsi\ ndPlants / noxiOl1S"'i\tTcJs /'\vced (,(l11tfol-pracrices/hmp.:lspx All weeded materials must be retnoved from the Shy Creek site and disposed of in a proper manner. Non-native species that we observed that must be controlled include: • bindweed (Calystegia seplum) and/or morning glory (Convolvulus arvensis): only limited occurrences observed, however, this species must be removed immediately due to its ability to spread rapidly and the difficulty of eradicating it once it becomes established. In Section 1, growing adjacent to the larger black cottonwood (Populus balsamifera) growing near the northeast corner of the site, on the north side of the stream. In section 2, on the south siue of the stream growing near both the southeast and southwest corners of the Section. • reed canarygrass (Pha!an~'i arundinacea): located primarily towards the '\vestern end of the stream in Section 2. Only limited occurrences observed, however, this species must be removed immediately due to its ability to spread rapidly and the difficulty of eradicating it once it becomes established. • bird's-foot trefoil (Lotus comimlatus): located primarily in Sections 1 and 2 • bittersweet nightshade (Solanum dulcamara): located primarily in the wetland/stream area of Section 2 • Himalayan and evergreen blackberries (Rubus arllleniacus and R laciniatus): located primarily in Sections 1 and 3 • tansy ITanacetum vulgare): located primarily in Sections 1 and 3 • thistles (Cirsium SD.): located primarily in Sections 2 and 3 3.d. There are some areas of the site where the irrigation system 11lay not be working. As mentioned above (3.a), the woody plants in Section 3 appear to be stressed and there are some dead plants in this area. This may be a result of the irrigation system not working adequately, or the fact that the plants are not shaded and are located on a southerly / southwesterly slope, or a combination of these factors. Also, there are some K:\proj~ct\31()OO\31033B\Repnrts\31033B Shy ('..reek R~\"iew SA.doc Rocale Timmons, Assodate Planner, City of Renton Shy Creek Wetland/Stream Monitodng Report Review Page 4 J"9,3, 2008 areas where thc irrigation system may have been compromised by falling trees. Per the Watering Requirements (Section 4.3.2 on Sheet WA of the Mitigation Plan), the temporary irrigation system may be removed after the first year "providing the plantings are established and acclimated to on-site conditions". In Sections 1 and 2 of the mitigation area, the installed plants appear to be thriving and irrigation might be discontinued upon direction from the project biologist (Sewell \Vetland Consulting, Inc.). However, we recommend that irrigation continue in Section 3 until the installed plants appear to be less stressed. The irrigation system should be tested immediately to make sure that it is working properly. 3.e. The majority of the created wetland arca appears to be located on the north side of the stream behind a berm, not on the south side as inchcated in the plans. Although the installed woody plants on the south bank [e.g. red-osier dogwood (Cornus sedcea) and willows (Salix sp.)] appear to be doing well, there is little cover by emergcnt species. '1 here do not appear to be any woody species installed in the wetland un the north side of the strcam. The few desirable emergent species prcsent are being smothered by a dense carpet of bird's-foot trefoil. In order to create shade (both for the stream as well as to eventually shade out the bird's-foot trefoil) we recommend densely planting (approximately 2 feet on center) dormant willow stakes in the berm and immediate vicinity along the north sidc of the stream that separatcs the stream and the wetland. Stakes (minimum four feet long, local genotypes) should be installed during the dormant season (approximately December though early-February). We recommend using a combination of Hooker willow (Salix hooken'ana) and Pacific willow (SaliX lucida). 3.f. Sensitive areas signs as required by Section 2.7 on Sheet \'<7-4 of the Mitigation Plan have not been installed. 3.g. Accorcling to the IvIitigation Plan (Section 5.1.1 on Sheet W-4), hydrology is supposed to monitored by using rom staff! crest gauges, in addition to general observations. The required staff/crest gauges have not been installed in the created wetland area. 3.h. 'The Performance Standard requires 80 percent survival of installed woody plants. Over time, some of the installed shrubs will expand by underground side shouts, so that it will become impossible to distinguish between the installed plants and desirable volunteers. To improve the accuracy of monitoring, Section 3.3.6 on Sheet W-4 of the IvIitigation Plan required that all installed woody plants be flagged -this has not been done. 3.i. Planting details on Sheet W-3 of the IvIitigation Plan required staking and wiring of all installed trees which was done during installation. Section 4.1.3.c on Sheet W-4 of thc Mitigation Plan requires removal of tree staking and guy \vires after year one. Staked and v,,'ired trees were observed in some areas. 4. Monitoring Report Comments Include the following information in future monitoring reports: 4.a. Provide observations of general site conditions. K\projcct\31mXl\31033B\Reports\31033B Shy Creek Review SA.doc Rocale Timmons, Associate Planner, City of Renton J by Creek Wetland/Stream iVIonitonng Report Review Page 5 July 3,2008 4.b. Provide information regarding the methodology of how the installcd woody plants were counted. Since the installed plants are not flagged and many arc shrouded by tall grass and other herbaccous species, it is now difficult to find and accurately count them. If all installcd plants are counted, they should each be flagged as required by the Mitigation Plan (see above 3.i). However, rather than counting each installed plant, it would reasonable to establish permanent representative vegetation monitoring plots in each section of the mitigation area. A sufficient number of plots should be established so that approximately 25 percent of the installed plants (approximately 285) are counted, and each community in each mitigation section is represented. \Xle rec01nmend using rectangular plots, and each corner of the plots should be marked with either a metal fence post or a section of rebar. The installed woody plants in each plot should be flagged so that they can be easily identified from year to year. Data should bc collected and reported on the number and percent cover of installed '\voody species, as well as species and percent cover by desirable native volunteers (both herbaceous and woody), and non-native invasive species. \X'e recommend a minimum of 14 permanent tllonitoring plots: Scction 1: two buffer plots (one on each side of the stream) and onc wetland plot Section 2: two buffcr plots (one on each side of the stream) and two wetland plots (one on each side of the stream). Section 3: seven buffer plots: for the east-west section of the stream, two plots on each side of the stream; and three plots for the north-south section of the stream, two plots on the east side of the streanl and one plot on the \vest side of the strearn, 4,c. Provide observations of the hLalth of the installed plants, i,e, are plants vigorous "vith new growth; are plants stressed; are plants suffering from herbivory, etc.? Is there a difference among the speciLs? \\lhen installed plants die, provide information as to the possible reasons for plant mortality. 4.d. Include species present and percent cover by non-native invasive species in each of the three sections of the mitigation area -table format v.rill be sufficient. 4.e. In order to determine whethcr the Performance Standard of establishment of wetland vegetation is occurring in the created \vetland, report species prescnt and their percent cover in the created wetland area. Include ins talled/ seeded platHs (woody and herbaceous), desirable native volunteer species (woody and herbaceous), and non-native invasive speCIes. 4.1. In addition to general observations of hydrology, provide readings from the two required staff/ crest gauges. 4.g. Provide approximate cover by individual desirable native volunteer species in each of the three sections of the mitigation area -table format \.vill be sufficient. 4.h. Provide a list of dates and description of maintenance activities. Include information on activities such as weeding, replacing mulch, replacing plants (numbers, species, sizes, mitigation section, etc,), etc. K:\projecL\31(X)O\3lO33n\Repons\:'1033l3 Shy Creek Re-ri""",· SA.doc RocaJe Timmons, Associate Planner, City of Renton Shy Creek Wetland/Stream iVfonitoring Report Review S. Recommended Actions Page 6 July 3,2008 S.a. ASAP: Remove non-native invasive species as specitled in Site Assessment Section 3.c. S.b. AS;\P: Test the irrigation system and continue irrigation of the western section of the mitigation area. Refer to the project biologist (Sewell Wetland Consulting, Inc.) for direction regarding continuing irrigation of the other portions of the mitigation area. S.c. ASAP: Remove all tree stakes and guy wires. S.d. ASAP: Install required sensitive areas signs. S.e. ASAP: Except for plants installed in the created werland area, refresh mulch rings around all installed woody plants to a minimum depth of 3 inches. Use arborist mulch or wood chips -mulch must not touch plant stems, S.f. During the winter/early spring dormant period: Under direction of the project biologist (Sewell Wetland Consulting, Inc.), in Section 2 of the mitigation area, install dormant willow stakes in the berm and immediate vicinity between the north edge of the stream and the wetland on the north side of the stream as specifled in Site l\ssessnlent Section 3.e. S.g. Before Year 2 hydrology monitoring events: Under direction of the project biologist (Sewell Wetland Consulting, Inc.), install two staff/crest gauges for hydrology monitoring in the created wetland area. S.h. Before/during Year 2 vegetation monitoring event: Either nag all installed woody plants if they are counted individually~ or establish permanent representative monitoring plots as specified in Monitoring Report Section 4.b. If you have any questions regarding these iindings, please contact us at (425) 822--1446. K\project\31000\31033B\Repom\31033B Shy Creek Renew SAdoc May 29,2008 John Skochdopole Conner Homes Company 846108"' Avenue NE Bellevue, W A 98004 CITY JF RENTON Department of Community and Economic Development Alex Pietsch, Administrator Subject: Receipt of Third Quarterly Maintenauce and Monitoring Report Shy Creek Wetland/Stream Mitigation City of Renton File LUA06-009 Dear Mr. Skochdopole: This letter is to inform you that [ received the third quarterly wetland maintenance and monitoring report for Shy Creek from Sewall Wetland Consulting on April 1,2008. Per the report, the wetland mitigation project is in compliance with established performance standards. [look forward to receiving the fourth quarterly report by June 7, 2008. [fyou have any questions regarding this letter please contact me at (425) 430-7219. Sincerely, '-1)7 u~ dth-;Y;~ Rocale Timmons, Planner Planning Division cc: Ed Sewell-Sewell Wetland Consulting -------IO-S-S-So-u-th-G-r-ad-y-W-a-y---R-en-to-n-, -W-as-h-in-gt-o-n-9-g0-S-7------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Sewall Wetland Inc. 1103 W. tJeeker St. SUIe 1 01 Kent, WAOOl32-5751 1'In1e:~15 Fax: 253-ffi2-4732 March 25, 2008 Jill Ding City of Renton PlanninglBuildinglPublic Works Department 1055 South Grady Way Renton, Washington 98057 RE: Shy Creek Wetland/Stream Buffer-3'd Quarterly Monitoring Report SWC Job # A5-306, City of Renton File #LUA06-009 D~ar ~v!s. Ding, OE'I~~~E~NG APR -, 2008 REeE-NED This report describes the results of Sewall Wetland Consulting, Inc. second quarter monitoring of the Shy Creek Plat mitigation project located in the City of Renton, Washington. The property is bordered to the north by NE 2"U Street, to the south by SE 2"d Place, to the east by Jericho Avenue NE, and to the west by Hoquiam Avenue NE. 1.0 INTRODUCTION 1.1 Mitigation Concept The proposed project is the construction of a 61 lot subdivision. The proposed road crossings required placement of an appropriate size culvert and impacts to both the creek and a portion (I, 713sf) of wetland. In addition, the 35' buffer of the Class 4 stream was reduced to 25' as allowed with enhancement. To compensate for the impact to 1 ,713sf of Category 3 wetland, I ,733sf of wetland was created to the west of the eastern road crossing along the sides of the channel. In addition, the rest of the wetland was enhanced (2,046sf) with native plantings and habitat features. To compensate for the reduced stream buffer, the entire buffer of the stream was enhanced with native plantings and large woody debris in and along the stream channel. The result of the proposed mitigation is no net loss of existing wetland function (floodwater storage capacity) and a large increase in habitat function for both the wetland and stream. 1.2 Installation and Monitoring The installation inspection of the Shy Creek mitIgation site was conducted March 13, l007 and aJ, inspection of revised plantings was conducted April 12,2007. Due to plant substitutions made and approved by Sewall Wetland Consulting, Inc., an 'As-built' map has been prepared entitled "Shy Creek As-built Mitigation Plan" and dated April 2007. Monitoring for Shy Creek will be conducted eight times over a five year period as required by the City of Renton. The monitoring will be conducted quarterly the first year and annually thereafter. The final mitigation monitoring report will be submitted prior to December 20 II. Sampling methodology was described in the mitigation plan note sheet, as well as in the first quarterly report. 1,3 STANDARDS OF SUCCESS \.3.1 Evaluation of the success of the mitigation project will be based upon an 80% survival for all planted woody vegetation at the end of year 5. 1.3.2 Not more than 10% cover of exoticlinvasive species within mitigation area after year 5. Formerly known as 8-12 Wetland Consulting, Inc .(E: Shy Creek Wetland/Stream Mitigation Sewall Wetland Consulting, Inc. #A5~306 March 25, 2008 Page 2 of3 1.3.3 The wetland mitigation project will create 1,733sf of wetland meeting at least the vegetation and hydrology criteria for a wetland as described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), 1.3.4 Volunteer native, non-invasive species will be included as acceptable components of the mitigation, 2.0 OBSERVATIONS AND DISCUSSION OF SITE CONDITIONS 2.1 Second Quarter Survival Statistics for Installed Plant Material Table 2 indicates the current survival status for the mitigation areas, The required Standard of Success in areas planted with native vegetation is at least 80% survival at the end of Year 5. Table 2. Shy Creek Monitoring Statistics-YRl-2 # # Alive # Alive # Alive Survival Installed YR1-l YRI-2 YRI-3 % TREES Big Leaf Maple 74 69 65 74 100% Sitka Spruce \0 10 10 \0 100% Bitter Cherry \02 94 92 \02 100% Douglas Fir 85 78 76 85 100% SHRUBS Vine Maple 131 III 111 131 100% Red-Osier Dogwood 31 31 31 31 100% Hazelnut 112 112 109 112 100% Indian Plum 94 90 86 94 100% Red Flowering 213 209 208 213 100% Currant Salmonberry 257 257 257 257 100% Sitka Willow 38 38 38 38 100% TOTAL 1147 1099 1083 1147 100% 2.2 Invasive vegetation All invasive species appear to have been properly maintained, 2.3 Wetland Hydrology Standing water and inundated soils were observed within the wetland creation area during this visit as well as during the March and April Installation field visits, Some areas of the wetland creation area retained water into the summer, and saturated soils were observed during both quarterly monitoring field visits, Hydrology will be further monitored during out YRI-4 monitoring visit to take place during the early growing season in April 2008, 2.4 Native Plants and Habitat Native wetland plants were observed to have populated the wetland mitigation area and stream channel, suggesting proper wetland hydrology has been achieved and stream hydrology has been maintained, In addition, evidence of wildlife use was observed during monitoring including the presence of amphibians, deer and raccoon tracks, and deer scat. 2.0 RECOMMENDATIONS "E: Shy Creek Wetland/Stream Mitigation Sewall Wetland Consulting, Inc. #AS-306 March 25, 2008 Page3of3 As previously recommended, Irrigation pipes have been repaired, mitigation plantings located on the wrong side of the storm pond fence have been relocated, and construction debris and materials have been removed from the mitigation area. Additionally, dead trees and shrubs have been replaced and volunteer red alder saplings have been removed from the new stream channel. No further recommendations are need at this time. 4.0 CONCLUSION Overall the buffer enhancement and wetland creation at the Shy Creek mitigation site seems to be succeeding. Fourth quarter monitoring is scheduled to take place in April 2008. If you have any questions or need any additional information please contact me at (253) 859-0515 or by email attsmith@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. 1 f1lcfA j) fJYl;Jtc V U Tonya Smith Wetland Scientist File: ts/A5-306 Shy Creek YRJ-2.doc Denis Law, Mayor April 25, 2008 John Skochdopole e'onner Home, (' ompany 846 108'" Avenue NE Bellevue, WA 98004 CIT1-OF RENTON Department of Community and Economic Development Alex Pietscb, Administrator Subject: Request for Third Quarterly Maintenance and Monitoring Report Shv Creek WCllamJ,Slrcam Mitigation City of Renton hie Ll'A06-()OY Dear Mr. Skochdopole: This letter is to inform you that the third quarterly monitoring report for the wetland mitigatIOn project at Shy Creek was due to the City on March 7, 2008. As of the date of this letter I have not reccivcd the report. Two copies of the required report should be suhmltted to my attentIOn by May 15,2007. Th8nk you for your timely assistance in this matter. JfYOll have any questions T can he reJcilcd at (425) 43U-7219. Sincerely, Rocale Timmons, Planner Current Planning DivIsion cc: City of Renton File No. LUA06-009. Ed Sewcll-Sewell Wetland Consulting 1055 South Grady Way -Renton, Washington 98057 * This paper contains 50% recycled malenal, 30% post consumer AHEAD OF TilE CL'RVE November 5, 2007 Separate Consideration Item 9.i. Fire: Assistant Fire Marshal Hire at Step D UNFINISHED BUSINESS Committee of the Whole Annexation: Benson Hill Communities, S 200th St & 128th Ave SE ~~ Utilities Committee Utility: Oversizing Reimbursement for Sanitary Sewer Lift Station, Shy Creek Plat, Conner Homes fP -v l, -vO(1 Transportation (Aviation) Committee Airport: Layout Plan Update Finance Committee Finance: Vouchers Renton City Council Minutes Page 385 Fire Department requested authorization to fill the Assistant Fire Marshal position at Step D of the salary range. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL REFER THIS ITEM TO THE FINANCE COMMITTEE. CARRIED. Council President Nelson presented a Committee of the Whole report recommending concurrence in the staff recommendation to accept the negotiated terms of the Benson Hill Communities Annexation interlocal agreement and authorize the Mayor and City Clerk to execute an interlocal agreement with King County. The Committee further recommended that the City Council accept the proposed technical amendments to Section 4.a. of the 10/22/2007 version, clarifying the timing of payment, and incorporate those changes in the City's approved version of the agreement. MOVED BY NELSON, SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 386 for resolution.) Utilities Committee Chair Clawson presented a report regarding the request by Conner Homes (John R. "Barney" Skochdopole) for cost reimbursement for ovcrsizing a sanitary sewer lift station. The Committee recommended concurrence in the staff recommendation to approve the request for oversizing, utilizing the method of cost reimbursement developed jointly by staff and the developer for the additional work associated with wastewater improvements at the plat of Shy Creek by Conner Homes. The Committee further recommended that staff be authorized to reimburse Conner Homes for actual costs not to exceed the requested $259,944. Costs in excess of the requested amount shall be brought back to Council for its approval. The Committee also recommended that $190,000 from the Stonegate II account be transferred to the Oversizing account to provide sufficient funding for the oversizing request. MOVED BY CLAWSON, SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Transportation (Aviation) Committee Chair Palmer presented a report regarding the withdrawal of consideration for a corporate jet center at the Renton Municipal Airport. The Committee recommended that the corporate jet center concept be removed from further consideration in the Airport Layout Plan (ALP) because of City Council revisions earlier this year to the Airport Development Policies and because of the pending proposal from The Boeing Company to lease a bigger part of the airport than previously assumed in the ALP. MOVED BY PALMER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. * In response to Councilmember Clawson's inquiry, Councilmember Palmer explained that an Airport Layout Plan has not yet been approved and the consultant will be directed to present new proposals. She stated that business jets at the airport will continue; however, the City will not be looking for a company to build a new business that would feature or try to attract a large number of business jets. *MOTION CARRIED. Finance Committee Chair Persson presented a report recommending approval of Claim Vouchers 265554 -265982 and one wire transfer totaling $2,880,820.76. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ... UTILITIES COMMITTEE COMMITTEE REPORT November 5, 2007 . ~~~~~~~l Date /1-5"-;'007· Conner Homes Reqnest for Oversizing Plat of Shy Creek (Referred October 22, 2007) The Utilities Committee recommends concurrence in the staff recommendation to approve the request for oversizing utilizing the method of cost reimbursement developed jointly by the staff and the developer for the additional work associated with wastewater improvements at the Plat of Shy Creek by Conner Homes. The Committee further recommends that the staffbe authorized to reimburse Conner Homes for actual costs not to exceed the requested $259,944. Costs in excess of the requested amount shall be brought back to Council for its approval. The Committee also recommends that $190,000 from the Stonegate IT account be transferred to the Oversizing account to provide sufficient funding for the oversizing request. Dan Clawson. Chair Terri Briere, Vice Chair f1M)U.~ r5el1;W. Law, Member cc: Mike Bailey, FIS Administrator Lys Hornsby, Utility Systems Director Dave Christensen, Wastewater Utility Supervisor Nenita Ching, PBPW Financial Analyst October 16, 2007 Jill Ding Sewall Wetland 1103 W. tv1eeI<er St SLile 1 01 Kent. WA 98l32-5751 City of Renton Planning/BuildingiPublic Works Department 1055 South Grady Way Renton, Washington 98057 RE: Shy Creek Wetland/Stream Buffer Second Quarterly Monitoring Report SWC Job # A5-306, City of Renton File #LUA06-009 Dear Ms. Ding, Inc. Ph::rle:~15 Fax: 253a52-4732 This report describes the results of Sewali Wetland Consulting, Inc. second quarter monitoring of the Shy Creek Plat mitigation project located in the City of Renton, Washington. The property is bordered to the north by NE 20d Street, to the south by SE 20d Place, to the east by Jericho Avenue NE, and to the west by Hoquiam Avenue NE. 1.0 INTRODUCTION 1.1 Mitigation Concept The proposed project is the construction of a 61 lot subdivision. The proposed road crossings required placement of an appropriate size culvert and impacts to both the creek and a portion (l, 713sl) of wetland. In addition, the 35' buffer of the Class 4 stream was reduced to 25' as allowed with enhancement. To compensate for the impact to 1,713sf of Category 3 wetland, 1,733sf of wetland was created to the west of the eastem road crossing along the sides ofthe channel. In addition, the rest of the wetland was enhanced (2,046sl) with native plantings and habitat features. To compensate for the reduced stream buffer, the entire buffer of the stream was enhanced with native plantings and large woody debris in and along the stream channel. The result ofthe proposed mitigation is no net loss of existing wetland function (floodwater storage capacity) and a large increase in habitat function for both the wetland and stream. 1.2 Installation and Monitoring The installation inspection of the Shy Creek mitigation site was conducted March 13, 2007 and an inspection nfrevised pl"ntings was wnducTed April 12.2007. Due to plant substitutions made and approved by Sewall Wetland Consulting, Inc., an 'As-built' map has been prepared entitled "Shy Creek As-built Mitigation Plan" and dated April 2007. Monitoring for Shy Creek will be conducted eight times over a five year period as required by the City of Renton. The monitoring will be conducted quarterly the first year and annually thereafter. The final mitigation monitoring report will be submitted prior to December 20 II. Sampling methodology was described in the mitigation plan note sheet, as well as in the first quarterly report. 1,3 STANDARDS OF SUCCESS 1.3.1 Evaluation of the success of the mitigation project will be based upon an 80% survival for all planted woody vegetation at the end of year 5. 1.3.2 Not more than 10% cover of exoticlinvasive species within mitigation area after year 5. Formerly known as 8·12 WeHand Consu~ing, Inc RE: Shy Creek Wetland/Stream Mitigation Sewall Wetland Consulting, Inc. #A5·306 October 5, 2007 Page 2 of3 1.3.3 The wetland mitigation project will create I, 733sf of wetland meeting at least the vegetation and hydrology criteria for a wetland as described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987). 1.3.4 Volunteer native, non-invasive species will be included as acceptable components of the mitigation. 2.0 OBSERVATIONS AND DISCUSSION OF SITE CONDITIONS 2.1 Second Quarter Survival Statistics for Installed Plant Material Table 2 indicates the current survival status for the mitigation areas. The required Standard of Success in areas planted with native vegetation is at least 80% survival at the end of Year 5. Table 2. S hy Creek Monitoring Statistics-YRI-2 # # Alive # Alive Survival Installed YRI-i YRl-2 ~/o TREES Big Leaf Maple 74 69 65 88% Sitka Spruce 10 10 10 100% Bitter Cherry 102 94 92 90% Douglas Fir 85 78 76 89% SHRUBS Vine Maple 131 111 III 85% Red-Osier Dogwood 31 31 31 100% Hazelnut 112 112 109 97% Indian Plum 94 90 86 91% Red Flowering 213 209 208 98% Currant Salmonberry 257 257 257 100% Sitka Willow 38 38 38 100% TOTAL 1147 1099 1083 94% 2.2 Invasive vegetation All invasive species appear to have been properly maintained. However, a large population of red alder (Alnus rubra) sapling3 has begun to overt.3ke the nC'\Vly constructed "itre{1.m rhannel. 2.3 Wetland Hydrology Standing water and inundated soils were observed within the wetland creation area during the March and April Installation field visits. Some areas of the wetland creation area retained water into the summer, and saturated soils were observed during both quarterly monitoring field visits. Hydrology will be further monitored during out YR 1-4 monitoring visit to take place during the early growing season in April 2008. 2.4 Native Plants and Habitat Native wetland plants were observed to have populated the wetland mitigation area and stream channel, suggesting proper wetland hydrology has been achieved and stream hydrology has been maintained. In addition, evidence of wildlife use was observed during monitoring including the presence of amphibians, deer and raccoon tracks, and deer scat. 3.0 RECCOMENDA TIONS RE: Shy Creek Wetland/Stream Mitigation Se\.vall Wetland Consulting, Inc. f:lAS-306 October 5, 2007 Page 3 of3 Dead trees and shrubs should be replaced between now and January. Some areas contain more hydrology than previously anticipated, especially adjacent to the wetland creation area. In these areas, Douglas fir (Psuedotsuga menzeisii) and vine maple (Acer circinatum) display increased mortality. It is suggested that these two species be replaced with Sitka spruce (Picea stichem'is) and Western Crabapple (Malux fusea) respectively where justified. Areas containing reed canary grass (Pha/aris arundinacea) which were addressed in the first quarterly report remain acceptable. The mitigation plantings are beginning to outgrow the grass, and no signs of stress were observed. However, a dense population of red alder saplings has now emerged along the newly constructed stream channel. This population is beginning to outgrow mitigation plantings in this area, and needs to be removed. Finally, continued construction activities onsite have lead to impacts within the mitigation area. Specifically, grading onsitc has lead to the disconnediun ufmiiigation irrigadon pipes in two locations and the partial burial of mitigation plantings in two additional areas. Also, the construction of the storm pond fence has lead to the separation of four mitigation plantings from the mitigation area. In order to remedy these impacts, the following measures need to be taken: l. Irrigation pipes onsite need to be checked for damage and repaired in order to maintain proper working condition. 2. Orange construction fencing and silt fencing need to be placed along the boundary of the mitigation area where fences or walls do not already exist in order to give a visible limit of work as specified on the Mitigation Note Sheet, Section 2.11 and 3.1.2. 3. The storm pond fence needs to be checked for proper location, and the mitigation plantings need to be relocated to the correct side of the fence. Finally, all construction debris and materials need to be removed from the mitigation area, including tools and surplus pipe and fencing, as required by the Mitigation Note Sheet, Section 3.5.3. 4.0 CONCLUSION Overall the buffer enhancement and wetland creation at the Shy Creek mitigation site seems to be succeeding. Third quarter monitoring is scheduled to take place in January 2008. Prior to this scheduled monitoring visit, dead mitigation plantings will replaced, volunteer red alder will be removed, and the current impacts mentioned above will be resolved. If you have any questions or need any additional information please contact me at (253) 859-0515 or by email attsmith(wsewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. /,//~ 'j Tonya Smith Wetland Scientist File: ts1A5-306 Sh)· Creck YRJ-2.doc Ed Sewall President Senior Wetland Ecologist October 10, 2007 Jill Ding Sewall Wetland 1103 W. Meeker Sl ~ WA90032-6751 City of Renton Planning/Building/Public Works Department 1055 South Grady Way Renton, Washington 98057 RE: Shy Creek Wetland/Stream Buffer First Quarterly Monitoring Report SWC Job # A5-306, City of Renton File #LUA06-009 Dear Ms. Ding, Inc. Phcne: 253<l5S{)515 Fax: 253<1524732 , '~. " This report describes the results of Sewall Wetland Consulting, Inc. first quarter monitoring of the Shy Creek Plat mitigation project located in the City of Renton, Washington. The property is bordered to the north by NE 2nd Street, to the south by SE 2 nd Place, to the east by Jericho A venue NE, and to the west by Hoquiam Avenue NE. 1.0 WETLAND MITIGATION CONCEPT AND GOALS 1.1 Mitigation Concept The proposed project is the construction of a 61 lot subdivision. The proposed road crossings of the site will require impacting both the creek and a portion (I,713sf) of wetland. These impacts are allowed with appropriate mitigation as described by Code. In addition, the 35' buffer of the Class 4 stream is proposed to be reduced to 25' as allowed by Code with enhancement. The road crossings will require placement of an appropriate size culvert. To compensate for the impact to I, 713sf of Category 3 wetland, I, 733sf of wetland will be created to the west of the eastern road crossing along the sides of the channel. This creation will involve excavating down the area to create wetland hydrologic conditions and maintain the existing storage capacity of the v,ctland for floodwater, and then fol101Ning 30il amcnd:m;n,s if Deeded, rcpl:mting ;"illl 3. mix of native trees and shrubs. In addition, the rest of the wetland will be enhanced (2,046sf) with native plantings and some habitat features such as large logs. To compensate for the reduced stream buffer, the entire butTer ofthe stream will be enhanced through the installation of native trees and shrubs as well as large woody debris in and along the stream channel. The result of the proposed mitigation is no net loss of existing wetland function (floodwater storage capacity) and a large increase in habitat function as the entire buffer and stream channel will be planted with native trees and shrubs and exotic deer will be removed. The removal of the deer will eliminate nutrients from animal waste entering the stream as well as eliminate the browsing of vegetation. The woody vegetation to be planted will restore a native plant community to the riparian area and provide a source of woody debris and invertebrate substrate Formerly known as 8-12 Wetland Consulting, Inc RE: Shy Creek Wetland/Stream Mitigation Sewall Wetland Consulting, Inc. #A5-306 Octobcr 5, 2007 Page 2 of5 for the stream channel as well as shade and cool the water in the channel which will benefit off- site, downstream areas of the tributary that do contain fish. 1.2 Mitigation Goals 1.2.1 Create I, 733sf of vegetated wetland meeting wetland vegetation and hydrology criteria. 1.2.2 Maintain pre-development hydrology to the wetland as a minimum. 1.2.3 Remove invasive! exotic plants from the mitigation area and replace with native species. 2.0 INTRODUCTION Although the success and final outcome of wetland mitigation, restoration and enhancement projects is never guaranteed, certain procedures can be utilized to increase the probability of success. One of the most important procedures for success following proper design and installation is the establishment of a monitoring plan to track changes and developments within the system. Monitoring provides the opportunity to evaluate the success of planted material within the system and observe early establishment of pioneer and volunteer species. By observing the success of planted and volunteer species during the first five years of the project, it may be possible to speculate on the successional pathway taken, and general success of the project. The installation inspection of the Shy Creek mitigation site was conducted March 13,2007 and an inspection of revised plantings was conducted April 12, 2007. Due to plant substitutions made and approved by Sewall Wetland Consulting, Inc., an 'As-built' map has been prepared entitled "Shy Creek As-built Mitigation Plan" and dated April 2007. Monitoring for Shy Creek will be conducted eight times over a five year period as required by the City of Renton. The monitoring will be conducted quarterly the first year and annually thereafter. Table 1. Mitigation Monitoring Schedule Monitoring Date Report Year 1-1 July 2007 September 2007 Year 1-2 October 2007 December 2007 Year 1-3 January 2008 March 2008 Year 1-4 April 2008 June 2008 Year 2 Fall 2008 December 2008 Year 3 Fall 2009 December 2009 Year 4 Fall 2010 December 2010 Year 5 Fall 2011 December 2011 RE: Shy Creek Wetland/Stream Mitigation Sewall Wetland Consulting, Inc. #A5-306 Ocwber 5, 2007 Page 3 of 5 During each site visit the overall success and rigor of the installation plantings is to be evaluated. Observations will also be made for any exotic/invasive species or native volunteer vegetation which may have entered the area. In addition, the wetland creation areas will be monitored during the early growing season for proper wetland hydrology. Sampling methodology is described in section 4.0 below. 3.0 STANDARDS OF SUCCESS 3.1 Evaluation of the success of the mitigation project will be based upon an 80% survival for all planted woody vegetation at the end of year 5. 3.2 Not more than \0% cover of exotic/invasive species within mitigation area after year 5. 3.3 The wetland mitigation project will create I ,733sf of wetland meeting at least the vegetation and hydrology criteria for a wetland as described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987). 3.4 Volunteer native, non-invasive species will be included as acceptable components of the mitigation. 4.0 SAMPLING METHODOLOGY The newly created wetland will be monitored six times over a three year period, once in the early growing season to monitor wetland hydrology, and once in the summer to monitor plant survival. Monitoring will be conducted using the techniques and procedures described below to quantify the survival, relative health and growth of plant material as well as the successful creation of an area meeting wetland vegetation and hydrology criteria. An annual monitoring report submitted following each years monitoring visit will describe and quantify the status of the mitigation at that time. 4.1. Hydrology \Vetland hydrology will be monitored using two (2) combination staff/crest gauges located within the restoration area. Surface water level or ground water saturation depths will be measured at these two stations to determine if wetland hydrology has been successfully attained. As is noted in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), wetland hydrology is defined as inundation or soil saturation (usually within 12" of the surface) during the growing season. The growing season lor this area is generally defined as the period between the middle of March and the middle of November. However, plant growth often occurs earlier in the year and sound professional judgment will be needed to detennine when the growing season is taking p lace at the site. Wetland hydrology will be considered successfully created if wetland hydrology is observed inundating or saturating the soil within 12 inches of the surface during the growing season. Readings will be made early in the growing season (@ March 15) to determine if wetland hydrology is present. 4.2 Vegetation RE: Shy Creek Wetland/Stream Mitigation Sewall Wetland Consulting, Inc. #A5-306 October 5, 2007 Page 4 of5 The vegetation monitoring consists of inspection of the planted material to determine the health and vigor ofthe installation. All the planted material in the wetland and buffer will be inspected during each monitoring visit to determine the level of survival of the installation. 5.0 OBSERVATIONS AND DISCUSSION OF SITE CONDITIONS 5.1 Fist Quarter Survival Statistics for Installed Plant Material Table 2 indicates the current survival status for the mitigation areas. The required Standard of Success in areas planted with native vegetation is at least 80% survival at the end of Year 5. Table 2. Shy Creek Monitoring Statistics-YRl-l # Installed # Alive YR1-1 Survival % TREES Big Leaf Maple 74 69 93.24 Sitka Spruce 10 10 100.00 Bitter Cherry 102 94 92.16 Douglas Fir 85 78 91.76 SHRUBS Vine Maple 131 111 84.73 Red-Osier Doqwood 31 31 100.00 Hazelnut 112 112 100.00 Indian Plum 94 90 95.74 Red Flowering Currant 213 209 98.12 Salmonberrv 257 257 100.00 Sitka Willow 38 38 100.00 TOTAL 1147 1099 95.98 5.2 Invasive vegetation In one location along the stream, near where it turns into the newly constructed section ditch, reed canary grass (Phalaris arundinacea) has begun to develop a strong population. As of yet the mitigation plantings have not shown any signs of stress due over shading by the grass. 5.3 Wetland Hydrology Standing water and inundated soils were observed within the wetland creation area during the March and April Installation field visits. Some areas of the wetland creation area retained water into the summer, and saturated soils were observed during the July monitoring field visit. Obligate wetland plants were observed to have populated the area, suggesting proper wetland hydrology has been achieved. Hydrology will be further monitored during out YRI-4 monitoring visit to take place during the early growing season. 6.0 RECCOMENDATIONS RE: Shy Creek Wetland/Stream Mitigation Sewall Wetland Consulting, Inc. #AS-306 October 5, 2007 Page 5 of5 Dead trees and shrubs should be replaced in the dormant season, preferably after the second quarter monitoring, which is to be completed on October 15,2007. It is assumed that dead trees and shrubs have dies as a result of individual plant stress and do appear to warrant species substitutions at this time. It is also recommended that the areas containing reed canary grass (Phalaris arundinacea) be closely watched during monitoring and maintenance visits in the areas mentioned above. If the grass population begins to grow over the height of the mitigation plantings, or ifany of the plantings begin to show signs of stress, mowing of the grass and installation of black weave cloth at the base of the plantings may be required. 7.0 CONCLUSION Overall the Shy Creek mitigation area seems to be thriving. Dead plantings can be attributed to individual plant stress and do not seem to suggest the need for species substitutions. Invasive species have not developed any population which warrant concern at this time, though all invasive species should continue to be removed as part of regular site maintenance. Wetland hydrology appears to have been achieved within the wetland creation areas. Second quarter monitoring is scheduled to take place on October 15, 2007. Replacement of all dead mitigation plants addressed in this report, as well at the second quarter report, will be replaced during the dormant season of this year. Replacement of these plantings will be veritied during the third quarter monitoring visit to take place in January 2008. If you have any questions or need any additional information please contact me at (253) 859- 0515 or by email attsmithCiilsewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. J:t~ Wetland Scientist File: IsIA5-306 Shy Creek YRI-l.doc Ed Sewall President Senior Wetland Ecologist CIT~ IF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator September 25, 2007 John Skochdopole Conner Homes Company 846 108th Avenue NE Bellevue, W A 98004 Subject: Request for First Quarterly Monitoring Report Shy Creek Wetland/Stream Mitigation Dear Mr. Skochdopole: This letter is to inform you that the first quarterly monitoring report for the wetland mitigation project at Shy Creek was due to the City on September 6, 2007. As oflhe date of this letter I have not received the report. Two copies of the required report should be submitted to my attention by October 10,2007. Thank you for your timely assistance in this matter. If you have any questions I can be reached at (425) 430·7219. Sincerely, ();d '1! ~ ~~IK.Ding V Senior Planner cc: City of Renton File LUA06·009 Ed Sewell-Sewell Wetland Consulting ------------I-O-55-S-0-u-tb-G-rn-d-y-w-a-Y-·~Re-n-m-n-,w--~-bi-ng-t-on-·-98~O-57-------------~ , *" This papercootalns 50% recycled material, 30% postconsumer AH;EAD OF THE CURVE December 14, 2006 John Skochdopole Conner Homes Company 846 108 'h Avenue NE Bellevue, W A 98004 RE: Shy Creek Wetland Mitigation Dear Mr. Skochdopole: tto1®t fJ~ CIT,\: -.IF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator It has come to my attention that the wetland and stream mitigation for the Shy Creek Preliminary Plat has been installed and completed. In order to begin the 5 year maintenance and monitoring period, I will need the following: I. Verification Letter: A letter from your wetland and stream biologist specifically stating that all mitigation has been installed in full accordance with the approved July 18 th , 2006 mitigation plan prepared by Sewall Wetland Consulting, Inc. 2. Maintenance and Monitoring Contract: A final maintenance and monitoring contract (or contracts) for our review prior to execution of the contract. The contract language must ensure compliance with the performance standards as outlined on the approved mitigation plan as well as the maintenance and monitoring standards ofthe Renton Municipal Code: a. RMC 4-8-120D23vii " ... The compensation project shall be monitored for a period necessary to establish that performance standards have been met, but not for a period less than 5 years. The scope of the contract must clearly cover the cost of plan maintenance and replacement as well. The language in the contract must also guarantee that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with the survival rates noted in the final approved wetland mitigation plan. The contract must include quarterly monitoring reports for the first year and annual reports thereafter. The final contract must be signed. Based on the final contract, I will be able to provide you with the required surety device amount (no bonds accepted, 125 percent of the amount). -------------Io-5-5-So-u-fu-G-r-oo-y-w-a-y-.-R-~-ro-~--w-M-h-in-~-o-n-9-80-5-5------------~ AHEAD OF THE CURVE If you have any questions, feel free to contact me at (425) 430-7219. Sincerely, ~{/~/7 .. ~/ I )'1 ' ~~ :;/ Jill K. Ding V Senior Planner cc File September 12,2006 Department of Natural Resources 950 Farman Avenue North Enumclaw, WA 98022-9282 Dear Megan: CITY JF RENTON PlanninglBuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator This notice is to let you know that the City of Renton issued a Mitigated Determination of Non-Significance (DNS-M) on April 24, 2006 for the Shy Creek project. The project is located in Renton and the applicant is the Conner Homes Company. The applicant will receive an approved clearing and/or grading permit for this project per WAC 222-20- 010(8) by the end of September. We have no objections to waiving the 14-day review period per WAC 222-20-020(1)(c). Legal location of proposal: Section 15, Township 23N, Range 5E, W.M. at NE 2nd Street, Hoquiam Avenue NE, SE 2nd Place, and Jericho Avenue NE in Renton, Washington. Please call me at (425) 430-7219 if you have further questions. Sincerely, £.::::220 Senior Planner -------------1o-5-5-So-u-ili-G-r-ad-y-w-a-y---R-en-to-~--W-M-h-m-~-o-n-9-80-5-5------------~ m This paper contains 50% recvcIed material. 30"/0 POSt consumer AHEAD OF THE CURVE July 21,2006 Michael L. Matheson, PE TRIAD Associates 12112 -115tb Avenue NE Kirkland, W A 98034 Dear Mr. Matheson: Subject: Shy Creek PP (LUA06-009) . TRIAD Project No. 03-185 Design Code Modification Request CITY ~F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The Shy Creek preliminary plat is proposing construction of a nine-foot (9') wide boulevard island between two fourteen-foot (14') wide drive lanes. Sidewalk, curb and gutter would be installed on both sides. The design is partly driven by the location of wetlands and a protected buffer but also for a desired gateway effect into the new development. The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures, as defined in Section 4-9-250D, clearly states the criteria for approval by the department's Administrator. In order for a modification to be approved, the department's Administrator must, " ... find that a special individual reason makes the strict letter of this Ordinance impractical, that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (a) Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by this Ordinance, based upon sound engineering judgment; and (b) Will not be injurious to other property(ies) in the vicinity; and (c) Conform to the intent and purpose of the Code; and (d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts to other properties in the vicinity." The proposed plat appears ripe for modification as all improvements and agreements are within the plat. No other properties are involved. Access, both domestic and emergency are provided in excess of code standards, but not wide enough to provide parking in the entrance under the proposed design. ------I-05-5-S-ou-th-Gr-ad-y-W-a-y---Re-n-to-n,-W-as-h-ingt-o-n-9-80-5-5------~ 64() This paper contains 50% recvcIed material. 30% oost ronsumer AHEAD OF THE CURVE Michael L. Matheson, PE Shy Creek PP (LUA06-OO9) Page 20f2 Modification Approved with Conditions: 1. No parking is allowed in the entrance where any paved surface is less than twenty feet (20') wide. Signs, paint or a combination, may be required. 2. No plantings shall be included in the center island. Any interior decorative installation shall be flush to the top of the rolled curb and designed to temporarily support heavy equipment. 3. Mountable (rolled) curb shall be installed around the entire circumference of the proposed center island. Additional.mou.ntable curb, as designated by the Fire Marshal, may be required on the curved comers of the sides of the entrance. 4. Final design shall be subject to review and conditions by the Fire Marshal. 5. Final channelization plans shall be submitted for review and approval by the Development Services Division and Transportation Operations Section, prior to recording of the plat. This decision to approve the proposed Street Modification is subject to a fourteen-(14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m., August 4, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. City of Renton . . Municipal Code Section 4-8-110 governs appeals to the Examiner. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430- 6510. If you have any questions, please contact Juliana Fries, project manager, at (425) 430-7278. Sincerely, r)~r1 1\. ~ JXv\GL Kayren Kittrick Development Engineering Supervisor Public Works Inspections & Permits cc: Neil Watts, Development Services Director Stan Engler, Fire Marshal Juliana Fries, Engineering Specialist LU A 06-009, File August 8, 2006 John Skochdopole Conner Homes Company 846 -J08'h Avenue NE Bellevue, W A 98004 CIT1 Re: Shy Creek Preliminary Plat, LUA-06-009, PP )F RENTON City Clerk Bonnie L Walton Between SE 2nd PI. and NE 2nd St. & between Jericho & Hoquiam Aves. NE Dear Mr. Skochdopo)e: At the regular Council meeting of August 7, 2006, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If! can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Randy Corman Jennifer Henning, Principal Planner -,-os-s-S-ou-th-Grad--y-W-a-y---Re-n-ton,-W-ashlngt-·-o-n-9-S0-S-S--(-4-2S-)-43-0--6-S'-O-I-FAX--(4-2S-)-43-0--6-S-'6-~ 64i) This paper contains 50% recycled matooat 30% post COflsumer AHEAD OF THE CURVE August 7, 2006 Community Services: Maplewood Golf Course Reserve Fund Use, Water Rights Attorney Fees, Budget Amend Planning: East Renton Plateau P AA Future Zoning Planning: 1-405!NE 44th St ROW Plan, HUD Grant Payment Processing, Budget Amend Annexation: Leitch, SE 136th St & l40th Ave SE Plat: Shy Creek, Jericho Ave NE & NE 2nd St, PP-06-009 Airport: Aerodyne Lease, Addendum #12, LAG-84-006 WSDOT: 1-405 Cedar River Vicinity Charette Concept Concurrence Transportation: 2007-2012 TIP Utility: Springbrook Creek Wetland & Habitat Mitigation Bank Lot Line Adjustment Map CORRESPONDENCE Citizen Comment: WynsomelWeil -Provost Variances Appeal, Alan & Cynthia Provost, V -06-024 Renton City Council Minutes • Page 263 Community Services Department requested authorization to use funds in the amount of $20,000 from the Maplewood Golf Course reserve fund balance for water rights attorney fees to assist in perfecting a water rights claim. Refer to Finance Committee. Economic Development, Neighborhoods and Strategic Planning Department recommended setting a public hearing on 911112006 to consider future zoning for the remaining unincorporated portions of the East Renton Plateau Potential Annexation Area. Refer to Planning Commission; set public hearing for 911112006. Economic Development, Neighborhoods and Strategic Planning Department recommended approval to amend the 2006 Budget to add authority to process payments for the $300,000 HUD BED! (Housing and Urban Development Brownfield Economic Development Initiative) grant awarded to the City for the 1-405!NE 44th St. right-of-way plan. Council concur. (See page 265 for ordinance.) Economic Development, Neighborhoods and Strategic Planning Department submitted 60% Direct Petition to Annex for the proposed Leitch Annexation and recommended a public hearing be held on 8/2112006 to consider the petition and future zoning; 14.59 acres located in the vicinity of I 40th Ave. SE, 143rd Ave. SE, SE 136th St., and SE 138th St. Council concur. Hearing Examiner recommended approval, with conditions, of the Shy Creek Preliminary Plat; 61 single-family lots on 16.1 acres located in the vicinity of SE 2nd PI., NE 2nd St., and Jericho and Hoquiam Avenues NE. Council concur. Transportation Systems Division recommended approval of an addendum to the airport lease LAG-84-006, which: increases the rate, extends the term to 8/31/2016, and assigns the lease from Southcove Ventures, LLC to Aerodyne, LLC. Refer to Transportation (Aviation) Committee. Transportation Systems Division recommended approval of a concurrence letter with Washington State Department of Transportation regarding the 1-405 Cedar River Vicinity Charette concept. Council concur. Transportation Systems Division submitted the annual update of the Six-Year Transportation Improvement Program (TIP) and Arterial Street Plan. Refer to Transportation (Aviation) Committee; set public hearing on 8/2112006 to consider the TIP. Utility Systems Division recommended approval of the Springbrook Creek Wetland and Habitat Mitigation Bank lot line adjustment map. Council concur. MOVED BY NELSON, SECONDED BY CLAWSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. A letter was read from Rebecca Wynsome and Gary Weil, 3711 Lake Washington Blvd. N., Renton, 98056, concerning the appeal ofthe Hearing Examiner's decision regarding the Provost variances application. MOVED BY CLAWSON, SECONDED BY BRIERE, COUNCIL REFER THIS CORRESPONDENCE TO THE PLANNING AND DEVELOPMENT COMMITTEE. CARRIED. l { OF RENTON COUNCIL AGEND ..... ILL - ---; I I AI #: I· j ~ ,} Submitting Data: For Agenda of 817!2006 DeptiDivlBoard .. Hearing Examiner Staff Contact....~~ Fred J. Kaufinan, ext. 6515 Agenda Status Consent..~ ........... X Subject: Public Hearing.~ Correspondence .. Shy Creek Preliminary Plat Ordinance ............. File No. LUA-06-009, ECF, PP Resolution.~ .... ~ ..... Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept...~.~~ .. Council Concur Finance Dept... ... Other ............. ~. Fiscal Impact: Expenditure Required... N! A Transfer! Amendment. ..... . Amount Budgeted ... ~~~~ Revenue Generated~~ ..... ~. Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was held on May 23,2006. The Hearing Examiner's Report and Recommendation on the Shy Creek Preliminary Plat was published on June 27,2006. The appeal period ended on July 11,2006. The Examiner recommends approval ofthe proposed preliminary plat subject to the conditions outlined on pages 9 and 10 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Approve the Shy Creek Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnetlagnbill1 bh I June 27, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: PROJECf NAME; LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: John Skochdopole Conner Homes Company 846-108th A venue NE Bellevue, W A 98004 Shy Creek Preliminary Plat File No.: LUA 06-009, PP, ECF Between SE 2nd Place and NE 2nd Street and between Jericho and Hoquiam Aves. NE Approval for a 61-lot 7-tract subdivision of a 16. I-acre site intended for the development of single-family detached residences. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on May 16, 2006. 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 May 23,2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 23, 2006, at approximately 9:00 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 Exhibit No.2: Preliminary Plat Plan original application, proof of posting, proof of publication and other documentation pertinent to this project. Shy Creek Preliminary File No.: LUA-06-009 PP, ECF June 27, 2006 Page 2 Exhibit No.3: Preliminary Grading Plan Exhibit No.5: Tree Cutting/Land Clearing Plan Exhibit No.7: Neighborhood Detail Map Exhibit No.9: ERC Mitigation Measures Exhibit No. 11: Revised Preliminary Plat Exhibit No. 13: Illustrative Drawing of Entrance Area Exhibit No.4: Preliminary Drainage and Utility Plan Exhibit No.6: Conceptual Landscape Plan Exhibit No.8: Zoning Map Exhibit No. 10: Letter from the Watershed Company dated 4127/2006. Exhibit No. 12: Stream Enhancement Plan The hearing opened with a presentation of the staff report by Jill Ding, Associate Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located south ofNE 2nd Street, north ofSE 2nd Street, east of Hoquiam Avenue NE and west ofJericho Avenue NE. The property is zoned R-4 and the Comprehensive Plan is Residential Low Density. The site is approximately 16 acres. The original plat map was revised, the original entrance off of Jericho Avenue NE on the east side of the property was aligned with the school driveway across the street. The ERC stated that this proposed entrance to the new plat would create additional impacts to the wetland, wetland buffer, the on-site stream and the stream buffer and so the entrance was relocated to the north of the original entrance and is now outside of the wetland and buffer area. There are two single-family residences and associated outbuildings on the site, they are proposed to be removed and 61 new detached single-family residences will be built. A Class 4 stream crosses the property from east to west and then south. There are four Category 3 wetlands that have been identified on the property. The Class 4 stream requires a 35-foot buffer, the applicant requested to reduce the buffer to 25- feet and the request was granted by the Development Services Director. Category 3 wetlands require a 25-foot buffer, if the wetland area is less than 2200 square feet in area and is an isolated wetland, it would not be regulated by the City's critical area regulations. Wetland A is located on the east side of the site and is connected to the Class 4 stream and is a regulated wetland. Wetland B is \,912 square feet and located in the southeast portion of the property. Wetland C is 1,405 square feet and located on the north end of the property. Wetland Dis 739 square feet and is located just south of Wetland C in the northern section of the property. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M), which included 7 mitigation measures. No appeals were filed. An addendum to the Shy Creek Preliminary. __ t File No.: LUA-06-009 PP, ECF June 27, 2006 Page 3 DNS-M was issued on May 17,2006, which discloses the three additional wetlands on the subject property. No appeal period is required for an addendum. The proposed plan is consistent with the Residential Low Density Land Use Element, Community Design Element and Environmental Element of the Comprehensive Plan Designation. The proposed plan results in a net density of 4.57 dulac which complies with the density requirements for the R4 zoning designation. All lots appear to be in compliance with the minimum required lot width, depth and size standards as prescribed in the R4 zone. The proposed lots appear to contain adequate area to meet the setback requirements. All setbacks will be verified prior to issuing individual building permits. The building height is limited to two stories and 30-feet. The two existing residences are proposed to be removed from the subject site. The demolition permits and all inspections must be completed prior to final plat approval. A tree cutting and land-clearing plan was submitted, within the plan it was proposed to retain 72 trees based on the City's requirements. There were 600 trees on site, 323 are considered protected trees per the City's clearing regulations. The Development Services Director signed a determination that 25% of significant trees should be retained or replaced on site. Of the 323 protected trees the applicant would be required to retain or replace 81 trees, with 72 retained, it is also proposed to plant 110 street trees, giving them a total of 182 trees that are retained or replaced. The minimum amount of landscaping required along all public rights-of-way is five feet and must consist of draught tolerant vegetation or irrigated. Two trees 1-112 inches for deciduous or six to eight feet in height for conifer within the front area of each lot. The applicant would be required to provide an additional5-foot planting strip along the proposed right-of-way frontage of the new looped road system within the plat. A detailed landscape plan is required for review and approval prior to issuing building permits. The proposed lots appear to have sufficient building area for the development of detached single- family homes. All corner lots at intersections of dedicated public rights-of-way would have a minimum radius of 15 feet. A stream enhancement plan was presented and the plantings being proposed are very dense. Access to the site is proposed via a new internal access road offofNE 2nd Street, Jericho Avenue NE, and Hoquiam Avenue NE. Full street improvements would be required along the frontages ofNE 2nd, SE 2nd , Jericho, Hoquiam and the proposed looped road. There are assorted easements within the plat that will be used to access various private lots. A homeowner's association or maintenance agreement for the development will be required for any common improvements and/or tracts within the plat. Shy Creek Preliminary • File No.: LUA-06-009 PP, ECF June 27, 2006 Page 4 Traffic, Fire and Parks Mitigation Fees have been imposed on the project. The site is located within the Renton School District and it has been noted that they would be able to handle the approximately 26 new students. An outside consultant did review the stream mitigation plan, there were some revisions requested regarding the selection and installation of plants. A revised mitigation plan was required to be submitted at the time of utility construction application for review and approval by Development Services project manager. To reduce the impacts in the area of the eastern stream crossing due to impacts to the stream, wetland and associated buffer areas the applicant will install a bottomless box culvert with footings located outside of the stream channel. As a result of this, Wetland A would still be impacted, these impacts could be mitigated elsewhere on site possibly within Tract C. A Native Growth Protection Easement is required for Tracts B, C and F. A Preliminary Technical Information Report was submitted, the proposed method of drainage control would be via a wetpond located on the southwestern comer of the plat within Tract G. The pond is in compliance with the 2005 King County Surface Water Design Manual and will release water per Level 2 Flow Control Standard. The project area is located outside the City of Renton water service area and will have to comply with the Water District 90 requirements. The project is located within the City of Renton sewer area, there are no existing sewer mains located adjacent to this site. The sewer main will be extended along the full boundaries of the plat. There is a section missing from the plans submitted, therefore a section from the northernmost terminus of the sewer main along Jericho Avenue NE will need to be extended to the northernmost boundary of the plat. A lift station will be required to service portions of the plat. The preliminary location of the lift station has not been approved. Prior to recording the plat, any existing septic systems must be abandoned. John Skochdopole, Connor Homes Company, 846-1 08 th Avenue NE, Bellevue, W A 98004 stated that he is the project manager at Connor Homes. He clarified that the access easement drawn across the front of Lot 8 and connects to Jericho is just an error, it provides access to Lot 8 only. They do have a Water Availability Certificate from Water District 90. There was never any intention to have access from Jericho, 2"" Avenue SE or NE 2"" Avenue. Primary access for Lots 54 through 61 and Lot 53 will come straight off Hoquiam Avenue. They would like some clarifications on some of the staffrecommendations: The request to have the sewer lines taken to the northernmost edge of the property line, is that to the end of Lot 34 or all the way to 2"" Street. Shy Creek Preliminary. __ • File No.: LUA-06-009 PP, ECF June 27, 2006 Page 5 For the pond fence, they would like to do cyclone fencing especially with the extensive landscaping that is going into that area. If it is visible, it is more likely to be maintained, when the area is closed off, and no one can see it, it is likely to be forgotten about by Homeowners' Associations. The entry included in the revised preliminary plat shows a curved linear road, which requires a slight deviation from code. The code states that a piece of straight street between two curved portions of street, as drawn this does not comply with that code. They are trying to follow the curve of the creek to enhance the entrance and make it interesting. The entrance has extra width in the roadway over the 42-foot requirement, they would like to install an island in the center. The road would not be 20-feet wide on either side of the island, but the other accesses to the development would meet the fire requirement ofa 20-foot roadway. Ifneed be, the island could go away. The new R-4 code regarding the five-foot landscaping on the frontage of all lots abutting a private right-of-way, they have proposed a five-foot boundary landscape strip completely around the plat. Those areas have space behind the sidewalk and should be landscaped. However, the code suggests that grass cannot be put in the front five feet of a traditional single-family lot, and if he does, it must be irrigated, which could upset potential homeowners. The Examiner stated that that is code and would have to be taken up with City Council. . Kavren Kittrick, Development Services Division stated that the Fire Department would be against any island in Road A or anything that would not give them the full20-foot access required for their rigs. She did state that they would work with the parties and try to come to some compatible design that would be agreeable to the various parties. Sewer extension, by code says it must go to the northernmost boundary, which would be Lot 34. She is not sure why it has been requested to go all the way to Jericho, if that is a requirement latecomer will be left open. There is a need for the pond area to be landscaped and fenced, whether it is a cyclone or cedar fence, the area must be landscaped. The visibility is great because the homeowners remember to maintain the area. She saw one where the cyclone fence was on the interior while the cedar fencing was only along the public street. There will be no access to SE 2nd Street with a road between Lots 9 and 10. Jill Ding stated they were aware of the concerns in regards to the five-foot landscaping requirements along the frontage ofthe looped access road. It is a code requirement. Occasionally staff and council do meet to make adjustments to some conditions of the code. The applicant is always free to address the Mayor or City Council with some requests as to why it is not working or with some suggestions on how it could work better. 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 approximately 10:23 am. Shy Creek Preliminary File No.: LUA-06-009 PP, ECF June 27, 2006 Page 6 FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, John Skochdopole, Conner Homes, filed a request for a Preliminary Plat approval. 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 issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located between SE 2nd Place and NE 2nd Street on the south and north, respectively, and between Jericho and Hoquiam Avenues on the east and west, respectively. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development oflow density single family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-4 (Single Family - 4 dwelling units/acre). The subject site was part of what is known as the "Mosier II Annexation." Section 4-2- IIOD.13 permitted development of five (5) dwelling units per acre and relaxed dimensional standards including 7,200 square foot lot size, 60 foot wide for interior lots and 70 feet for corner lots, 70 foot lot depth, 15 foot street side yard or 5 feet interior side yard. 8. The subject site was annexed to the City with the adoption of Ordinance 5171 enacted in January 2006. 9. The subject site is approximately 16.1 acres or 703,058 square feet. The site is generally rectangular although third party property intrudes into what would be the northeast corner of the rectangle. The subject site is approximately 600.59 feet wide (east to west) by approximately 1,315.39 feet long. 10. The subject site slopes downward toward the west at between a 10 and 20 percent grade. There is also a slight dip in the center of the subject site where a small Class 4 creek runs east to west through the site. The stream would require a 35-foot buffer under code. The applicant proposes enhancing the creek, which would allow a buffer reduction to 25 feet. Four Category 3 wetlands are located on the subject site. It was found that three of them were below the minimum size of 2,200 square feet and are normally exempt from the Critical Areas regulations. Wetland A is 3,759 square feet and would require a 25-foot Shy Creek Preliminary : File No.: LUA-06-009 PP, ECF June 27, 2006 Page 7 buffer. Staff determined that Wetland B, at 1,912 square feet, fell just below threshold and recommended that impacts to it be mitigated. It is still a natural area. Wetland C is 1,40S square feet and Wetland D is 739 square feet. 11. In addition to the mitigations or buffers noted above, the ERC and staff required the proposed east entrance to be relocated and redesigned to protect and preserve Wetland A and to provide a more natural creek bed and stream crossing near the proposed entrance. 12. The subject site has a variety of vegetation that includes 631 trees. The tree survey determined that 323 trees meet the criteria to be "protected trees." The applicant has proposed maintaining 72 of those trees and planting an additional 110 trees. The Director determined that this proposal met the City's requirements that 2S% of trees be maintained or replaced with reasonably sized, 2 inch caliper trees. Trees in natural protected areas will be included in a Native Growtb Protection easement. 13. In order to develop building pads, roads and utilities the applicant proposes approximately S2,872 cubic yards of cut and approximately 3S, 104 cubic yards of fill. 14. The applicant proposes dividing the subject site into 61 single-family lots as well as 7 tracts. The seven tracts would be used to protect sensitive areas, provide recreation or provide for stormwater detention. Tracts A to F run from east to west in the central area of the property and contain either the stream or areas on either side of the stream. Tract G would be located in the southwest comer of the plat and contain the storm drainage pond/system. IS. The 61 lots would support detached single-family lots arrayed around an internal looped public road. There would be one tier oflots located along the eastern property line, Jericho. These lots would be "single tier" lots with a rear yard along a street. The interior block would be two lots wide. The western lots would generally be in a two-tier arrangement. There would be some interior lots, Lots 7 to 12, 14 and 34 and 3S. They would be accessed by easements in the northeast, southeast and south-central portion of the subject site. 16. There would be three main access points for the plat to surrounding streets. In the north- central area of the plat would be a connector road that intersects NE 2nd Street. There would be connections along the east-central and west-central areas to Jericho and Hoquiam Avenues, respectively. As noted easement roads or pipestems would provide access to interior parcels. 17. The density for the plat would be 4.S7 dwelling units per acre after subtracting sensitive areas (stream and wetland) and roadways. 18. The subject site is located within the Renton School District. The project is expected to generate approximately 26 school age children. These students would be spread across the grades and would be assigned on a space available basis. Shy Creek Preliminary t File No.: LUA-06-009 PP, ECF June 27, 2006 Page 8 19. The development will increase traffic approximately 610 trips and approximately ten percent of the trips, or approximately 61 additional peak hour trips will be generated in the morning and evening. 20. Storrnwater will be detained in a pond in Tract G in the southwestern comer of the plat. The wetpond was sized in compliance with the 2005 King County Manual. The ERC imposed a higher standard of flow control. Staffhas recommended that the pond be landscaped and a 6-foot tall, solid wood fence be provided around the tract. 21. Sewer service will be provided by the City. The applicant's plan did not appropriately show the sewer line extended along the full property boundaries. A sewer lift station will also be required but the plans submitted for the proposed location, were not approved by the City. The applicant will have to modify their plans, which would remain subject to City approval. Any septic systems on the subject site will need to be appropriately decommissioned. 22. Water service in this area will be provided by Water District 90. The applicant will need appropriate approvals from that agency. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The plat provides additional single-family housing choices for residents of the City. The lots will be larger also affording future residents a choice of more yard space and possibly larger homes. 2. The plat and its roadway infrastructure has been designed to protect a creek and wetlands thereby preserving some of the natural amenities on the site. Clearly, the proposed buffer reduction along the creek serves the applicant but presumably the tradeoff will be an enhanced creek corridor through the subject site. In addition, the applicant will be protecting the wetland and mitigating its proposed impacts to the smaller wetland area. The creek crossing will be redesigned and a roadway will be located to avoid additional impacts to the creek. 3. The development of the plat will increase the population and with that will be the resultant impacts of additional traffic and general hubbub of a new residential community. These results were expected when the Comprehensive Plan and Zoning were adopted for this area. 4. The applicant will be paying a variety of mitigation fees to help offset its impacts on roads, parks and emergency services. In addition, the development of the plat will . increase the tax base of the City. 5. The plans will have to be revised to provide appropriate utility line extensions and a suitable location for a sewer lift station. Both items will have to be approved by the City. 6. In conclusion, the plat should be approved by the City Council subject to the conditions noted below. Shy Creek Preliminary File No.: LUA-06-009 PP, ECF June 27, 2006 Page 9 RECOMMENDATION: The City Council should approve the proposed plat subject to the following conditions: I. The applicant shall comply with all requirements of the Determination of Non- significance -Mitigated that was issued by the Environmental Review Committee on April 25, 2006. 2. Demolition permits shall be obtained and all inspections completed on the demolition of the existing residences and detached accessory structures prior to final plat approval. 3. A revised landscape plan shall be submitted prior to final plat approval to the Development Service Division project manager for review and approval. The revised landscape plan shall identifY a 5-foot planting strip along the street frontage of the proposed "looped" road in addition to the perimeter roads and shall show two trees within the front yard areas of all lots within the proposed subdivision. 4. The applicant shall be required to place "No Parking" signage along the 26-foot wide private access easement prior to fmal plat approval. 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 6. A revised stream mitigation plan incorporating the comments from the Watershed Co., dated April 27, 2006 shall be submitted at the time of Utility Construction Permit Application, for review and approval by the Development Services Division Project Manager. 7. Mitigation shall be required for the impacts proposed to Wetland B. A detailed mitigation plan for the impacts proposed to Wetland B shall be submitted at the time of Utility Construction Permit Application to the Development Services Division Project Manager for review and approval. 8. A bottomless box culvert with footings located outside of the stream channel shall be the stream crossing method required for the crossing located on the east side of the project site. 9. A Native Growth Protection Easement shall be recorded over Tracts B, C, and F prior to or concurrent with the recording of the final plat map. Shy Creek Preliminary File No.: LUA-06-009 PP, ECF June 27, 2006 Page 10 10. The edge ofthe wetland and stream buffers shall be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit Application for review and approval. The fencing and signage shall be installed prior to the recording of the final plat. 11. The stormwater detention tract (Tract G) shall be landscaped and irrigated (unless drought tolerant plants are used) appropriately. In addition, the stormwater detention tract shall be fenced with a 6-foot solid wood fence. The applicant shall submit a landscape plan and fencing detail for the review and approval of the Development Services Project Manager prior to recording of the plat. ORDERED TlITS 27'" day of June 2006 HEARING EXAMINER TRANSMITTED TlITS 27'" day of June 2006 to the parties of record: Jill Ding 1055 S Grady Way Renton, W A 98055 Mick Matheson Triad Associates 12112 115'" Avenue NE Kirkland, W A 98034 Gary & Judy Hasting POBox 7029 Covington, W A 98042 Kayren Kittrick Development Services City of Renton J. Alain Smith 13415 144'" Avenue SE Renton, W A 98059 Theodore & Beverly Glandon 101 Hoquiam Avenue NE Renton, W A 98059 TRANSMITTED TlITS 27'" day of June 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire John Skochdopole Connor Homes 846-108'" Avenue NE Bellevue, W A 98004 Pamela Sommerville 29604 23 M Avenue SW Federal Way, WA 98023 Robert Heide 13628 143 M Avenue SE Renton, W A 98059 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 King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Shy Creek Preliminary •• u. File No.: LUA-06-009 PP, ECF June 27, 2006 Page I I Pursuant to Title IV, Chapter 8, Section 100(G) of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., July 11, 2006. 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 filed in writing on or before 5:00 p.m" July 11. 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance ofFaimess 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 ·1 . (!) l.,,/ U~ I~ ~ 142nd Ave. F6 . 15 T2.3N RSE W 1/1, I ;)Ji cbi 140th ~Av~. S1E -' CI.l I?':l .... "" 14211nd Ave. I I SE ~ 0- ;0 I 0) ~ '~l l~ n .:!? ,.' ........... ~l l··~ iO iO 1 1 f-> I - CO 0 i " -0., ,.- i ~ ~ ~~~ Ave. SE )Qj 14~:d Ave SE ,I~ .. ~ I I!I'RI~ ~ l . 144th Ave.7£]I , J ~ f Ie:'> .J.>~;' "SI'".?,!¢ :> '>J! tlCl1l.:HU ftVt! !~.rJ . i ~ '45th Ave SEI : • I ,~ . ,~, ., S [146th Ave. SEI ! ~ .. ~ ~ § Z ~ ~ ~~ t:::0\ t:l!l..) I;; ~r-t ~ CI.l t=:IlC:=======: ..... >I>- C7I s: '"0 -~ 148th ! ~ Pl. SE 149th J I Pi. SE ___ , , ""I -. ...- ('I Lyons Ave. NE . --I -I i i ! ! 'I 1 ....... 1 ..•..• ' ~--. 7 I rl~ I ! \ '1-'1:~:.. ._. I I __ I I . I, ,;0, Ii ~T i --i, ( .?, .. J._< .. "+..-"" ... ;ql ,Ii ;"JIoi< . 1 111 ulll_-_-.s_· .. ---=AN~>t;..'3=~::...;.}!;"",=:::...::A!!:::::~::.:..o _-_"" '""'_I • .ll"1d AIIYNItfI73lid ~ .; .. .; OJ " , z ::.l , . ' ;.0:1 ~ :~ :..' CITY OF RENTOI. " DETERMINATION OF NON-SfGNIFICANCE.MJTIGATED MfTIGA nON MEASURES' APPLICATION NO(S): LUA06-009, PP, ECF APPLICANT: Conner Homes Co., John Skochdopole PROJECT NAME: Shy Creek Preliminary Plat DESCRIPTION OF PROPOSAL: App/icant pro~ses to sul)divide ariexisling 703,058 square foot (16.1 acre) site into 61 lots and 7 !(acts. The site is located within the Resideniial-4.dWelling unl! per acre (R-4jzoning desifjnafion. An exisfing residence and aSSociated detached accessory structvtes are propoSed to be remoVed. l'heproposed lots would range in size from 7,200 sq([are feet to 9,844 square feet. Access to the prOposed lots would be provided viaaninterrial'access 'looped' roai!. A Class 4 stream with a required 35-(001 buffer and Category 3 wetfand With a2&-fool required buffer are located on the subject site. Two stream crossings are proposed, approximately 418 feet of stream ate proposed to be relocated, and a reduction in the stream buffer 'width down to 25 ,feet is also proposed. rn addition approximately 0.4 acres of wetland are pro~sed to be tilled. Mlt/gaf1on fbrthe wellam1 and stream impacts would be provided onsile. tOCATION OF PR0POSAl: !£AD AGENCY: gltflJ'Al1l0l;f Mt:aSUR§l; 1'. The applicant shaD comply in the gao ' " I report prepared, by Earth ,', .~sultantsl Inc. daled FehlfUarf1.a!IOSO :.. , 2, ',,1:11'eapplici:ml shaH beireql~jrEid'tJPI'oViI:f~ and 1edime ,'!kin ,Control Plan (TESCP) designed ' ,'Wts.lfant to the Departmen:'I~!i~~:~ Co¢Q:ll " .' riienlS outfined in Volume II ,of the • S:lQ6nWater ManagemjJnf " willi, Co~ Imalion-Plan pnOr 10 ~,of Gtihs.truction Permits. ThIs Stlbject to the ~r3dJ pPto~1 or ,the Development $erVices ONf'*io, ' -,,' . ' "--'. . 3. The,·;dekmtionsystem for this , &miply \fith'requirements {ound in the 2005 KIng COunty ~t:e W<ller Design " , ' ' ':, J' , ," " , 4. " i:h~ ilpplicant ShaH be requlrGd tc>:refOcate ,the~~~ wide 'entninee, to t{le plat to a locatJon Wh~ ,tI1e wefl'~lkf .aBd its assoeiatedl)uff6l:wou!doof f)e Impaclecj; " 5.':rbe~nl shall pay a PaltsM\tig!'!tton Fee based on $.530.76 per each new$lnQle family lot ~.<TiJ~:PtQ";'Sed project shajl ooirtp{yWiththe teOOln/Uen((/ltJons found intluiTr¢ficlrnpact Analysis ~.by , ~T~ni;p(irtaOon Engine.er/ri!iNorthWesf dated Janl!ary 26; 2006 iodudfng 1Jle, Jiay{rient or a Traffic Mitigation Fee in , ~,a(liount of $75 per net newav-l!f8ge dally tnp. " " " '7.$~{f(ecommends thaI the appliCanf pay a Fire,MitigatiOn Fee based on $486J10'P.&tnew single lamily lot. Paae f 01'1 • -- WORLD SAVNGS EX H I BIT °Ao LEGAL DESCRIPTION LOAN NO. __ -=Oc:O""l.:.;76,,,6<40=~a",-l ___ _ AU. TliAT CERTAflIlEAL PROPSITY SlTUAlB) IN llE COUIITY OF KING STAlE OF IlASltINGTON • ° • •• . DESCRIBED AS FOLLOWS Tract ]7. BLACk WAH rIVe ACRL T1U\CTS. accorc:hng to the: Pht thereof recorded :In vol .... 12 of Plats. page 101# 1n KJ.ng councy. WA8b~ngton 'C:) S1.tuate 1n t.be c.ounty of Kl.ng. Sta.te of Washlngton ... . "", • CO eo- GF"lOAt 102' 15 01/ ... " flJOC: WA ~ n~ I~ ~ 140th Ave. --.p.. N eJ 0. CJJ ,.. 142nd Ave. I ~ F6 • 15 T23N R5E W 112 ;;Oi " :1 "-00 : 140th ;Ave. SE 142 I lnd II Ave. SE ga --w &? 0. n l?: /0 /0 I I I ..... 00 a '. ~II~ . I r1" , ... -.. -~ ·",,,'s',,· -"" i L43rd Ave. SE.fi II 143rd Ave. SE j J to> //1 U 00 l.~;"" EI===: t 144th Ave.~ I cl,'[j; ~ ! ~ ~ I gao __ 0_ J~~~~ ~ i ta ..J-5th Ave. SE c;; _ .__Z" ;;;-; to:1 ft to:1 [ ) ~ ~ ,.. t::: S146th Ave. SE :: L ons Ave. NE to> r---1 r----l t-' CJJ -t<;J ~ .~ ..... .p.. c.n N t ..... I.IJ g eJ' Z ~ '"0 -~ 148th J LPI. SE I.Il. t!j t!j Io"!j L 149th ) I PI. SE tiS 0\ r;: ~ ,,," : -, -Ave :0:_ I ;.:..- Ii , 0: , , " j: " , I , , " ~ a ~ " 5 z ~ 0 • z m ~ ~ m ~ • • ~ ~ m -~ ~ m ~ • m 9 jI; " ~ N ~ f ~ '. i ~ 51! \~ ~ 'I ~ ~g ,. :':~ i m ~ ~ NEIGHBORHOOD DETAIL MAP CONNER HOMES COItlPANY SHY CREEK CITY OF MNrcHf. WASHfNGTOH Shy Creek PrelimiI'~'J Plat Conditions of Development (~,-._lmary) LUA06-009, PP,ECF A revised stream Hearing At Utility Construction Applicant mitigation plan Examiner Plat Permit Application incorporating the Condition comments from the Watershed Co., dated April 27, 2006, shall be submitted at the time of Utility Construction Permit Application for review and approval by the Development Services Division Project Manager. Mitigation shall be Hearing At Utility Construction Applicant required for the impacts Examiner Plat Permit Application proposed to Wetland B. A Condition detailed mitigation plan for the impacts proposed to Wetland B shall be submitted at the time of Utility Construction Permit Application to the Development Services Division Project Manager for review and approval. A bottomless box culvert Hearing Prior to final plat Applicant/Contractor with footings located Examiner Plat recording outside the stream Condition channel shall be the stream crossing method required for the crossing located on the east side of the project. A Native Growth Hearing Prior to or concurrent Applicant Protection Easement shall Examiner Plat with final plat be recorded over Tracts Condition recording B, C, and F prior to or concurrent with the recording of the final plat map. Shy Creek Prelimin_.; Plat Conditions of Development (~_ .. _mary) LUA06-009, PP,ECF Project Condition Source of When Compliance Party Responsible Notes Condition is Required Demolition permits shall Hearing Prior to final plat Applicant be obtained and all Examiner Plat recording inspections completed on Condition the demolition of the existing residences and detached accessory structures prior to final plat approval. A revised landscape plan Hearing Prior to final plat Applicant shall be submitted prior to Examiner Plat recording final plat approval to the Condition Development Service Division project manager for review and approval. The revised landscape plan shall identify a 5-foot planting strip along the street frontage of the proposed "looped" road in addition to the perimeter roads and shall show two trees within the front yard areas of all lots within the proposed subdivision. The applicant shall be Hearing Prior to final plat Applicant required to place "No Examiner Plat recording Parking" signage along Condition the 26-foot wide private access easement prior to final plat approval. A homeowner's Hearing Prior to final plat Applicant association or Examiner Plat recording maintenance agreement Condition shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. Shy Creek Prelimin_'J Plat Conditions of Development (S ____ mary) LUA06-009, PP,ECF The edge of the wetland Hearing Utility Construction Applicant/Contractor and stream buffers shall Examiner Plat Permit be delineated with a split Condition Application/During rail fence and identified Construction/ Prior to with sign age as approved final plat approval by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division Project Manager at the time of Utility Construction Permit Application for review and approval. The fencing and signage shall be installed prior to the recording of the final plat. The stormwater detention Hearing During Construction! Applicant/Contractor tract (Tract G) shall be Examiner Plat Prior to final plat landscaped and irrigated Condition approval (unless drought-tolerant plants are used) appropriately. In addition, the storm water detention tract shall be fenced with a 6-foot solid wood fence. The applicant shall submit a landscape plan and fencing detail for the review and approval of the Development Services Division Project Manager prior to recording of the plat. The applicant shall ERC During Construction Appl ica nt/Contractor comply with the Mitigation recommendations found Measure in the geotechnical report prepared by Earth Consultants, Inc. dated February 1, 2005. • Shy Creek Prelimin __ .. Plat Conditions of Development (~_._lmary) L UA06-009, PP, ECF The applicant shall be ERC Prior to issuance of ApplicanVContractor required to provide a Mitigation Construction Temporary Erosion and Measure Permits!During Sedimentation Control Construction Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Storm water Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. The detention system for ERC During Construction! Applicant/Contractor this project shall be Mitigation Prior to final plat required to comply with Measure approval the requirements found in the 2005 King County Surface Water Design Manual. The applicant shall be ERC During Construction! Applicant/Contractor required to relocate the Mitigation Prior to final plat proposed 60-foot wide Measure approval entrance to the plat to a location where the wetland and its associated buffer would not be impacted. The applicant shall pay a ERC Prior to final plat Applicant $32,376.36 Parks Mitigation Fee Mitigation recording based on $530.76 per Measure each new single family lot. The proposed project ERC Prior to final plat Applicant $42,375 shall comply with the Mitigation recording recommendations found Measure in the Traffic Impact Analysis prepared by Transportation Engineering NorthWest dated January 26, 2006 including the payment of a Traffic Mitigation Fee in the amount of $75 per net new average daily trip. Shy Creek Prelimin_'J Plat Conditions of Development (S • mary) LUA06-009, PP, ECF Staff recommends that the ERC Prior to final plat Applicant $28,792 applicant pay a Fire Mitigation recording Mitigation Fee based on Measure $488.00 per new single family lot. Haul hours are limited Code During Construction Applicant! from 8:30 am to 3:30 pm Contractor/Builder Monday through Friday Within 30 days of Code During Project Applicant! completion of grading Construction Contractor/Builder work the applicant shall hydroseed or plant appropriate vegetation. Construction hours are Code During Project Applicant! from 7:00 am to 8:00 pm Construction Contractor/Builder Monday through Friday and 9:00 am to 8:00 pm on Saturday and no work is allowed on Sundays. STATE OF WASHINGTON, COUNTY OF KING} AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Jody Barton, being first duly sworn on oath that she is the Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published May 1, 2006. The full amount of the fee charged for said foregoing publication is the sum of $155.40. .,_._-------" ~ - -.. ..--~ ~ \ \1 ',' : ' ••• ! ' '. I ",.>-(' ... " I' '. " • ~J ---' • .$' Q",,'" . /Jo.~n ... ::-'<:> •• ' ,r:.'\" I ~. . () 'Legal Advertising Representative, King County Journal::? :''::'; :,::' ::" ': .... '; -' " Subscribed and sworn to me this 1" day of May, 2006, _ ::2 ::.~ , ~'J'\r, :::: ') " Z -' L c. -I ; , 'I _ '.' ") -:. '.l8,'-..:: !) I u)/) ;'J)C!2 ( -;;. ',')f, , C, ,'. (; '" --~ ,·t.Of\'!r"¥· '''' B D Cantelon //( "V " .. , ",,,:. ' '0" ", Notary Public for the State of Washington, Residing in Kent, Wfl1~t~f;jv. ?\\''\'\' PO Number: 1111111\\\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVmONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTO~WASHlNGTON The Environmental Review Com· mittee has issued a Determination of Non-Significanre,Mitigatro for the fol- lowing project under the authority of the Renton Municipal Code. Shy Creek Preliminary Plat LUA06-009, PP, ECF Location: 129 Jericho Avenue NE. Applicant proposes to subdivide an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential • 4 dwelling unit per acre (R·4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The pnr posed lots would range in size from 7,200 square feet to 9,844 square feet. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35·foot buffer and Category 3 wetland with a 25·foot required buffer are located on the subject site. Two stream crossings are proposed, approximately 418 feet of stream are proposed to be relocated, and a reduction in the stream buffer width down to 25 feet is also pro-- posed. In addition approximately 0.4 acres of wetland are proposed to be fllied. Mitigation for the wetland and stream impacts would be provided amite. Appeals of the environmental deter-- mination must be filed in writing on or before 5:00 PM on May 15, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Exam· mer, City of Renton. 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Ren- ron Municipal Code Section 4-8-110.B. Additional infonnation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on May 23, 2006 at 9:00 AM ro consider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: May I, 2006 Published in the King County Journal May 1, 2006, #860366 • , Date: To: From: Subject: CEDAROCK CONSULTANTS, INC. MEMORANDUM July 18, 2006 John Skochdopole -Conner Homes Carl Hadley Shy Creek Preliminary Plat (LUA-06-009 PP ECF) Revised Stream Mitigation Plan Cost Estimate Worksheet CITY OF AENTOr-. RECEIVED JUlt 9 2006 BUILDING DIVISION The following table from the Stream Mitigation Plan (March 22, 2006) has been revised to reflect comments made by the City of Renton's consultant and as required by staff recommendation #6 on the preliminary plat application. 11.0 COST ESTIMATE Table I Cost Estimate Worksheet Items lJnits Unit Cost Total Trees 271 $25/ea! $6,775 Shrubs 877 $15/ea! $13,155 Seed 6 $1l5/lb! $690 LWD (8-inch dbh) 65 $250/ ea! $16,250 LWD (4-inch dbh) 65 $150/ea! $9,750 Sedges and rush 200 $2/ ea ! $400 Buffer grading 1 $1,000 ea $1,000 Mulch/compost 200 $15/ yd $3,000 Critical areas signage and fencing 2,100 $9/ ft $18,900 Consultant Services (construction) 16 $lOO/hr $1,600 Annual Maintenance 4 $1,000/ yr $4,000 Monitoring & report 4 $2,000/ yr $8,000 Base Cost-$83,520 30% Contingency -$25,056 Total Cost-5108,546 , Includes Item cost plus mstallatlOn. 19609244'" AVENUE NE· WOODINVILLE, WA 98077 . P:425/788-0961 . F:425/788-5562 Date: July 19,2006 " To: Laureen Nicolay City of Renton Development Services Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98055 Job No: 03-185 Project: Shy Creek Preliminary Plat Enclosed are: [8] Prints D Copies D Reproducibles DReports DDocuments D Specifications D Other These have been sent: D For Your Use [8] For Your Review / Approval D For Your Signature / Return D At Your Request D For Your Records D For Your Information D Other /TRIAD '\ S S () C I :\ l 1: S ..----- 425.821.8448 CITY OF AEr'HOr.. RECEIVED JUL 1 9 2006 BUILDING DIVISION 1 1 1/6/06 7/18/06 Final Mitigation Plan (SewaU Wetland Consulting, Inc.), sheets 1-4 Revised Stream Mitigation Plan Cost Estimate Worksheet Remarks: Laureen, Here are the drawings we discussed yesterday for your review. If you have any questions, please contact Mick Matheson in our office (800-488-0756 or mmatheson@triadassoc.com). Thanks again for your assistance. Sent By: ~LI U/'r1;1j ~ eAnn Fraser Copies To: John Skochdopole Conner Homes, loco (w/enclosure) Land Development Consultants 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 the 27th day of June 2006, 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: SUBSCRIBED AND SWORN to before me this ~ ~ day of 0(,(.11 e. ,2006. Notary Public in and for the State of Washington Residing at Ui, f II , therein. Application, Petition or Case No.: Shy Creek Preliminary Plat File No: LUA-06-009, PP, ECF The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT June 27, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minntes APPLICANT: PROJECT NAME; LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARJNG: John Skochdopole Conner Homes Company 846-108'h Avenue NE Bellevue, W A 98004 Shy Creek Preliminary Plat File No.: LUA 06-009, PP, ECF Between SE 2nd Place and NE 2nd Street and between Jericho and Hoquiam Aves. NE Approval for a 61-lot 7 -tract subdivision of a 16.1-acre site intended for the development of single-family detached residences. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on May 16, 2006. 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 May 23, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 23, 2006, at approximately 9:00 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 Exhibit No.2: Preliminary Plat Plan original application, proof of posting, proof of publication and other documentation pertinent to this project. Shy Creek Preliminary •• ". File No.: LUA·06·009 PP, ECF June 27, 2006 Page 2 Exhihit No.3: Preliminary Grading Plan Exhibit No.5: Tree Cutting/Land Clearing Plan Exhibit No.7: Neighborhood Detail Map Exhibit No.9: ERC Mitigation Measures Exhibit No. 11: Revised Preliminary Plat Exhibit No. 13: llIustrative Drawing of Entrance Area Exhibit No.4: Preliminary Drainage and Utility Plan Exhibit No.6: Conceptual Landscape Plan Exhibit No.8: Zoning Map Exhibit No. 10: Letter from the Watershed Company dated 4/27/2006. Exhibit No. 12: Stream Enhancement Plan The hearing opened with a presentation of the staff report by Jill Ding, Associate Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located south ofNE 2nd Street, north ofSE 2nd Street, east of Hoquiam Avenue NE and west of Jericho Avenue NE. The property is zoned R-4 and the Comprehensive Plan is Residential Low Density. The site is approximately 16 acres. The original plat map was revised, the original entrance off of Jericho Avenue NE on the east side of the property was aligned with the school driveway across the street. The ERC stated that this proposed entrance to the new plat would create additional impacts to the wetland, wetland buffer, the on-site stream and the stream buffer and so the entrance was relocated to the north of the original entrance and is now outside of the wetland and buffer area. There are two single-family residences and associated outbuildings on the site, they are proposed to be removed and 61 new detached single-family residences will be built. A Class 4 stream crosses the property from east to west and then south. There are four Category 3 wetlands that have been identified on the property. The Class 4 stream requires a 35-foot buffer, the applicant requested to reduce the buffer to 25- feet and the request was granted by the Development Services Director. Category 3 wetlands require a 25-foot buffer, if the wetland area is less than 2200 square feet in area and is an isolated wetland, it would not be regulated by the City's critical area regulations. Wetland A is located on the east side of the site and is connected to the Class 4 stream and is a regulated wetland. Wetland B is 1,912 square feet and located in the southeast portion of the property. Wetland C is 1,405 square feet and located on the north end of the property. Wetland Dis 739 square feet and is located just south of Wetland C in the northern section of the property. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M), which included 7 mitigation measures. No appeals were filed. An addendum to the Shy Creek Preliminary Plat File No.: LUA-06-009 PP, ECF June 27, 2006 Page 3 DNS-M was issued on May 17, 2006, which discloses the three additional wetlands on the subject property. No appeal period is required for an addendum. The proposed plan is consistent with the Residential Low Density Land Use Element, Community Design Element and Environmental Element ofthe Comprehensive Plan Designation. The proposed plan results in a net density of 4.57 dulac which complies with the density requirements for the R-4 zoning designation. All lots appear to be in compliance with the minimum required lot width, depth and size standards as prescribed in the R-4 zone. The proposed lots appear to contain adequate area to meet the setback requirements. All setbacks will be verified prior to issuing individual building permits. The building height is limited to two stories and 30-feet. The two existing residences are proposed to be removed from the subject site. The demolition permits and all inspections must be completed prior to final plat approval. A tree cutting and land-clearing plan was submitted, within the plan it was proposed to retain 72 trees based on the City's requirements. There were 600 trees on site, 323 are considered protected trees per the City's clearing regulations. The Development Services Director signed a determination that 25% of significant trees should be retained or replaced on site. Of the 323 protected trees the applicant would be required to retain or replace 81 trees, with 72 retained, it is also proposed to plant 110 street trees, giving them a total of 182 trees that are retained or replaced. The minimum amount of landscaping required along all public rights-of-way is five feet and must consist of draught tolerant vegetation or irrigated. Two trees 1-112 inches for deciduous or six to eight feet in height for conifer within the front area of each lot. The applicant would be required to provide an additional5-foot planting strip along the proposed right-of-way frontage of the new looped road system within the plat. A detailed landscape plan is required for review and approval prior to issuing building permits. The proposed lots appear to have sufficient building area for the development of detached single- family homes. All comer lots at intersections of dedicated public rights-of-way would have a minimum radius of 15 feet. A stream enhancement plan was presented and the plantings being proposed are very dense. Access to the site is proposed via a new internal access road off ofNE 2nd Street, Jericho Avenue NE, and Hoquiam Avenue NE. Full street improvements would be required along the frontages ofNE 2nd, SE 2nd, Jericho, Hoquiam and the proposed looped road. There are assorted easements within the plat that will be used to access various private lots. A homeowner's association or maintenance agreement for the development will be required for any common improvements and/or tracts within the plat. Shy Creek Preliminary •• ", File No.: LUA-06-009 PP, ECF June 27, 2006 Page 4 Traffic, Fire and Parks Mitigation Fees have been imposed on the project. The site is located within the Renton School District and it has been noted that they would be able to handle the approximately 26 new students. An outside consultant did review the stream mitigation plan, there were some revisions requested regarding the selection and installation of plants. A revised mitigation plan was required to be submitted at the time of utility construction application for review and approval by Development Services proj ect manager. To reduce the impacts in the area of the eastern stream crossing due to impacts to the stream, wetland and associated buffer areas the applicant will install a bottomless box culvert with footings located outside of the stream channel. As a result of this, Wetland A would still be impacted, these impacts could be mitigated elsewhere on site possibly within Tract C. A Native Growth Protection Easement is required for Tracts B, C and F. A Preliminary Technical Information Report was submitted, the proposed method of drainage control would be via a wetpond located on the southwestern comer of the plat within Tract G. The pond is in compliance with the 2005 King County Surface Water Design Manual and will release water per Level 2 Flow Control Standard. The project area is located outside the City of Renton water service area and will have to comply with the Water District 90 requirements. The project is located within the City of Renton sewer area, there are no existing sewer mains located adjacent to this site. The sewer main will be extended along the full boundaries of the plat. There is a section missing from the plans submitted, therefore a section from the northernmost terminus of the sewer main along Jericho Avenue NE will need to be extended to the northernmost boundary of the plat. A lift station will be required to service portions of the plat. The preliminary location of the lift station has not been approved. Prior to recording the plat, any existing septic systems must be abandoned. John Skochdopole, Connor Homes Company, 846-108 tb Avenue NE, Bellevue, W A 98004 stated that he is the project manager at Connor Homes. He clarified that the access easement drawn across the front of Lot 8 and connects to Jericho is just an error, it provides access to Lot 8 only. They do have a Water Availability Certificate from Water District 90. There was never any intention to have access from Jericho, 2nd Avenue SE or NE 2nd Avenue. Primary access for Lots 54 through 61 and Lot 53 will come straight off Hoquiam Avenue. They would like some clarifications on some of the staff recommendations: The request to have the sewer lines taken to the northernmost edge of the property line, is that to the end of Lot 34 or all the way to 2nd Street. Shy Creek Preliminary Plat File No.: LUA-06-009 PP, ECF June 27, 2006 Page 5 For the pond fence, they would like to do cyclone fencing especially with the extensive landscaping that is going into that area. If it is visible, it is more likely to be maintained, when the area is closed off, and no one can see it, it is likely to be forgotten about by Homeowners' Associations. The entry included in the revised preliminary plat shows a curved linear road, which requires a slight deviation from code. The code states that a piece of straight street between two curved portions of street, as drawn this does not comply with that code. They are trying to follow the curve of the creek to enhance the entrance and make it interesting. The entrance has extra width in the roadway over the 42-foot requirement, they would like to install an island in the center. The road would not be 20-feet wide on either side of the island, but the other accesses to the development would meet the fire requirement of a 20-foot roadway. If need be, the island could go away. The new R-4 code regarding the five-foot landscaping on the frontage of all lots abutting a private right-of-way, they have proposed a five-foot boundary landscape strip completely around the plat. Those areas have space behind the sidewalk and should be landscaped. However, the code suggests that grass cannot be put in the front five feet of a traditional single-family lot, and ifhe does, it must be irrigated, which could upset potential homeowners. The Examiner stated that that is code and would have to be taken up with City Council. Kavren Kittrick, Development Services Division stated that the Fire Department would be against any island in Road A or anything that would not give them the full 20-foot access required for their rigs. She did state that they would work with the parties and try to come to some compatible design that would be agreeable to the various parties. Sewer extension, by code says it must go to the northernmost boundary, which would be Lot 34. She is not sure why it has been requested to go all the way to Jericho, if that is a requirement latecomer will be left open. There is a need for the pond area to be landscaped and fenced, whether it is a cyclone or cedar fence, the area must be landscaped. The visibility is great because the homeowners remember to maintain the area. She saw one where the cyclone fence was on the interior while the cedar fencing was only along the public street. There will be no access to SE 2nd Street with a road between Lots 9 and 10. Jill Ding stated they were aware of the concerns in regards to the five-foot landscaping requirements along the frontage of the looped access road. It is a code requirement. Occasionally staff and council do meet to make adjustments to some conditions of the code. The applicant is always free to address the Mayor or City Council with some requests as to why it is not working or with some suggestions on how it could work better. 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 approximately 10:23 am. Shy Creek Preliminary • la. File No.: LUA-06-009 PP, ECF June 27, 2006 Page 6 FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, John Skochdopole, Conner Homes, filed a request for a Preliminary Plat approval. 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 (ERe), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located between SE 2nd Place and NE 2nd Street on the south and north, respectively, and between Jericho and Hoquiam Avenues on the east and west, respectively. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of low density single family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-4 (Single Family - 4 dwelling units/acre). The subject site was part of what is known as the "Mosier IT Annexation." Section 4-2- 1100.13 permitted development of five (5) dwelling units per acre and relaxed dimensional standards including 7,200 square foot lot size, 60 foot wide for interior lots and 70 feet for comer lots, 70 foot lot depth, 15 foot street side yard or 5 feet interior side yard. 8. The subject site was annexed to the City with the adoption of Ordinance 5171 enacted in January 2006. 9. The subject site is approximately 16.1 acres or 703,058 square feet. The site is generally rectangular although third party property intrudes into what would be the northeast comer of the rectangle. The subject site is approximately 600.59 feet wide (east to west) by approximately 1,315.39 feet long. 10. The subject site slopes downward toward the west at between a 10 and 20 percent grade. There is also a slight dip in the center of the subject site where a small Class 4 creek runs east to west through the site. The stream would require a 35-foot buffer under code. The applicant proposes enhancing the creek, which would allow a buffer reduction to 25 feet. Four Category 3 wetlands are located on the subject site. It was found that three of them were below the minimum size of 2,200 square feet and are normally exempt from the Critical Areas regulations. Wetland A is 3,759 square feet and would require a 25-foot Shy Creek Preliminary Plat File No.: LUA-06-009 PP, ECF June 27, 2006 Page 7 buffer. Staff determined that Wetland B, at 1,912 square feet, fell just below threshold and recommended that impacts to it be mitigated. It is still a natural area. Wetland C is 1,405 square feet and Wetland Dis 739 square feet. 11. In addition to the mitigations or buffers noted above, the ERC and staff required the proposed east entrance to be relocated and redesigned to protect and preserve Wetland A and to provide a more natural creek bed and stream crossing near the proposed entrance. 12. The subject site has a variety of vegetation that includes 631 trees. The tree survey determined that 323 trees meet the criteria to be "protected trees." The applicant has proposed maintaining 72 of those trees and planting an additional 110 trees. The Director determined that this proposal met the City's requirements that 25% of trees be maintained or replaced with reasonably sized, 2 inch caliper trees. Trees in natural protected areas will be included in a Native Growth Protection easement. 13. In order to develop building pads, roads and utilities the applicant proposes approximately 52,872 cubic yards of cut and approximately 35,104 cubic yards of fill. 14. The applicant proposes dividing the subject site into 61 single-family lots as well as 7 tracts. The seven tracts would be used to protect sensitive areas, provide recreation or provide for stormwater detention. Tracts A to F run from east to west in the central area of the property and contain either the stream or areas on either side of the stream. Tract G would be located in the southwest corner of the plat and contain the storm drainage pond/system. 15. The 61 lots would support detached single-family lots arrayed around an internal looped public road. There would be one tier of lots located along the eastern property line, Jericho. These lots would be "single tier" lots with a rear yard along a street. The interior block would be two lots wide. The western lots would generally be in a two-tier arrangement. There would be some interior lots, Lots 7 to 12, 14 and 34 and 35. They would be accessed by easements in the northeast, southeast and south-central portion of the subject site. 16. There would be three main access points for the plat to surrounding streets. In the north- central area of the plat would be a connector road that intersects NE 2nd Street. There would be connections along the east-central and west-central areas to Jericho and Hoquiam Avenues, respectively. As noted easement roads or pipestems would provide access to interior parcels. 17. The density for the plat would be 4.57 dwelling units per acre after subtracting sensitive areas (stream and wetland) and roadways. 18. The subject site is located within the Renton School District. The project is expected to generate approximately 26 school age children. These students would be spread across the grades and would be assigned on a space available basis. Shy Creek Preliminary , l~, File No.: LUA-06-009 PP, ECF June 27, 2006 Page 8 19. The development will increase traffic approximately 610 trips and approximately ten percent of the trips, or approximately 61 additional peak hour trips will be generated in the morning and evening. 20. Stormwater will be detained in a pond in Tract G in the southwestern comer of the plat. The wetpond was sized in compliance with the 2005 King County Manual. The ERC imposed a higher standard of flow control. Staff has recommended that the pond be landscaped and a 6-foot tall, solid wood fence be provided around the tract. 21. Sewer service will be proVided by the City. The applicant's plan did not appropriately show the sewer line extended along the full property boundaries. A sewer lift station will also be required but the plans submitted for the proposed location, were not approved by the City. The applicant will have to modify their plans, which would remain subject to City approval. Any septic systems on the subject site will need to be appropriately decommissioned. 22. Water service in this area will be provided by Water District 90. The applicant will need appropriate approvals from that agency. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The plat provides additional single-family housing choices for residents of the City. The lots will be larger also affording future residents a choice of more yard space and possibly larger homes. 2. The plat and its roadway infrastructure has been designed to protect a creek and wetlands thereby preserving some of the natural amenities on the site. Clearly, the proposed buffer reduction along the creek serves the applicant but presumably the tradeoff will be an enhanced creek corridor through the subject site. In addition, the applicant will be protecting the wetland and mitigating its proposed impacts to the smaller wetland area. The creek crossing will be redesigned and a roadway will be located to avoid additional impacts to the creek. 3. The development of the plat will increase the population and with that will be the resultant impacts of additional traffic and general hubbub of a new residential community. These results were expected when the Comprehensive Plan and Zoning were adopted for this area. 4. The applicant will be paying a variety of mitigation fees to help offset its impacts on roads, parks and emergency services. In addition, the development of the plat will increase the tax base of the City. 5. The plans will have to be revised to provide appropriate utility line extensions and a suitable location for a sewer lift station. Both items will have to be approved by the City. 6. In conclusion, the plat should be approved by the City Council subject to the conditions noted below. Shy Creek Preliminary Plat File No.: LUA-06-009 PP, ECF June 27, 2006 Page 9 RECOMMENDATION: The City Council should approve the proposed plat subject to the following conditions: I. The applicant shall comply with all requirements of the Determination of Non- significance -Mitigated that was issued by the Environmental Review Committee on April 25, 2006. 2. Demolition permits shall be obtained and all inspections completed on the demolition of the existing residences and detached accessory structures prior to final plat approval. 3. A revised landscape plan shall be submitted prior to final plat approval to the Development Service Division project manager for review and approval. The revised landscape plan shall identify a 5-foot planting strip along the street frontage of the proposed "looped" road in addition to the perimeter roads and shall show two trees within the front yard areas of all lots within the proposed subdivision. 4. The applicant shall be required to place "No Parking" signage along the 26-foot wide private access easement prior to fmal plat approval. 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 6. A revised stream mitigation plan incorporating the comments from the Watershed Co., dated April 27, 2006 shall be submitted at the time of Utility Construction Permit Application, for review and approval by the Development Services Division Project Manager. 7. Mitigation shall be required for the impacts proposed to Wetland B. A detailed mitigation plan for the impacts proposed to Wetland B shall be submitted at the time of Utility Construction Permit Application to the Development Services Division Project Manager for review and approval. 8. A bottomless box culvert with footings located outside of the stream channel shall be the stream crossing method required for the crossing located on the east side of the project site. 9. A Native Growth Protection Easement shall be recorded over Tracts B, C, and F prior to or concurrent with the recording ofthe final plat map. Shy Creek Preliminary ___ _ File No.: LUA-06-009 PP, ECF June 27, 2006 Page 10 10. The edge of the wetland and stream buffers shall be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit Application for review and approval. The fencing and signage shall be installed prior to the recording of the final plat. II. The stormwater detention tract (Tract G) shall be landscaped and irrigated (unless drought tolerant plants are used) appropriately. In addition, the stormwater detention tract shall be fenced with a 6-foot solid wood fence. The applicant shall submit a landscape plan and fencing detail for the review and approval of the Development Services Project Manager prior to recording of the plat. ORDERED THIS 27th day of June 2006 HEARING EXAMINER TRANSMITTED THIS 27 th day of June 2006 to the parties of record: Jill Ding 1055 S Grady Way Renton, W A 98055 Mick Matheson Triad Associates 12112 115 th Avenue NE Kirkland, W A 98034 Gary & Judy Hasting PO Box 7029 Covington, W A 98042 Kayren Kittrick Development Services City of Renton J. Alain Smith 13415 144th Avenue SE Renton, W A 98059 Theodore & Beverly Glandon 101 Hoquiam Avenue NE Renton, W A 98059 TRANSMITTED THIS 27 th day of June 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire John Skochdopole Connor Homes 846-108th Avenue NE Bellevue, W A 98004 Pamela Sommerville 2960423'" Avenue SW Federal Way, WA 98023 Robert Heide 13628 143'" Avenue SE Renton, W A 98059 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 King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Shy Creek Preliminary Plat File No.: LUA-06-009 PP, ECF June 27, 2006 Page 11 Pursuant to Title IV, Chapter 8, Section 100(G) of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m .• July 11. 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw 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 filed in writing on or before 5:00 p.m., July 11. 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City 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 Shy C reek Preliminary Pial File No.: LUA-06-009 PP , ECF Junc 27, 2006 Page 11 Pursuant to Title IV , Chaptcr 8, Section 100(G) of the C ity's Codc , reguest for reconsideration must be filed in writing on or before 5:00 p.m., Julv II, 2006 . Any aggrieved person feeling that the deci s ion of the Examiner is ambiguous or ba sed on erroneou s procedure , errors of law or fact , error in judgment, or th e discovery of new evidcnce wh ich cou ld not be reasonably availabl e at the pri or h ea ring may make a written request for a re view by the Examiner within fourt ee n (14) days from the date of the Examiner's deci sion . This request shall set forth the s pecific ambiguitie s or errors di scove red by suc h appcllant, and the Examiner may, after review of the re cord , take further action, a s he deems proper. An appeal to th e City Council is govemed by Title IV, C hapter 8, Section 110 , which require s that s uch appea l be ti led with the City Clerk , accompanying a filing fee of$75.00 and meetin g other spec ified requirements. Co pies of this ordinance are available for inspec tion or purcha se in th e Fin ance Department , first floor of City Hall. An appeal must b e fil e d in writing on or before 5:00 ]I.m .. July It, 2006. If the Examiner's Recomm e ndation or Deci sio n contains the requir ement for Restrictive Covenants, the executed Covenants will be required prior to approva l bv C ity Council or final processing of the file. You may contact this office for information on formattin g covenants. The Appearance of Fairness Doctrine provide s that no ex parte (private one-on -one) communications may occur conceming pending land us e decis ions. Thi s mea n s that parti es to a land use deci s ion may not communicate in private with any decision-maker conceming th e propo sa l. Decision-makers in the land use process include both the Hearing Examiner and members of th e City Council. All communications concerning th e proposal must be made in public. Thi s public comm u nication pernlits a ll interes ted partie s to know the contents of the commun ication and would allow them to openly rebut the evidence. Any vio lation of thi s doctrine wo uld re su lt in th e in va lidation of th e reques t 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 Counci l , ! . . E6 • 10 T23N R5E E U 2 -R=-4 1J CA. I 1 SE SE 139 t h PI. D J0i ~ ILl ILl tf) tf) ~ ~ P-. P-. ;= ~ ~ --' --' a:> CJ) "<j< "<j< .----< .----< ~ 0 SE 145th PI. n F6 G6 . 22 T23N R5E E U2 ~ ZONlNG o :-=. TECHNICAl. _VICES - ---RenWD Cit]' UmJ t/II o zoo 400 1 "'-800 15 T23N R5E E 112 SJ15 w o W % ~ o o % o " ~ o • >l33lJ:J AHS ).NYdtliO::J S3J1'10H 1I3NNO:J 1 Yld AN'I'NI¥fn311c1 o. I . I I, [, I I I • . 0. • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA0 6-oo9 , PP, ECF APPLICANT : Conner Hom es Co., John Skochdopole PROJECT NAME : Shy Creek Preliminary Plat DESCRIPTION OF PROPOSAL : Applicant proposes to subdivide an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts , The site is located within the Rel>idential -4. dwelling unit per acre (R-4) zoning designation . An existing residence and associated detached accessory s tructures are propo se d to be removed, The proposed lots would range iri size from 7,200 square fe et to 9,844 square fe et.. Access to the proposed lots would be provided via an ·intemal ·access 'looped' road, A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed, app roximately 418 feet of stream are proposed to be relocated , and a reduction in the stream buffer width down to 25 fe et is also pr.oposed, In addition approximately 0.4 acres of wetland are proposed to be filled. MitI!jation for the wetland and stream impacts would be provided onsile. 1 ~!it,J.erf~'lenlW,NE . ,l ..,.. ", ... ., -' ~-" ' ". LOCATION OF PROPOSAL: 'rh\City~Renton "' '. '" , ,'/ . DePllr!Inent>Qf.e!ann(hg/BJ;liliR~/PUbliC Works l ' iJ!)vlifopment Plarll'l in 9 ~~~~n ,\ LEAD AGENCY: MITIGAJ110N MEASURES: .t "\-~, " , .. ) , 1. ine, ap. plicant shall comply wjJh . . in \he geo dmical report prepared by Earth .. Consultants, Inc. dated Februa ~l . . " ~... .' 2. The ·app/icant shall be teqUin:id:~' .provid~ a . . and ~edimeri lion Control Plan (TESCP) dSsigned purs,uant 10 the Department of Iqgy's · . . CogtaJl Re irements outlined in Volume II of the Sformwater Management Mimu . ",Pit' pfQvide . with cOIl~~n IQg3tion Plan prior to issuance · of :7~~~.ction Permits. This ~n , )h ~u 'be ~bject to lhe reVi.,~1} ppr{)val of the Development Services . . ,~;.. :'. -{ . 3. the 'detention system for this prOj~ds~mr.b_e ~eqwf~~tQ dOmp ly With !be-requirements found in the 2005 Kihg County 'SlIrfa'ce Water Design Manual. . ",. ", . ' 4. ~e ,appfjca~1 Shall be requiTsd (Glrelocate the '~:ct 'to~f:mt wide entrance fo the plat to a location wher.e the wetrandalld its associated tiuffenvould nol be impacted, 5. 'TheappJicant shall pay a Parks Mltlgatlon Fee based on $530,76 per each riewsingle family tot. 6 , . ,ThEiproposed project shan . comply with the recommendations found inthe TrSiffic Impact Analysis prepared by , . TransPOI1afion Engineering 'NorthWesl'dated January 26, 2006 including/he paYjTlant of a Traffic Mitigation Fee in the. amount of $75 per net new a'lerage daily trip, 7. Staifrecommends that the applicant pay a Fire ,Mitigation Fee based on $488.00perriew single family lot. ERe Mltigati'on Measures Page 1 of 1 MAY 9 08 FROt.!-B 12 WETL!"" CONSULTING 253-852-4732 T-132 P.02l10 F-m -12-06 D : . -. RO".(1NE WETLAND DETERMINATION DATA FORM (Washington State Wetlands Identijkl:ttion &: DeJhleat/Qn Manual, 1997) 11-12 WETLAND CONSULTING~ INC. 1103 West Mecku Streer K=~. WuhiJ;gton 980J2 ~~~~~mol#Z~)1l 4i4j ~_= (ZJ) 8S9-0S1.S '. ~ ~¢u:n;£fB' 57111#-: ~::~;~~: 111!!!!-r1 u ,dD: ~ *J* I(. e/:.>n ; 'VEGETA.TION Do~t plant speciClO StrI.!UI14 Indicator Coverage % ~: ~~~o/;1-U7~f!i.~!!S. , ~AC~ Ct:t:( 3. 4. S. 6. ' I 7. 8. 9. 10. . % of spe~ies OBL, FACW avtJorFAC: /<Z" Uydtophylic vegetation critotla mc~l:1Q MDrslnill Comments: . sons ' "'-oj well ~ Mapped Soil Series: /I/d." --.J On Rydric Soils List"!: YetI!&) DtaiIlAge, Class: DeI;lh(O i';!> -'"1/ Latrix CI)~/J. &do" CQlIcetltrar/on color ~exlUre, d c?Yf1J ,lb. _m. ILA ,. , 1..-1...' x J -! H' '.A _in. , md ,t.;.,~. /:If;> .. S, {l in. 71-7& :J-, c::;-V 'f /2, l/,A~~jh';' 1% pdt", lOCI u-: -in. , " Organic soil-./ Hisflc eplpedon-, Hydrogett :u/ftde--, g/eyed...,J redc;x Cl)1ICm1l'aIf4ns...,J redox deple/illns-, po1'£ linings --' iran conc,..,llons--, mangtl=e <oncrerto/lll-J organic matter In surface hcri%on (s~ 1011)-.1 organic stre4klng (sandy JoilsJ-, organic pan (sandy soil)_. I • L.. ,HydticSOil~lerialll6t~ Basis: /Vi!> ,-"/'1&..4'-:1, ,,1,..6"--h j.,,~ Comments: ' HYDROLOGY Recorded da/c...,J tlwnaation , saturation , watumarla--.J·dr(ft IfMS , ,edimtJll deposils--, drainage patlems . Wetland hydrology ctitorli mct; 'Us@> Basis: ~S2 ,'"..;.j" c ... J .. ~ Comments: ~y OF CRITERIA. "" 1 J',.lCV\(A_\ Soil Temp, at 19.7" depth: Growing SClISo.n?: ,..-;i Hydrophytic v.gc~tion&lt' Hydric iOils: erland JlJjIOgy: Y® -' C) co. ((i J.-I' Ire.-.(hp ; )~',,-0.CJ r -. , _.)'-' . Data poinnueets tho criterii ofajurisdictionai weiland?: v", (~'VlJ $ko.Jc~. b~. , '1 c..l'-lC~~' I f, ·ihQ_ Li.J...AOb' 009 8"j1o<) fa:,. nr CJ Clh'_ ry:ifo (~krr,,,,,,+ ~( .(;,... • "'D, -, -, Ii /,\o.J./ n -!J1JL U -I ()( ... r<~'J I ::S~(y-'~A_n::_;,~ Rxpo-ri ) . ....,-", ' I~J:S x YU MAY-08 FRO~ 12 IYHL'''' CONSULTING 253-85Z-4732 T-132 P.03/10 F-472 12-08 09: • . ROuTINE WETLAND DETERMINATION DATA FORM (Washlngton State 'ff' etlands ldentljkatiQn & IJel/neatkJn M anua!, 1997) 11-12 WETLAND CONSULTINGl INC. 1103 WC$t M«kcr Stxcct ~!). WB$/U;JgtOlJ 98032 ?,r~i~~t~a~~. ~ ~ ~ (2S3) 8S9-0Sts . ~cL + '1J&h ~::Z;M?h:?JlJYI~~~;~!gf£a--\(.d:C rio 7 (ht19~ &1 ii VEGETATION DOmi=t,tanl species Stratum lndicator Coverage % 1. til~'" fIV ",-.J.l""""-"'-" PA-(. 2. !JJ.~~N "f ~~ 3. 4. . ~= 2! ~::;""~Ph. S. " 6. 7. 8. 9. 10. , % of spl;Cies OBt, FACW arHot PAC: 6.~ Hydrophytic vogctUion criteria lIIOt1$l!o Ml!rgjnal Comment.<: ~/J.".._.,1 SOILS ~, I-.J<.JI bw~ M3.pp cd, ~i1 Serici: On I!ydrlo Soilli Lisi'l; yes ~ Dnillagc. Class: D8~th(O in _ t. Ma1h~~ ~/":l Redo;.: co~atton color fuIur . '/)../'AWL/f/Je/J./lidIAIM frl. _In. _in. ~ /2 Ir:,JL ?-// ' Ii? /(1 O:;:h-,-ii I I • ".,'/1 '" "- in, I . / {/ //J 4-vV/. -_in. Organic solZ---, Hutte sptpeMn-.J Hydrogen mlfoJs.....J glsyed-, redox concentrotia1l3 --I r~ depktiolU-.J pors [illinp-, iron concrstlon.r--, mang=t concralollJ-, organtc m4tler 111 swfacs hOrizon (sQ!Uiy $(11)--1 organic strUlking (.randy solis)...., organic pan (sandy soi/) • c£.-. ... "... .... .d--~ Hydric soil criteria mec~N2 Basis: Co==: HYDROLOGY Recorded data....., inwuIation , salliration ,wlltem!arks---,·drlft lines , sediment aeposllS--, draillage patterns . IIfg,,_vI "",.JlJf .. f -Wetlomd hydrology criteri. m@NO Basis: I~ Comments: SUMMARY OF ClUTERIA Soil Temp. a.t 19.7" depth: Gtowillg S=on?~ Hydrophytic veg."'tio& Hydric ~oils;J!2&W~ hydrolo~ Data point meet.< the criteria. ofajwUdictiOl1lll w~?; . 253-852-4732 FROM-B 12 WEn"" C~ON:SU::.:LT.:.:IN:. ___ --"" ... ==== T -132 P 04/10 F-472 MAY-12-0S 09:08 R... :INE WETLAND DE'rltRMlNATIO~ DATA FORM (WasltingtM StRf4 Wetlands ldentijlcation «DeJlnelltlon Manual, 1997) , 1M2 W1JTI..AN.D CONSULTING~ INC. 1103 WC8t MCl:kcr Street Kim;, WasbiDgtoll 980)2 (2$3) 85~ts '. S; I-lt1f,~:~~*", = 57i? ~:::-~~on 'i!t::.!163 VEGETATION Stn.tum lndlealor Coverage % t?H- EA-t 4'' ____ ~ ______________________________________ ~------------- S,' ___ ~ _____________ '-':'_.,..... ___ -_-___ _ 6,, __________________ ~ ______ --_________________________________ ___ 7, __________ ~~---------------------------------------------1 8,, ____________________ ~ ____________________________________ _ 9,, __________________ ~ _____________________________________ _ 10, _______________________________________ ~, ______________________________ 1 % of $pecies OBL, FACW andIotFAC: leV -Hydtophytic vcgCl:illitm eritWa ma:S;N~ Co~u:; ________________________________________________________________ __ SOILS . II Mapped Soil Series: ,4JA",-./ 011 Hydric Soils List'!: Ya@) DnWgo CW$::_-'~:.....:....:w.__"'~:...:_.. _____ _ [)eplh(O in) MalIU calor Redo:. coMeJUrmll tl)1cr "'~1 T~e __ m"------~/~~~~~3.~~r.ttr~~'~oI~~~~~·~/.~~~--~r~rr~~1 _____________ _ _ m" ______ -£/~f~Y.~~~3~ZPZ_~~~~=~~~~.---------------------------- -~,------------------------~-----------------~---------------I -~'~~~~~~~--~----~~~--~~------------~~~----~~--~--I Organic soli ....... Ht.tIc ep/pedoll-.J Hydro&en IIIlj1de __ g/~ __ redcx COncentrattollS-, redox depletions...." porelinlngJ -' iron concretioru-J TlIllngatlUe COMl'etIolfJ-, orl:41I10 fIUltIt:r ill swfQU horlzcll (s~ SQiI)-J orggnic streaking (sandy 10111)--, organic pan (sandy soiJ)_, ' .1 , Hydric soil criteria me~ Yes S> 1Ia&i.r. N c. (\.."J..~ e '-~.,- commc~;: __ ' ________________________________________________________________ ~1 HYDIWLOGY Recorded datc--, i1Iul1datton , saturarloll , \ilaletmar"' ______ 'drift 1Il1cJ, _____ , sedlmCllI deposit.--, draInage palferltJ , , Wetland hydrology .mte:ia 1llI>t: ~ Basis:: ____ l".,f;.I..D=:.--:.:A-:;,· !!::d:.:.'..:;.,:.. ... ::.I.,..;;.d$~ _______________ 1 Cotnnlcnts: """',1, ~t-' Sl!M/t1ARY OF CiUTEJ.UA SoH Temp, at 19, 7" ~~' Growing S_Oll1:tta:i Hydrophytic vegetatio Hydric soils:'ysw edaM hvdrology: ~ Data paml mecu the cn 'ofajlllildictiOllai wetland?: v-;;.~ . IhIY-12-06 09:09 FRIlM-B 12 WETL"'n CONSULTING 250-852-4732 T-132 p05/10' F-m ROUTINE WETLAND DETERMINATION DATA FORM (Washington State Wetlands Identification &: Delineation Manual, 1997) 0-12 WETLAND CONSULTING, INC. n03 West Meeker Street Kent, Wa8hington !)8(JJ2 (2S3) $59-.0515 fWiCllt N~m!ll#: .'S.~~ ~t DlIIe: tifJ,t,. InYemgator; U$.. .. J} Dali Point: Dt*$4 JurilidictjoQ; 17..,.-h-State: f,A Atypical AnaMis' !l.r, Problem Area' VEGETA1TON Dominant plant species Stratum Indicator Coverage % L Hl~"'--.J-~ ~w 2. ~~S ~~iJ;::S Ft,Q 3,ft, I ;;,b 4. 5, 6_ 7. 8_ 9. 10, % of species OBI., FACW and/or FAC: ~, Hydrophytie vegetation criteria m6l: ~o Margin.l Comments: A-t&-..-J SOILS ,..-.I.V,,( Mapped Soil Series: On Hydric Soils List?; yrs.(JJQ} Drainage Class: , Depth(O in) Matrix CO;; .,:f-Redox ~trarion color 'VJ ~i':e) h %:~ .M;" e_A... .., ~ /1> H-g, - /6'1Jt. 5/4 ... ~ AL.. /""- -..in-, _Ill. Organic soil ~ Rime epipedoll~ Hydrogen sulfide ~ gleyed ~ redox concentrations ~ redox depletions ---' pore linings ----> Iron concretions ----> mangMeS4 concretions ----> organic matter in surface /IorIz(m (sandy soil) ~ organic slt'Mking (sandy soils)---, orgcmic pcm (sandy 9011)_. l..J"c.,~rj Hydric soil criteria met: Y ~ Basis: A..Jo Comments: HYDROLOGY Recorded dara~ inundation ,saturation ,watermarks-----, drift lines , sedimentdeposits-, drainage patTems • ,-/, ..... 10 ;:J Wetland hydrology criteria met: Yesa1Q} Basis: .N~ Commetlts: M6sE -" SU~RY OF CRITERIA Soil Temp, at J 9. 7" depth: Growing Season?: HydrophYJic vegetation:U! Hydric SOilS:..YLION~ ~OIOgy: ~ Data point meets the criteria of a jurisdictional wetland?: Yes MAY-12-0S 09:09 250-852-4732 T-132 P 06/10 F-472 FROM-B 12 WEn"" CONSULTING TINE WETLAND DETERMlNATI_,, JATA FORM (Washington State 'We.t!ands Identijlca&n &: DdlnclltWn Manua41997) VEGETA.TION ;; . ~~ ~ Coveng e % 14. . 7,'--------~---------------------------------1 8., ____________________ ~ ________________________________ __ ~~-- 1_ EaDROLOGY I A<J/~~D1,d,uJ dalQ.-J illllnMtWn, __ , SaturlUlolI, ______ , Wale1TnaTks----, 'drift lhul ____ 3~cnl depQJIU---, dr41nage I~,~' .. '. ,-.~ UIi)' --. • J 1.1 V OF ClUTBlUA Sol! Temp. a.t 19.7" depth! -~~~ Hydrophytic vegel:ltionQ)! Hydric ;;'il<:..YaPN~ Y®' Data p'oint meets tho critffi1ob' ~ ;i:. -OJ ~================= MAY-12-0S 09:09 T-132 P07/10 F-472 F ROI.t-B I Z WETL' '" CO:.:N~SU.:.L T~I N;;;";;;;;;======25=3-=8=52::-4::73=2 Ru ... ~lNE WETLAND DETERMINATIO~ DATA FORM (WlZShlngton Stl1U Wetkmds Identification & Delineation Manual, 1997) B-12 WETLA..ND CONSULTING" INC. 1103 WcstMe~e.rStrcct Ken; WilsbiTJgtOIJ 98032 (2$3)8S~ ~:t~ 5/ZJJkf ~::~i;i~ =!:1~!f&: COVf% s" ___ ~ _____________ ..,,..,.. _________ _ 6'' _______ --=-__ ~, _______________ _ 7, _____ -:-' _______________________ 1 g,------------"--------------------9,~-----------...;-----.....,.--------------10, _________________ -','----___________ _ Yo o(spccies OBL, FACW llId1orFAC: ~ ~ Hyclrophytie vegctatiOl1~~!.l;,a..JI!20~~~!:!!'~~------1I COmments: ____________ --.. ___________________ _ HYDROLOGY Recorded dalfJ -' iltundatlon_-" IDlllr4tton __ .-I' WQ1t1'fr1(Ukr ---.J' drift lilla • Id/menl deposijs --' drainage patlems A"r. l I Wetlandhydrologycriterialll$~yes Ng Basis: JY((..L~?+ SO/IS IhtiAb-?'/i ~ Comments: As ~ ~-J... .. --s ... If ,....~ l-rtr-, . SUMJ,£4J1Y OF CRITERIA Soil Temp, at 19,7" depth; Growing Seuon?~ Hydrophytic vegetatiotCl.!ci Hydric soib:tltl.Wc~ hydrology: Ym _ 'VS",_.,J.- Dala point meets the criteria of. jurisdictional wctland?:~ , MAY-lZ-D6 DUg FROM-B lZ WETL'o' CONSUL " TING Z53-B5Z-4732 T-13Z PDB/ID F-472 RI.. 'rnE WETLAND DETER.MINATIO~ J,JATA FORM (Washington StaJe 'Wetlands ldentlftcalioll &: DelflleatJDlI Manual, 1997) B-12 WET.!..4..N.D CONSULTIN~ INC, 1103 Wm Mceiar StlCC( X'ai;. WI/Shipgton 980J2 ~)85p.QS]S i:'d1ertO:e/#~?Jitw ~:~; ~/fj£? ~;~Td:'1::'; ~:=~afft?!:. VEGETATION D'i'U.---~ Cov~c% ·0 I t~C~~~. : s. . . , . 6. 7. 8. 9. 10. % ofspecios OEL. FACW 1.ll<lIorFAC: I~O }iydrophytic vegetaticn aitoda mcl(!§l:ti2 MnltiDal Comments: tHd J SOILS . M&pped Soil Scrie&:RtJ{J.¥1&; On Hydrlc Soils Llsi'/;)'c,1~ Dtainagc CI:.ss: /VI '-J [)e~(O inb -'" / Ma:ft. :;;. ~ Redox co/lU1J1raritJn ClJlor T=re, ~-4 ~ =in. Tl:. -l ~ 9.. ~j:t W l.',t;1 t: ~ 'f1~4-I!Ia _in. _in. Organic soil-, Hulk. eplptdtm..." ifydrogtll sulfide -' g/~efi...., redox co/lCllJtr(ltiollS..,J ~ depletiollS...., pore I/nmgl--, Iron concretlo",, ___ Immganese COIIQ'~III-, argillite mana In surj'a« horizon (stmdy soll)-I orgtmic W'eaking (salUiy soi/S)-, organic pan (sandy soil) . . . Hydric soil criteria me@S!N2 Basis: fl.1.a.t et2 VI eve 1 C!AtLt(/'YYl~ 2 vJ I ~J;iI; "t Comments: . . ? . 2i.ifjJ~:' HYDROLOGY Recorded tiata -' fnwtdalton • saturalian y. 'Watermarks-, 'dr/IIlines , sefiimelll depo.ri1J ~ wainagc pal/ems • i1fii!l;. tvU '/ Wetland hYdrOIOgy~---..O:. ~a.U: ~ ~ 1 ~ Comments: . '" I fA,.. " . Wi"tliih <g Pi'=f. , SUMMARY OF ClllTERlA Soil Temp. at 19.7" &plh: CroWing ~:.YLI:::! Hydrophytic vegerali~ Hydric iO' ';~ hydrQlo~ D,u point meets the cmelia ofa j1lrisdiction.al weiland? \ N~ . MAY-12-0S 09:10 FROt.!-B 12 IlETLA~n-CONSULTING 253-852-4732 T-132 P.09/10 F-472 ROUTINE WETLAND DETERMINATION DATA FORM (Washington State Wetlands IdentijicatilJn & Delineation Manual, 1997) B-12 WETLAND CONSULTING, INC. 1103 Wes" Meeker Succt ~nt, Washington !J8032 (253) 859-1)515 Slale: "'" It-AtnHcaI Analysis' VEGETATION Indicator Data Point: Dr ~IO problem Area' Coverage % 4·--_________________________________ 1 5. ______________________ -'-__________ ,'--_ 6 .. ___________________________________________________________ _ 7., __________ ~ ________________________ _ 8, ___________________________________ ---------- 9· _____________________________ ~ ______ 1I 10., _______________________________________________________________________ _ % of species OBL, FACW andlor FAC: / Db Hydrophytic vegetation criteria met:,,LKiiI.a ... N;u0U.l:ML\laru;ID .... ·o .... IL...... _______ _ Conunents; "'-~",k S/~.r ..,!lI...., .. I"., /.,,, .. 7-'" I--. SOILS ~.. , Mapped Soil Series: I¥ d.-. ---I On Hydric Soils List?: Yes Iii Drainage Class,:_ .......:r~~:..:......=:.. _________ _ Depth(O in) Matrix color Redox concemratioo color Tature ~~ __________ ~/~~~'~/~~~~~~/~t-~ ________ ~===_ __________________________________ 11 __ m. ____________________________________________ __ ~.---------------------------------~------------------------- __ m·, ____ ~--~----------------------------~-----11 OrgQllic soil-J Histic epipedon~ HydTogen sulfide....J gleyed ~ redox; concentrations _, redox depleTions....J pore linings....J Iron concrellons ~ mtllIgQlleS8 concretions ~ organic marter in suiface horizon (sandy soil) ~ organic streaking (sandy soils) -' organic pan (sandy sOil)_. Hydric soU criteria me!: Ye@ Basis;: ____ .v~,,~_L,':::.-~J~, e::.. ... ~.;..~!S"L _________________ _ Comm~ls:: ___________________________________________________________________ _ HYDROLOGY Recorded dala~ inundation , SOluraJion, ___ ,waJennarks,_--', drift Iines,_---'. sediment deposits ----' drainage patterns, __ _ Wetland hydrology criteria met: Yes ® Basis:. ________________________________________ _ Commems:' ________________________________________________________________________ 11 SUMMARY OF CRITERIA. Soil Temp, at 19.7" depth: Growing SlllIsoo1& Hydrophytic vegetation:~ Hydric soils:'y®vetland hvdrO\ogy; ~ Data point meets the criteria of a jurisdietional wetland?: y~ MAY-12-06 09:ID FROM-B 12 WETLA"n CONSULTING 253-852-4732 T-132 P 10/10 F-47Z . fINE WETLAND PETERMINATII •. lATA FORM (Wa:hingtDII State Wetl41t(is IdentljlcaJlon &: Delineation Manual, 1997) IJ-12 WETLAND CONSUZTIN~ INC. 1103 WC8tMr:ekuStrt:et .lMm1j WubJpgton 9S{)J2 (25.1) 8$$.0515 project Name!#;Sh.y WJ0 Dlt;; problem Are!.; Jyrisdiction; Smte: Armjyal Analysis; Coverage % ,_. Is . ' . . 7,, __________ ~---------------------------------------------8 .. _____________________ ,~· __________________________________ ___ 19. Il~O· _______________________________ ~·~ ______________________ 11 . J 'do HYDROLOGY I "'ow, ta -' Inundation • saturalJotl __ ---', watermarKJ-..J'drift lilfu ----' led1ment deposits ---' drainage patterns • J . • I Wetland hydrology critcriullet Y ... ~ R.d.· I'J.4, /l S1 hi t!....., Comments: L/ / . SUMMARy OF CRITERIA Soil Temp, :It 19.7· dcplllir.-Growing SeuOI1~ __ 7'1 Hydrophytic vcgetr.tio~ _ -~~~.c ;ow:~we~1and ~ Data p-ohu meets thocriteri&-ofa," -, wetland?:. ~=================== CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 17'h day of May, 2006, I 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 RepresentinQ Mick Matheson, Triad Associates Contact John Skochdopole, Conner Homes Co, Owner/Applicant J, Alain Smith Owner Pamela Sommerville POR Gary & Judy Hastings POR Theodore & Beverly Glandon POR L-:. A. l fL. /1/1//""'''',- (Signature of sender):,z4L~ V!.LI("w /~~;~"~:~}i;;;,~ 1\ •• ...t' ~-'~~ .. I'..~ STATE OF WASHINGTON ) ~' !(J \~0A: "'p':rJl ~ ) SS ~ ,: 'r '": :: '-' .~ _ (f): '" ) :::',.0 ,:' .... ..,!) • Ui-"'U{ • \i ':::,....\' ;' Ci ....... ~~ "::.. "Y,>.. . )" -.I,", {,'t.' .. " 0 " I certify that I know or have satisfactory evidence that Stacy Tucker ~!c _ " ",~0;/ signed this Instrument and acknowledged It to be his/her/their free and voluntary'~ !tiM»'" uSes and "'/,nf}J; COUNTY OF KING purposes menlloned in the instrument. Dated: S /( f /;2 0 0 " Notary Public in and for the State of Washington Notary (print):,_D.=...::,e=. !!=1o~d:"!Y,,-!·o.h:::::::"L-.:I=---.:EI~v:...:g,~,Vll..S~ _____ _ My appointment expires: I ) ~ I '1-0 ~ Project Name: Shy Creek Preliminary Plat Project Number: LUA06-009, PP, ECF · CITY OF RENTON HEARING EXAMINER PUBLIC HEARING May 23,2006 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 called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Shy Creek Preliminary Plat PROJECT NUMBER: LUA-06-009, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval for the subdivision of an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. Two existing residences and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 10,363 square feel. A stormwater detention tract (Tract G) is proposed at the southwestern portion of the site, two recreation tracts (Tracts D and E) are proposed along the west central portion of the subject site, and 4 open space tracts (Tracts A, B, C, and F) are proposed along the central portion of the subject site. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream and 4 Category 3 wetlands are located on the subject site. HEX Agenda 5-23-06 PUBLIC HEARING Ci ty of Renton Oep a rtm e nt of Plannin g / Buildin g / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Contact: File Number: Project Description: Project Location: ~ . May 23 ,2006 Shy Creek Prel im ina ry Pla t John Skochdopo le, Conner Homes Co . 846 108'h Aven u e NE Bel levue, WA 98004 Mick Matheson, T riad Assoc iates 121 12 1 15th Avenue NE Kirkland , WA 98034 LU A-06 -009, PP , EC F Proje ct Manager: Ji ll K. Ding , Assoc iate Pl anner T he appl icant is reques t ing Pr eliminary Plat approva l fo r t he subd ivision of an existing 703,058 square foo t (16 .1 acre) site into 6 1 lots and 7 tracts . T he s ite is located wi thin t he Res identia l -4 dwe ll ing un it per acre (R-4) zon ing designat io n . Two exist ing res idences and assoc iated de t ached accesso ry stru ctu res are pro posed to be removed . The proposed lots wou ld range in siz e f rom 7,200 squ are feet to 10,363 sq uare feet. A stormwater deten t ion trac t (Tract G) is proposed at t he southwestern por tion of the site , two recreation trac t s (Tract s D an d E) are pro posed along t he west cen tra l portion of the subject site, and 4 open space tracts (Tr ac ts A, B, C, and F) are proposed along the cent ral po rtion of the subject s ite . Access to the proposed lots would be provided v ia an int erna l access 'looped ' road . A Class 4 stream and 4 Category 3 wetlands a re located on the su bj ect s ite. Between S E 20 d Place and NE 20d St reet, Between Jericho and Hoquiam Aves NE SITE , ¥ City of Renton P/BlPW Department SHY CREEK PRELIMINARY PLA T Preliminary Report to the Hean"ng Examiner LUA-06-009, PP, ECF PUBLIC HEARING DATE: May 23, 2006 Page 2 of 13 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Preliminary Plat Plan (dated 1/25/2006) Exhibit 3: Preliminary Grading Plan (dated 1/25/2006) Exhibit 4: Preliminary Drainage and Utility Plan (dated 1/25/2006) Exhibit 5 Tree CuttinglLand Clearing Plan Exhibit 6: Conceptual Landscape Plan (dated 1/12/2006) Exhibit 7: Neighborhood Detail Map Exhibit 8: Zoning Map sheet F6 East 1/2 (dated 12/28/2004) Exhibit 9: ERC Mitigation Measures Exhibit 10: Letter from The Watershed Company (dated 4/2712006) Exhibit 11: Revised Preliminary Plat (dated 5/12/2006) C. GENERAL INFORMA TlON: 1_ Owners of Record: Conner Homes Company 846 108'h Avenue NE Bellevue, WA 98004 Henry B, & Diane L, Kamphaus 225 Jericho Avenue SE Renton, WA 98059 J, Alain Smith 13415 144'h Avenue SE Renton, WA 98059 2_ Zoning Designation: Residential-4 (R-4) Dwelling Units per Acre 3_ Comprehensive Plan Land Use Residential Low Density (RLD) Designation: 4_ Existing Site Use: Single-family residences to be removed 5_ Neighborhood Characteristics: North: Single family residential; R-4 zoning East: Single family residential; R-4 zoning South: Single family residential; R-4 zoning (King County) West: Single family residential; R-8 zoning 6. Access: Via proposed internal access road 7, Site Area: 703,058 square feet (16,1 acres) 8_ Project Data: Area Comments Existing Building Area: New Building Area: N/A N/A N/A Existing residences to be removed N/A Total Building Area: D. HISTORICAUBACKGROUND: Action Annexation Hexrpt 06~009.doc Land Use File No_ N/A Ordinance No_ 1223 N/A Date 1108/2006 City of Renton PIBIPW Department SHY CREEK PRELIMINARY PtA T Preliminary Report to the Hean'ng Examiner WA-06-009, PP, ECF PUBLIC HEARING DATE: May 23, 2006 Comprehensive Plan Zoning N/A N/A 5099 5100 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. 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 2. 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 Page 3 of 13 11/01/2004 11/01/2004 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: 1. Land Use Element: Residential Medium Density objectives and policies. 2. Community Design Element. 3. Environmental Element. G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The 16.1-acre site is bounded on the south by SE 2cd Street on the north by NE 2'd Street on the east by Jericho Avenue NE and on the west by Hoquiam Avenue NE. The subject site is currently developed with two single family residences and associated outbuildings. Existing development within the vicinity of the site includes predominantly detached single family housing located within the Residential - 4 dwelling units per acre (R-4) zone. The City's critical areas maps identify a Class 4 stream. In addition, 4 Category 3 wetlands were identified on the subject site. A Class 4 stream requires a 35-foot buffer, however the applicant has asked for a buffer reduction down to 25 feel. A Category 3 wetland requires a 25-foot buffer, however if the wetland area is less than 2,200 square feet in area then the wetland is not regulated. 3 of the identified wetlands are isolated and less than 2,200 square feet in area and would therefore not be regulated. Hexrpt 06-009.doc City of Renton PIBIPW Department SHY CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: May 23, 2006 Preliminary Report to the Hearing Examiner LUA-06-009, PP, ECF Page 4 of 13 The applicant is proposing to subdivide the subject site into 61 single family residential lots ranging in size from 7,200 square feet to 10,363 square feet with a resulting net density of approximately 4.57 dwelling units per acre (16.1 gross acre site -2.78-acres combined sensitive areas, private access easements, and public roadways" 13.36 net acre 61 units I 13.36 net acre" 4.57 dulac). The subject property is located within the Mosier II annexation area, which was vested to the previous Residential - 5 dwelling unit per acre (R-5) standards per RMC 4-2-11 OD.13. The maximum density permitted under the R-5 standards is 5 dulac. Landscape, roadway, utility improvements and 7 utilitylopen space tracts would be established with the plat. Access to the project is proposed via a 42-foot wide "looped" internal access road off of Jericho Avenue NE, Hoquiam Avenue NE, and NE 2nd Street. Project construction would require grading and excavation activities throughout the site for the installation of new building pads, roadways, and utilities. Preliminary earthwork quantities are estimated at approximately 52,872 cubic yards of cut and 35.104 cubic yards of fill. In addition, the applicant has proposed to retain 81 or 25% of the significant trees identified on the subject site. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on April 25, 2006, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Shy Creek Preliminary Plat. The DNS-M included 7 mitigation measures. A 14-day appeal period commenced on May 1, 2006 and ended on May 15, 2006. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Consultants, Inc. dated February 1, 2005. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual. 4. The applicant shall be required to relocate the proposed 60-foot wide entrance to the plat to a location where the wetland and its associated buffer would not be impacted. 5. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. 6. The proposed project shall comply with the recommendations found in the Traffic Impact Analysis prepared by Transportation Engineering NorthWest dated January 26, 2006 including the payment of a Traffic Mitigation Fee in the amount of $75 per net new average daily trip. 7. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot. 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. Hexrpt 06-009.doc City of Renton P/BIPW Department SHY CREEK PRELIMINARY PLA T Preliminary Report to the Headng Examiner LUA-06-009, PP, ECF PUBLIC HEARING DATE: May 23, 2006 Page 5 of 13 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary 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 Low Density (RLD) on the Comprehensive Plan Land Use Map, The RLD designation is intended to guide development on land appropriate for a range of low intenSity residential and employment where land is either constrained by sensitive areas or where the City has the opportunity to add larger-lot housing stock, at urban densities of 4-dulnet acre, to its inventory. The proposed plat is consistent with the following Residential Low Density policies and objectives: Land Use Element Policy LU-143, Within the Residential 4 du/acre zoned area allow a maximum density of 4 units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. The proposed project was a part of the Mosier II annexation, which permitted a maximum density of 5 dwelling units per acre per RMC 4-2-110.0.13. The proposed preliminary plat would result in a density of 4,57 dwelling units per acre. Policy LU-146. Interpret development standards to support provision of landscape features as well as innovative site planning. Criteria should include: 1) Attractive residential streets capes wl1h landscaped front yards that are visible from the street; 2) Landscaping, preferably with drought-resistant evergreen plant materials; 3) Large caliper street trees; 4) Irrigated landscape planting strips; 5) Low-impact development using landscaped buffers, open spaces, and other pervious surfaces; and 6) Significant native tree and vegetation retention and/or replacement. A significant tree retention plan was submitted with the project application. The applicant proposes to retain or replace a minimum of 25% of the significant trees located onsite. In addition a conceptual landscape plan was submitted with the project application, Two trees will be required within the front yard areas or planting strips of each lot and a minimum of 5-foot landscaped strip will be required along the public right-of-way frontages of the proposed subdivision. Community Design Element Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposed subdivision would have an interconnected road network and would be consistent with the development patterns of the eXisting surrounding neighborhoods. Policy CD-1S. Land should be subdivided into blocks sized so that walking distances are minimized and convenient routes between destination points are available. The proposed plat would create blocks and due to the property being surrounded by existing roadways the applicant has proposed a variety of access points to the surrounding road, which would minimize walking distances. Policy CD-16. During land division, all lots should front streets or parks. Discourage single tier lots with rear yards backing onto a street, Where a single-tier plat is the only viable alternative due to land configuration, significant environmental constraints, or location on a principal arterial, additional design features such as larger setbacks, additional landscaping, or review of fencing should be required. HexrpI06-009.doc City of Renton PIBIPW Department SHY CREEK PRELIMINARY PtA T Preliminary Report to the Hearing Examiner WA-06-009, PP, ECF PUBLIC HEARING DATE: May 23, 2006 Page 6 of 13 a. Evaluation of land configuration should consider whether a different layout of streets or provision of alleys is physically possible and could eliminate the need for a single-tier plat. b. Evaluation of environmental constraints should consider whether the location and extent of critical areas prevents a standard plat design. c. Review of fencing should ensure that the development does not '1urn its back" to public areas. All of the lots would front on public rights-of-way. A few of the lots located on the east side of the proposed development would be considered "single tier" lots due to the front and rear yards fronting on public rights-of-way. A large number of significant trees are proposed to be protected within the rear yards of these lots and in addition the conceptual landscape plan identifies a 5-foot strip of landscaping that would further buffer the rear yards from the public right-of-way. Policy CD-19. During development, significant trees, either individually or in stands, should be preserved, replaced, or as a last option, relocated. A significant tree retention plan was submitted with the project application. The Development Services Director signed a Determination requiring that a minimum of 25% of all significant trees shall either be retained or replaced. Policy CD-26. Streets, sidewalks, and pedestrian or bike paths should be arranged as an interconnecting network. The use of cul-de-sacs should be discouraged. A grid or "flexible grid" pat/ern of streets and pathways, with a hierarchy of widths and corresponding traffic volumes, should be used. The proposed street system would be an interconnecting "looped" road system. Policy CD-27. New streets should be designed to provide convenient access and a choice of routes between homes and parks, schools, shopping, and other community destinations. The proposed street system would provide convenient access due to the property being surrounded by existing streets and the proposed "looped" road. Residents of the neighborhood would have a choice of routes they could take into or out of the development. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. The applicant submitted a significant tree retention plan and will be required to retain or replace a minimum of 25% of the existing significant trees located onsite. Policy CD-50. Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. A conceptual landscape plan was submitted with the project application proposing street trees along the proposed access road. In addition, a tree retention plan was also submitted. The applicant will be required to retain or replace a minimum of 25% of the existing significant trees located onsite. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, storm water detention ponds, and all common areas. A conceptual landscape plan was submitted with the project application, which includes street trees along the proposed "looped" road and a landscape strip around the perimeter of the property .. The City's landscape regulations require that a minimum of a 5-foot landscaped strip shall be located along all public rights-of-way provided that if additional undeveloped right-of-way is present, this also shall be landscaped. See additional discussion below on Landscaping. Policy CD-56. Surface water retention/detention ponds should be landscaped appropriately for the location of the facility. Staff will recommend as a condition of approval that the proposed stormwater detention facility be landscaped appropriately. Hexrpt 06-009.doc City of Renton P/BIPW Department SHY CREEK PRELIMINARY PIA T PUBLIC HEARING DATE: May 23, 2006 Environmental Element Preliminary Report to the Hearing Examiner LUA-06-009, PP, ECF Page 7 of 13 Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. The proposed subdivision would protect the stream flowing across the central and southwestern portion of the property. A portion of the stream located along the southwestern portion of the property is proposed to be moved, however the existing channel is a roadside ditch and the applicant has proposed to create a more natural channel for the stream to be relocated to. B. Compliance with the Underlying Zoning Designation. The 16.1-acre site is designated Residential - 4 Dwelling Units per Acre (R-4) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 61 new single-family residential units. The subject site was part of the Mosier II annexation area that was transferred from King County to the City in January 2006. The Mosier II annexation area is vested under a special condition of the development standards in RMC 4-2-1100.13. For properties located within the Mosier II annexation area, the following exceptions to the R- 4 zoning designation apply, which allow development to take place at densities of 5 du/acre: Maximum Density: 5 dwelling units per net acre. Minimum Lot Size: 7,200 sq ft Minimum Lot Width: 60 ft for interior lots, 70 ft for corner lots Minimum Lot Depth: 70 ft Minimum Front Yard: 15 ft for a primary structure; 20 ft for an attached or detached garage. For a unit with alley access garage, the front yard setback for the primary structure shall be reduced to 10ft if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. Minimum Side Yard Along a Street: 15 ft Minimum Side Yard: 5 ft Except for the above-listed special exceptions, all other requirements of the R-4 zoning designation apply to the subject property. Density -The allowed maximum density in the R-4 zone is 4.0 dwelling units per net acre (dulac). However RMC 4-2-1100.13 permits a maximum density of 5.0 dwelling units per net acre for properties located within the Mosier II annexation area as noted above. 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 the deduction of 110,785 square feet of proposed right-of-way dedication, 4,878 square feet of private access easements, and 5,315 square feet for the sensitive areas on site from the gross lot area, the proposal for 61 lots would result in a net density of 4.57 dwelling units per acre (703,058 gross sq. ft. -110,785 sq. ft. -4,878 sq. ft. -5,315 sq. ft. = 582,080 sq. ft. or 13.36 ac, 61 units 113.36 acres = 4.57 dulac). The proposed plat appears to comply with density requirements for the R-4 zoning designation. Lot Dimensions and Size -The minimum lot size required in the R-4 zone is 8,000 sq ft. The minimum lot width required is 70 ft for interior lots and 80 feet for corner lots, and a minimum lot depth of 80 feet is required. However, RMC 4-2-110D.13 permits a minimum lot size of 7,200 square feet, a minimum lot width of 60 feet for interior lots and 70 feet for corner lots, and a minimum lot depth of 70 feet for properties located within the Mosier II annexation area as noted above. Proposed lot widths range from 65 to 136 feet and lot depths range from 100 feet to 152 feet. The proposed plat would create 61 lots which are proposed to range from 7,200 square feet in area to 10,363 square feet. As proposed, all lots appear to be in compliance with the required lot width, depth and size standards as prescribed under the special criteria outlined under RMC 4-2-1100.13. In addition, the proposal includes 7 tracts one is for stormwater detention (Tract G), 4 are for open space (Tracts A, B, C, and F), and 2 are for recreation (Tracts 0 and E). A category 3 wetland (Wetland A) is located within proposed Tracts Band C and a Class 4 stream (Stream A) is located within Tracts B, C, and F. Hexrpt 06·009.doc City of Renton PIB/PW Department SHY CREEK PRELIMINARY PLA T PUBLIC HEARING DATE: May 23, 2006 Preliminary Report fo the Hearing Examiner LUA -06-009, PP, ECF Page 8 of 13 Setbacks -In the R-4 zone, the minimum front yard setback is 30 feet, the side yard along a street setback is 20 feet, the side yard setback is a 15-foot combined setback with a minimum of 5 feet for any side yard, and the rear yard setback is 25 feet. As previously state above RMC 4-3-110D.13 provides different development standards for the subject site as it was located within the Mosier 11 Annexation Area. Per RMC 4-3-11 OD.13, the following setbacks are required: 15-foot front yard setback for the primary structure and a 20-foot setback for a garage, a 15-foot side yard along a street setback, and a side yard setback of 5 feet. The 25-foot rear yard setback as listed in the R-4 zoning standards would still be applicable to the subject property. The proposed lots appear to contain adequate area to provide for the construction of single family residences after the consideration of the setback requirements. Compliance with these setback standards will be verified prior to the issuance of individual building permits. Building Standards -The R-4 zone permits one single family 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 sq It each, or one per lot at 1,000 sq It in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel. Building height in the R-4 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is 35% or 2,500 square feet, whichever is greater. All dwelling units shall provide vertical facade modulation at least every 20 horizontal feet, including front, side and rear facades when visible from a street. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Two existing residences and detached accessory structures are proposed to be removed as a result of the construction of the proposed plat. Staff recommends as a condition of approval that the applicant obtain demolition permits and complete all required inspection prior to the recording of the final plat. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The proposed building pads appear to be adequately sized for the provision 01 the required parking. Landscaping -The City's landscaping regulations require the installation 01 landscaping within the public right-of-way. The minimum amount 01 landscaping required lor sites abutting a non-arterial public street is 5 feet provided that il there is additional undeveloped right-of-way in excess 01 5 leet, this shall also be landscaped. A determination has been made that il no additional area is available within the public right- ol-way due to required improvements, the 5-loot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. In addition, the applicant will be required to plant two ornamental trees, a minimum caliper 01 1-112 inches (deciduous) or 6 - 8 feet in height (coniler), within the 15-loot front yard setback area lor the proposed lots or within the proposed planting strip. A conceptual landscape plan was submitted with the project application. The landscape plan pr~oses a 5-loot landscaped strip around the perimeter 01 the property within the Jericho Avenue NE, SE 2 Street, Hoquiam Avenue NE, and NE 2 0d Street lrontages. The applicant included a list 01 potential tree, shrub, and ground cover species that may be planted within the landscaped strip. The applicant shall be required to provide an additional 5-loot planting strip along the proposed right-ol-way frontage 01 the new "looped" road system within the plat. The landscape plan also proposes a street tree planting plan along the lrontage of the proposed "looped" road. Red Maple, Ash, and Red Oak are some 01 the tree species proposed as street trees within the plat. The landscape plan does not provide lor two trees within the Iront yard areas of Lots 7-11, 34, 35, 55-61. Staff recommends as a condition of approval that a revised landscape plan be submitted prior to final plat approval to the Development Service Division project manager for review and approval. The revised landscape plan shall identify a 5-foot planting strip along the street frontage of the proposed "looped" road in addition to the perimeter roads and shall show two trees within the front yard areas of all lots within the proposed subdivision. The applicant will be required to submit a detailed landscaping plan to the Development Services Division for review and approval prior to the issuance of a building permit. Hexrpt 06-009.doc City of Renton P/B/PW Department SHY CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: May 23. 2006 C. Compliance with Subdivision Regulations Preliminary Report to the Hearing Examiner LUA-06-009, PP, ECF Page 9 of 13 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 may be by private access easement per the requirements of the Street Improvement Ordinance. As proposed. the lots appear to comply with arrangement and access requirements of the Subdivision Regulations. 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, oriented to provide front yards facing a street or private access easement. and satisfies the minimum lot area and dimension requirements of the R-4 zone or the requirements set forth under RMC 4-1100.13 which provides alternate development standards for the subject site as it is located within the Mosier II Annexation Area. When considering the required setbacks. as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys. shall have minimum radius of 15 feet. Access and Street Improvements: Access to the site is proposed via a new internal access "looped" road off of NE 2"d Street. Jericho Avenue NE. and Hoquiam Avenue NE. Full street improvements (including paving, sidewalks, curb and gutter, storm drains. landscaping, street lighting and signage) will be required along the frontages of NE 2"d Street, SE 2"' Place. Jericho Avenue NE. Hoquiam Avenue NE and the new internal access "looped" road. In order to ensure efficient emergency access to the development is not obstructed. staff recommends as a condition of preliminary plat approval the applicant be required to place "No Parking" signage along the 26-foot wide private access easement prior to final plat approval. In addition, staff recommends a condition of approval requiring the establishment of a homeowner's association or maintenance agreement for the development, which would be responsible for any common improvements and/or tracts within the plat prior to final plat approval. The City's subdivision regulations RMC 4-7 -150E.5 specify that alley access is the preferred street pattern. The applicant submitted an alley layout for the proposed subdivision. however the alley layout would have reduced the number and sizes of the proposed lots. The reduced lot sizes would have also made the retention of existing trees on the subject property more difficult. It was determined that the submitted alley layout would not be the preferred street pattern for the Shy Creek Preliminary Plat due to the City's desire for larger lots in the R-4 zone as well as the preservation of existing mature trees on the subject property. To mitigate impacts to the local street system, the City's Environmental Review Committee imposed mitigation on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision. The proposed 59 new residential lots with credit given for the two existing residences would be expected to generate approximately 565 new average weekday trips (59 new homes x 9.57 trips per home = 565). The fee for the proposed plat is estimated to be $42,375 (565 total trips x $75.00 = $42,375) and is payable prior to the recording of the plat. Topography and Vegetation: The topography of the site is relatively flat. The topography on the southwest portion of the site descends southwest to west at between a 10 and 20 percent grade. On the southeastern and northern portions of the site are two relatively level areas sloping at gradients less than 5 percent. which are bisected by a stream. The southeastern and northern portions of the site descend to the southwest. A class 4 stream and 4 category 3 wetlands are located on the subject property. According to the USDA Natural Resource Conservation Service maps for King County. the site is underlain by Alderwood gravelly sandy loam. A class 4 stream requires a 35-foot buffer, however the applicant has requested a buffer reduction under RMC 4-3-050L5.c.ii to reduce the stream buffer down to a 25-foot enhanced buffer. In addition, the portion of the stream located on the southwestern portion of the property is being relocated due to the City's requirement for frontage improvements along Hoquiam Avenue NE and two crossings over the stream are proposed. A Stream Mitigation Plan prepared by Cedarock Consultants, Inc. dated March 22. 2006 was submitted with the project application. The mitigation plan was reviewed by an outside Hexrpt 06-009.doc City of Renton P/B/PW Department SHY CREEK PRELIMINARY PLA T PUBLIC HEARING OA TE: May 23, 2006 Preliminary Report to the Hearing Examiner LUA-06-009, PP, ECF Page 100113 consultant (The Watershed Co,) hired by the City to ensure that the proposed buffer enhancement plan and proposed stream channel relocation would comply with the City's critical areas regulations, The Environmental Review comments prepared by The Watershed Co., dated April 27, 2006 requested that revisions be made to the proposed mitigation plan regarding plant selection, installation, and maintenance of the mitigation site. Therefore, staff recommends as a condition of preliminary plat approval that the applicant submit a revised stream mitigation plan incorporating the comments from the Watershed Co., dated April 27, 2006, The revised mitigation plan shall be submitted at the time of Utility Construction Permit Application for review and approval by the Development Services Division Project Manager. A Revised Wetland Analysis Report prepared by B-12 Wetland Consulting, Inc. dated May 9,2006 was submitted to the City May 10, 2006. The report identifies 4 Category 3 wetlands on the subject property (identified as Wetlands A, B, C, and D). Category 3 wetlands require a 25-foot buffer, however if the wetlands are hydrologically isolated and less than 2,200 square feet in area, they are exempt from the City's critical areas regulations. The area within Wetland A was identified at 3,759 square feet, Wetland B was 1,912 square feet, Wetland C was 1,405 square feet, and Wetland D was 739 square feet. Only Wetland A was identified as a regulated wetland due to its area being larger than 2,200 square feet. The area of Wetland B is 288 square feet under the threshold for being a regulated wetland. Due to the area of Wetland B being close to the threshold of a regulated wetland and the area within the plat that is proposed to remain as open space, it appears that adequate area onsite would be available to mitigate for the impacts proposed to Wetland B. Staff recommends as a condition of preliminary plat approval that the applicant mitigate for the impacts proposed to Wetland B. A detailed mitigation plan for the impacts proposed to Wetland B shall be submitted at the time of Utility Construction Permit Application to the Development Services Division Project Manager for review and approval. The applicant proposed to fill 1,713 square feet of Wetland A for the construction of 60-foot wide entrance to the plat off of Jericho Avenue NE that also crosses the on site stream. A mitigation measure was imposed by the ERC requiring that the entrance be relocated out of the wetland and its buffer. The applicant has since then submitted a revised preliminary plat map showing the revised entrance off of Jericho Avenue NE that would not impact Wetland A or its buffer. Staff had concerns with regards to the eastern stream crossing due to the impacts to the stream, wetland, and associated buffer areas. To reduce the impacts to the stream at that location, the applicant has indicated they would be willing to install a bottomless box culvert with footings located outside of the stream channel to minimize impacts to the stream at that location. The impacts to Wetland A would be mitigated elsewhere onsite subject to the City's critical areas regulations. Therefore, staff recommends a condition of approval requiring that a bottomless box culvert with footings located outside of the stream channel be the stream crossing method required for the crossing located on the east side of the project site. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts, The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the project will be subject to the 2001 DOE manual regarding erosion control, as conditioned by the ERC. The City's critical area regulations require that critical areas (including protected slopes, wetlands, and Class 2-4 streams) be protected under a Native Growth Protection Easement (NGPE). Therefore, Tracts B, C, and F shall have a NGPE recorded over it. Staff recommends as a condition of approval that a Native Growth Protection Easement shall be recorded over Tracts B, C, and F prior to or concurrent with the recording of the final plat map. In addition, staff further recommends as a condition of approval that the edge of the wetland and stream buffers be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit Application for review and approval. The fencing and signage shall be installed prior to the recording of the final plat. The site is currently vegetated with tall grass, localized areas of Himalayan blackberry, and a total of 631 trees of which 323 are considered "protected trees". The proposed clearing limits encompass all of the Hexrpt 06·009.doc City of Renton PIBIPW Department SHY CREEK PRELIMINARY PiA T PUBLIC HEARING DATE: May 23, 2006 Preliminaty Report to the Hearing EXaminer LUA-06-009, PP, ECF Page 11 of 13 proposed lots and the proposed roadways. Additional areas outside of the proposed lots and roadways would be cleared for the installation of utility lines (storm drainage and sewer). RMC 4-4-070 indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing trees. A Determination was made by the Director of Development Services that the retention or replacement of 25% of the existing trees would achieve these requirements, To comply with this Determination, the applicant would be required to retain or replace 81 trees (outside of the Native Growth Protection Easement). The applicant has proposed to retain a total of 72 trees outside of the area recommended Native Growth Protection Easement, and has proposed to plant a total of 110 minimum 2 inch caliper street trees, which may also serve as replacement trees. Therefore, a total of 182 trees would either be retained or replaced onsite, which complies with the minimum retention or replacement rate of 25%. Relationship to Existing Uses: Single family residential homes surround the subject site, The proposed detached single family residences would be compatible with the surrounding development. D, Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family home. The fee is estimated at $28,792.00 (59 new lots x $488.00 = $28,792.00) and is payable prior to the recording of the plat. Recreation: The proposal would include two recreation tracts (Tracts D and E) for future residents of the proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject property, however the currently undeveloped Maplewood Park is in the project vicinity. It is antiCipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family home. The fee is estimated at $31,314.84 (59 new lots x $530.76 = $31,314.84) and is also payable prior to the recording of the plat. Schools: The site is located within the boundaries of the Renton School District No. 403. 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 plat would potentially result in 26 additional students (0.44 x 59 = 26). The schools would include: Maplewood Elementary School, McKnight Middle School, and Hazen High School. The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Drainage/Surface Water: A Preliminary Technical Information Report prepared by Triad Associates dated March 22, 2006 was submitted with the application materials. According to the report existing stormwater runoff flows into the existing onsite stream, The proposed method of drainage control as indicated by the storm drainage report prepared by Triad Associates would be a wetpond. The wetpond would be located within a storm drainage tract (Tract G) on the southwestern portion of the property. The wetpond was sized in compliance with the 2005 King County Surface Water Design Manual and will release water per the Level 2 Flow Control Standard. The City's Plan Review Section has reviewed the submitted drainage report and concurs that the drainage report is in compliance with the 2005 King County Surface Water Design Manual. The City's Environmental Review Committee imposed a mitigation measure on the project requiring that the storm drainage system comply with a higher standard for flow control. The project is required to comply with the 2005 King County Surface Water Design Manual. Staff recommends as a condition of approval that the stormwater detention tract (Tract G) be landscaped and irrigated (unless drought tolerant plants are used) appropriately. Staff also recommends that the stormwater detention tract be fenced with a 6-foot solid wood fence. The applicant shall submit a landscape plan and fencing detail for the review and approval of the Development Services Project Manager prior to recording of the plat. Hexrpt 06~009.doc City of Renton P/BIPW Department SHY CREEK PRELIMINARY PIA T PUBLIC HEARING DATE: May 23, 2006 Preliminary Report to the Hearing Examiner WA-06-009, PP, ECF Page 12 of 13 A Surface Water System Development Charge, based on the current rate of $759.00 per new single- family lot, would be required prior to the issuance of construction permits for the plat. Water and Sanitary Sewer Utilities; The subject site is outside the City of Renton water seryice area. Water District 90 supplies water service in this area. 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 3600 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 fiow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. The subject property is served by City of Renton sewer service. There are no existing sewer mains adjacent to this site. The sewer main must be extended along the full boundaries of the plat. There was a short section missing from the plans submitted with the application. Therefore a section from the northernmost terminus of the sewer main shown on the plans (along Jericho Ave NE) will need to be extended to the northernmost boundary. A lift station will be required to service portions of the plat. The preliminary location of the lift station shown on the plans is not approved. The site and specifications are being discussed with the Wastewater Engineering Supervisor. Final decision is pending at this time. 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. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. Prior to recording the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. H. RECOMMENDA TlON: Staff recommends APPROVAL of the Shy Creek Preliminary Plat, Project File No. LUA-06-009, PP, ECF subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that was issued by the Environmental Review Committee on April 25, 2006. 2. Demolition permits shall be obtained and all inspections completed on the demolition of the existing residences and detached accessory structures prior to final plat approval. 3. A revised landscape plan shall be submitted prior to final plat approval to the Development Service Division project manager for review and approval. The revised landscape plan shall identify a 5-foot planting strip along the street frontage of the proposed "looped" road in addition to the perimeter roads and shall show two trees within the front yard areas of all lots within the proposed subdivision. 4. The applicant shall be required to place "No Parking" signage along the 26-foot wide private access easement prior to final plat approval. 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, storm water and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 6. A revised stream mitigation plan incorporating the comments from the Watershed Co., dated April 27, 2006 shall be submitted at the time of Utility Construction Permit Application for review and approval by the Development Services Division Project Manager. 7. Mitigation shall be required for the impacts proposed to Wetland B. A detailed mitigation plan for the impacts proposed to Wetland B shall be submitted at the time of Utility Construction Permit Application to the Development Services Division Project Manager for review and approval. Hexrpt 06-009.doc City of Renton PIB/PW Department SHY CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: May 23, 2006 Preliminary Report to the Hean'ng Examiner LUA·06·009, PP, £CF Page 13 of 13 8. A bottomless box culvert with footings located outside of the stream channel shall be the stream crossing method required for the crossing located on the east side of the project site. 9. A Native Growth Protection Easement shall be recorded over Tracts B, C, and F prior to or concurrent with the recording of the final plat map. 10. The edge of the wetland and stream buffers shall be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager, A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit Application for review and approval. The fencing and signage shall be installed prior to the recording of the final plat. 11. The stormwater detention tract (Tract G) shall be landscaped and irrigated (unless drought tolerant plants are used) appropriately. In addition, the stormwater detention tract shall be fenced with a 6· foot solid wood fence. The applicant shall submit a landscape plan and fencing detail for the review and approval of the Development Services Project Manager prior to recording of the plat. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. Hexrpt 06-009,doc · . DEVELOPMENT PlANNING CITY OF RENTON JAN 27 2006 RECEIVED i ~ w ~ ~ ~ • z " N ~ " 'Ii .; w ~ ~ W • t w • 0 Z • ~ W • " ~ W Z ~ • Z 0 C • 0 • 03AI303H 900ll Z NVr NO.IN31:j :10 AU::> E>NtNN\fld .lN31'1d013A30 >l33t1:J J.HS A NY dt41 0~ S3WOH H3NNO~ Ntl 1d 9NIOIf1i9 ).lJtfNIWn3Iid ,. i , ,i'l o ~;--' : I ... ;, , p i", I :,'1 ~ Ii I , " , .~ '"' ';. i ~ " , " ~~; ~rfil ;;;1 I- .' 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" ~ o :' ,'., , " I .. " 11 ~ ~ '", .-. . -"'-:;.'" . ~ . II If'"r ''''''C''' ,,,,'.: • '. I • :,. ...... , ., > II .II ~!I • I 'k ~ • 11 II 1 ' II / • ~:~ @ ~ ,j • , I , NE 2ND STREET TREE CUTTING I LAND CL EARING PL AN ~ " " z o g ~ • ~ • z o ~ ~ • " • • " o ," ~ " " • " o " • ~ • t~m~vlI l '''%':'''' ~ d. ~'i i '~~ ~ ! '~r";'r ~ I: 1: ~ l! I CONNER HOMES COM PANY SHY CREEK I, lI'l II! 11 ' \~ ;;;0 t ~ . ~ -< { ~I CI TY OF RENTON. .. I WA SJt/Nc rON I ;> :0 03AI303ij 900ll Z NVr . ' w o • z " N '. , ~ 0 , , , . , :~ .. , , , , i ,. • , : , , ,. ,. " • " , , , , , • , ,. , :: ,. : , , , , , , , , , , I .; V '0,",' " "" IL" fltt7d 3dtt ~SaN'J'7 ,HitfNIr/J73lJd ~ >133M:> J.HS ANVdYfOO SilWOH /J3NNOO ..' " --: , , I • I I' II < , I I , I., i '" " • I J I J l II I '.I. 33111 S aNi: 1 S 03A1303t:J 900ll Z NVr NOlN3!l ,j() AllO 0NINNV1d lN3I'4d013A30 • hl l2 . ' ~I ~ , I I I I I \-----I ' ,-- I I I I I' 1 ! I J ---I -r I I 1--'" "! NEIGHBORHOOD DETAIL MAP CONNER HOMES COMP ANY SHY CREEK WA SHING rOil ~ " z • o , • • • z o • m • m · • m p •• , " '.1 .• _ I, ll'l' \~~/ 1"10," ' If' _ I , ~ " • • " " ,z • o m • • • , .' DEVELOPMENT PlANNING em OF RENTON JAN 272006 RECEIVED => E6' 10 T23N RSE E 112 ==-:-:-'---1.-- R -_ 1 .i..2 0 ----j· RJlO Ij~IHhSt. R=tj ~-'-.l!W R-4 R-8 CA R-IO R-8 ···R-4 G6 • 22 T23N RSE E 112 o :00 .. 00 ''''00 F6 15 T23N R5E E 112 e~+ ZONING _ PIBIPW TBCHNICAL DR.V1CB8 UI28/Of 5315 L INING MAP BOc.. RESIDENTIAL ~ Heaouree conservation ~ R.,8jdential • dulac ~ Residential 4-dulac ~ RealdenUal 8 dulac ~ Residential Manufactured Hornet! 111-10 I ReaidellUal 10 dulac: I 'H~ I ReaidellUal 1. dujac I RM-rl Relridential MulU-Family IRH-T I Residential Mulu-Farony Traditional IRM-u I RetridellUal MuIU-Family Urball Center" VP(fiD liSt: CENTER 8 Center Vmace IUt-NlI Urban Center -Nortb ~ Urban Cent.eT -Norlb 2 ~ Center Downtown- ~ Commerdal/OIflcejReeldenUal cnMMllRcU .. L ~ Commero1a1 Arterial- ~ Commercial Office- ~ CommllOrc;:i.l1 Neipborhood INDJ/STRU,L ~ IndWluial -Hea"" ~ Industrial -Medium o Industrial -Li,bl <P) Publicly owned _~ ___ fteDl.Qn CIty lJmlta ___ Adjacent City Umits _ Book Patel!' Boundary PAGE • May lnclude Overla,. Districts. See Appendix mapa. For additional reculatloDII in Ollerl., Dlltricts. plealle Bee RMC 4-3. PAGE# INDEX PrInted by Pnnt & Mail Svcs, City of Renton CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA06-009, PP, ECF APPLICANT: Conner Homes Co., John Skochdopole PROJECT NAME: Shy Creek Preliminary Plat DESCRIPTION OF PROPOSAL: Applicant proposes to subdivide an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range iri size from 7,200 square feet to 9,844 square feet.. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed, approximately 418 feet of stream are proposed to be relocated, and a reduction in the stream buffer width down to 25feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 129 JerlChoAvenue NE The City of Renton . Department of,Plannihg/BuilcllQglPublic Works Development Planhing secti'ln , : 1. The applicant shall comply Wiih the recommen~ons found in the geo\Elchnical report prepared by Earth Consultants, Inc. dated February 1, 2.005. ' .... ',', , 2. The applicant shall be required tp provide a Telj:jpqtary El/ilSion and sedimen~tion Control Plan (TESCP) deSigned putsuan1 to the Department of &x>logy's Erosion aila Sed~ent COfltrol Req,uirements outlined in Volume II of the Stormwater Management Manual al\lCf provide staff with a ConstJ\lc!ion'Mitigation Plan prior to issuance of Construction Permits. This condilion shall be subject to the review and:zapproval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual. ' 4. The applicant shall be required to relocate the proposea60-foot wide entrance to the plat to a location where the wetland and its aSSOCiated buffer would not be impacted. 5. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. 6. The proposed project shall comply with the recommendations found in the Traffic Impact Analysis prepared by Transportation Engineering NorthWest dated January 26, 2006 including the, payment of a Traffic Miligation Fee in the amount of $75 per net new average daily trip. 7. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot. ERG MHigation Measures Page 1 of 1 DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM May 17, 2006 Environmental Review Committee Members Jill Ding, Associate Planner Shy Creek SEPA Addendum After the ERC issued their DNS-M for the Shy Creek Preliminary Plat, 3 additional wetlands were identified and delineated by the applicant. The wetlands were classified as Category 3 wetlands and all of them are less than 2,200 square feet in area. The City's threshold for regulating Category 3 wetlands is 2,200 square feet, so the 3 additional identified wetlands are not regulated and may be filled without the requirement for mitigation. An addendum to an original SEP A determination may be issued when additional environmental information becomes available that does not change the analysis oflikely significant impacts. The presence of these additional unregulated wetlands would not result in additional significant impacts. Please sign the attached addendum to the Shy Creek SEP A Determination. q:\data _ center\templates\pbpw\standardmemo.doc CITY OF RENTON ADDENDUM TO ENVIRONMENTAL DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) Pursuant to WAC 197-11-600 (4) (c) and WAC 197-11-625 Addendum to Shy Creek Preliminary Plat Determination of Non-Significance - Mitigated (DNS-Ml /LUA06-009 ECF. PPI Date of Addendum: May 17, 2006 Date of Original Issuance of SEPA Threshold Determination: April 25, 2006 Proponent: Application File: John Skochdopole, Conner Homes Co. LUA06-009, PP, ECF Project Name: Shy Creek Preliminary Plat Proposal I Purpose of Addendum: The applicant has requested review of a subdivision of an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland (Wetland A) with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. After the original SEPA threshold Determination of Non-Significance -Mitigated (DNS- M) was issued 3 additional on site wetlands were identified (Wetlands B, C, and D) were identified. The wetlands were classified as Category 3 wetlands, which typically require a 25-foot buffer. Category 3 wetlands that are less than 2,200 square feet in area are unregulated per RMC 4-3-050C.5.f.i. Wetlands B, C, and 0 are all less than 2,200 square feet in area and would therefore be unregulated. It has been determined that the environmental impacts of the new proposal are adequately addressed under the analysis of significant impacts contained within the previously adopted DNS-M. Based on WAC 197-11-600(4) c, the addendum process may be used if analysiS or information is added that does not substantially change the analysis of significant impacts and alternatives in the eXisting environmental document. Therefore, the SEPA addendum process has been utilized for the necessary Environmental Review of the proposed development. Location: 129 Jericho Avenue SE, Renton, WA 98059; KCA No. 0847100115, 0847100108,0847100140, and 0847100107. Lead Agency: City of Renton, Planning/Building/Public Works Department Review Process: Individual development proposals for the Shy Creek Preliminary Plat site will be reviewed under SEPA Rules and City of Renton policies and regulations applicable to the development. Additional Information: If you would like additional information, please contact Jennifer Henning, Principal Planner, City of Renton, Development Services Division, Planning/Building/Public Works Department at (425) 430-7286. ENVIRONMENTAL REVIEW COMMITTEE SIGNATURES: Terry Higashiyama, Administrator Community Services Department Renton Fire Department EDNSP DATE DATE DATE Date: May 17,2006 To: Jill Ding City of Renton 1055 S.Grady Way, 6th Floor Renton, W A 98055 Job No: 03-185 Project: Shy Creek I!:nclosed are: o Prints o Copies [8J Reproducibles o Reports o Documents o Specifications o Other These have been sent: [8J For Your Use MAY 1 7 2006 RECEIVED o For Your R(!View / Approval o For Your Signature / Return o At Your Request o For Your Records o For Your Information o Other ()u,trlIH\ [),Itl' Ih .... ll1pllOli 2 5/12/06 PMT Remarks: Please contact Mick Matheson with any questions at 425.821.8448. Thank You. Sent By: Kimberly M. TJ: an Administrative Assistant Copies To: Land Development Consultants !TRIAD , ;\.":-'()CI:\TrS /1 '/ II .,i 1/\/<'11.11" 425.821.8448 May 15, 2006 Mick Matheson Triad Associates 12112 115 th Avenue NE Kirkland, W A 98034 CIT~ JF RENTON PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator RE: Shy Creek Preliminary Plat Property Services Comments Dear Mr. Matheson: Please find attached comments from our Property Services Section dated April 14, 2006. These comments will aid you in the final plat submittal. rfyou have any questions, feel free to contact me at (425) 430-7219. Sincerely, ~JJu Jill K. Ding Associate Planner Enclosure ------------I-05-5-S-ou-ili-&--oo-y-w-a-y---R-~-ro-~-W-~--hm-~-o-n-9-8-05-5------------~ AHEAD OF THE CURVE May 15,2006 Theodore & Beverly Glandon 101 Hoquiam Avenue NE Renton, WA 98059 CIT"-3F RENTON PlanninglBuilding/Public Worics Department Gregg Zimmerman P.E., Administrator RE: Your Comments for the Shy Creek Preliminary Plat Dear Mr. and Ms. Glandon: Thank you for your comment letter dated May 8, 2006 regarding the Shy Creek Preliminary Plat. In your letter you express concern with regards to the impacts the development would have on the existing onsite stream, the impact that the removal of existing vegetation would have on the surrounding area for the creation of building lots, and the potential for mosquitoes which may propagate in the onsite retention pond. This letter will attempt to address some of your comments. Your first concern was with regard to the existing onsite stream. The stream is currently classified as a Class 4 stream, which is flowing seasonally. You noted that the volume of water flowing through the stream channel has lessened over the years. I do not have any answer for you as to why that happened as it is likely due to impacts that have occurred upstream of the subject property. You also had some concern with regards to fish habitat on the property. The potential for fish use on the property has been reviewed by the City and Washington State Department ofFish and Wildlife. The applicant did an extensive reconnaissance of the stream and while fish were found down stream of the subject property barriers were identified that prevented the fish from migrating upstream onto the subject property. Your second concern was with regard to the potential for mosquitoes to propagate in the proposed stormwater detention pond. The City's Surface Water Section has a mosquito abatement program, for information you can visit the City'S website at www.ci.renton.wa.us or contact Allen Quynn at (425) 430-7247. Your final concern was with regards to the removal of the existing onsite mature vegetation. The City of Renton requires that a minimum of25% of the existing trees onsite that are not located with in a sensitive area be retained or replaced with a minimum 2 inch caliper tree. The applicant submitted a tree retention plan which indicates that 72 trees would be protected onsite, in addition a significant number of street trees and perimeter landscaping have also been proposed by the applicant to mitigate for the loss of existing onsite vegetation. -------------1o-5-5-So-u-fu-G-r-oo-y-W-a-y---R-en-t-on-,-W-~-h-in-~-o-n-9-80-5-5------------~ Al\ ~" ............. <"M ....... _ •••••• """ .......... _ •• AHEAD OF THE CURVE I hope that I have sufficiently addressed your concerns. A public hearing for the project will be held in the City Council Chambers on May 23 rd at 9:00 am, you may wish to attend and testifY. Feel free to contact me with additional questions. Sincerely, If P-' Jill K. Ding V Associate Planner • Jill Ding Theodore & Beverly Glandon 101 Hoquiam Ave. N.E. Renton, WA 98059 425-255-3866 Associate Planner, Development Services Division 1055 Grady Way Renton, WA 98059 Land Use Number: LUA06-009, PP, ECF Project Name: Shy Creek Preliminary Plat May 8,2006 The home that my wife and I have lived in for the past 12 years was recently annexed into the city of Renton and borders the Western edge of the subject property. We are, quite understandably, sad that this beautiful piece of property will be turned into a parking lot for houses. The major portion of the property is an area where the previous owners had a small herd of Fallow deer living on the acreage, with evergreen trees surrounding its border, with a lovely little creek flowing through, the large impressive home with it's driveway bordered by flowering trees is being razed and we fearfully anticipate the procedure we have watched in housing development all around us, where all trees and foliage are removed by bulldozers, the ensuing barren "desert" is then platted into the small building lots where house after house is built. What these developers are calling Shy Creek appears to really be Maywood Creek if the Natural Resources sign on the east side ofthe property in question is correct. A similar sign originally was found on the west side of the property (Hoquiam Ave), however, the sign on the west side has mysteriously disappeared. In years past we watched a torrent of water rush out of the west channel of this creek, we are perplexed as to why the discharge has recently diminished. And based on the direction the recently cleared ditch is being directed it rather appears that the path of the creek is being changed. Where has all the water we formerly watched over the last number of years disappeared? If the official sign is interpreted correctly is this a fish habitat being phased into extinction? What provisions have been made so that the water retention pond will be free of mosquitoes and its appearance will be attractive to those neighbors who face it? This is a major issue to neighbors and, we have noted, one which is often overlooked. We are very concerned that the natural beauty of this area is gradually being destroyed. This not only affects beauty but the quality of air that a strong plant and tree life helps maintain. So much of this healthy green growth has been lost by what these housing developers have done. The decisions made today will not only impact us but will have an affect on future generations. While this is just a "drop in the bucket" we need to start somewhere to own up to where our decisions impact future generations. Isn't there room for deVelopment while still maintaining much more of the natural beauty that exists? Has the greed for more and more money destroyed some of our greater values? You might say, "oh well, there's lots ofland left" ...... but in reality, eventually we will run out ofland, the environment is not a renewable resource. Will this entire area become a concrete jungle? The trees that some new homeowners plant cannot replace those that have been growing for decades. Has the City of Renton really considered its responsibility to future generations? The reason this letter is late is due to the fact your letter arrived while we were on an extended vacation from which we've just recently returned. We do wish to become a party of record and notified of decisions made on this property. Yours truly, ~~ Beverly Glandon Date: To: From: Subject: l __ )AROCK CONSULTANTS, I~_~. MEMORANDUM May 9, 2006 Jill Ding -City of Renton Carl Hadley Shy Creek Preliminary Plat Fish Presence/Absence Surveys -East Fork Maplewood Creek Introduction In a letter dated May 2, 2006, the City of Renton requested further infonnation verifying water classification for the stream located on the proposed Shy Creek preliminary plat. This memo provides description of surveys that were completed to evaluate water typing, summarizes results of the surveys, and provides water typing recommendations based on those results. The stream in question is the East Fork of Maplewood Creek and a small headwater tributary that enters the East Fork near the intersection of 142nd Avenue SE and SE 136th Street (Figure 1). Metbods The fish presence/absence survey was conducted under the WAC 222-16-031 water typing protocol described in Guidelines for Determining Fish Use for the Purpose of Typing Waters (DNR Board Manual 2002). The stream in question meets all requirements for applying the protocol (e.g. stream size, non-drought year, DNR Type 3/4 break, lack of human made blockages, etc.). Survey timing met the requirement of March I to July 15. The survey was conducted by qualified personnel meeting the requirements described in the protocol and under WDFW collection permit #06-229. To identify barriers to fish migration, Maplewood Creek was first walked from the fish ladder at the northern edge of the Maplewood Golf Course upstream to the project site, a distance of approximately 1.3 miles. The survey took place on April 28'\ 2006. Features such as barriers, major flow inputs, and fish observations were GPS located. Fish barriers were defmed as permanent natural features exceeding the ability of salmonids to pass in an upstream direction. Salmonid passage ability identification generally utilized criteria presented in Powers and Orsborn 1985 (Analysis of Barriers to Upstream Fish Migration) and Bell 1991 (Fisheries Handbook of Engineering Requirements and Biological Criteria). Because no pennanent and absolute blockages to upstream fish migration were identified during the initial channel walk, electroshocking was conducted from the area of last observed fish presence, upstream through the project site. The electroshocking survey was conducted on May 5,2006 using WDFW Backpack Electrofishing Guidelines. The survey was conducted over a 0.4 19609 244'h AVENUE NE -WOODINVILLE, WA 98077 . P:425/788-0961 . F:425/788-5562 Shy Creek Fish Presence/, May 9, 2006 nce Surveys mile reach starting at the area in which salmonids were last visually confirmed during the walking survey and continuing upstream through the project site to the culvert under 144th Avenue SE (Figure I). All potential habitat including pools, riftles, and runs were sampled. The only areas not sampled contained water depths of less than I-inch. The survey was conducted with two people: the electroshocker operator, and a netter. Stunned fish were netted when possible, identified without removing them from the water, and immediately released. Results Fish Presence Several dozen juvenile salmonids were visually observed throughout the walking survey of the East Fork of Maplewood Creek upstream to a point located along 143,d Avenue SE approximately 100 feet north of the intersection with SE l38th Street. This area is a few hundred feet downstream of the head of the canyon reach where the stream reaches the upper plateau. The salmonids were approximately 1 to 1.5 inches in length and were likely resident trout fry. Electroshocking the stream found fish for another 100-feet past where they were observed during the walking survey. Two 5-inch cutthroat trout and six I-inch fry were observed. The last fish was recorded at N47.4797 W122.1495 (WGS 84). The location is shown in Figure 2. There was no distinct feature that separated the observed fish-bearing portion of the channel from the non-fish-bearing portion upstream. The last fish was observed in an area just downstream of where the channel reaches the upper plateau (Figure 3) and the channel quickly changes from a moderate gradient, gravel-bedded channel with woody debris, to a more silt- bedded, low-gradient channel with emergent aquatic vegetation. The relatively poor habitat on the upper plateau (Figures 5 and 6), as well as a few small barriers to fish (woody debris pile, boulder pile) may encumber (but not absolutely preclude) fish from moving up onto the plateau each year as flows return in the fall. However, this survey was conducted during a period of high fish use when juveniles were present, and none had moved into possible habitat on the plateau. This indicates a preference to remain in the canyon reach where habitat conditions are more suitable (e.g. deeper water, more cover, more habitat complexity). A few small potential barriers were noted upstream past the last observed fish. The woody debris pile (Note #1 on Figure 2) consists of a small debris jam which has trapped sediment and created an approximately 3-foot high obstruction (Figure 4). There was a pool at the base of this feature but no fish were encountered there. The boulder pile created a 45-degree slope over and through which flow passes. While no amphibians were observed in the canyon reach, the plateau had an abundant population. Hundreds of tadpoles and a number of adult frogs were observed beginning where the channel gradient decreases (see Note #4 on Figure 2). In the Pacific Northwest amphibian populations are generally highest where fish are absent. Page 2 of 6 Shy Creek Fish Presence/! May 9, 2006 Springs nee Surveys Numerous springs were noted in the canyon reach beginning at N4704776 W122.1546 and continuing upstream for a few hundred feet. This area, located approximately 004 miles downstream of the last observed fish, may be the source of continuous flows experienced all year round. Thus, the area upstream of this point may only flow seasonally and any fish use upstream is dependent on adults migrating up-channel as flows begin each fall. Physical Channel Characteristics Instream flow and stream temperature on May 5, 2006 ranged from approximately 60 gpm and 14°C in the East Fork of Maplewood Creek to 15 gpm and 17°C in the tributary. The channel ranged between 3-feet and 7-feet at bankfull width. Stream depths ranged from 0.5 inches to 18- inches. Substrates ranged from large cobble to fine silt with a few scattered boulders. Habitat was dominated by riftle/run complexes with approximately 10 percent pools. Most pools were created around woody debris or tree roots. The canyon reach has a higher pool frequency, greater average stream depth, and coarser substrate than the upper plateau. Overall habitat diversity in the canyon reach is much higher in comparison to the upper plateau. Recommendations The City of Renton water classification map should be modified to upgrade the East Fork of Maplewood Creek to Class 2 (fish-bearing) upstream to at least the last observed fish location shown on Figure 2. Assuming fish might make periodic use of all similar habitat nearby, a more environmentally conservative assumption would place the end of fish-bearing waters approximately 150 feet upstream at the head of the canyon (#3 on Figure 2; N470480 WI22.150). The intermittent stream channel upstream of the canyon, including the entire tributary channel along 142 nd Avenue SE and within the Shy Creek plat, is demonstrably not used by fish as established by a protocol stream survey. Therefore, the current City of Renton classification as Class 4 remains appropriate for this stream reach. Page 3 of 6 Shy Creek Fish Presence/A May 9, 2006 HE 4U C!# 51: 16tl'1 lce Surveys j ~ NE ~lh St ~ ... -; NE Jrd SI ". C, N[ 2nd St Legend Rent on Class 2 Renton Class 3 Renton Class 4 Electroshocked SE 2tid PI ~=""S i ~ ?M q Barrier survey 51' lJ9th Pl IX !I' '" t)S .., ~ Ii ~ .. .. ~ .. III ~ ~ Sf 14200 SI III '" Figure 1. Current City of Renton water classification map showing project site and survey locations . Class 2 -fish bearing; Class 3 -perennial , non-fish-bearing; Class 4 -intermittent. \ '-,'. - • j, ~'1')<·; I r,r ,,; _.~.f '!! c, . '~. , , , 'i' " ,', ",i"" ." .~ I • •. ft ....... ... ...... S.ITE #5 ~_ ,~~ ~.~, -___ .J I • # "#4. :,: j ~. ~ #~" 0 #f~, LAST FI S H OBSERVED -;-~l lJlllt ••• It. •• _ ~ ........ -• .. " .... ,.-.---........ .. .. -'. • -.... '.-.-.. ! Legend (Figures 2 and 3) Watercourse Survey notes #1 Fish observed ............ . No fish observed •••••• Survey Notes #1 -Obstruction (se e Figure 4 ) #2 -Boulder pile #3 -End of canyon reach #4 -Amphib ians first noted #5 -Photo (Figure 5) #6 -Ph oto (Figure 6) Figure 2. Location of fish presence/absence observations and survey notes. Page 4 of 6 Shy Creek Fish Presence! P May 9, 2006 " , '.~ , . , " ~ :.! .r, . ' , " , , ' -~ -;...' 1ce Surveys " " t ,_ .", ", I "~. ) ~r. '/ ~' ~?~' .... -'" j ,·"111 • ' , ... , ~, :,...' ..... ~...-.i,J. .. ' -~..,,,.' ~j~ f , !. • . ,;~ .. ~1~ .... I~""'~J~J, , " ... -.,., ' .. , ..,. ... / /' ~-'":' -' ','. ~ I"',' =======Q'G'" Figure 3. ReJiefmap fo r area showing canyon reach and observed fish use, Figure 4. Small debri s jam in East Fork Maplewood Creek (Note #1 in Figure 2). Page 5 of 6 Shy Creek Fish Presence/ f May 9, 2006 nce Surveys Figure 5. Stream habitat in tributary. Stream was dry last )Ime but contained flow when surveyed in May 2006 (see Note #5 in Figure 2 for location). Figure 6 . Stream habitat in tributary (see Note #6 in Figure 2 for location). Page 6 of 6 May 2, 2006 Mick Matheson Triad Associates 12112 IISth Avenue NE Kirkland, W A 98034 CIT"\, "IF RENTON PlanninglBuilding/PublicWorks Department Gregg Zimmerman P.E., Administrator RE: Shy Creek Preliminary Plat Review Comments Dear Mr. Matheson: This letter is to inform you of additional information that is required prior to the approval of (he Shy Creek Preliminary Plat. The City's environmental consultant, The Watershed Co., has reviewed the submitted Wetland Report prepared by B-12 Consulting, Inc., dated 1118/06, Supplemental Stream Study prepared by Cedarock Consultants, Inc" dated 1114/06, and the Stream Mitigation Plan prepared by Cedarock Consultants, Inc" dated 3/22/06 (see attached letter dated April 27, 2006), The attached letter from the City's environmental consultant indicates that 3 or 4 additional wetlands are present on the subject property that were not identified in the B-12 Wetland Report and that the onsite stream identified by Cedarock consultants may be utilized by salmonid species and, would therefore need to be reclassified from a Class 4 stream to a Class 2 stream, A Class 2 stream would require a lOO-foot buffer. If it is determined that salmonid species are not present in the stream, then the City's consultant indicated that the Class 4 classification for the stream would be appropriate. Therefore, the following information additional information is required to continue reviewing the proposed project: I. 3 copies of a revised wetland report classifying and delineating the additional wetlands found on site; 2. 3 copies of evidence supporting whether or not salmonid species are present in the onsite stream; and 3. 5 copies and 1 reduced 8 Yo" x 11" PMT of a revised preliminary plat map if either the revised wetland report or evidence regarding the presence of salmonids requires changes to the originally submitted preliminary plat layout. The Watershed Co. also reviewed the submitted mitigation plan and had some comments that needed to be addressed (see Recommendations 3-14 in the attached letter). A revised mitigation plan addressing these comments does not need to be submitted at this time for preliminary plat approval, but will need to be submitted with the Construction Permit application for the plat improvements. The comments regarding the proposed wetland -------------l-O-SS-s-o-u-th-O-r-ad-y-W--ay---R-e-nt-o-n,-W-a-s-hi-n~--on--9-80-S-5-------------~ ~ This paoercontains 50% recvcled material. 30% DOSI consumer AHEAD OF THE CURVE creation area may be disregarded as a mitigation measure was placed on the SEP A Determination of Non-Significance -Mitigated by the Environmental Review Committee requiring that the proposed entrance to the plat be relocated so as not to impact the wetland area (including the buffer) that has been identified adjacent to the onsite stream. !fthis information is not received by May 9,2006, the project will be placed on hold and the public hearing scheduled for May 23 rd will be rescheduled to a later date. !fyou have any questions, feel free to contact me at (425) 430-7219. Sincerely, t!:ltJ)U Jill K. Ding Associate Planner Enclosure Cc Owners/Applicant Parties of Record April 27, 2006 Jill Ding City of Renton Planning Department 1055 South Grady Way Renton, W A 98055 Re: Shy Creek project-Environmental Review Dear Jill: Thank you for the opportunity to review the above referenced project for compliance with City of Renton Critical Areas Regulations, RMC 4-3-050. For this review I read through the information you provided me, which included the following documentation: I) Wetland Analysis Report prepared by B-12 Wetland Consulting, Inc., dated 1/18/06. 2) Supplemental Stream Study prepared by Cedarock Consultants, Inc., dated 1/24106. 3) Stream Mitigation Plan prepared by Cedarock Consultants, Inc., dated 3/22/06. 4) Letter from Triad Associates dated 3/20/06. 5) Email chain of correspondence between the City of Renton, Cedarock Consultants, Muckleshoot Indian Tribe and Washington Department ofFish and Wildlife (WDFW). I also made a site visit on April 24, 2006 to evaluate site conditions, check the accuracy of thc wetland delineation, and verify the stream classification. This letter is a summary of the findings of my review. It is my understanding that, with the exception of the proposed detention pond and the stream corridor, the three properties comprising the Shy Creek project would be platted for single-family lots. Findings Stream From the email correspondence you sent to me as well as a phone conversation I had with Larry Fisher at WDFW, it is evident that both WDFW and the Muckleshoot Tribe believe there is a strong possibility that salmonid fish usc the stream on the subject property. This is in contradiction of the City's stream type mapping. My examination of the stream did not include a reconnaissance of downstream conditions so I was not able to verify or dispute the alleged downstream migration barriers. The culvert beneath the SE 136 th Street right of way does not appear to be such a migration barrier. The stream morphology and flow, while not conducive to optimal habitat, are also not preclusive of use by salmonid fish species, notably cutthroat trout. If downstream barriers arc not complete migration blockages, then cutthroat in all likelihood use this stream reach, despite its seasonal flow regime. If downstream migration blockages arc complete barriers and if there are no resident cutthroat which inhabit perennial stream reaches above the barriers, then the type 4 classification is accurate. Conversely, if cutthroat inhabit perennial areas above the blockages, 1410 Market Street, Kirkland, WA 98033 -(425) 822 5242 -fax (425) 827 8136 watershed@watershedco.com -www.watershedco.com Jill Ding April 27, 2006 Page 3 of 4 No performance standards for percent cover are proposed. Most mitigation sites should achieve 60 percent woody vegetation cover by the third year and 80 or 85 percent cover by the fifth year in order to provide maximum functions. The proposed monitoring and maintenance period of three years is too short. Subsection 0.2 of RMC 4-3-050 Critical Areas Regulations requires surety devices (bonds) for all wetland mitigation plans to guarantee performance for a minimum of five years after installation. Further, best available science as presented in Wetlands in Washington State-Volume 1: A Synthesis of the Science (Sheldon et al. 2005) shows that longer monitoring periods are needed for mitigation projects. Recently, federal and state agencies have been requiring 10-year monitoring periods on wetland creation projects. However, we have found that most small wetland creation sites that have reliahle hydrology and few aggrcssivc weeds (such as this project) can be adequately established within tive years, provided installation and maintenance is done properly. Two monitoring visits per year are proposed in the plan. The first visit is to check wetland hydrology. During this visit, the monitoring team should also make notes on dripline weeding, invasive weed encroachment, mulch thickness, and other maintenance needs. The maintenance scope does not require annual weeding within the driplinc of installed plants. Root competition from weed roots is the largest limiting factor to survival and growth of woody plants installed in mitigation sites such as this. Plants should be weeded to the dripline at least onee per year. Also, the scope does not require annual fertilizer after the first year or the maintenance of a mulch ring beneath each plant. Irrigation is proposcd only if plants are installed after mid-March. Irrigation is necessary for the tirst one or two summers regardless of when plants are installed. One to two inches per week during July, August and September is usually sufficient. Irrigation commonly pays for itself in terms of lowering plant replacement costs and hoosting percent cover. The planting details should not show staking or ball-and-burlap stock. The plant schedule does not call for plants that would need staking, nor does it call for ball-and-burlap plants. The plant schedule also stipulates "100" each of two kinds of emergents, but the plant size is not specified. The plans mention soil amendments in the planting pits. In general, localized amendments confine the growth of plants, as roots will not grow outside of the amended area. If amendments are needed, a better (and sometimes cheaper) approach is to top-dress with a thin layer of compost or a thick layer of arborist mulch across the entire planted area. Also, fertilizer is shown in the soil backfill. Installed vegetation does not use fertilizer in the first year while it is recovering from transplant shock. Competitive weeds do use this fertilizer. Use of a slow-release fertilizer is warranted in the second growing season following installation. The cost estimate provided in the Stream mitigation plan is not comprehensive. There are no line items for grading costs, mulch or compost, labor for habitat matcrial installation, consultant construction oversight or preconstruction meeting (as stipulated in the 8-12 plan notes), fencing and signage, or annual maintenance costs. Jill Ding April 27, 2006 Page 2 of 4 then the on-site stream reach is also likely to be used by these fish on a seasonal basis. However, if downstream blockages were improved or eliminated (as Tribal representative Karen Walters argues), then the proposed 25-foot buffers would be less than optimal for the expected future fish use of this reach. Wetlands Only a few of the boundary flags remain on the small stream-associated wetland, so a prccise evaluation of the wetland boundary was not possible. However, the maps showing the wetland boundary appear to match the boundaries noted during my field visit. The wetland is accurately classified as Category 3. Several other wetland areas that were not described in the delineation report were noted during my site visit. The attached map shows the approximate location of these additional wetlands. Two or three wetlands (two may be connected) were found on the northern parcel that abuts SE 132"u Street. Except for the northernmost wetland, an asscmblage of !,'I'asses (bentgrass, reed canarygrass and others), soft rush and various herbaceous weeds characterizes thesc additional wetlands. The northern wetland is also dominated by slough sedge. All wetlands on the northern parcel were saturated to the surface during my investigation and had water standing in the soil pits at a depth of 4 inches. The center wetland had dried algal mats at the soil surface as well. The northern wetland was inundated at the surface. All these wetlands had very dark, hydric soils (I0YR 211) in the root zone. Another previously unidentified wetland is found at the northeastern comer of the southern parcel. This wetland is dominated by grasses, soft rush and buttercup. Soils were saturated within a major portion ofthe root zone and water was noted as standing at 14 inches. Thc early spring water table is likely much higher in the profile. Soils were either gleyed or dark (IOYR 211) within the root zone. Mitigation Plan The north arrow on B-12's mitigation planting plan and the concept plan is pointing west. The rctaining walls along lots 19, 25, 30 and 53 face due south. Plants along this edge will be in a hot, dry condition due to the reflectivity of the wall and the thermal heat storage of the wall materials. Plants along this wall include shade-dependent species. Plants in this area should be selected for tolerance of hot, dry conditions. Good choices would be Douglas fir (as proposed), oceanspray, tall Oregon grape, red-flowcring currant (as proposed), snowberry, serviceberry and mock orange. The cover sheet for Appendix I in the Stream Mitigation Plan is entitled Site Plan and Grading Plan. However, the plan sheet shows no grading details in the wetland creation area. In other areas, the plan is referred to as conceptual, despite showing the location of each individual plant. If the plant placement is already designed, then the grading should have been designed as well. It is important that grading is shown at a scale no larger than I inch to 20 feet. A cross-sectional drawing of the proposed creation area and proposed buffer slopes is needed. Generally, the species selection is appropriate for the site. However, use of more willows and the addition of black cottonwood trees would boost short-term percent cover and would likely result in higher survival percentages. Jill Ding April 27, 2006 Page 4 of 4 Recommendations The following tasks are recommended for corrections to the submittal. I) The City should consider requiring a larger buffer on the stream either by reclassifying tbe stream reach or through S EPA. 2) Additional wetland areas should be delineated. Since these wetlands have seasonal hydrology, they should either be delineated in the winter or early spring, or the delineation should acknowledge the lack of late spring and summer hydrology and rely more strongly on soil and vegetation cues. 3) Fix plans to show the correct orientation of the north arrow. 4) Replace shade-dependent plants with dry-tolerant plants along south-facing retaining walls. 5) Show detailed grading plans for the wetland creation area. Proposed grading should be shown in plan and cross-sectional views at appropriate scales. Buffer side slopes should be no steeper than about 5 to 1. 6) Consider using more willows and adding black cottonwood to the plant legend. 7) Devise appropriate percent cover goals for woody vegetation along the stream and in the enhanced and created wetland areas. 8) Increase the maintenance and monitoring period to five years. Require that the spring monitoring also include an evaluation of maintenance needs, especially weeding. 9) Require that each plant be weeded to the drip line at least once per year and that the mulch rings are maintained. Stipulate that only slow-release fertilizer be used on the site and only after the first year. 10) Require the installation and operation of a temporary irrigation system that provides 1 to 2 inches of water per week in July, August and September for the first two summers. 11) Remove all references to ball-and-burlap stock and staking requirements. 12) Specify the plant container size for the emergent species (e.g., divisions, 10 cm plugs, 40 cm plugs). 13) Stipulate how and where soils are to be amended or de-compacted. 14) Amend the cost estimate to include all items shown or described in the plans, including grading costs, mulch or compost, labor for habitat material installation, consultant construction oversight and preconstruction meeting, fencing and signage, and annual maintenance costs. Implementation of these recommendations will ensure that the project meets the letter and intent of the City of Renton Critical Areas Regulations. Please call with any questions. Sincerely, -),/ , /-'-'-?L-- Hugh Mortensen Ecologist/PWS Enclosure to sca le -feature si zes and location s are approximate o nl y. Shy C reek Pr ojec t -Environmental Re v iew for th e C it y of Renton Additional wetland arca s a s no ted b y The Waters hed Co mpan y o n 4 /24/06 : < > .. ENVIRONMENTAL DETERMINATION (& PUBLIC HEAR ING ) ISS UANC E OF A DETERMINA T ION OF NON·SIGNIFICANCE· MI TIGA T ED (DN S·M) POSTED TO NOTIFY INT EREST ED PERSONS OF AN ENVIRONMEN TAL ACT IO N PROJEC T NAM E: Shy Cr .. ~ P'~lImln a ry P I ~t PROJECT NUMBER LU A06·009, PP, ECF LOCATION " 129 Jericho Avenue NE DESCRIPTION: Applic ant p,oP'O'" 10 lubdivldtlr an ulltlng 703,058 squire foot (16 .1 at.al"it. into 6\ 10t1< and 7 1r'~ts . T he slle II IOC'ltd wllll;n II,. Ruld."ti.1 . 4 dwellin g unit por acre (R"') zoning dnlgn'tion , An •• iltlng fnid an c~ a nd anocllt.a det.ched ~ec",ofy .!.uelutes U~ proposed 10 be removed, Til " pror"ud loti would " ... go In ,Ize 'rom 7 .200 ''lu~'. l U I 10 9,844 sqUire reel. Acten to the prop Olid loll would be provided yl •• n Inte.n,1 acetn 'loop..:!' tOld. A Clan" strum wll h l required JS·foOl b"N" ."d Cat ell Ol'Y 3 wetllnd with a 25-1001 requited bulfe. ue loefled on Ihe l ubJecI silO. Two lIrNm c.onlngs lre p.oposed, appro ~im .t"y 418 IHt o f l\rum are propos ed 10 be ... Iac ~ted. 3n d a 'Iducllon In Ihe s t.um buNcr wid,h down to 25 tett II 1110 propOl,d . In .ddllion 'pprollmalelv 0 .' ac.es of we Ulnd are p,opolld 10 be IIlIed. Millg.tlon for the w iliand and s l ream Imp.ell would be providtd on.lle. THE CITY OF REN TON ENVIRONME NTAl REVIEV-I COM MITTEE (ERC) HAS DETERM INE D THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPAC T ON TH E ENVI RONMENT Appeals 0 1 the envl,onmlnl31 d.t •• mlNtion muSI bt II IItd In wrttlng o n o. befotl 5 :00 PM on Ml y IS . 2006 . Appe31s must be filed In wrning '<>90 111°' with th l requ ired S7S.OO apolic at ion fe e w ith: Hearinll Eumlne •• Cit y of RenlOn, 105 5 Soulh Grady Way . Renton . WA 98055. Appu ll to the Enmine. ttl go ...... od by City of Rento n Municipal Co,l& S..:tion .·8·110.8 . Add lUoni l Inlom .. t ion rtY3.dlnll II .. appeal pracess mly b, ohtainfd from Ihe Renton CUy Clerk 's Office. ,4251430·&5 10 . A PUBLIC HEARING WILL BE HELD BY THE REN TON HE,'RING EXAMINER AT HIS REGU LAR MEETI NG IN THE COUNCI L CHA'vIBERS ON THE 7TH FL OOR OF CITY HAL L 1055 SOUT H GRADY WAY. RENTON WASHINGT ON ON MAY 23. 2006 AT 9'00 AM TO CONSIDER THE PRELIM INARY PLAT, IF THE ENVIR ONM ENTAL DETERMINATIO N IS APPEALED. THE AP?EAL WIL L BE HEARD AS PART OF THI S PUBLIC HEAR INC FOR FUR THE R INFORMAT10N. PLEASE CO NT AC T THE C ITY OF RENTON . DEVELOPMENT SERVICES DIVISION AT (425) 4J O-7200 DO NOT REMOVE THI S NOT ICE W IT HOU T PRO PER AU TH ORIZATIO N Please In c lu do tho p roJec t NUMBER w hon calling fo r p rop o r filo idont lficatlon. CERTIF I CA TIO N J, U 6 ('<'1& ..lOftl" , h ereby cel1ify t hat 5 copIes o f th e above document \\\1\ db' S . """ , I'll we re pos te y me In __ co ns picuou s p lace s or near by Ih e desc ri bed property ~"~ L YNIv ,,;'// ~ ,.,"'\\\\\1 , 0 :/" /) t1 _ ....... ' h , '"~ 'I. R : ",',""., , ",-<:-1 -~v _~ I, .., ~ --:: ,.~ ',.../:. ' ... ~:I,...~ -{0 ( ".L~~')'~ ~ ~ ~~Z~ ATTEST: Sub.s(.;nbcu .md s\\om before In!.!, a No tary Publi C, Hl and lor th e State of Was lungton re S ldlll~rtJl ~ --<.' 1JJ~ E -,~. --7 ',t _,i-'~L,0 ~ = -, ,r :,r-l '" (I /' .A "'~,,91D6~= \.-cl..~l\-\\<;: ,on Lhe :;:::!!:, day of \,2)11 \ L~'\. 1 '\\'~~«\<3:~ , ASt1l~ "" ,\\"""", D A TE:_<--4II,--d-"--~::....LI_c=--(=-~ _ SIGNED : '. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 28 1h day of April, 2006, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies See Attached Mick Matheson Contact John Skochdopole Owner J. Alain Smith Owner Gary & Judy Hastings Owners Pamela Sommerville POR (S;90""" OfS"od")~ ~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker Representina 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: 5/1) ULe Notary (Pri 1... My appointment expires: Q \ \ q ho . Project Name: Shy Creek Preliminary Plat Project Number: LUA06-009, PP, ECF template -affidavit of service by mailing '. Dept. of Ecology' Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW . Stewart Reinbold' Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160lh Ave SE 39015 -1720d Avenue SE Bellevue, WA 98008 Auburn, WA 98092 . WSDOT Northwest Region' Duwamish Tribal Office' Muckleshoot Cultural Resources Program' Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 1720d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers' KC Wastewater Treatment Division' Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Jamey Taylor' Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72 0d Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application .• Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing ENVIRONMENTAL DETERMINATION (& PUBLIC HEARING) ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF A N ENVIRONMENTAL ACTION PROJECT NAME : Shy Creek Preliminary Plat PROJECT NUMBER: LUAOS-009 , PP , ECF LOCATION : 129 Jericho Avenue NE DESCRIPTION: Applicant proposes to subdivide an existing 703,058 sq uare foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures a re proposed to be rem oved. Th e proposed lots would range in size from 7,200 square feet to 9,844 square feet. Access to the proposed l ots would be provided via an internal access 'looped' r oad . A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-'oot required buffer are located on the subject site. Two stream crossings are proposed, approximately 418 feet of stream are proposed to be relocated, and a r eduction in the stream buffer width down to 25 feet is also proposed . In addition approximately 0.4 acres of we tland ar e proposed to be fill ed . Mitigation f or the wetland and stream impacts would be provided onsite. T HE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ER C) HAS DETERMINED THAT THE PROPOSED ACTION DOE S NOT HAVE A SIGN I FICANT ADVERSE IMP ACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May 15, 2006. Appeals mu st be filed in writing together with the required $75.00 application fee with: Hearing Examiner, Ci ty of Renton , 1055 South Grady Way , Renton , WA 98055 . Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110 .8 . Additional information regarding the appeal process ma y be obtained from the Renton City Clerk's Office, (425) 430-6510 . A PUBLIC HEARING WILL BE HELD BY THE RE NT ON HEARING EXAMINER AT HI S REGULAR MEETING IN THE COUNC IL C HAMBERS ON THE 7TH FLOOR OF CITY HALL , 10 55 SOUT H GRADY WAY , RENTON , WAS HINGTON , ON MAY 23 , 2006 AT 9:00 A M TO CO NSIDER THE PRELIMINA RY PLAT. IF THE ENVIRONMENTAL DETERMINAT ION IS APPEALED , THE APPEAL W ILL BE HEARD AS PART OF THIS PUBLIC HEARIN G . FOR FURTHER INF OR MATION , PLEASE CO NTACT THE CITY OF RENTON, DEVELOPMENT SERV ICES D IV IS ION AT (42 5) 430-7200 . DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. April 28, 2006 Mick Matheson Triad Associates 12112115thAvenue NE Kirkland, WA 98034 SUBJECT: Shy Creek Preliminary Plat LUA06-009, PP, ECF Dear Mr. Matheson: CITY )F RENTON PJanning/BuiJdingIPubJic Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Section C for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May 15, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on May 23, 2006 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. For the Environmental Review Committee, uu 1{ 22-~Ding ~ t/ ~~s~~iate Planner V cc: John Skochdopole, Henry B. & Diane l. Kamphaus, J. Alain Smith, Gary C. & Judy H. Hasting IOwner(s) Pamela Sommerville I Party(ies) of Record Enclosure -------------l-O-SS-s-o-u-th-Gr--ad-y-W--ay---R-e-n-to-n-,W--M-h-in-gt-o-n-9-8-0S-S-------------·~ c:+1) ThIS paper contains 50% recycled materJaI. 30% post consumer AHEAD OF THE CURVE April 28, 2006 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 CITY )F RENTON PlanningIBuilding/Public Works Department Gregg Zimmerman P.E., Administrator Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on April 25, 2006: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: Shy Creek Preliminary Plat LUA06-009, PP, ECF LOCATION: DESCRIPTION: 129 Jericho Avenue NE Applicant proposes to subdivide an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844 square feet. Access to the proposed loIs would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-fool buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed, approximately 418 feet of stream are proposed to be relocated, and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onoite. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May 15, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, C)JJ 1{' :J2u' ~JiIlK.Ding Associate Planner ce: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muekleshoot Indian Tribe (Ordinance) ~En~clO~SIl[~e-----------------------'R~ENTON 1055 South Grady Way -Renton, Washington 98055 ti.') This O;3[Jer =nlains 50% recvded malerial 30% oost COnSlJmp.f AHEAD OF THE CURVF. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA06-009, PP, ECF APPLICANT: Conner Homes Co., John Skochdopole PROJECT NAME: Shy Creek Preliminary Plat DESCRIPTION OF PROPOSAL: Applicant proposes to subdivide an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential-4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844 square feet Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed, approximately 418 feet of stream are proposed to be relocated, and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 129 Jericho Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Consultants, Inc. dated February 1, 2005. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual. 4. The applicant shall be required to relocate the proposed 60-foot wide entrance to the plat to a location where the wetland and its associated buffer would not be impacted. 5. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot 6. The proposed project shall comply with the recommendations found in the Traffic Impact Analysis prepared by Transportation Engineering NorthWest dated January 26, 2006 including the payment of a Traffic Mitigation Fee in the amount of $75 per net new average daily trip. 7. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot. ERG Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA06-009, PP, ECF APPLICANT: Conner Homes Co., John Skochdopole PROJECT NAME: Shy Creek Preliminary Plat DESCRIPTION OF PROPOSAL: Applicant proposes to subdivide an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential-4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844 square feet. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed, approximately 418 feet of stream are proposed to be relocated, and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. LOCATION OF PROPOSAL: LEAD AGENCY: 129 Jericho Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer), shall be planted or retained within the 15-foot front yard setback area for the proposed lots. 5. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. 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. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. 6. A detailed landscape plan complying with the requirements set forth under RMC 4-8-120D shall be submitted at the time of Final Plan review for review and approval by the Development Services Division Project Manager ERe Advisory Notes Page 1 of2 Fire 1. A fire hydrant with 1,000 GPM fire fiow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area (including garage area), the minimum fire fiow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Existing and new hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting. Plan Review -Surface Water 1. Pipe sizing calculations for the creek crossings were not included in the TIR submitted with the application. These calculations will be required and reviewed when the civil engineering plans are submitted for construction permits. 2. Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction permit. 3. Fish and Wildlife and Department of Ecology permits will be required. Plan Review -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 fiow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet (including garage area). Plan Review -Sanitary Sewer 1. The sewer main must be extended to the boundaries of the plat. There was a short section missing from the plans submitted with the application. Therefore a section from the northernmost terminus of the sewer main shown on the plans (along Jericho Ave NE) will need to be extended to the northernmost boundary. 2. A lift station will be required to service portions of the pial. The preliminary location of the lift station shown on the plans is not approved. The site and specifications are being discussed with the Wastewater Engineering Supervisor. Final decision is pending at this time. 3. 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. 4. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. 5. Prior to recording the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. Plan Review -Transportation 1. 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. 2. Per City of Renton code required to install curb, gutter, street lights and sidewalks, along the frontage of the parcels being developed. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. Property Services 1. To be sent under separate cover. ERG Advisory Notes Page 2 of 2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S}: LUA06-009, PP, ECF APPLICANT: Conner Homes Co., John Skochdopole PROJECT NAME: Shy Creek Preliminary Plat DESCRIPTION OF PROPOSAL: Applicant proposes to subdivide an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844 square feel. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed, approximately 418 feet of stream are proposed to be relocated, and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. LOCATION OF PROPOSAL: LEAD AGENCY: 129 Jericho Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2}(c}. Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May 15, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrat Community Services May 1, 2006 April 25, 2006 Da Ve/ t CJ//OG ·~sao;-'""~c-=--1--<'-;-~~U'=/'.--,-b=,./:,.--;~ __ i1E ar Rude, Interim Fire Chief ~/~s/o~ Date I Fire Department Alex Pietsch, Administrator EDNSP ~ Date Date STAFF REPORT City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DA TE Project Name: Applicant: File Number: Project Manager: Project Description: Project Location: Exist. Bldg. Area gsf." Site Area: RECOMMENDA nON: Project Location Map April 25, 2005 Shy Creek Preliminary Plat Conner Homes Co., John Skochdopole LUA-06-009, ECF, PP Jill K. Ding, Associate Planner Applicant proposes to subdivide an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844 square feet. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed, approximately 418 feet of stream are proposed to be relocated, and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. (Project Description continued on next page). 129 Jericho Avenue NE (parcel nos. 084710-0108, 084710-0115, 084710- 0107,084710-0140) N/A Proposed New Bldg. Area: N/A 703,058 sf (16.1-acres) Total Building Area gsf: N/A Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). SITE ercrpCshycreek.doc City of Renton PIBIPW Department SHY CREEK PRELIMINARY PLA T REPORT OF April 25, 2006 A. PROJECT DESCRIPTION (CONT.) Em "ental Review Committee Staff Report LUA06-009, ECF, PP Page 2018 The 16.1-acre site is bounded on the south by SE 2 0d Street on the north by NE 2 0d Street on the east by Jericho Avenue NE and on the west by Hoquiam Avenue NE. The subject site is currently developed with two single family residences and associated outbuildings. Existing development within the vicinity of the site includes predominantly detached single family housing located within the Residential - 4 dwelling units per acre (R-4) zone. The City's critical areas maps identify a Class 4 stream. In addition, one Category 3 wetland was identified on the subject site. The applicant is proposing to subdivide the subject site into 61 single family residential lots ranging in size from 7,200 square feet to 10,363 square feet with a resulting net density of approximately 4.57 dwelling units per acre (16.1 gross acre site -2.78-acres combined sensitive areas, private access easements, and public roadways = 13.36 net acre 61 units / 13.36 net acre = 4.57 dulac). Landscape, roadway, utility improvements and 7 utility/open space tracts would be established with the plat. Access to the project is proposed via a 42-foot wide "looped" intemal access road off of Jericho Avenue NE, Hoquiam Avenue NE, and NE 2 0d Street. Project construction would require grading and excavation activities throughout the site for the installation of new building pads, roadways, and utilities. Preliminary earthwork quantities are estimated at approximately 52,872 cubic yards of cut and 35,104 cubic yards offill. In addition, the applicant has proposed to retain 81 or 25% of the significant trees identified on the subject site. B. RECOMMENDA TlON Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINA TlON OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. C. MITIGA TlON MEASURES DETERMINA TlON OF XX NON -SIGNIFICANCE -MITIGA TED. XX Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Consultants, Inc. dated February 1, 2005. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual. 4. The applicant shall be required to relocate the proposed 60-foot wide entrance to the plat to a location where the wetland and its associated buffer would not be impacted. 5. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. ercrpt_ shycreek.doc City of Renton PIBIPW Department SHY CREEK PRELIMINARY PLA T REPORT OF April 25. 2006 Em "ental Review Committee Staff Report LUA06-009, ECF, PP Page 30f8 6. The proposed project shall comply with the recommendations found in the Traffic Impact Analysis prepared by Transportation Engineering NorthWest dated January 26, 2006 including the payment of a Traffic Mitigation Fee in the amount of $75 per net new average daily trip. 7. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot. 0, ENVIRONMENTAL IMPACTS In compliance with RCW 43,21 C, 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations, 1, Earth I Environmental Health With the project application, the applicant submitted a Geotechnical Report prepared by Earth Consultants, Inc. dated February 1, 2005. According to the report the site topography on the southwest portion of the site descends southwest to west at between a 10 and 20 percent grade. On the southeastern and northern portions of the site are two relatively level areas sloping at gradients less than 5 percent, which are bisected by the stream. The southeastern and northern portions of the site descend to the southwest. According to the USDA Natural Resource Conservation Service maps for King County, the site is underlain by Alderwood gravelly sandy loam. The subsurface conditions of the site were evaluated by the excavation of 10 test pits on the subject site. The test pits were excavated to a depth of 11 feet below grade. The test pit locations on the northern portion of the site had a 6-12 inch layer of topsoil and either grass or duff. The test pit locations on the southern portion of the site had a 1.5 to 3-foot topsoil layer. Below the topsoil and vegetative layer in Test Pits 3, 4, and 6-10 was a surficial layer of loose silty sand over weathered to unweathered glacial till comprised of silty sand with gravel. Below the topsoil and vegetative layer in Test Pits 1 and 2 was a layer of poorly graded gravel with sand over glacial till. Underlying the topsoil and vegetative layer in Test Pit 5 was a zone of medium dense silt to medium dense poorly graded sand to a depth of 8 feet. The silt and sand was underlain by glacial till. The applicant's SEPA checklist indicates that earthwork activities are estimated at 52,872 cubic yards of cut and 35,104 cubic yards of fill in order to create the appropriate grades for the installation of building pads, roadways, and utilities. The geotechnical report provides recommendations for site preparation and earthwork, slope fill placement, foundations, slab-on-grade floors, retaining walls, seismic design, excavations and slopes, drainage, utility support and back fill, and pavement areas. Staff recommends a mitigation measure requiring the applicant to comply with the recommendations found in the geotechnical report prepared by Earth Consultants, Inc. dated February 1, 2005. Due to the potential for erosion to occur from the subject site, staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the Stormwater Management Manual. Mitigation Measures: 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Consultants, Inc. dated February 1, 2005. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA Environmental Regulations ercrpt_shycreek.doc 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I City of Renton PIBlPW Department SHY CREEK PRELIMINARY PLA T REPORT OF April 25, 2006 2_ Water -StreamlWetlands Em nental Review Committee Staff Report WA06-009, ECF, PP Page 4 of 8 A Wetland Report prepared by 8-12 Consulting, Inc, dated January 18, 2006 and a Supplemental Stream Study dated January 24, 2006 and Stream Mitigation Plan dated March 22, 2006 prepared by Cedarock Consultants, Inc. were submitted with the project application, The stream report identifies a Class 4 stream with a required 35-foot buffer and the wetland report identifies a Category 3 wetland that is hydrologically connected to the stream, Category 3 wetlands require a 25-foot buffer. A Class 4 stream requires a 35-foot buffer; however the applicant has proposed a reduced buffer down to 25 feet in exchange for enhancement of the stream buffer. The applicant indicated in the SEPA Checklist that approximately 154 feet of stream impacts would occur as a result of the proposed culvert installations for 2 proposed stream crossings, However, staff received comments from the Muckleshoot Tribe (Karen Walter) which indicate that the 154 feet of stream impacts is incorrect and that the actual amount of stream impacts due to the installation of the two proposed culverts would be 204 feel. In addition a portion of the stream where it enters the property on the eastern property line is proposed to be moved due to the relocation of the existing stormwater culvert located within Jericho Avenue NE from which the stream is flowing, this impact was not quantified in the SEPA Checklist or in the applicant's stream report but is identified on the utility plans staff estimates the amount of impact at 27 feet. The applicant also identified 418 feet of impacts to the ditch located on the southern portion of the west property line, however according to the City's critical areas maps and the applicant's stream study the ditch is carrying water from the Class 4 stream and should therefore be identified as a Class 4 stream, Therefore, the 418 feet of impacts to the ditch would be 418 feet of impacts to a Class 4 stream, which would require mitigation, It appears that the applicant has proposed 649 feet of impacts to the Class 4 stream, A mitigation plan for the proposed stream buffer impacts was submitted with the project application, The applicant will be required to comply with RMC 4-3-050 Critical Areas regulations for mitigation for any impacts permitted to the stream and its buffer, Staff has informed the applicant that the City may be willing to support the proposed stream crossing located on the western portion of the site, but would not likely support the second crossing located on the eastern portion of the site, The Karen Walter of the Muckleshoot Tribe also had concerns with regards to the classification of the stream as a non-fish bearing seasonal stream (email correspondence attached), She fears that the proposed buffer reduction may damage potentially existing fish populations and that the proposed stream crossings should be required to comply with the WDFW fish passage regulations (email correspondence attached), In addition, the applicant has proposed to fill 1,713 square feet of the Category 3 wetland for the construction of a 60-foot wide entrance to the project site and a crossing of the stream, A mitigation plan was submitted with the project application indicating that 1,713 square feet of wetland creation would be installed within the stream buffer north of the existing wetland area, Staff has informed the applicant that it is not likely that the proposal for filling of the wetland would be supported, however if the wetland fill were supported the applicant would be required to comply with RMC 4-3-050 Critical Areas regulations for wetland impacts, The wetland and stream studies and mitigation plans have been sent out to an outside consultant for secondary review to verify the classification and delineation of the wetland and to review the proposed mitigation for the wetland and stream impacts, The results of that review are pending, Mitigation Measures: The applicant shall be required to relocate the proposed 60-foot wide entrance to the plat to a location where the wetland and its associated buffer would not be impacted, Nexus: N/A 3_ Water -Stormwater A Preliminary Technical Information Report prepared by Triad Associates dated March 22, 2006 was submitted with the application materials, According to the report existing stormwater runoff flows into the existing onsite stream, ercrpt_shycreek.doc City of Renton PIBIPW Department SHY CREEK PRELIMINARY PLA T REPORT OF April 25, 2006 Em nental Review Committee Staff Report LUA06-009, ECF, PP Page 50f8 The proposed method of drainage control as indicated by the storm drainage report prepared by Triad Associates would be a wetpond, The wetpond would be located within a storm drainage tract (Tract G) on the southwestern portion of the property. The wetpond was sized in compliance with the 2005 King County Surface Water Design Manual and will release water per the Level 2 Flow Control Standard. The City's Plan Review Section has reviewed the submitted drainage report and is recommending a mitigation measure that would require the project to comply with the 2005 King County Surface Water Design Manual. The report and design submitted with the application appear to have complied with the 2005 design requirements, Mitigation: The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual. Nexus: SEPA Environmental Regulations, King County Surface Water Design Manual 4. Plants The site is currently vegetated with tall grass, localized areas of Himalayan blackberry, and a total of 631 trees of which 323 are considered "protected trees", A total of 25% or 81 of the identified "protected trees" would remain on site. The proposed clearing limits encompass all of the proposed lots and the proposed roadways. Additional areas outside of the proposed lots and roadways would be cleared for the installation of utility lines (storm drainage and sewer). Mitigation: No further mitigation is recommended Nexus: SEPA Environmental Regulations 5. Recreation The proposal does provide some on-site recreation areas for future residents of the proposed plat within proposed Tracts D and E. It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Parks Mitigation Fee based on $530.76 per each new single- family lot. The fee is estimated at $32,376.36 (61 lots x $530,76 = $32,376.36) and is payable prior to the recording of the final plat. Mitigation: The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. Nexus: SEPA Environmental Regulations 6. Transportation Access to the project would be provided via a 42-foot wide "looped" residential access road off of Jericho Avenue NE, Hoquiam Avenue NE, and NE 2nd Street. The City's street standards require that residential access roads have a right-of-way width of 42 feet with 32 feet of paving, sidewalks, curb and gutter, and street lighting. A Traffic Impact Analysis (TIA) prepared by Transportation Engineering NorthWest dated January 26, 2006 was submitted with the project application, According to the TIA, the proposed project would result in the addition of 565 net new daily trips with 44 trips (11 entering, 33 existing) occurring during the a.m. peak hour and 60 trips (38 entering, 22 exiting) occurring during the p.m, peak hour, The TIA recommended the payment of $75 for each new net daily trip, which would result in the payment of $42,375 (565 net new daily trips x $75 = $42,375). It is anticipated that the proposed project would result in impacts to the City's street system. Therefore, staff recommends a mitigation measure requiring the applicant to comply with the recommendations found in the Traffic Impact Analysis prepared by ercrpt_ shycreek.doc City of Renton PIBlPW Department SHY CREEK PRELIMINARY PLA T REPORT OF April 25, 2006 Em 7ental Review Committee Staff Report WA06-009, ECF, PP Page 6018 Transportation Engineering NorthWest dated January 26, 2006 including the payment of a Traffic Mitigation Fee in the amount of $75 per net new average daily trip prior to the recording of the final plat. Mitigation: The proposed project shall comply with the recommendations found in the Traffic Impact Analysis prepared by Transportation Engineering NorthWest dated January 26, 2006 including the payment of a Traffic Mitigation Fee in the amount of $75 per net new average daily trip. Nexus: SEPA Environmental Regulations 7, Emergency Services The proposal will add new residential units to the City that will potentially impact the City's Police and Fire Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a Fire Mitigation Fee, based on $488,00 per new single family lot. The fee is estimated at $28,792. Mitigation: Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot. Nexus: SEPA Environmental Regulations E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental I Divisional Reviewers for their review, Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures andlor Advisory Notes to Applicant. X Copies of all Review Comments are contained in the Official File, __ Copies of all Review Comments are attached to this report, Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. May 15, 2006. Appeals must be filed in writing together with the required $75.00 application fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by the City of Renton Municipal Code Section 4-8- 110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office at (425) 430-6510. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination, Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations, Planning 1, RMC section 4-4-030. C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division, 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p,m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p,m, No work shall be permitted on Sundays, 3, Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 - 8 feet in height (conifer), shall be planted or retained within the 15-foot front yard setback area for the proposed lots. 5. The minimum amount of landsca in re uired for sites abuttin a non-arterial ublic street is 5 feet ercrpt_shycreek.doc City of Renton PIBlPW Department SHY CREEK PRELIMINARY PLA T REPORT OF April 25, 2006 Em nental Review Committee Staff Report LUA06-009, ECF, PP Page 7018 provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. 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. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. 6. A detailed landscape plan complying with the requirements set forth under RMC 4-8-120D shall be submitted at the time of Final Plan review for review and approval by the Development Services Division Project Manager. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area (including garage area), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Existing and new hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting. Plan Review -Surface Water 1. Pipe sizing calculations for the creek crossings were not included in the TIR submitted with the application. These calculations will be required and reviewed when the civil engineering plans are submitted for construction permits. 2. Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction permit. 3. Fish and Wildlife and Department of Ecology permits will be required. Plan Review -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 (including garage area). Plan Review -Sanitary Sewer 1. The sewer main must be extended to the boundaries of the plat. There was a short section missing from the plans submitted with the application. Therefore a section from the northemmost terminus of the sewer main shown on the plans (along Jericho Ave NE) will need to be extended to the northernmost boundary. 2. A lift station will be required to service portions of the plat. The preliminary location of the lift station shown on the plans is not approved. The site and specifications are being discussed with the Wastewater Engineering Supervisor. Final decision is pending at this time. 3. 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. 4. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. 5. Prior to recording the plat, any existing septiC systems must be abandoned in accordance with the King County Department of Health regulations. Plan Review -Transportation 1. 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. 2. Per City of Renton code required to install curb, gutter, street lights and sidewalks, along the frontage of the parcels being developed. ercrpt_ shycreek.doc City of Renton PIBIPW Department SHY CREEK PRELIMINARY PLA T REPORT OF April 25, 2006 Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. Property Services 1. 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II ~, !i : • ' J l 'll ; , ",;i; ... !",; "l:,. ~~ .~- ..",'" I • , ~ ~ " 5 z • o • ~ ~ • m > z o ~ ~ • m ;: • m o ~ ~ " " z • o m ~ . , • ~ '1 ,"EE eumNO I CAND e <EA",NO PLAN I --I CONNER HOMES COMPAN Y II :1: J \t SHY CREEK lit i 16 CITY or ReNtOI( W.SI/INCJ. r O/j "' 11 1!lm~· CA CA R-IO ---I : t ••••• { :i CA ' R-10 R-8 R-8 ZONING PIItIPW TZCIDiICAL IIllVlCZS IlIl&'04 R--:8 , r------ .qrd St --I ,-- ·--1 .... R-4··· SE SE 139th PI. SE SE 145 th PI. G6 • 22 T23N R5E E 112 o !OO 400 F6 15 T23N R5E E 112 5315 [JiIIDin~RE: RE:Shy Creek Preliminary Plat (6NS-M) LUA06-009,PP, ECFl~ca~nedl ___ ~ From: To: Date: "Karen Walter" <Karen.Walter@muckleshool.nsn.us> "Carl Hadley" <carl.hadley@verizon.net> 04/12/20062:41 :29 PM -----........ I . __ ..... ____ ~P~a_"g'_e_1 J Subject: RE: RE: Shy Creek Preliminary Plat (DNS-M) LUA06-009, PP, ECF[Scanned] Carl, Again, thank you for your response. Please note that I have to take exception with your statement about the KC map agreeing with Renton's conclusion of "no fish in the project area". The KC map reflects the available data for fish use at the time the map was created. That is all that it refiects. It is not a map that shows fish absence. It shows areas where there was data available based on the participation of those present who provided input on the maps. I participated in a mapping workshop and can tell you that not every fish biologist working in WRIA 8 was there. I also doubt that either King County or Washington Conservation Commission contacted and received input from every city and every consultant to see if there was additional data available. Likewise, there were no (and to my knowledge, still has not been) efforts to collect data in the areas where data was lacking. As a result the map cannot be used to describe fish absence. As you know, there is a big difference between demonstrating that fish are present versus fish are absent, especially based on one field visit in one water year. The available data issue is illustrated with Gino Luchetti's observation of cutthroat trout from the attribute table for WRIA 8 cutthroat trout fish distribution. Gino's observation (shown as entry 253 in the table) states "Fish observed/sampled via electroshocker from mouth up to -.25 mile on East Fork". It does not say that he sampled to the end of the stream and did not find fish. I suggested contacting him to clarify his data to see if he surveyed areas farther up, but did not find fish and to determine what he found and which stream he surveyed since the table and the map don't match. If the City's water typing for the stream in question is based solely on flow and not fish use, as your email below suggests, then the water typing may be incorrect. This is the point I have been trying to make all along. Karen -----Original Message----- From: Carl Hadley [mailto:carl.hadley@verizon.net] Sent: Wednesday, April 12, 2006 2:11 PM To: Karen Walter; 'Jill Ding' Cc: Mick Matheson; John Skochdopole Subject: RE: RE: Shy Creek Preliminary Plat (DNS-M) LUA06-009, PP, ECF[Scanned] Karen, Thanks for the reference to the King County classification map. I'll use that one from now on if you feel it is more complete and better depicts fish use. It seems like there is always something new and better out there so [Jill Ding -~E:-R~!3~y Creek Preliminary Plat (DNS-M)LUA06-009, PP~ ECF[Sca~~edl·-·-_-·_-_=~-=~.,-_ -, -'_' ___ P_ag.e 2J appreciate your knowledgeable help, With regards to the site, the K.C. map agrees with the Renton conclusion of no fish for the project area which is on the eastern tributary approximately 0.5 mile upstream of the confiuence with the western tributary. The K.C, map is also identical to the Kerwin cutthroat map for Maplewood Creek. So the City conclusion is consistent with the K.C. data for the eastern tributary. The water type change at NE 136th Street has nothing to do with fish-bearing status, only for perennial flow status. So the culvert was not used to support a fish distribution break. I agree with you that this would be inappropriate were it the case. There does appear to be some confusion regarding which tributary Gino sampled, however, he reported no fish upstream of 0.25 miles from the confluence so in either case, it would not affect the project. However, this data could be used by the City to upgrade their maps. We met with Stewart Reinbold and David Brock on the site a few years ago. They had no issues with the stream being moved requiring only "no net loss of natural function" during mitigation planning. A copy of their letter was provided to the City as an appendix to the Stream Mitigation Plan. They did not comment in their letter regarding fish-bearing status, In any case, you are correct that WDFW will evaluate the proposed culverts with respect to potential fish passage issues before they issue the HPA. Carl -----Original Message----- From: Karen Walter [mailto:Karen,Walter@muckleshoot.nsn.usl Sent: Wednesday, April 12, 2006 10:03 AM To: Jill Ding; Carl Hadley Subject: RE: RE: Shy Creek Preliminary Plat (DNS-MJ LUA06-009, PP, ECF[Scanned] Jill and Carl, Here's my response to Carl's email. Carl-Thank you for your response to my questions and sending additional information. t-mIDing -'3E: RE:Shy CrE!~tPreliminary Plat (DNS~M) LUA06-009, PP, ECF[Sc<inned] With respect to fish use in Maplewood Creek, I looked at King County Fish Distribution map for coho and cutthroat in WRIA 8 (see link below). In general, I think this fish distribution information may be more current and complete than what the Conservation Commission (i.e. Kerwin et al) provided in the WRIA 8 Limiting Factors report. Many scientists including MITFD staff provided data to the King County WRIA 8 fish maps. We provided data and assisted with the map review and provided numerous corrections. I am not totally sure how the fish data information was collected for Kerwin et al. The text from Kerwin et al states: " ... Coastal cutthroat can be found in the upper reaches (King County 1993)." This statement is supported by the fish data in KC's WRIA 8 Fish distribution map as noted below. Per the KC WRIA 8 Fish distribution map, King County staff found cutthroat trout in 1993 using an electroshocking. It is shown as reference 253 on the map and is mapped as the west fork of Maplewood Creek potentially upstream of the project site. However, the attribute table describes it as being the east fork of the creek. (see http://dnr.metrokc.govIWRIAS/8Ifish-maps/cutthroatipdf/cutthroat.pdf). We should probably check with Gino Luchetti (the data provider) to verify the exact location. I do not know how this information was used by Renton to determine the water typing. I am also not aware of any comprehensive fish surveys for Maplewood Creek, including the project area. Jill is looking into Renton's water typing to help me answer this question. In my analysis, I used the KC WRIA 8 information and the Renton water typing map included in the project's stream report (Figure 2) shows the water typing break right at 136th Street SE. From the review of this information, I am suggesting that there is the potential for fish use and that the culvert was incorrectly used to define the water typing break. As I noted below, the MITFD does not support using human structures such as culverts as the basis for determining fish distribution. WDFW will also have a say into the stream typing with respect to the HPA criteria for the new culverts. I think Stewart Reinbold will be the one to Page 3 I ---. -.. -.----1 IJillEinR:RE: RE: Shy Creek Preliminary Plat (DNS-M) LUA06=O()9:-PP,E~~lscannedL .• ___ ~~"_.' . . Page 4, answer that. Thanks, Karen Walter Watershed and Land Use Team Leader MITFD ·----Original Message----- From: Jill Ding [mailto:JDing@ci.renton.wa.us] Sent: Wednesday, April 12,20068:28 AM To: Karen Walter Subject: Fwd: RE: Shy Creek Preliminary Plat (DNS-M) LUA06-009, PP, ECF[Scanned] Karen, Did Carl answer all of your questions or are there any outstanding issues that you need me to address? Jill K. Ding Associate Planner City of Renton Ph: (425) 430-7219 Fx: (425) 430-7300 >>> "Carl Hadley" <carl.hadley@verizon.net> 04/12/2006 7:48 AM »> Karen, Jill did a good job of responding to your questions. I have a little more information to fill in a few of the gaps. A City of Renton requirement to upgrade 142nd Avenue SE requires moving 418 feet of the existing off-site drainage ditch along the road approximately 30 feet east onto the property where it will be placed into a new channel with vegetated buffers. The ditch receives runoff from area roads as well as flow from the on-site creek so we are considering it a creek. A total of approximately 0.14 acres of stream channel will be filled; an equivalent area of new enhanced stream channel will be created as mitigation. A photo of the existing ditch was included in the Stream Mitigation Report (Figure 4). The City of Renton code requires the buffer be equal or greater in width than under existing conditions. In this case the buffer will be wider and the existing blackberry hedge replaced with native species to create a more I Jill Di~g -~E:RE-ShY CreekPreli;;'inary Plat (DNS~M) LUA06-009, PP, ECFJScanned] functional environment. Because the stream is not considered to be fish-bearing, the WDFW fish passage guidance regulations do not apply. The water type classification was based on the fact that the stream fiows intermittently beginning at springs in Maplewood Canyon approximately 0.5 miles downstream of the site. Numerous natural barriers to fish migration (small falls, steep gradient) exist between the springs and the upper plateau on which the project is located. The nearest reported fish use is 3,000 feet downstream in Maplewood Canyon (summary by Kerwin et al. in the Limiting Factors Analysis for WRIA 8). The culvert shown in the picture (P0005108) is where the combination stream and stormdrain runoff are discharged onto the site. The storm water is collected from numerous points upslope and combined with flow from the small surface drainage on the east side of 144th Avenue SE, That culvert will be removed but will be replaced with another similar culvert a short distance to the south. I hope this helps answer your questions. Carl Hadley Cedarock Consultants, Inc. 19609 244th Avenue NE Woodinville, WA 98077 (425) 788-0961 (phone) (425) 788-5562 (fax) carl.hadley@verizon.net -----Original Message----- From: Jill Ding [mailto:JDing@ci.renton,wa.us] Sent: Tuesday, April 11, 2006 3:45 PM To: Karen.Walter@muckleshoot.nsn,us Cc: carl.hadley@verizon.net Subject: Re: Shy Creek Preliminary Plat (DNS-M) LUA06-009, PP, ECF Karen, Thank you for your comments. I will attempt to answer the questions you raised regarding this project. Regarding your first question about the 154 feet of impact to the stream. I tJili Ding -RE: RE: Shy Creek Preliminary Plat (bNS~M)LlJA06-0b9, PP, ECF[Scan~edl L.......:...--___ __ --.-,--------, .. ,-._"--. .---- was unable to verify that number, I estimated 164 feet of impact based on the length of the proposed culverts and the relocation of the eastern portion of the stream. In addition the City's stream map identifies the ditch located on the southwestern portion of the property as an extension of the stream. It appears that the applicant has proposed to move that portion of the stream, which was not identified in the Checklist, the length of that impact is approximately 420 feel. The proposed culverts are approximately 68 and 52 feet in length and are 24 inches in width. Your comment regarding the failure to identify the culvert crossing method from WDFW's fish passage guidance manual is noted and will be shared with the Environmental Review Committee members. With regards to your questions about the City's stream data. An outside consultant was hired to write the City's critical areas ordinance. The map that they prepared for us, was adopted by the City Council as code (as opposed to serving as a guideline). Therefore, in order for us to impose a new classification for a stream we would have to go through the City Council. With regards to your stormwater comments. I will let the Environmental Review Committee determine whether to require an infiltration study for the site. In addition, you noted that you were unsure if the stormwater detention system would be discharging to the stream and according to the stormwater plans that were submitted the pond would discharge to the stream. Hopefully I have been able to answer your questions. Jill K. Ding Associate Planner City of Renton Ph: (425) 430-7219 Fx: (425) 430-7300 »> "Karen Walter" <Karen.Walter@muckleshool.nsn.us>04/10/2006 9:31 AM »> »> Jill, 2. Thank you for working with us to get additional information (the stream mitigation plan completed by Cedarock Consultants dated 3/22/2006 and site photos). This information gives us a better understanding of the project; however, we still have some questions about this projecl. It is still not clear if the 154 feet of impact to the Maplewood Creek tributary on site is the total extent of impact due to both the proposed culverts .. -'~-----. Page 61 [Jill Ding -RE: RE: Shy Creek PreliminaryP~;'I(DNS-M) LUA06-009, PP, ECF[Scanned] and a portion of the stream that will be relocated. Alternatively, is the 154 feet of impact just the stream relocation portion? Also, the stream report did not identify how large (both length and width) are the two proposed culverts. The stream report also failed to identify the exact culvert crossing method to be used from the WDFW fish passage guidance manual. Not all methods are equal. Finally, is one of the two new culverts going to replace the culvert on the east side of the property near the property line or not? The culvert we are referring to is a concrete circular culvert and appears in the consultant's photo P0005108. 3. We also were interested to get additional information about how the City determined the water classification for the onsite stream. From Figure 2 in the stream report (based on Renton's Draft Water Typing map), it shows the break between Class 3 and Class 4 right at SE 136th street, suggesting that the 136th Street SE 1142nd Ave SE culvert was used to determine the break. If this culvert was used as the break and it is a fish barrier, then it should not be used to determine fish presence since it is an unnatural feature and should be replaced. Also, as the stream report indicates, the consultant conducted a site visit on June 10, 2005, in a drought year, and not the best time of year to look for fish in streams. As far as we know, no one has done comprehensive fish surveys in the Maplewood Creek watershed. Therefore, the watershed lacks fish data, but not necessarily fish. Even though the onsite stream appears to go dry during some portion of some years, there is some possibility that salmon use this stream for rearing. The City should consider this possibility of fish rearing without conclusive evidence that there are no fish in the stream at any time of the year. As a result, the riparian buffer for this project may need to be substantially larger than the regulated 35 feet for a Type 4 stream. 4. The mitigation proposal to revegetate the riparian corridor and add wood to the Maplewood Creek tributary is a good idea. However, if there are salmon ids using the onsite stream, then the proposed 25 feet average width of enhanced riparian buffer may not provide sufficient protection and fish habitat for fish in this stream and downstream areas. It is important to recognize that the stream buffer needs to sufficient for water temperature, a source of wood for this stream AND downstream areas, and a buffer against pesticides and fertilizers likely used by the future homeowners. Page 71 [JiiIOing.~ RE: RE: Shy cfeekPrelin;inary Plat (DNS~M) LUA06-009,(.>P, ~CF[Scanned) Another issue that needs additional information has to do with stormwater management. There is no information in the checklist or the stream report that discusses the potential to infiltrate stormwater generated by the project. Rather the checklist notes that storm water will be treated and directed to a storm water pond. The receiving water for this stormwater discharge is not identified in the checklist, but the stream report suggests that Maplewood Creek tributary will receive this water. If the Maplewood Creek tributary is the proposed receiving water, then there may be additional impacts to the stream and potentially fish as a result of stormwater that will require mitigation, In conclusion, there are some outstanding questions to answer and further consideration of the affected stream to be used by salmon ids, We look forward to continue working with the City to resolve these issues. Thank you, Karen Walter Watershed and Land Use Team Leader MITFD 253-876-3116 cc: "Jill Ding" <JDing@cLrenton.wa.us> City, :enton Department of Planning / Building / P • , Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: t(/R1i4:4IJ COMMENTS DUE: APRIL 10, 2006 APPLICATION NO: LUA06-009, PP, ECF DATE CIRCULATED: MARC ,ZUUO APPLICANT: John Skochdonole PROJECT MANAGE{ Jill Dina ~ PROJECT TITLE: Shy Creek Preliminarv Plat PLAN REVIEW: Mike Dotson 11': SITE AREA: 16.1 acres BUILDING AREA (Qross): N/A LOCATION: 129 Jericho Ave I WORK ORDER NO: 77543 SUMMARY OF PROPOSAL: Subdivision of an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844 square feet. A stormwater Detention Tract Tract G is proposed at the southwestern portion of the site, two recreation tracts (Tracts D and E) are proposed along the west central portion of the subject site, and 4 open space tracts (Tracts A, B, C, and F) are proposed along the central portion of the subject site. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Environment Earth Air Water Plants LandlShorefine Use Animals Environmental Health Energy! Natural Resources Probable Probable More Minor Major Information Impacts Impacts Necessary CfS J-S+. (Ann LUHLct lfn ct cku~lup.ul . B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housin Aesthetics LiohtlG/are Recreation Utilities Transoortation Public Services -/ Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with parlieular attention to those areas in which we have experlise and have identified areas of probable impact or areas where additional informatio needed to properly assess this proposal, Signature of Director or Au Date DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM April 14,2006 Jill Ding Sonja J. Fesser ~ Shy Creek Plat, LUA-06-009, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant concerning the preliminary plat submittal: The indexing information, noted at the top of every preliminary plat drawing sheet, is incorrect. The subject plat falls completely within the SW ';Ii of the NE ';Ii of Section IS. The same incorrect information is noted for the "SECTION/TOWNSHIP/RANGE" item under the "SITE INFORMATION" block (Sheet I of 12). Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-IO-0445, respectively, on the drawing sheets. The type size used for the land record numher should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Indicate what has been, or is to be, set at the corners of the proposed lots. Note all casements, agreements and covenants of record on the final plat submittal. \H:\File .sys\LNO -Land Subdivision & Surveying Rccords.\!.ND-IO -Plats\0445\J{V0603~ J ,doc April 17,2006 Page 2 Note discrepancies bctween bearings and distances of record and those measured or calculated, if any. Provide all dimensions and bearings for all lots and tracts. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Note all encroachments, if any. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses (including street names) need to be noted on the drawing. On the final plat submittal, rcmove all references to utility facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove !ill references to the building setback lines currently noted on the proposed lots (Sheet 2 of 12) and under "YARD SETBACKS"(Sheet I of 12). Setbacks will be determined at the t1lne that building permits are issued. Remove all refercnces to zoning and density from the final plat submittal. Required City of Renton signatures, on the final plat drawing, include the Administrator of PlanninglBuilding/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat property need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the drawing. Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can he recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat will be recorded first (with King County). The recording number(s) for the associated document(s) should be referenced on the plat drawing. Two new private easements are shown for access and utilities ('n, Since the new lots creaku via this plat will be under common ownership at the time of plat recording, there can be no TlC\V 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, if the previous paragraph applies: DECLIIRA'lJON OF COVENANT. 1I:\Fik Sys\L:-.iO -LlIld Subdivision & Surveying Rccn]"(I~\LND-l 0 -Pl:lts\{).1,t"W .. Y06013l.dl)c\cor April 17,2006 Page 3 The ()vvners (~lthe land embraced vvithin this plat, in returnfor the benefit to accrue ji'om this suhdivision, by .'lignin/{ hereon covenant wul uf{ree 10 conve.v the beneficial illtereSI in Ihe new easemenls shown on this pial to any and "lltulur" !,archasers of Ihe lors, or of any subdivisions Ihereof: This cOl'enanl shall rlln with Ihe land as shmvn Oil this plat. The private access easements require "NEW PRIVATE EASEMENT fOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statements on the plat drawing. See the attachment. The current position of the city concerning ownership of open space, recreation and storm detention ponds apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tracts A, B, C, D, E and F are hereby granted and conveyed to the Shy Creek Plat owners' Association (HOA) for open spaces and recreation. All necessary maintenance activities for said Tracts will be the responsibility orthc HOA. In the evcnt that the HOA is dissolved or otherwise fails to meet its property tax ohligations as evidenced hy non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tmcts previously owned by the HOA and have the attendant financial and maintenance responsihilities. Upon the recording of this plat, Tract G is hereby granted and conveyed 10 the Shv Creek Plat Homeowners Association (HOA) for a storm detention tract. Ownership and maintenance of said Tract shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. An updated Plat Cel1ificate will be required (to he dated within the 45-day time frame prior to City Council action on the plat). Fcc Review Comments: The Fee Review Sheet for this review ofthe preliminary plat is provided for your use and information, H:\Filc Sys\LND -Land Subdivi<;ion & Surveying Records\LND-1 0 -Plats\0445\i{ V()60331 ,doc\cor PROPERTY SI CES FEE REVIEW FOR SUBDIVISION 0.2006 -~2",.IL-__ (date) -JOB A DDRESS : I i? 8 ' IEAIGUO ~ If=:: -- ~. NATURE OF WORK: $OI-Ior J a.1~PL~<S4YCSi?'E'1G -puq ) LND# 10-04.<15_ X. PRELIMINARY REVIEW OF SUBDJISION Y LONG PLAT, NEED MORE INFORMATION: --LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. -PID D's --VICINITY MAP FINAL REVIEW OF SUBDIVISION, THlS REVIEW REPLACES _. SQUARE FOOTAGE --OTHER PRELIMINARY FEE REVIEW DATED --FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 084710:-0!O~OI 15 J _. NEW KING CO. TAX ACCT.#(s) are required when -0107, -oiAo 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 thl! on-site and i off-site improvements (i.e. underground utilities. street improvements, etc.) Triggering mechanisms for die SDC fees will be based on current City ordinances and i determined by the applicable Utility Section. ~. Please note 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 ',C 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 Ordinance.". ,-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 fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METllODOF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER -0 Latecomer Agreement (pvt) WASTEWATER -0- Latecomer Agreement (pvt) OTHER -0 / Special Assessment DistrictlW A TER /-0-, CA.'OT 1"EWfOl.J 1\...Cl'l'=A~+OR 0002-'.316,80 XUI.JITS r.:.1 ~ 1"1--" ~""." Special Assessment District/WASTE A ER - Joint Use A211'ement (METRO) - Local Improvement District • Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS I I , SYSTEM DEVELOPMENT CHARGE -WATER .-Estimated # OF UNITS/ SDCFEE _. Pd Prevo --Partially Pd (Ltd Exemption) _. Never Pd SQ. FTG. Sin,;e family residential $1 956/unit x ~ ,RF=' Mobile home dwelling unit $1,956/unit in park "PIo,dVlt::EO 1::lY W " Apartment Condo $1,174/unit not in CD or COR zones x 1:>16T qO Commercial/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 (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -W ASTEW A TER'-Estimated --Pd Prevo -Partially Pd (Ltd Exemption) -Never Pd .,. Sin,;e family residential $1,017/unit x c;,J $ <he 0 "'7. tJo Mobile home dwellin2 unit $1,017/unit x Apartment, Condo S610/Wlit 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 Prevo --PartiaUy Pd (Ltd Exemption) --Never Pd 1.:' Sin21e family residential and mobile home dweUine unit $759/unit x <::.1 $Ar-.paa.o~ , All other properties $O.265/sq ft of new impervious area of property x (not less than $759.00) !PRELlMINARYTOTAL ~ Ic7, <O(;'O.BO , 0\/ I'r-n ku II ( Ch t J:>f)t.h ) ~/t-jcx;;. ~ '" • 0 " 0 Signature ~ReViefjlig AuthorityDTE '" • , " 11> --·If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. • < e· -, Square footage figures are taken from the King County Assessorts map and are subject to change. • • .. Current City SDC fee charges apply to 0 0 EFFECTIVE January 8, 2006 City ENVIRONMENTAL & enton Department of Planning / Building / P ., Works DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'Pru:.(~( ·j-u 6,1 C"::-. COMMENTS DUE: APRIL 10, 2001i .. ,... .. "'en APPLICATION NO: LUA06-009, PP:ECF J DATE CIRCULATED: MARCH 27, 2006 I1r,~ ,rv!""- APPLICANT: John Skochdopole PROJECT MANAGER: Jill Ding u,'/ " 'l006 PROJECT TITLE: Shy Creek Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 16.1 acres BUILDING AREA (gross): N/A LOCATION: 129 Jericho Ave I WORK ORDER NO: 77543 SUMMARY OF PROPOSAL: Subdivision of an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential -4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844 square feet. A stormwater Detention Tract Tract G is proposed at the southwestern portion of the site, two recreation tracts (Tracts D and E) are proposed along the west central portion of the subject site, and 4 open space tracts (Tracts A, B, C, and F) are proposed along the central portion of the subject site. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Trans at{on Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservanon Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with pat1icular attention to those areas in which we have expet1ise 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 PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT M E M 0 RAN DUM DATE: April 10, 2006 TO: Jill Ding .1 FROM: Mike Dotson 11i,J'c0 SUBJECT: Shy Creek Preliminary Plat, Lt:A06-009, PP, ECF 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 -Currently a stream crosses the middle of the site. Various stornl drainage pipelines and facilities are within the existing roadways and right-of-ways surrounding the site. STREET -There is currently a paved and partially improved public right-of-way surrounding portions 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 now and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. SANIT ARY SEWER 1. The sewer main must be extended to the extreme boundaries of the plat. There was a short section missing from the plans submitted with the application. Therefore a section from the northernmost terminus of the sewer main shown on the plans (along Jericho Ave NE) will need to be extended to the northernmost boundary. 2. A lift station will be required to service portions of the plat. The preliminary location of the lift station shown on the plans is not approved. The site and H:\Oivision,s\Develop.ser\Dev&plan.ing\PROJECTS\06-009.1ill\Shy Creek GF.doc Page 20f2 specifications are being discussed with the Wastewater Engineering Supervisor. Final decision is pending at this time. 3. A Sewer Assessment District (East Renton) fee in the amount of$316.80/per unit is due at the time a construction pennit is issued. 4. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction pennit. 5. 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 $759 per new dwelling unit. This fee is due with the construction pemlit. 2. Drainage requirements must meet the 2005 King County Surface Water Design Manual. The report and design submitted with the application appear to have complied with the 2005 design requirements. 3. Pipe sizing calculations for the creek crossings were not included in the TIR submitted with the application. These calculations will be required and reviewed when the civil engineering plans are submitted for construction pennits. 4. Fish and Wildlife and Department of Ecology pennits will be required. TRANSPORT AnON 1. The traffic mitigation fee of$75 per additional generated trip shall be assessed per additional single family home at a rate of9.57 trips (59 x 9.57 trips x $75/trip = $42,375). This fee is payable at time ofrecording 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, street lights and sidewalks, along the frontage of the parcels being developed. CONDITIONS 1. 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:\Oivision.s\Devclop.ser\Oev&plan.ing\PROJECTS\06-009.Jill\Shy Creek GF.doc City _ _ _en ton Department of Planning / Building / P Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Plo,n-r\evlcu) COMMENTS DUE: APRIL 10, 2006 APPLICATION NO: LUA06-009, PP, ECF CITY 01--fH::N TuN DATE CIRCULATED: MARCH 27, 2006 t:I ~ r-I= I'(i:' n APPLICANT: John Skochdopole PROJECT MANAGER: Jill Dina PROJECT TITLE: Shy Creek Preliminary Plat PLAN REVIEW: Mike Dotson MAK £ ~ LUUb SITE AREA: 16_1 acres BUILDING AREA{9ross): NIA BUILDING DIVISION LOCATION: 129 Jericho Ave I WORK ORDER NO: 77543 SUMMARY OF PROPOSAL: Subdivision of an existing 703,058 square foot (16.1 acre) site into 61 lots and 7 tracts. The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844 square feet. A stormwater Detention Tract Tract G is proposed at the southwestern portion of the site, two recreation tracts (Tracts D and E) are proposed along the west central portion of the subject site, and 4 open space tracts (Tracts A, B, C, and F) are proposed along the central portion of the subject site. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the SUbject site. Two stream crossings are proposed and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major InformatIon Impacts Impacts Necessary Earth ,ausing Air Water Pfants LandlShoreline Use Animals ~ Environmental Health Public Services Energy! Natural Resources ;~:ggg ~::: B. POL/CY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS 4 ~~~~('O,2uOO We have reviewed this QPpfication 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. 2!UV~- Signature of Director or Authorized Representative Date I i City _, ,,'enton Department of Planning / Building / P __ . _ Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Z)Llr{U fJ u1t\-1fl1 'n:ie.l' COMMENTS DUE: APRIL 10, 2006 APPLICATION NO: LUA06-009, PP, ECF DATE CIRCULATED: MARCH 27, 2006 APPLICANT: John Skochdopole PROJECT MANAGER: Jill Ding PROJECT TITLE: Shy Creek Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 16.1 acres BUILDING AREA (gross): N/A LOCATION: 129 Jericho Ave I WORK ORDER NO: 77543 ""'" < { .cUUIl SUMMARY OF PROPOSAL: Subdivision of an existing 703,058 square foot (16.1 acre) site into 61 lots .mlJ~Q:I~I'ItI5ICSN> is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation, An existing residence and associated detached accessory structures are proposed to be removed, The proposed lots would range in size from 7,200 square feet to 9,844 square feet. A stormwater Detention Tract Tract G is proposed at the southwestern portion of the site, two recreation tracts (Tracts D and E) are proposed along the west central portion of the subject site, and 4 open space tracts (Tracts A, B, C, and F) are proposed along the central portion of the subject site. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-loot required buffer are located on the subject site. Two stream crossings are proposed and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled, Mitigation for the wetland and stream impacts would be provided onsite. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable MeN. Element of the Probable Probable Mwe Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Water Plants Land/Shorefine Use Animals ~' Environmental Health Public Services Energyl Natural Resources ;~:ggg F~~; B. POLICY-RELA TED COMMENTS C. We have reviewed this apf{lication with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additiOn~~'!ftion is needed to properly assess this proposal. ?7U b--u;;;::'---i ltv 10'" Signature of Director or Authorized Representative Date . I Project Name: Project Address: Contact Person: Permit Number: Land Use Type: d2t-Residential o Retail o Non-retail CalculatiQn: c- c:)Vi S ~~b\ S\:9S 'J. ~ lS ~ ,hIJ~ 15 01J • : . ~. S# LP6Q Method of Calculation: g. ITE Trip Generation Manual, 7th Edition gj.. Traffic Study ---~ o other TI<:Aiv,>~oa.mno'0 Gu". IJW- . 'I :J.. \,,/ d1)l:l(.p Transportation Mitigation Fee: --...::Sll.'_4..L!· d.~·-l--'13~l..!.::;':=:::./.f....c D'l_, ___________ _ . Calculated by: 1< £JtytJ0 Date: L11~ )d®\e I I Date of Payment: __________________________________ __ City _ .. centon Department of Planning / Building / Pu_-,c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ll(f:JP"', (-\r~hcYl COMMENTS DUE: APRIL 10, 2006 APPLICATION NO: LUA06-009, PP, ECF ' DATE CIRCULATED: MARCH 27, 2006 APPLICANT: John Skochdopole PROJECT MANAGER: Jill Ding Gil r vi ,_ PROJECT TITLE: Shy Creek Preliminary Plat PLAN REVIEW: Mike Dotson "teE/VEO SITE AREA: 16.1 acres BUILDING AREA (gross): NIA LOCATION: 129 Jericho Ave WORK ORDER NO: 77543 BiIlJ nO. SUMMARY OF PROPOSAL: Subdivision of an existing 703,058 square foot (16.1 acre) site Into 61 lots and 7 trac;s~''j!~JqNe is located within the Residential - 4 dwelling unit per acre (R4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844 square feet. A stormwater Detention Tract Tract G is proposed at the southwestern portion of the site, two recreation tracts (Tracts D and E) are proposed along the west central portion of the subject site, and 4 open space tracts (Tracts A, B, C, and F) are proposed along the central portion of the subject site. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the SUbject site. Two stream crossings are proposed and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housin Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmenta! Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS Date FIRE DEPARTMENT MEMORANDUM DATE: March 27, 2006 TO: FROM: SUBJECT: J ill Ding, Associate Planner :Jj J ames Gray, Assistant Fire MarShall\! Shy Creek Preliminary Plat, 129 }/richO Ave. NE MITIGATION ITEMS: 1. A fire mitigation fec of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 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 a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i: \sh ycrcckprc lp I terc. doc City _ .enton Department of Planning I Building I P Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r I (C COMMENTS DUE: APRIL 10, 2006 APPLICATION NO: LUA06-009, PP, ECF DATE CIRCULATED: MARCH 27, 2006· - APPLICANT: John Skochdopole PROJECT MANAGER: Jill Ding /'., PROJECT TITLE: Shy Creek Preliminary Plat PLAN REVIEW: Mike Dotson I SITE AREA: 16.1 acres BUILDING AREA (gross):,NIA-MAR 2 7 ?I1/11O I 'WU LOCATION: 129 Jericho Ave WORK ORDER NO: 77543 '--= SUMMARY OF PROPOSAL: Subdivision of an existing 703,058 square foot (16.1 acre) Site into 61 I~ti,\an~-nracts~'rfie site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existinlj'resideftGe and associated detached accessory structures are proposed to be removed. The proposed lots would range in size from 7,200 square feet to 9,844'SQuare feet A stonnwater Detention Tract Tract G is proposed at the southwestern portion of the site, two recreation tracts (Tracts D and E) are proposed along the west central portion 01 the subject site, and 4 open space tracts (Tracts A, B, C, and F) are proposed along the central portion of the sUbject site. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-loot required buffer are located on the subject site. Two stream crossings are proposed and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. A ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Water Plants Land/Shoreline Use ~ Animals Environmentaf Health Public SeNices Energy/ Natural Resources A~;;o~;, "' A' ';,n;'e: B. POLtCY-RELA TED COMMENTS IJ A c, particular attention to those areas in which we have expertise and have identified areas of probable impact or ded to properly assess this proposal. Date · . City nton Department of Planning / Building / P Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: tflfL"'--. COMMENTS DUE: APRIL 10, 2006 APPLICATION NO: LUA06-009, PP, ECF DATE CIRCULATED: MARCH 27, 2006 APPLICANT: John Skochdopole PROJECT MANAGER: Jill DinQ PROJECT TITLE: Shy Creek Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 16.1 acres BUILDING AREA (Qross): NIA LOCATION: 129 Jericho Ave WORK ORDER NO: 77543 . "::f:~~~?'! .1....-> ...... SUMMARY OF PROPOSAL: Subdivision of an existing 703,058 square loot (16.1 acre) site into 61 lots and 7 tracts. The site',~ located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed. The proposed lots would range in size lrom 7,200 square feet to 9,844 square feet. A stormwater Detention Tract Tract G is proposed at the southwestern portion of the site, two recreation tracts (Tracts D and E) are proposed along the west central portion of the subject site, and 4 open space tracts (Tracts A, B, C, and F) are proposed along the central portion of the subject site. Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site. Two stream crossings are proposed and a reduction in the stream buffer width down to 25 feet is also proposed. In addition approximately 0.4 acres of wetland are proposed to be filled. Mitigation for the wetland and stream impacts would be provided onsite. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housino Air Water Plants Land/Shoreline Use ~' Animals Environmental Health Public SeN;ces Energy! Natural Resources A~{;"'::';, Fe ~'~""o C. CODE-RELA TED COMMENTS ~C£/l.(.~~~ /a~k;. 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. ~~r:vd - Signature of Director or Authorized Representative Date" I 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 Fee City nton Department of Planning / Building / Pu '\Iorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: {Ir!i""'.tr III +/(,(\ COMMENTS DUE: APRIL 10, 2006 APPLICATION NO: LUA06-009, PP, ECF DATE CIRCULATED: MARCH 27, 2006 y U'",L.: ",-" APPLICANT: John Skochdopole PROJECT MANAGER: Jill DinQ RECE\\!tLl PROJECT TITLE: Shy Creek Preliminary Plat PLAN REVIEW: Mike Dotson ••• ". . 7 MA~1 t ' SITE AREA: 16.1 acres BUILDING AREA (Qross): N/A LOCATION: 129 Jericho Ave I WORK ORDER NO: 77543 SUMMARY OF PROPOSAL: Subdivision of an existing 703,058 square foot (16,1 acre) site into 61 lots and 7 tracts, The site is located within the Residential - 4 dwelling unit per acre (R-4) zoning designation. An existing residence and associated detached accessory structures are proposed to be removed, The proposed lots would range in size from 7,200 square feet to 9,844 square feel. A stormwater Detention Tract Tract G is proposed at the southwestern portion of the site, two recreation tracts (Tracts D and E) are proposed along the west central portion of the subject site, and 4 open space tracts (Tracts A, B, C, and F) are proposed along the central portion of the subject site, Access to the proposed lots would be provided via an internal access 'looped' road. A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25-foot required buffer are located on the subject site, Two stream crossings are proposed and a reduction in the stream buffer width down to 25 feet is also proposed, In addition approximately 0.4 acres of wetland are proposed to be filled, Mitigation for the wetland and stream impacts would be provided onsite. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housino Air Aesthetics Water U htlG/are Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have idenMied areas of probable impact or areas whe e additional information is needed to properly assess this proposal. Date .. , April 11, 2006 Mr. Neil Watts Development Services Director City of Renton 1055 South Grady Way, 6th Floor Renton, WA 98055 Ms. Jill Ding Associate Planner City of Renton 1055 South Grady Way, 6th Floor Renton, WA 98055 01> I V'-"~'''U' RECEIVED APR 1 4 2006 BUILDING DIVISION CON NE R HOM E S RE: Shy Creek Preliminary Plat (Renton File No. LUA06-009, PP, ECF) Dear Neil and Jill, Mick Matheson at Triad Associates provided a letter dated March 20, 2006 with our Shy Creek preliminary plat resubmittal that included a short discussion on the non-feasibility of alley lots at Shy Creek. An "Alley Concept" site plan accompanied that letter as an exhibit reference for our non-feasibility holding. That letter was in response to the December 2005 Chapter 4-7-150 E.5. RMC provision that reads: "Alley access is the preferred street pattern. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible." As I mentioned in a communication since the Triad letter, this new code provision was completely unforeseen by us, and no mention of its possibility was brought up at our pre-application proceedings back in April of 2005. Mr. Matheson tendered some very sound arguments with references to lot count economic feasibility, loss of density inside the Urban Growth Boundary, and the additional impervious 5urf"ce that <In alley concept represents. However, subsequent discussions with both of you have indicated that more justification would be needed for the Reviewing Official to allow a non-alley proposal to proceed. The alley layout shows 55 lots, a net loss of 6 lots (~10%) over our preferred site plan of 61 lots, previously submitted for review. Losing another 10% of the lots to alleys is a very Significant feasibility matter, and adds more pressure to the riSing costs of housing. Lots in this project are virtually $200,000 in the 61-lot configuration now. A good portion of the costs are fixed, and the per-lot costs on a smaller project are not proportionate. The additional construction costs of alleys need to be added in as well. 55 lots in this project would be well over $235,000 each and would be less desirable then the lots in the 61-lot proposal. 8'16 l08th Av('nue NT-' Rellnllc, \\"l~hingt()n ':18004 425 4-55 9280 \\\Y\\. con ocrhomes. co m The Growth Management Act was set up to encourage density within the Urban Growth Area. Reducing the number of lots runs counter to the premise set up by the Growth Management Act, even though we meet the prescribed 4 units to the acre minimum. The alley layout also produces significantly more impervious area than the non-alley proposal. We are currently working with Bruce Wulkan and Bradley Ack at the Puget Sound Action Team, which endeavors to remove code and regulatory barriers to getting lower impact development (LID) into jurisdictional design standards. They are acting in response to a Governor's office concerted effort to put forth a meaningful recovery plan for salmon and for the restoration of Puget Sound itself. Lower impact basically means less runoff. The alley notion with its double pavement is at odds with this. We have gotten the PSAT to come make a presentation to the powers that be at the City of Bothell, including the City's fire and transportation interests, to promote narrower/less impervious pavement per unit. We are certainly willing to arrange for such a visit in front of the appropriate parties in the City of Renton, if deemed appropriate. It would seem prudent to take advantage of the experience of other jurisdictions that have permitted these other LID concepts to be applied. We would be happy to forward more information and website links if you are interested. In this case we are simply trying to make the point that less runoff per unit is a statewide goal. At this point in the discussion, we are already at less housing units, less urban growth accommodated, and more stormwater faCilities, just to get alley-loaded lots in our project. However, there are more points to consider. There are several reasons the alleys represent a deleterious change in character to what would otherwise be a very desirable community in the neighborhood, in the R4 zone in particular, as it is meant to be a higher-end housing accomodation. First, your planning efforts saw value in houses being set back further from the street, as evidenced by the 3D-foot front yard setback in your new R4 zone. The alleys push that back to 20, and only then if there is at least a 20-foot driveway in the rear for parking. People want to be further away from the street, not closer to it as an alley arrangement suggests. Secondly, a detached garage, the common arrangement in alley communities, is not desirable in this climate. Third, alleys are nuisances and become aesthetically under- maintained quickly. Fourth, street parking becomes the norm, not driveway parking, even if they are long enough in the back. Fifth, alley loading detracts from backyards - the number one selling point in competing lots, and a notable distinction for lots in Renton versus other eastside jurisdictions. The rear yards become consumed by garage with alley loading. Also, alleys present some further site grading challenges by adding access parameters at front and back of a lot. This is at odds with the tree retention desires of the City. Trees cannot be retained where grading is needed. Another consideration is that the City's preference for public alleys begets significantly more maintenance for the City. Private alleys, even if in tracts, which your code currently does not allow, become under-maintained quickly. No functioning entity takes charge. Private alleys in easements, as is the current code provision, would preserve some of the housing density but make the lots effectively much smaller, a definite devaluation. Alleys in easements are not very marketable and detract greatly from the desirability of a lot the same depth with no such easement attached as well. There is always a liability question out there, given the litigious nature of our society, despite how well easement language is written. In either ownership arrangement the alleys do not end up looking very good. In our opinion we would be putting forth a less desirable and less attractive project, with less density, more pavement, potentially fewer retained trees (although we have not done that specific analysis for our site), and higher cost per house. To us the non- feasibility is so demonstrated. Thank you for your further consideration. We look forward to hearing from the City soon, and to the continued processing of our preliminary plat proposal. R. Skochdopole, P.E. CONNER HOMES COMPANY Project Manager cc: Mick Matheson, Triad Associates , April 11, 2006 CON NE R HOM E 5 Mr. Neil Watts Development Services Director City of Renton 1055 South Grady Way, 6th Floor Renton, WA 98055 Ms. Jill Ding Associate Planner City of Renton 1055 South Grady Way, 6th Floor Renton; WA 98055 RE: Shy Creek Preliminary Plat (Renton File No. LUA06-009, PP, ECF) Dear Neil and Jill, j~,uD .j , '.-, Mick Matheson at Triad Associates provided a letter dated March 20, 2006 with our Shy Creek preliminary plat resubmittal that included a short discussion on the non-feasibility of alley lots at Shy Creek. An "Alley Concept" site plan accompanied that letter as an exhibit reference for our non-feasibility holding. That letter was in response to the December 2005 Chapter 4-7-150 E.5. RMC provision that reads: "Alley access is the preferred street pattern. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible." As I mentioned in a communication since the Triad letter, this new code provision was completely unforeseen by us, and no mention of its possibility was brought up at our pre-application proceedings back in April of 2005. Mr. Matheson tendered some very sound arguments with references to lot count economic feasibility, loss of density inside the Urban Growth Boundary, and the additional impervious surf"C€ that an alley concept represents. However, subsequent discussions with both of you have indicated that more justification would be needed for the Reviewing Official to allow a non-alley proposal to proceed. The alley layout shows 55 lots, a net loss of 6 lots (~10%) over our preferred site plan of 51 lots, previously submitted for review. Losing another 10% of the lots to alleys is a very significant feasibility matter, and adds more pressure to the rising costs of housing. Lots in this project are virtually $200,000 in the 51-lot configuration now. A good portion of the costs are fixed, and the per-lot costs on a smaller project are not proportionate. The additional construction costs of alleys need to be added in as well. 55 lots in this project would be well over $235,000 each and would be less desirable then the lots in the 61-lot proposal. 846 I08th Avenue NF Bellevue, \Vashington IJH004 4154559280 www.connerh(lmes.com • The Growth Management Act was set up to encourage density within the Urban Growth Area. Reducing the number of lots runs counter to the premise set up by the Growth Management Act, even though we meet the prescribed 4 units to the acre minimum. The alley layout also produces significantly more impervious area than the non-alley proposal. We are currently working with Bruce Wulkan and Bradley Ack at the Puget Sound Action Team, which endeavors to remove code and regulatory barriers to getting lower impact development (UD) into jurisdictional design standards. They are acting in response to a Governor's office concerted effort to put forth a meaningful recovery plan for salmon and for the restoration of Puget Sound itself. Lower impact basically means less runoff. The alley notion with its double pavement is at odds with this. We have gotten the PSAT to come make a presentation to the powers that be at the City of Bothell, including the City's fire and transportation interests, to promote narrower/less impervious pavement per unit. We are certainly willing to arrange for such a visit in front of the appropriate parties in the City of Renton, if deemed appropriate. It would seem prudent to take advantage of the experience of other jurisdictions that have permitted these other UD concepts to be applied. We would be happy to forward more information and website links if you are interested. In this case we are simply trying to make the point that less runoff per unit is a statewide goal. At this pOint in the discussion, we are already at less housing units, less urban growth accommodated, and more stormwater facilities, just to get alley-loaded lots in our project. However, there are more points to consider. There are several reasons the alleys represent a deleterious change in character to what would otherwise be a very desirable community in the neighborhood, in the R4 zone in particular, as it is meant to be a higher-end housing accomodation. First, your planning efforts saw value in houses being set back further from the street, as evidenced by the 3D-foot front yard setback in your new R4 zone. The alleys push that back to 20, and only then if there is at least a 20-foot driveway in the rear for parking. People want to be further away from the street, not closer to it as an alley arrangement suggests. Secondly, a detached garage, the common arrangement in alley communities, is not desirable in this climate. Third, alleys are nuisances and become aesthetically under- maintained quickly. Fourth, street parking becomes the norm, not driveway parking, even if they are long enough in the back. Fifth, alley loading detracts from backyards - the number one selling point in competing lots, and a notable distinction for lots in Renton versus other eastside jurisdictions. The rear yards become consumed by garage with alley loading. Also, alleys present some further site grading challenges by adding access parameters at front and back of a lot. This is at odds with the tree retention desires of the City. Trees cannot be retained where grading is needed. Another consideration is that the City's preference for public alleys begets significantly more maintenance for the City. • Private alleys, even if in tracts, which your code currently does not allow, become under-maintained qUickly. No functioning entity takes charge. Private alleys in easements, as is the current code provision, would preserve some of the housing density but make the lots effectively much smaller, a definite devaluation. Alleys in easements are not very marketable and detract greatly from the desirability of a lot the same depth with no such easement attached as well. There is always a liability question out there, given the litigious nature of our society, despite how well easement language is written. In either ownership arrangement the alleys do not end up looking very good. In our opinion we would be putting forth a less desirable and less attractive project, with less density, more pavement, potentially fewer retained trees (although we have not done that specific analysis for our site), and higher cost per house. To us the non- feasibility is so demonstrated. Thank you for your further consideration. We look forward to hearing from the City soon, and to the continued processing of our preliminary plat proposal. R. Skochdopole, P .E. CONNER HOMES COMPANY Project Manager cc: Mick Matheson, Triad Associates NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: M:llch 27 2006 LANO USE NUMBER: lIJA06·009 , P?, ECF P ROJECT NAM E : PROJ ECT DES CRIPTI ON: SuooMsoo n of an e Xl s~n g 703 .0$8 square fee t (16 1 <lCle) a(e into 61 lots and 7 tra~ Th~ $,'8 III Ioca l ~ '",Ih", the ReSldelltal -4 dNII,"ng u'''I Ilt'' a ~e (R-4) l onlng deslgnal iQn An .. ",sting res.idence and asSOCIII'.e'Ol o'eb cnea aCCf)nory struc tures afll P IO~s.ed 10 be ",moved. n.e ptoposed lots wou:a range in SIZe from 7 ,?OO s 'I u.are raw, to ~ 844 ''1 ''''& feoet A Slormwa ter ~1 8 nllO/1 Tra<;1 T ra ct G if ~rOpOHO 001 tne 'O~tern vortion 01 the SJt8, two Mer ~at o n lracts iTracl$ D and E ) i"~ propos.ee along the .... est ce nt '~1 ;:>ort on or!l'le s~tjeet SIte an(! 4 Open lPiICCI nets (Tracts A, B C an o F) are prowsed atong:re CIM',lril pOrtion c t Ihe '~OIflC: s~a AeC9S5 to rhe PlOpo$Od lo ts would De plO'o oc ed v ... an In tern al 80CflSS 'Io ~ped' roao, A Class ,; $Uoam ",;111 II re<;".ed 35-loot burlef aN: C~:egoty 3 _tt.nd wrtI'>" 25 ·1001 '~u fe<l butler 31'9 located 01'1 The su bJ~t s,te TwO stream cross'ngs II'" pi'o;>osed arQ II reduction In the I lTe ltm bulte' ..... l<Im 00...." 10 25 !ee l '5 also proposlld In ado;!,tlOl'l appr("",nal ely 0.4 acres 01 '''''el'8 n ~ are proposed 10 ~ Ill..., t.1.1 '93\fOt\ tOf !he ""eU nd ana str ellm ,mpacts .... Q\lk':' Ia! o:ovide<l onllole PROJECT L OCATIO N: O PT IO NAL DETERMINATION OF NON ,SIGNIFICAN CE , MITIGA TED lONS·M ): As lile Lea:! ~enC"f, 1'>8 C,ty 01 R&n tOl'1 haS detarm med thai li'ynrtic8nt env'ronmen:al im~15 a~e Un'j"8~1 10 r e s u~ from 1M propond prOjecl aerefere . IS pe~ed ".,ger the RCW 43 2 1C 11 0, the Clr; 01 R~wn .s ~Slng the Op!:':'n ~1 ONS M process 10 9we ne l.:e thilt a DN S. M IS bket,-to l)e .. sued Commem peno<lS fo:!h e proj&c l and l ho 1:I<0posed ONS.1.1 are ,n:~ra:1!<l ,nto a 5'n;:e comment PII10d Th~re ",,'I ~e '"10 tamm~1 pe nOd r:l:lo"'rn~ IhfI 'lSulIr>ee of t'">a Thresr>oid Determonaton 01 t'on .S,gnlotanoe- M"'9ated tONS -tA l A l';-da~ a;lpeal per\Oo:! WIll milo' .... tile 's~~ance cf tM DNS-M PERMIT APP LICATION OA TE: Janu ary 27,2006 NOT IC E OF CO MP L ETE APPLICA TIO N: M arcfl 27 . 2006 APP LICANT /PRO JE CT CONTACT PE RSON: M kk Malhnon, Tria d A .. oelatn ; T.I: (42 5) 82 1-{1 44 8; Em l ; mmath .. on@lr la dnl oc.eom P.nnll&ll'l .... I."" Re'luut ed : En ~l ronm.nl.1 (SE PA ) Rev iew , p .. llmln.1'I Plat apP'ov al Othe. Pe""ltl w hk:h m.y b. r eq ulr.d ; Utilit y Con s truction, Building FIlii, HPA, NPOES, an d Fores t Pract i eQ P,rrnll8 R.qUHtttd Sl ud l .. ; G.ot,chnk:at. WeUa nd , St,.am, and Ora lnaoe R.p Orlll , Flood PI.n AnalYlls ; Stream M ItI~atlo n Plln and W .. lland Mitigat ion Plan l ocation w h." 'p pllc atlon ml Y bl rev iewed : Pl an n ingl Bu !J d lngl Publ 1c; W or ks De p.lrtmtnl. O,v elop m,nt S,rv lc" Dlvil l o n, Sl ~th Floor Rento n City Hall . 1055 So~th G ""y Way , Renl on , WA 98 055 PUBLIC HEA RING: CO NSISTE NCY O VER VIEW : Zon ,ngll a"d U .. , E nvironme nta l OOC UlTMnt. t ha t E ... alu.t e th. Propoaed Proj ec t : Oev llopme"t ReguLation s Uud Fo r Proj ec l M itigati on: Th e subje-:t lite ,~ ce:iol!JIliI:e<l ReS 'dental . 4 (R--4 ) on 1M City 01 Renton Comprehe ns '''e LaM Use Map and Fle S'dent ilO l Low 01n601'( (FlLO) Of! the C,t(s ZOO IO§ Mae> Er v;rOl'lm entai (SE PAl Checkli ST The plOj8Ci will be s tl ofecr to tho Cory's SEPA ord,nance, Cnocal Areas 4.3.050, Dol ... elODmel1t Guidelines atld Ragu,ations 4-4 -0 30 <1M w eI' 8PC<o:.IIbie c oo.es atld ,egul aucns <1 $ aPP'OIlriale • Propoud Mitig ation MUllu,n: The lo1,<;...,;.ng Mlt,g8 bon Measu re s will rl~e ~1 be Impo!oe(\ on the PICpose-d pnlJetl TIlII!Oe recomrr.".,aed Mitigation Measu res add re !'oS prOject ,mpacts not cover&d oy e>lstng ~:)dell arid 1e!iIlLstioos a5 cited &tIOVe rN/ appl'c~nt"";l (Xl rfOUlriKJ Ie p8y rh ~ 6P0100r.are Trallscor.ar.oo MI:;g9!;OIl FH. r ha Oroj9cr ~MII 00 '''OUI'OO to ccmpIy w/l!; /I:e 09,,-rlfrt(m1 01 Eca/oC;y S torm."".'",r M,JnaQ 81Nffi1 /;/61'<1111 fw "'0$10I'I and si'C',memarlOl'l CO<llroi CO<I'\lTMnt, On t he abov e appli u.tion mUlt b l lub m ltte d In w riting to Jill Din g, A .. ocl ate PLanner , Development Serv lct8 OI .. lllon, 1055 So uth Grady War , Rant o n , WA 910 55 , by 5:00 PM on Apri l 1 , 200 6, l hl. mattar J, allo t'n la tl~.l y 8ch edtll.d l o r ~ publ ic hnring on M ay 2 3 , 2 006, .t ~:OO AM, Covnc;' Chambers, Se ... enth Fk>or , Renton City Hili. 1055 S:llltn GfaCl,' W ay, ReMon It yoo are <n 18'esbXI in IIrtendi"lO ttle heltl1l'l!;. please cootilCt th e O e ~elopmen l Selvlcei O .... 'SIOtI to _ure th at t!;e Iletlil ng h n not been ,.S(:t'>ed~1e<;l at (42~) 4 30-12a2 If comnents cannot be l ubmrtlild ,n N!'i l ,~g oy rhe dalil ,nd lca ted above, ;OU may 'til appear al me r..ann Q an d prfls"nt ,'ou , :ommen!s 01'1 tne ~;r l bem,. tne Hea,onQ EMmmer It 'jOJ hava <:~es00n8 llboul thiS prOpOSal, Ot ",sh !O ~ m ade a pany of r!!(;O r'(! and r_~ iOddIt>enal ,,1Qrmatoon b~ marl. p18 858 COtltact IhfI proj&c.1 mana ge' An~:)ne w t>() s\,Il)mils ...m:en commentS WIll .u IOfT".ahcall ~ become a pertl 01 ,eeoro and WI. be <>(IQ f ed ot any eecJSoon on m,s pf(,,~1 CO NTACT PERSO N: J i ll K . D i n g, A ssoc i3te Pla nner; T e l: (425 ) 430-727 0 PLEASE INC LUOE THE PROJE C T N U M B ER WHEN CALLING FOR PR O P ER FILE ID EN T IFICATIO N It you would 'rk e 10 be m ade a parl y of record to re co ;lIe I Ul"1h e r i nform ation on thiS p roposed o roj ect , c omole le tn t, lorm and re turn to C ity 01 Rent on , Develo Dme nl ?Ianning. 1055 So. Gradv Wa~. Renton , WA 99055 Namolfite No Shy C reek Prelim na')' PIa~'LUA06·0a9 , pc> EC F NA ME. t-.tA l liNG ADDRESS' TEL EPHO NE NO. C ERTIFICA TI O N 1 ), . L K j t!. he re by ce l1i f y th at ::' copi es of th e abo ve docu ment I, eel '" d b ,,~. ~ <, c ~n s p i c u o u S places o r ne arby the de sc ri bed pro pert y on we re po ste y me I -J DATE: 03/.;2.] /06 SI GNED: DB f& === ",'\\'1\111 1 , ~ ... '" ~ L y~ III, S b 'bed and swa m be fore me , a NOl ary Publi c, in and for the St at e o f Washmgto ll reSl dulg In #' ............ ..:::..\t:IO ~I I~/1. ATT EST: u ,en I I ~ U i.= ~,,0~";.OT-1~ <"-% -fI\~1 () -u -... \ l .... l....v\ \~ \ ~ q { t ..t:;J-~~ .L.. ;;,,~ \:o.e: \ "" \ C _ ,o n <h e :"C)7 d,yof \ ,'\Q \ <; ", N O~A R UBlcSIG NA \U ~. ' " ~ "'"" -,..q &I ..... :I.~\.,vS LtC j i ~1~ '~":'~-1 0 ,,--'-~E II!I~ "~~"\ ... ,,,, ~O$ 1I1I ""~9 fll~,c-'" ",,,,",,,,,,,,,, • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING - On the 27'h day of March , 2006, I deposited in the mails of the United States, a sealed envelope contai ni ng Acceptance Ur, NOA, Environmental Checklist, PMT's documents . This information was sent to : Name Age ncies Surrounding Property Owners -NOA on ly J. Alain Sm ith Gary C . & Judy H. Hastings John Skoc hdopole, Con ne r Homes Co. Mick Matheson, Tr iad Associa tes (Signatu re of Sender):?JtrLj= 0-uI.M v STATE OF WAS HIN GTON ) ) SS CO UNT Y OF KING ) See Attac h ed See Attached Owner Owners Ow ne r/Ap plicant Contact I certify that I know or ha ve satisfactory evidence that Stacy Tucker Representing signed this instrument and acknowledged it to be his /her/the ir fr ee and voluntary act fo r the uses and purposes mentioned in the in st rum ent. ,,"\\\\1\111 ,'''''~ \.. YNtv ~IIII .;;:-""'''',1\11, ,,. -.......... , .... ) I~ ~I ,"\L . . \ ,> L.. .: .............. '" ~ ,I.' 1'1 '~ Notary Publ ic in and f he Sate of l8a If tROnT -11> ~'~\ ,:0 -'-~~ ~:; ... "'~ ,,:::: • -fA"" N t (P ·nt) /), J " or " "'~ " :: a ary n : li lO "In" ,->, II j.))) N (J 1"\ Ode, " ~ d \"'6 () =:: My appointment expires : (} -\C\. -10 ~/7~",t IZ~~\) _~~~ff I,~ (""LJlt , .... ' -<..: .:::-,~ ~ 1\\\\\\\\,,' '13, ~ 11'1 '\-'AS\-111 ......... I,\\,,,,,,,x Project Name: Shy Creek Preliminary Plat Project Number: LU A06-009, PP , ECF temp la te · affidav it of servic e by mai ling Dept. of Ecology ' Env iron me ntal Rev iew Sect ion PO Bo x 47703 Olympia, WA 98504-7703 AGENCY (DOE) LETTER MAILING (ERG DETERMINATIONS ) WDFW -Stewart Reinbold' Muckleshoot Ind i an Tribe Fishe r ies De pt. c/o Department of Ecol ogy Attn: Ka ren Wa lter or SEPA Rev iewer 3190160'" Ave SE 39 015 -172°' Avenue SE Belle vu e, WA 98008 Auburn , WA 98092 . WSDOT Nort hwest Reg ion ' Duwam ish Tribal Office' Mu ckles hoo t Cultural Res o urc es Program' Attn : Ram in Pazooki 4717 W Marginal Way SW Attn : Ms Melissa Ca lve rt King Area Dev . Serv ., MS-240 Seattle , WA 98 106-15 14 390 15 172 0d Avenue SE PO Box 3303 10 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Co rp . of Engineers' KC Wastewater Treatment Division .. Office of Archaeolog y & Hi storic Seattle District Office En viro nme nt al Plann ing Supervisor Preservation" Attn: S EPA Re viewer Ms. Shirley Ma rr oquin Attn : Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 483 43 Seattle , WA98124 Seattle, WA 9810 4-3855 Olym pia , WA 98504-8343 Jam ey Tay lor ' Depart . of Nat ural Resources PO Box 470 15 Olym pia , WA 98504 -70 15 KC Dev . & Env ironmental Serv o City of Newcastle C ity of Ken t Attn: SEPA Sect ion Attn: Mr . Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave . SW Direct or of Community Development Acting Community Dev. Dire cto r Renton, WA 98055-1219 13 020 SE 72 "' Pla ce 220 Fourth Avenue South Newcastle , WA 980 59 Kent , WA 98032 -58 95 Metro Tr ans it Puget Sound Energ y Cit y of Tukwi la Senior Environm ental Planner Municip al Lia so n Man age r Steve Lancaster, Respons ible Offic ial Gary Kr iedt Joe Jainga 6300 Southcenter Blvd. 201 So ut h Jackson Street KSC-TR-04 3 1 PO Box 90868 , MS: XRD-01W Tukwila, WA 98188 Seatt le , WA 98104 -3856 Belle vue, WA 98 009-0868 Seattl e Pub lic Util ities Rea l Estate Services Title Exam iner 700 Fifth Avenue , Suite 4900 PO Bo x 34018 Sea ttl e, WA 98 124 -4018 Note: If the Notice of Application stat es that it is an -Optional DNS ', the marked agencie s and cities will need to be sent a copy of the checklist, PMT's, and the notic e of application .• Also no te, do not m ai l Ja mey Ta ylor an y o f the notices she gets he rs from the web . On ly se nd her the ER C Dete rm inat ion paperwork. tem plate · affida vit of servic e by ma iling 6 92800025003 ADRIAN NICHOLAS W 13319 142ND AV SE RENTON WA 98059 084 7 10007307 BRENDEN ROGER 13 224 144T H SE RENTON WA 98056 0847100 10 707 CO NNER HOM ES COMPANY 84 6 108TH AV NE #202 BELLEVUE WA 98004 69 2 8 00042008 FJETLAND WI LLI AM K+MICHELLE 14118 SOUTHEAST 135TH ST RENTON WA 98059 08 4710010806 HASTINGS GARY C+J UD Y H PO BOX 7029 COV INGTON WA 98042 6 92 8 00006003 HIMES BRUCE W+JEANMARI E 14111 SE 132ND ST RENTON WA 98056 6 92800023008 KAI MAKIS PAU L + SANDRA 203 3 144TH AV SE BELL EV UE WA 9800 7 69 2800009007 KREA L APRIL 13217 142ND AV SE RENTON WA 98059 69 28 00059002 MO REILLON DAN R+JANA 14110 SE 136TH ST RENTON WA 98058 08 4 7 10007604 NOYOLA LARRY+JUANA C 13226 144TH AV SE RENTON WA 98059 692800007001 ARCH ER DOROT HY M I 14117 SE 132ND ST RENTON WA 98059 692800038006 CADWE LL JES SICA L 14111 SE 134TH ST RENTON WA 98059 692800041000 COUGHLIN MICHAEL J+SHIRLEYA 14126 SE 135TH ST RENTON WA 98059 692800040002 GLANDON THEODORE F+BEVERLY 13405 142ND AV SE RENTON WA 98059 692800024006 --"t1<c{hfh l/l.ol HAYES EDIT H ANN \L~(\'t/4lo,-- 13307 142ND AV SE RENTON WA 9 8 059 692800011003 -A'I::~\(i -\ncttn('L ' n JACKSON BJORN B+ALISON '-11'-1/0", 14112 SE 133RD ST REN TO N WA 98059 084710014006 KAMPHAUS H ENRY B & D IAN E L 13605 144TH AV S E RENTON WA 98 0 59 152305910605 KR IEG JOHN C JR 13617 144TH AV SE RENTON WA 98055 152305906405 MOSIER LAUREN W+LILA R 13025 144TH AV SE RENTON WA 98059 692800039004 PELTON TH OMAS C 14 117 SE 134TH RENTON WA 98055 152305916701 BERNARD PAUL J + CHA RMAINE 13611 144TH AV SE RENTON WA 98059 084710010509 CHAFFEE ALAN V+SHANNA A 13205 144TH AV SE RENTON WA 98059 692800010005 DAY KENNETH MARTIN 14118 SE 133RD ST RENTON WA 98059 152305921909 GR EEN NORMAN W & CYNTH I A A 14128 SE 132ND ST RENTON WA 98056 059340003009 HEIDE ROBERT L 13628 143RD AV SE RENTON WA 98056 084710007802 JUAN JOSE MARTINEZ 13222 144TH AV SE RENTON WA 98059 152305910506 KIEL CONNIE JEAN 14325 SE 136TH ST RENTON WA 98059 692800008009 LYTLE RICHARD A & LAURIE J 13205 142ND AV S[ RENTON WA 98059 692800055000 NEED HAM THOM AS 13325 156TH AV SE RENTON WA 98059 084710006606 QUESNEL MAURICE J+ NORMA E 13218 144TH AV SE RENTON WA 98056 6 92800043006 RANDALL STEVEN A+KELLY L 14 112 SE 135TH ST RENTON WA 980 59 0 59340002001 RU THERFORD FR ANK W 13620 143RD SE RE NTON WA 98059 0847100 11507 SMITH J ALAIN 28 12 70T H AV E FIFE WA 98424 059340001003 RATHER ROBERT l+SUSAN R 14241 SE 136TH RENTON WA 98056 084710006507 SHAW EDMUND D 13214 144TH AV SE RENTON WA 98059 692800022000 -(), (-'emple-I.i~-\ WALLER REBECCA C l<-O<::'-"'" 14113 SE 133RD ST 3/3dQ, RENTON WA 980 5 9 692800027009 RIVERA JOSE A JR 5345 E MCLELLAN LOT 20 MESA AZ 85205 692800058004 SMITH ELE XA LEE 14105 143RD AV SE RENTON WA 98059 084710010608 YAO HON G EN+H ONGLING CHENG 13209 144TH AV SE RENTON WA 980 59 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE : March 27, 2006 LAND USE NUMBER : LU A06-009, PP , ECF PROJECT NAME : Shy Creek Preliminary Plat PROJECT DESCRIPTION: Subdivision of an existing 703,058 square foot (16 .1 acre) site into 6 1 lots and 7 tracts . The site is located within the Resi dentia l· 4 dwelling unit per acre (R-4) zo ning designation . An existing residence and associated detached access ory structu res are proposed to be removed . T he proposed lots would range in size from 7 ,200 square feel to 9,844 square feet. A stormwa ter De tention Tract Tract G is proposed at the southwestern portion of the site , two recreation tra cts (Tracts 0 and E) are proposed along the west central port ion of the subject site , and 4 open space tracts (Trac ts A, B, C, and F) are proposed along the central portion of the subject site . Access to the proposed lots would be provided via an interna l access 'l ooped' road, A Class 4 stream with a required 35-foot buffer and Category 3 wetland with a 25 -foot required buffe r are loca ted on the su bject site . Two strea m crossings are proposed and a reduction in the st rea m buffer width down to 25 feet is also proposed . In addition approximately 0.4 acres of wetland are proposed to be fi lled. Mitiga tion for the wetland and stream impacts would be provided onsite. PROJECT LOCATION : Between SE 2nd and NE 2nd and between Je richo and Hoquiam Avenues OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lea d Agency , the City of Renton has de term ined that significant environmental imp ac ts are unlike ly to resu lt from the proposed project. Therefore, as permitted under the RCW 43 .21C .110 , the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment per iods for the proj ect and the proposed ONS-M are integrated into a sing le comment pe riod. T here will be no comment period following the iss uance of the Thresh old Determ ination of Non-Significance- MItigated (DNS-M) A 14-day appea l period w ill follow the issuance of the DNS-M. PERMIT APPLICATION DATE: January 27,2006 NOTICE OF COMPLETE A!'PlICATION: March 27 , 2006 APPLICANT/PROJECT CONTACT PERSON : Mick Matheson, Triad Associates; Tel: (425) 821-8448 ; Eml : mmatheson@triad assoc.com Pormits/Review Requested: En v ironmental (SEPA) Review, Preliminary Plat approval Other Permits w hich may be required : Utility Construction , Building Fire , HPA, NPDES , and Forest Practice Permits Requested Studies: Geotechnical, Wetland, Stream , and Drainage Reports ; Flood Plan Analysis; Stream Mitigation Plan and Wetland Mitigation Plan Location where application may be reviewed : PUBLIC HEARING : CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Eval uate the Pro posed Project: Development Regulations Used For Proje ct Mitigation: Planning/Building/Public Works Department, Development Services Di v isi o n , Sixth Floor Rento n City Hall , 1055 South Grady Wa y, Renton , WA 98055 PUblic hearing is te ntatively schedu led for May 23. 2006 before the Renton Hearing Exam ine r in Renton Council Chambe rs . Hear ings begin at 9:00 AM on the 7th floor of the new Ren ton City Ha ll located at 1055 South G rad y Way The subject site is designated Res id ential - 4 (R-4 ) on th e City of Renton Comprehensive Land Use Map and Resident ia l Low Density (RLD) on the City's Z oning Ma p. Env ironmental (SEPA) Checklist The project will be subject to the City's SEPA ord inance , Critical Areas 4-3-050 ; Development Guidelines and Regulations 4-4-03 0 and other applicable codes and reg ulations as appropriate . Proposed Mitigation Measu rtts: The following Mitigation Measures wililike!y ue im posed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and reg ul ations as cited above . The applicant will be requ ire d to pay th e appropriate Transportation Mitigation Fee, The applicant will be requ ired to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropria te Parks Mitigation Fee . The applicant will be req uired to comply with the recommendations found in the wet/and report and mitigation p lan. The applican t will be required to comply w ith the recommendations found in the stream report and mitigation plan. Th e applicant will be required to comply with the recommendations found in the geotechnical report. The project shall be designed in accordance with the 2005 King County Surface Wa ter Design Manual. The project shall be requ ired to comply with the Department of Ecology Stormwater Management Manual fo r erosion and sedimentation control. Comments on the above applicatio n must be submitted In writing to Jill Di ng, Associate Planner, Development Serv ices Division, 1055 South Grady Way , Rento n, WA 98055, b y 5:00 PM on April 7, 2006. Thi s matter is also t entative ly scheduled for a public h earing on May 23, 2006, at 9:0 0 AM . Counc il Chambers , Seventh Floo r. Renton City Hall , 1055 South Grady Way. Renton . If you are in terested in attending the hearing . please contact the Development Services Division to ens ure that the hearing has not been res cheduled at (425 ) 430 -72 82. If comments cannot be submitted in writing by the date i ndicate d above , you may stil l appear at the hearing and present your comments on the proposal before th e 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 be come a party of record and will be not ified of any decision on thi s pr oj ect. CONTACT PERSON: Jill K. Ding , Associate Planner; Tel: (425) 430-7270 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of re co rd to receive further information on this proposed project , complete Ihis form and return 10 : Cily of Renton. Development Pl an ning , 1055 So . Grad y Way. Renlon . WA 98055 . Name/Fi le No .: Shy Creek Pre liminary PlaVLUA06-009 . PP . ECF NAME: MAILING AD DRESS : TELEPHONE NO .: CITY F RENTON PlanningIBuilding/Public Works Department Gregg Zimmerman P.E., Administrator March 27, 2006 Mick Matheson Triad Associates 121121151h Avenue NE Kirkland, WA 98034 Subject: Shy Creek Preliminary Plat LUA06-009, PP, ECF Dear Mr. Matheson: 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. It is tentatively scheduled for consideration by the Environmental Review Committee on April 18, 2006. Prior to that 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 May 23, 2006 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, /}' tJ '-// rf7. /./0 11, dY--<-7J VJilIK. Ding Associate Planner cc: Henry & Diane Kamphaus, J. Alain Smith I Owner John Skochdopole I Applicant Pamela Sommerville I Party of Record -------------]-OS-S-S-o-u-fu-G-r-ad-y-W--ay-.-R-e-nt-o-n,-W-a-s-hl-n@--on--9-80-S-S-------------~ ® This paper contains 50% recycled material, 30% post consumer AHEAD Of THE <'URVE March 27, 2006 Superintendent's Office Renton School District #403 300 SW 7'h Street Renton, WA 98055-2307 REC.i=IVED MAR .~ i; lOnG Subject: Shy Creek Preliminary Plat LUA06-009, PP, ECF CIT~ :>F RENTON PlanningIBuilding/Public Works Department Gregg Zimmerman P.E., Administrator RECEf'JF' MAR 2 82006 OFFfCE Of 11"1 . auPUJAA"END£"'! The City of Renton Devt:iopn1el'll Services Division has fticeived an apPlication for a 6-i-lot single-family subdivision located between SE 2nd and NE 2nd and between Jericho and Hoquiam Avenues. 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 98055 by April 7, 2006. Elementary School: ~ffii:af~lQ.~lJ)tX)~:..>.d,,--_______________ _ Middle School: \i\Ch1v&k High School: lM2¥0' Will the schools you have indicated be able to handle the impact of,the additional students estimated to come from the proposed development? Yes X 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, /' '-A~' /"/. I .&/ "/ /. '-~;:.<..Lf 11. C/.~ t/Jill K Ding U Associate Planner Enel. --------j-O-SS-S-o-u-fu-G-r-ad-y-W-a-y---R-e-nt-on-,-W-a-s-hi-n~-on-98-0-5-5------~ ® ThiS paper contains 50% recycled material. 30% post consumer AHEAD OF THE CURVE March 20, 2006 Jill Ding Associate Planner City of Renton 1055 S. Grady Way, 6th Floor Renton, W A 98055 RE: Shy Creek Triad Job No. 03-185 Dear Jill: TRIAD \ " " () ( I \ -I I S 425.821.8448 This letter is in response to our meeting on February 22, 2006 regarding the Shy Creek preliminary plat. In our meeting, you raised several issues that this letter is meant to address. Stream Crossings You cited the Renton code that states that proposals should limit stream crossings. Our current proposal shows two stream crossings. You provided us with a hand drawn site plan showing 61 lots that shows one stream crossing that would be needed to accommodate Jericho Avenue widening improvements. We believe that the arguments presented below will demonstrate that the current site plan submitted for review is superior and also supportable by City code. First, we believe that if the City generated site plan were implemented, there would be a lost benefit to the City of upgrading the stream corridor. The existing stream corridor is highly disturbed and degraded from years of grazing and intrusion by fallow deer kept as pets by the previous property owner. Conner Homes is currently proposing to significantly upgrade the condition of the stream buffer with a mitigation plan that will result in a stream system with higher function, value, and habitat quality than the existing stream buffer that would largely be left alone in the City's plan. Another issue with the City site plan is that utilities and driveways fronting Jericho Avenue will require the removal of more mature significant trees that would effectively screen the proposed community from Jericho Avenue. The City's site plan would require that the nine lots fronting Jericho Avenue NE would have individual water services tapping into the existing water main on the east side of Jericho which would require nine open cuts into Jericho which would temporari Iy disrupt traffic and require the removal of several significant trees. Land Development Consultants Page Two Jill Ding City of Renton March 20, 2006 The City's proposed northerly road connection to Jericho Avenue NE does not align with existing driveways on the east side of Jericho. Two existing driveways exist on the east side of Jericho in the vicinity of the proposed road connection. One is approximately 50 feet south and the other is approximately 25 feet north of the City proposed roadway connection to Jericho. This results in a traffic hazard and is a life, safety and welfare issue and is in direct conflict with the placement orthe intersection as directed by the City during initial negotiations. The road alignment on the City's site plan for the southerly access onto Hoquiam Avenue NE does not meet horizontal curvature standards and correcting this deficiency would result in the probable loss oflot 27 shown on the City's layout. The City's site plan requires one culvert crossing in the vicinity of Hoquiam Avenue NE. Conner Homes site plan requires two culvert crossings, however every effort has been made to minimize the length of natural stream to be disturbed through the proposed construction of retaining walls, and extensive mitigation is proposed to improve the habitat of the stream corridor and to make it an amenity. The City'S site plan provides significantly less open space/recreation area than the Conner Homes layout. Providing the road crossings over the stream prevents lots from being "landlocked". The City's layout necessitates long side sewers running through lots adjacent to the road to serve the "landlocked" lots (e.g. lots 47, 48, and 49) on the City's layout. Providing the road crossings across the stream provides for a much more efficient utility design. It provides corridors for water, sanitary sewer, and storm drainage to take a more direct route. By not providing the road crossings, utilities serving the lots north of the stream are forced to "run around" the stream corridor to Hoquiam Avenue NE to get to their ultimate destination. Sanitary sewer design for the lots south of the stream (Lots 1-8, and 9-22 on the City site plan) is inefficient. To provide sanitary sewer service to these lots requires running a parallel system in an alley. An alley layout for this project has been determined to be unfeasible as outlined in the discussion below. The City's layout requires direct driveway access for lots 1-8 off of Jericho Avenue which will likely not be allowed by the City's Transportation Department. Alternatively, these lots would be accessed via an alley. Again, we believe that an alley layout is simply not feasible. Page Three Jill Ding City of Renton March 20, 2006 Alleys You stated in our meeting that the City prefers alley loaded lots. We have enclosed an alley loaded hand-drawn site plan titled Site Plan Exhibit "Alley Concept" that we believe demonstrates that an alley loaded site plan for this site is not feasible. The alley layout shows 55 lots (a net loss of610ts over the applicant's preferred site plan with 61 lots previously submitted for review). This presents a significant economic hardship on the applicant and is undesirable due to a reduction of density within the Urban Growth Boundary. The Growth Management Act was set up to encourage density within the Urban Growth Area to manage urban sprawl. By reducing the number of lots, this runs counter to the premise set up by the Growth Management Act. The alley layout also produces significantly more pollution generating impervious area (road) than the preferred site plan. Stormwater Detention The preliminary plat engineering plans have been updated to reflect a stormwater detention pond designed to be in compliance with the 2005 King County Surface Water Design Manual. We have included copies of a Preliminary Technical Information Report and re-designed the stormwater detention pond to show it is large enough to accommodate the higher detention standard. Tree Retention We have enclosed copies of a "Tree Retention Plan" (Sheet II of the revised Preliminary Plat drawings) to show that the City's tree retention policy has been met. Enclosed for review are the following: • 12 copies ofthe revised Preliminary Plat drawings. • 12 copies of the Tree Retention plan which is included as Sheet II of the Preliminary Plat drawings. • 5 copies of the Wetland Analysis Report prepared by B-12 Wetland Consulting, Inc. which also includes a Preliminary Wetland Mitigation Plan titled "Concept Mitigation Plan" included in a pocket at the rear of the report. • 5 copies of the Supplemental Stream Study prepared by Cedarock Consultants, Inc. • 5 copies of the Stream Mitigation Plan which meets City requirements for both a Standard Stream Study and Stream Mitigation Plan as required under RMC 4-8- 120.D.19. • 4 copies of the Preliminary Technical Information Report that documents the sizing of the stormwater detention pond designed to comply with the 2005 King County Surface Water Design Manual. • 12 copies of a Site Plan Exhibit "Alley Concept". Page Four Jill Ding City of Renton March 20, 2006 To be submitted under separate cover are the following: • I reduced PMT ofthe revised Preliminary Plat drawings • 1 reduced PMT of the Tree Retention plan We appreciate your assistance in moving forward with this project. Please call me at (425) 821- 8448 if you have any questions. Sincerely, TRIAD ASSOCIATES ')~L~;;/Ll1~c- Michael L. Matheson, PE Principal MLM/cya enclosures cc: John Skochdopole, Conner Homes February 23, 2006 Mick Matheson Triad Associates 12112 l1S 1h Avenue NE Kirkland, W A 98034 CITY <-~ RENTON PlanningIBuilding/Public Works Department Gregg Zimmerman P.E., Administrator RE: Shy Creek Preliminary Plat (Renton File No. LUA06-009, PP, ECF) Dear Mr. Matheson; This letter is a follow up to our meeting today where you were notified that additional information would be required to process the proposed preliminary plat. Pending the receipt of the additional information, the subject application is incomplete according to submittal requirements per RMC 4-8-120C and, therefore, is not accepted for review. Please submit the following additional information: 1. 5 copies of a Wetland Assessment meeting all of the criteria listed under RMC 4- 3-1200.23 (attached). 2. 5 copies of a Preliminary Wetland Mitigation Plan meeting the criteria listed under RMC 4-3-1200.23 (attached) and RMC 4-3-050F.8 (attached) 3. 5 copies of a Standard Stream Study meeting the criteria listed under RMC 4-3- 1200 (attached) 4. 5 copies of a Supplemental Stream Study 5. 5 copies of a Stream Mitigation Plan. 6. 12 copies and 1 reduced 8 W' x 11" PMT of a tree retention plan showing that 25 percent of the trees on site will either be retained or replaced at a ratio of 1:1 (street trees may be counted towards the replacement ratio). 7. 12 copies and 1 reduced 8 %" x 11" PMTof a revised preliminary plat showing the original location of the stream and the proposed location of the stream, the wetland shall be labeled and the 25-foot buffer shown, and either an alley layout shown or a 12 copies of a justification as to why an alley layout would not be feasible. 8. 4 copies of a drainage report providing the sizing calculations for the proposed stormwater detention pond. Please note that a mitigation measure will likely be applied to the project requiring the plat to comply with the 2005 King County Surface Water Design Manual. It should be noted that the submitted plan proposed two crossings of the existing stream and the filling of a portion of the wetland. Per RMC 4-3-050L.8 (attached) alterations to -------I-O-S5-So-u-th-G-r-a-dy-W-ay-.-R-e-n-to-n-, W-as-h-in-gt-o-n-9-80-5-5-------.~ ~ This Dapercontains 50% recvcled material. 30% post consumer AHEAD OF Ttlr. CURVE a stream for the purpose of transportation crossings shall be demonstrated to have the least amount of impact while meeting the City's Comprehensive Plan Transportation Element. Per RMC 4-3-050M.B (attached) for the proposed wetland impacts, the applicant shall evaluated alternative rnethods of developing the property and provide reasons why a less intrusive developrnent is not feasible. These justifications rnay be included in the Standard Stream Study and the Wetland Report. Once the material has been resubmitted, staff will review the materials to determine if the project may be accepted for review. If additional materials are needed you will be notified at that time. Feel free to call me with questions at (425) 430-7219. Sincerely, :4/ 7(' Jill K. Ding Associate Planner Enclosures Cc: owners Parties of record City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: See Attached PROJECT OR DEVELOPMENT NAME: Shy Creek Preliminary Plat ADDRESS: PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: Between SE 2Cd Street and NE 2cd Street CITY: ZIP: Between Jericho and Hoquiam Avenues Renton, WA 98059 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 084710-0108 084710-0115 084710-0107 084710-0140 APPLICANT (if other than owner) EXISTING LAND USErS): NAME: John Skochdopole Single Family Residential PROPOSED LAND USErS): COMPANY (if applicable): Conner Homes Company Single Family Residential Plat EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 846 108th Ave. NE RLD PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Bellevue. WA ZIP: 98004 (if applicable): RLD TELEPHONE NUMBER (425) 646-4438 EXISTING ZONING: R-4' ('Plat vested to R-5 per Mosier II Annexation) CO NT ACT PERSON PROPOSED ZONING (if applicable): Not Applicable NAME: Mick Matheson SITE AREA (in square feet): 703,058 SF COMPANY (if applicable): Triad Associates SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 110,785 SF ADDRESS: 12112115th Ave. NE SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 4,878 SF PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Kirkland, WA ZIP: 98034 ACRE (if applicable): 4.57 NUMBER OF PROPOSED LOTS (if applicable): 61 TELEPHONE NUMBER AND E-MAIL ADDRESS: (425) 821-8448 mmatheson@triadassoc.com NUMBER OF NEW DWELLING UNITS (if applicable): 61 Q:webipwidevservifonnsiplallning/mastcrapp,doc City of Renton Land Use Permit Application Shy Creek Preliminary Plat Property Owner(s) -- Names: Conner Homes Com(lanl': "Address: 846 1 08!n Avenue NE City: Bellevue Zip: 98004 Telephone Number: King County Assessor's Account Number(s): 084710-0108 Legal Description of Property: SITUATE IN THE NE QUARTER OF SECTION 12, TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TRACT 25. BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT- THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON; EXCEPT THE FOLLOWING DESCRIBED PARCEL: BEGINNING AT THE NORTHEAST CORNER OF SAID TRACT 25; THENCE SOUTHERLY ALONG THE WEST LINE OF 144 HI AVENUE SOUTHEAST, TO THE SOUTHEAST CORNER OF SAID TRACT 25; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID TRACT A DISTANCE OF 207.00 FEET; THENCE NORTHERLY AND PARALLEL TO THE WEST LINE OF 144TH AVENUE SOUTHEAST, A DISTANCE OF 140.00 FEET TO THE NORTH LINE OF SAID TRACT 25; THENCE EASTERLY ALONG SAID NORTH LINE TO THE POINT OF TRUE BEGINNING. (ALSO KNOWN AS A PORTION OF KING COUNTY LOT LINE ADJUSTMENT NUMBER S90M0088, RECORDED UNDER RECORDING NUMBER 9804090613.) PROJECTINFORMATrl~O~N~(~cco=n~t~in=u~e=d)~ ____________ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable): 2 SQUARE FOOTAGE OF PROPOSED RESIDENnAL BUILDINGS ~f appUcable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NlA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS ~f applicable): NIA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NIA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NlA PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE a AQUIFER PROTECTION AREA TWO a FLOOD HAZARD AREA CJ GEOLOGIC HAZARD o HABITAT CONSERVATION a SHORELINE STREAMS AND LAKES a WETLANDS ___ sq.fI. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following infonnation Included) SITUATE IN THE NE QUARTER OF SECTION lL TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminarv Plat 3. 2. invlrt'Yl~~ 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I. (Print Namels) c: ~<J.f k":lo F· (i>" I".e<' ' I declare that I am (please check. one) _ the current owner of the property involved In thts application or ~ the authorized 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. a~ 1.~ I certify that I know or have satisfactory evidence that Cw,'l(~> f'. Cf)QJ"~r f · ',1 signed this instrument an,d ack~owtedged it to be hislherftheir free and voluntary act for the _ ... ~_~_ 'I \ uses and purposes mentioned In the Instrument. p~5\b , C6n",,'" \1o--<'''S ~~~~\l.,1I1111 (SH)nature of OwnerlRepre-sentativo) ~ ......... -..;:. ~ 1{. JOIf~}I', -~~ ","""'", '''S' I, ~ -= «; ~,,"!:\OH ~-t~;;\ ~ f) 31..::. fl' 0 ~,..~)-'f>~",,\"'-..3~~""'''=·',-,-K''-'-f\-''''''';=~ ____ _ _ (.')-... ~ "'"I' '" ,,;:-.. ~ ~ Z!:-~ §:3 -' -N!a~blic in and for th tate of Washington ~ ~ . ~ 1/-.....:: -----------?~;-;iJ'I...-''''',,-. 'u s" ,,~.,., s.: = ~ /'-111'1. 'O.29· ................ ~: (Signature of ONnerlRepresentalive) 'I, -:1)'1--!l111',,,,\\\' e...~ ... -- '/ <:: OF "" /1-'" " ':A .., J 1IIIII1 "",~ary (Print) ',o'<'>-If"J"> ". I"''''':' 1\\\" '1'-'2" -oe-My appointment e.xpims:._-"v=-_-,-, ____ _ I , , I City of Renton Land Use Permit Application Shy Creek Preliminary Plat Property Ownei"(s) Names: Conner Homes Company Address: 846 108'" Avenue NE City: Bellevue, WA Zip: 98004 Telephone Number: (425) 646-4438 King County Assessor's Account Number!s): 084710-0107 Legal Description of Property: SITUATE IN THE NE QUARTER OF SECTION 12, TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. PARCEL C OF KING COUNTY LOT LINE ADJUSTMENT NUMBER S90M0088 AS RECORDED UNDER RECORDING NUMBER 9804090613, IN KING COUNTY, WASHINGTON; BEING A PORTION OF TRACT 25, BLACK LOAM ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12, OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. PROJECTINFORMATrl~O~N~(~cco~n~t~in=u~e~a)~ ____________ -, NUMBER OF EXISTING DWRUNG UNITS (~applicable): 2 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 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): N/A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYEO BY THE NEW PROJECT (if applicable): NlA PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA o GEOLOGIC HAZARD o HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES o WETlANDS ___ sq.ft. ___ sq.ft. ___ sq.fI. ___ sq.ft. ___ sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE NE QUARTER OF SECTION ~, TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminaer: Plat 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP t. (Print Name/s) • h \;..1' 1'Ii?::" f\ Y\er , declare that I am (please check one) _ the current owner of the property invol ... ed In this application ()f the authonzed representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and a swers herein CQntained and the information herewith are In all respects true and correct to the best of my knowledge and belief. , I certify that I k.now or have satisfactory evidence that C kx(~J t=: • (¢On n c..r signed this instrument and acknow1e<:lged it to be his/her/their free and voluntary act fur tile """\\'" uses and purposes mentioned In the Instrument. ----:;;=-::::--c---:-r---";'--_::-::-;-~~,'~~III, f't'" :'> ,.k V'<t , Co ,,--...r 1-\0 ... ...-:> . '" ," (Signature of ONrierfRepresentatlVe) ~.f.(; ......... " ... ..,. EX\~t I/''' /1, -~ -... ~..o fWlib'I, I .: '<.i == ,," "p. R )-.,~ '" ;: f..,:. fi 0 1/1 ~~l~~~~"-1¥:====-----;:;CI);:~~ .... ~ . :; ~o ..... ... :;,....., ~ \0 ..$' 'b..S~ubhc in and fo eState of Washington / " ... ·lJ~ <0: ~.::---------~~...,'{\~'''''tr,;-10 i>",'--.j! = '/<1,;('O'~"~~~,J (Signature of Owner/Representative) tll\\\\\\\'-".... (.., .. L ___ ...... Notary (Print) Q.OJ!;..A" K. J " ..... ~S , My appointment expirss:_"lOL---'='Z,"'q.:..· _-_0_[( ___ _ I , , I City of Renton Land Use Permit Application Shy Creek Preliminary Plat Property Owner(s) --- Names: Henry B. and Diane L_ Kamphaus Address: 1360514410 Avenue SE City: _ Renton, WA Zip: 98059 Telephone Number: King County Assessor's Account Number!s): 084710-0140 -- Legal Description of Property: SITUATE IN THE NE QUARTER OF SECTION 12, TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TRACT 32, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. -- 01/06/06 FRI 16: 37 FAX CONNER DEVELOPMENT PROJECTINFORMATrl~O~N~(~lc~on~t~in~u~e~dL-) __________ ~~ NUMBER OF EXISTING DVl ElliNG UNITS (ij applicable): 2 SQUARE FOOTAGE OF PR OPOSED RESIDENTIAL BUILDINGS (If applicable): SQUARE FOOTAGE OF EX -STING RESIDENnAL BUILDINGS TO REMAIN (If 'PIllicable): N/A SQUARE FOOTAGE OF PR OPOSEO NON-RESIDENTIAL BUILDINGS (if applicable): NlA SQUARE FOOTAGE OF EX SnNG NON-RESIDENTIAL BUILDINGS TO REMAIN (if .pplicable): NJA NET FLOOR AREA OF NO~ -RESIDENTIAL BUILDINGS (if appHcable): N/A NUMBER OF EMPLOYEES fa BE EMPLOYED BY THE NEW PROJECT (~ applicabl 'I: NJA PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE a AQUIFER PROTECTION AREA TWO a FLOOD HAZARD AREA [J GEOLOGIC HAZARD [J HABITAT CONSERVATION ___ sq.ft. ___ ,q.n. ___ SCI·ft. o SHORELINE STRFAMS .ANI) LAKES ____ s~ fl. o WETlANDS ___ sq./\. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separata sheet with the fonowing infonnatlon Included) SITUATE IN THE ~_E __ QUARTER OF SECTION lL TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON. KING COUNTY. WASHINGTON. TYPE OF APPLICATION & FEES List all land use appli. :alions being applied for: 1. Preliminary Plat 3. 2. 4. Staff will calculate ap"licable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Prinl Namols) Henry-PiGue K0":lha", ,declare t"al' am (p/a~s. check one) -X-tho eUrnilnt owner of the property invoiv9d in lhis appitcaticn Of __ 'he luth; ed repl'lt6&ntative to act for a corporation (pleas4J athtch proof 0' aUlhonzation) lind that the f04'egoin~ statements and answers herein :.ontained and the Infcrmatlon herew\1'1'1 are in all respects we and correct to the be5t gf my knaMedge and belief. , , I I I4i 003 I certify UUM I knaw or nave satisfactory evM:lence that ~~..(\..,. ~ ~ .... , .... ...IIL.. ~ ............... ~ ........ ___ ~ . {) ISign.ture qf q ~ KATHY S. TAYLOR NOTARY PUBLIC STATE OF IDAHO ..... signed \hbe 'nsuvmlH't and acknowledged it to be I'\itlherl\heir free and voluntary act for the uses and purposes mentioned in the instrument. '" Notary PIJDlic in end for the Slate of.WasLi"yton City of Renton Land Use Permit Application Shy Creek Preliminary Plat Property Owner(s) Names: Alain Smith Address: 13415 144!n Avenue SE City: Renton, WA Zip: 98059 Telephone Number: King County Assessor's Account Number(s): 084710-0115 Legal Description of Property: SITUATE IN THE NE QUARTER OF SECTION 12, TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. ; I TRACTS 28 AND 29, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. ~.~~~ From: unknown Page: 313 Date: 119120063:31 :23 PM PROJECT INFORMATION continued '/ NUM6ER OF EXISTING DWELLING UNITS (if applicable): 2 PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF BUILDINGS ~f applicable): ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (~applicable): NIA o AQUIFER PROTECTION AREA ONEi SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL Q AQUIFER PROTECTION AREA TWO BUILDINGS Of appicable): NJA Q FLOOD HAZARD AREA sq, ft. SQUARE fOOTAGE OF EXISTING NON-RESIDENTVIL Q GEOLOGIC HAZARD BUILDINGS TO REMAIN m applicable): NJA sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILOINCS (if Q HABITAT CONSERVATION sq. ft. applicable); NIA Q SHORELINE SlREAMS AND LAKES .q. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE o WETlANDS sq. ft. NEW PROJECT (if applkablo): NJA LEGAL DESCRIPTION OF PROPERTY ..lAttach legal description on sepllrate sheet with the following information Inch,ded) SITUATE IN THE NE QUARTER OF SECTlON.1L. TOWNSHIP 23N, RANGE~, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. PreliminarY Plat 3. 2. 4. Staff will calculate applicable fees and postage: $ I I AFFID~\vIT OF OWNERSHIP I (Signature of OwnerlRepl'8sentatlve) My appolntmenl expl"'" ,0v, CG hOI \ z..o04 This fax was received by GFI FAXmaker fax seNer. For more information, visit: http://ww...v.gfi.com January 27, 2006 Laureen Nicolay Development Services Division 1055 South Grady Way Renton, WA 98055 RE: Request for Preliminary Plat Review Shy Creek Triad Job No. 03-185 Dear Laureen: 'TRIAD \ " " (:. ( I \ I I '., 11-1 q.Z5.821.8448 On behalf of our client, Conner Homes, we are submitting the attached Preliminary Plat Application package for review and approval. The contact people are as follows: Proponent: John Skochdopole Conner Homes 846 108th Avenue NE Bellevue, WA 98004 (425) 646-4438 Description of Proposal Consultant/Agent: Mick Matheson Triad Associates 12112115'h Avenue NE Kirkland, WA 98034 (425) 821-8448 The subject property is located within the City of Renton in King County, It is proposed that this project will be a single-family residential plat in the R4 zone. The property is located at the northwest corner of SE 2nd Street (SE 136'" Street) and Jericho Avenue NE (144'h Avenue SE) as shown on the enclosed Site Plan; an area that has recently been annexed into the City of Renton as part of the Mosier II Annexation Area adopted on 12/05/05 by Ordinance No, 5172, The property is 16.14 acres and is comprised of four (4) parcels identified as King County Tax Parcel Numbers 0847100140 (Kamphaus), 0847100115 (Smith), 0847100108 (Conner Homes) and 084710-0107 (Conner Homes,) The property immediately surrounding this project is zoned R-4. Current Uses and Existing Improvements The four parcels are under separate ownerships as shown on the attached Site Plan, There are two existing houses (Kamphaus, 13605 144'" Avenue SE 1 Jericho Avenue NE and Smith, 13415144'" Avenue SE 1 Jericho Avenue NE) and various outbuildings on the four parcels, The Kamphaus residence takes access to SE 136'" Street (SE 2nd Street) to the south, and the Smith residence takes access to 144'h Avenue SE (Jericho Avenue NE) to the east. The single-family residences and associated outbuildings will be removed from the site, Land Development Consultants Shy Creek Preliminary Plat Application Page 2 Soil Type and Drainage Conditions According to the King County Soils Survey Map and Legend, the majority of the site lies within Alderwood soils (AgC). Table 3.2.2.B of the 1998 KCSWDM classifies this type of soil in the SCS Hydrologic Soil Group C. All on-site drainage flows to the onsite creek creating one drainage basin for the entire site. Runoff on the north side of the site sheet flows from northwest to southeast and into the creek. The drainage on the south side of the site sheet flows to the on-site creek. Southern on-site runoff flows west entering the creek nearer to the downstream end. The ditch alongside 144 Avenue SE (Jericho Avenue NE) does not collect runoff from this site. The ditch alongside 142nd (Hoquiam Avenue NE) collects onsite run off from Maplewood Creek running through the site. Subdivision Features and Details The Shy Creek Plat will consist of 61 single family residential homes on lots ranging from 7,200 Square Feet to 10,363 Square Feet. The projecl is proposed with a density of 4.57 dwelling units per acre. The subdivision will be accessed from three points; NE 2,d Street, Jericho Avenue and Hoquiam Avenue. Road Improvements The project will construct an internal road system that will access to Hoquiam Avenue NE (142'" Avenue SE), NE 2,d Street (SE 132,d Street), and Jericho Avenue NE (144 1h Avenue SE. Frontage improvements are proposed along Hoquiam Avenue NE and SE 2'" Street. Frontage improvements are proposed along NE 2,d Street and Jericho Avenue NE, where the project limits abut the public right-of-way. Storm Drainage Improvements The proposed storm drainage detention system will be located in the southwest corner of the site as represented on the enclosed Conceptual Site Plan. The proposed facility will be designed per the current City of Renton standards (the 1998 King County Surface Water Drainage Manual, using KCRTS Level 2 detention). The detention pond will be designed as a wetpond with dead storage as the means to provide storm water quality treatment. The facility will outfall to the existing storm drainage system in SE 1361h Street (SE 2'" Street.) An open channel (Maplewood Creek) currently conveys stormwater in an east to west direction across the project site. The channel is proposed to be selectively relocated to allow for road crossings and frontage improvements that will displace the channel. Water and Sewer Improvements The proposed water system will be an extension from the City's existing system in Jericho Ave. NE, Hoquiam Ave NE, SE 2nd Street and NE 2nd Street into the site. The proposed sewer system will be a gravity extension from the City's existing system in SE 2nd Street to the site. A few lots at the western end of the proposed development will be too low in elevation to be served by gravity. These lots are proposed to be served by grinder pumps. Shy Creek Preliminary Plat Application Page 3 Construction Mitigation Once the necessary entitlement and other pre-construction approvals have been granted, the proponent will likely pursue building permit approvals. Construction activities will be in compliance with City of Renton applicable codes and regulations. It is anticipated that on-site roadways and utilities and the new single-family residences will be constructed in a single phase. It is estimated that constriction will commence in the spring of 2006 and end approximately nine months later, in the late winter of 2006. Construction activity will be limited to the permitted hours, which are anticipated to be between 7:00 a.m. and 8:00 p.m., Monday through Friday and on Saturdays between the hours of 9:00 a.m. and 8:00 p.m. During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting the City of Renton standards. Typical measures, which will be employed, include the use of silt fences, straw bales, sedimentation ponds and temporary sedimentation control traps. Hydro-seeding, mulching and covering exposed soils during and after construction will also control any possible erosion. Watering the site during the dry potions of the construction season will help to reduce the production of airborne dust and other particles. The site is expected to balance from an earthwork perspective, therefore hauling of earth material is expected to be minimal. Hauling of materials on or off-site will likely involve the use of Jericho Avenue (north- south) to NE 4th Street (east-west) to Interstate 405 (north-south,) State Route 167 (north-south) or Interstate 5 (north-south.) A preliminary traffic control plan will be implemented during construction of the off-site street improvements. This plan may include such activities as fiaggers, partial lane restrictions, signage, cones and barrels. Thank you for your time reviewing and commenting on this proposal. We look forward to meeting with the Development Services staff to discuss the proposal. Any comments or questions can be directed to Mick Matheson, Principal at (425) 821-8448. Sincerely, TRIAD ASSOCIATES }lif/fLu{:~I/xw /Stephanie Godby . ) Planning Technician ~ SAG cc: John Skochdopole, Conner Homes Enclosure DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM March 30, 2005 Susan Fiala, Senior Planner Jim Gcay, A"i"ant Frr, M~ahal rt!.. Broadmoor Preliminary Plat, SE 2 d & Jericho Ave. NE Fire Department 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 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 paved roadway. 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT M E M 0 RAN DUM April 13, 2005 Susan Fiala Mike Dotso# PreApplication Review Comments PREAPP No. 05-041 Broadmoor PP -SE 2"" and Jericho Ave NE NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TIDS REPORT: The following comments on development aod permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned tbat information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustmen~ Board of Public Works and City Council). Review comments may also need to be revised based 00 sUe planning and other design cbanges required by the City or made by the applicant. We have previously reviewed a proposal for this property on July 9, 2003. Currently the subject property is located outside the City Limits of Renton. Obviously the following comments pertain to the property being annexed to the City of Renton. We have determined the following information based on the information submitted with this pre- application request. WATER I. The subject site is outside the City of Renton water service area. Water District 90 supplies water service in this area. Water District 90 phone number is 425-255-9600. 2. A certificate of water availability from WD 90 will be required. 3. All fire protection shall comply with City Code (i.e. storz fittings, 1000 gpm min for less than 3500 square foot homes, etc.) SANITARY SEWER 1. There are no existing sewer lines near the site. The most viable connections are as shown on the conceptual utility layout -site plan 'B;' see attached mark-up drawing. 2. The 'dry line' construction as shown on the proposed plat layout must be designed to serve all off site westerly properties. J:\Plan Review\Plan Review 2005\Broadmoor PP.doc 3. Extension of the sewer line, as shown on the proposed plat layout, must be extended north along Jericho Ave NE to provide sewer service to the easterly properties (Note: the Jericho extension is in- lieu of installing frontage improvements along SE 136'h St.) 4. A Sewer Assessment District (East Renton) fee in the amount of $224.52/per unit (Plus interest) is due at the time a construction pennit is issued. 5. The Sanitary Sewer System Development Charges (SDC) is $900 per lot. This fee is also due at the time the utility construction permit is issued. SURFACE WATER I. This site drains to the Maplewood Creek basin, which is a sub-basin of the Cedar River Drainage Basin. 2. There appears to be a 'stream' located on the project site; as acknowledged in the project description. It is identified as an un-classified stream in the King County Sensitive Area Portfolio. It's also identified in the Cedar River Basin Plan Current and Future Conditions Report. 3. A portion of the property has a King County Sensitive Areas Notice recorded on the title. The recorded Sensitive Areas Notice indicates that any development within 100 feet of the stream will require it to be classified. 4. There are drainage problems (flooding) upstream of the Smith Property east of Jericho Ave. NE. In addition, there are flooding problems along 142"" Ave. SE (Fir St.) and in the Puget Colony Homes development. Downstream of the project property, the East Fork of Maplewood Creek has erosion problems due to increased flows. The East Fork of Maplewood Creek joins the West Fork of Maplewood Creek upstream of the Maplewood Golf Course and flows across the Maplewood Golf Course to the Cedar River. 5. State Fisheries Hydraulic Project Approval Permit would be needed to relocate the stream. 6. As a condition of SEPA, the development of the site will be required to comply with the 1998 King County Surface Water Design Manual and provide Level 2 Flow Control. 7. A backwater analysis will be required to determine the 100-year future condition water surface elevation of the existing stream through the site. 8. The Surface Water System Development Charges (SDC) are $715 per new building lot. These are payable at the time the utility construction permit is issued. STREET IMPROVEMENTS I. This site may have frontage on three City of Renton rights of ways (depending on the final Annexation boundary). 2. If the annexation boundary includes the frontage rights-of-way, then improvements (roadway widening, curb, gutter, street lighting, drainage, etc.) would be in accordance with City Code requirement If the boundary includes portions of King County right-of-way, then improvements will need to be coordinated with King County. 3. The proposed southernmost entrance to the development site on 144'h Avenue SE should be located further to the north, so that it aligns with the existing southernmost driveway on the opposite side serving the Maplewood Elementary School parking lot. The requested location will benefit the I:\Jljan Review\Plan Review 2005\Broadmoor PP.doc development and school vehicular traffic from a traffic operation and safety standpoint, and also provide more distance between the development driveway and SE 136th Street, which will also be a traffic safety benefit. 4. Any 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 final occupancy. GENERAL COMMENTS I. Permit application will required separate plan submittals for all proposed utility, drainage and street improvements. Plans are required to be prepared by a licensed Civil Engineer according to City of Renton drafting standards. 2. Permit application must also include an estimate cost of construction for water, sewer and roadway/drainage improvements (please see permit application available at the 6th floor Customer Service Counter). 3. The cost estimate will be used to calculate the fee(s) due for review and inspection of the utility improvements. (For your information, fees are calculated on the following basis: 5% of the first $100,000 of the estimated construction costs; 4% of the amount between $100,000 and $200,000, and 3% of anything over $200,000. Half the fee must be paid upon permit application.) 4. The applicant is responsible for securing any private utility easements. cc: Kayren Kittrick 1:\Plan ReviewWlan Review 2005\Broadmoor PP.doc MEMORANDUM MA~ 29 2005 DATE: ~ -';l ~-o S- TO: Construction Services, Fire Prevention, Economic Development, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: _:&o---"'''-'''-'~=''-'''''''.>-I"_'YP,---,,--. _______ _ LOCATION: k"e."C..Itc.,." ono-~'«c -';:£;:E::A ~., ~ti,,,,,,).,,.,,>1~ PREAPP NO. 'D5 -a ~~ A meeting with the applicant has been scheduled for .\ I ,l:",J-'\ , Thursday, ~D \ \ '-\ , in one of the 6th floor conference rooms. If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. Plan Reviewer assigned is mllLG Please submit your written comments to ~PV\ f1' -;y{ a. least two (2) days before the meeting. Thank you. /' ct~~~/W~ ct~ p,,~.-:.:;;qr < .~ H:IDivision.slDevelop.serlDev & Plan.inglTemplatelPreapp2 Revised 1-05 (Planner) at CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: April 14, 2005 TO: Pre-Application File No. 05-041 FROM: Susan Fiala, Senior Planner, (425) 430-7382 SUBJECT: Broadmoor Preliminary 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 based 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 summary may be subject to modification andlor concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, 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. Project Proposal: The subject property is currently under the jurisdiction of King County. It is located at the northwest corner of SE 2nd St. (SE 1361h St. in King County) and Jericho Ave. NE (144"' Ave. SE). The parcels include: Kamphaus -PID #0847100140; Smith -PID #0847100115; and Hastings-PID #0847100108. It is understood that the process for annexation into the City of Renton is underway as processed by staff from Economic Development, Neighborhoods and Strategic Planning Department (EDNSP). Concurrent with annexation, rezoning the site from King County zoning to City of Renton's R-4 zone would likely occur with permission to develop to certain R-5 development standards (discussed within), but this is dependent on the annexation voting outcome. The site contains three parcels totaling 12.73 acres (gross) to be subdivided into 62 lots and several tracts for detention and open space. The site contains two residences and associated outbuildings which would be removed/demolished to accommodate the proposed pial. Maplewood Creek crosses the site from west to east and would be culverted at road crossings and a portion is proposed to be relocated. Zoning/Density Requirements: The subject plat would likely be rezoned to the Residential - 4 dulac zoning designation. According to the R-4 zone, Condition # 13 states that the Mosier annexation, which this proposal is part of, may follow specific development standards of the R-5 zone. From review of the pre-application submittal, the plat appears to have been designed to the R-5 development standards listed under Condition # 13. The condition indicates that the property must be developed within 5 years of preliminary plat approval andlor annexation. The method of calculating net density is as follows: A calculation of the number of housing units and/or lots that would be allowed on a properly after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. The density range required in the R-4 zone is no minimum to a maximum of 4.0 dwelling units per acre (dulac). The maximum density allowed per Condo #13 is 5 dulac. Broadmoor Preliminary Plat Pre-Application Page 2 of 6 The applicant did not provide a proposed density nor any calculations of the square footages of the public rights-of-way, private access easements or critical area which would be deducted from the gross square footage of the site. Staff was unable to determine a proposed density without this information. All square footages of areas to be deducted (private access easements, public rights-of-way and critical areas) must be provided at the time of formal land use application. Development Standards: Minimum Lot Size, Width and Depth -Under the R-4: The minimum lot size is 8,000 sq. ft. except where small lot clusters are allowed. The minimum lot width is 70 ft. for interior lots and 80 ft. for corner lots and 80 ft. for the minimum lot depth. Condition # 13 allows a minimum lot size of 7,200 sq. ft. (gross lot area). Minimum lot width of 60 ft. for interior lots and 70 ft. for corner lots. The minimum lot depth is 70 ft. Please provide both the gross and net square footage of each lot at the time of formal land use application, applicable when easements are used. Lots 7 and 50 do not comply with the R-5 standards for lot size. The remaining lots appear to comply with size, width and depth. Building Standards -The R-4 zone restricts building height 10 30 feet and 2-stories for standard roofs. For roofs having a pitch greater than 3/12, two stories and up to 35 ft. in height would be permitted. These would be reviewed at the time of individual building permit submittal for compliance. Maximum building coverage is 35% or 2,500 sq. ft. whichever is greater for lots greater than 5,000 sq. ft. and 50% for lots less than 5,000 sq. ft. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line andlor a private access easement. The required setbacks in the R-4 zone are as follows: Minimum front yard is 30 feet. For side yards along a street, the setback is 20 feet. Side yards (interior lots) have 15 foot combined setbacks with a minimum of 5 ft. for any side. The rear yard is a minimum of 25 feet setback. Condition #13 allows a minimum front yard of 15 ft. for the primary structure and 20 ft. for garages. The side yard along a street the setback is 15 ft. and 5 ft. interior side yards. Setbacks are to be measured from the easement not the property line. The lots utilizing a private access easement will need the setbacks to be measured from the easement. All setbacks are to be dimensioned and shown on the preliminary plat plan, but are to be removed prior to recording. Access, Parking and Circulation: Access is proposed to be from Hoquiam Ave. NE, Jericho Ave. NE and NE 2nd SI. and private access easements. Private streets are allowed for access to six or less lots, with no more than 4 of the lots not abutting a public right-of-way. The street is to include a minimum easement width of 26 feet with 20 feet of paving. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet with 12 feet of paving. Addresses of lots along private streets are to be visible from the public street by provision of a sign stating all house numbers and is to be located at the intersection of the private street and the public street. Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. In addition, appropriate shared maintenance and access agreement/easements will be required between lots with shared access. The proposed residential streets would need to comply with the City's street standards, which require a minimum right-of-way width of 42 feet with 32 feet of paving, 5-foot sidewalks, curb, gutter and street lighting. All street frontages of the site will need to be improved (see Plan Review Comments). 041_BroadmoorPP _ R4(RSLannexMosier.doc Broadmoor Prelimlo ,_, i Plat Pre-Application Page 3 of 6 Driveway Grades: The maximum driveway slopes can not exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Board of Adjustment is required. Landscaping and Open Space: For plats abutting non-arterial public streets, the minimum off-site landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is additional undeveloped right-of-way in excess of 5 ft., this also must be landscaped. For plats abutting principal, minor or collector arterials, the width increases to 10 ft. unless otherwise determined by the reviewing official during the subdivision process. Tree requirements for plats include at least two (2) trees of a City approved species with a minimum caliper of 1 1/2 inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. A landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Sensitive Areas: Based on the available information and the pre-application submittal, a stream/creek crosses the site from east to west. The new Critical Areas Ordinance (CAO), which is tentatively proposed to be adopted in April/May 2005, may affect the subject plat in terms of the stream buffer widths. Streams/creeks -The current code requires a 25-foot setback from the ordinary high water mark (OHWM) of the stream. However the new Critical Areas Ordinance (CAO), which is tentatively proposed to be adopted in April/May 2005, outlines new regulations for streams and creeks. Based on the proposed water classes, this stream/creek would be categorized as a Class 4 stream which would require a 35 foot buffer on each side of the OHWM. The City's website provides additional information on the proposed CAO. See www.ci.renton.wa.us. Variance: Per RMC Section 4-4-130 a variance from tree cutting and land clearing regulations may be . required for proposed impacts to critical area (Le. stream) for its relocation and culverts. The variance criteria is outlined in RMC 4-9-250.B.6. Detailed written justification would be required addressing each criteria as follows: a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated; b. There is no reasonable use of the property left if the requested variance is not granted; c. The variance granted is the minimum amount necessary to accommodate the proposal objectives; and d. The need for the variance is not the result of actions of the applicant or property owner. Environmental Review: The project would require SEPA review due to the number of lots of the proposed plat (greater than four dwelling units and the presence of critical areas). The proposal would be brought to the Environmental Review Committee for review as it is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils, streams, water, etc. Permit Requirements: The project would require Preliminary Plat and Environmental (SEPA) Review. The review of these applications would be processed concurrently within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation would be subject to two-week appeal periods. The application fee would be $2,000 for the Preliminary Plat and Y, of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee) plus first 041_ BroadmoorPP _ R4(RSL annexMosier .doc Broadmoor Preliminary Plat Pre-Application Page 4 of 6 class postage per mailing label required for notification to surrounding property owners within 300 feet of the site. Estimated fees for the land use applications would be $2,500.00. If a variance is required then an additional fee (1/2 of full fee) would be required. These land use applications can be reviewed concurrently if submitted concurrently. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, • A Fire Mitigation Fee based on $488.00 per new single family lot; and, • A Parks Mitigation Fee based on $530.76 per new single family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Consistency with the Comprehensive Plan: The existing development would potentially be located within the Residential Low Density (RLD) Comprehensive Plan Land Use designation. Lands that either do not have significant sensitive areas, or can be adequately protected by the critical areas ordinance, are zoned Residential -4. The proposed preliminary plat generally appears to comply with several of the following policies. More . information is required to complete a more detailed analysis of the proposal's compliance with the Comprehensive Plan. The following proposed objectives and policies are applicable to the proposal: Residential Low Density Policies Objective LU-DD: Provide for a range of lifestyles and appropriate uses adjacent to and compatible with urban development in areas of the City and Potential Annexation Area constrained by extensive natural features, providing urban separators and/or providing a transition to Rural Designations within King County. Policy LU-138. To provide for more efficient development pattems and maximum preservation of open space, residential development may be clustered ... within allowed density levels in the RLD deSignations. Implementation of this policy should be phased in within two years of the adoption of the 2004 Update. Policy LU-142. Undeveloped portions of Residential Low Density areas may be considered for designation of trail easements or other public benefds through agreements with private parties. Objective LU-EE: Designate Residential 4 du/acre zoning in those portions of the RLD deSignation appropriate for urban levels of development by providing suitable environments for suburban andlor estate style, single-family residential dwellings. Policy LU-143. Within the Residential 4 dulacre zoned area allow a maximum density of 4 units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. Policy LU-144. Ensure quality development by supporting site plans and plats that incorporate quality building and landscaping standards. Policy LU-145. Interpret development standards to support projects with higher quality housing by requiring: 1) A variety of compatible housing styles making up block fronts; 041_BroadmoorPP _R4(R5LannexMosier.doc Broadmoor Prelin. . i Plat Pre-Application Page 5 016 2) Additional architectural features such as pitched roofs, roof overhangs, and/or decorative cornices, fenestration and trim; and 3) Building modulation and use of durable exterior materials such as wood, masonry, stucco, or brick. Policy LU-146. Interpret development standards to support provision of landscape features as well as innovative site planning. Criteria should include: 1) Attractive residential streetscapes with landscaped front yards that are visible from the street; 2) Landscaping, preferably with drought-resistant evergreen plant materials; 3) Large caliper street trees; 4) Irrigated landscape planting strips; 5) Low-impact development using landscaped buffers, open spaces, and other peNious surfaces; and 6) Significant native tree and vegetation retention and/or replacement. Design and Improvement Standards for Residential Areas Objective LU-M: Provide more linkages within and between neighborhoods by developing a system of residential streets, which seNe both vehicles and pedestrians and creates a continuous, efficient, interconnected network of roads and pathways throughout the City without unduly increasing pass through traffic. Policy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The ex1ensive or predominant use of cul-de-sacs and pipestems should be discouraged for new development. A "flexible grid" pattern of streets and pathways . should be used to connect adjacent and future development. Policy LU-76. To visually improve the public streetscape and the safety of perimeter sidewalks and facilitate off-street parking, construction of alleys providing rear access to seNice entries and garages should be encouraged. Policy LU-BO. Land should be arranged in blocks divided into lots with all lots required to front on a public street or a park. Environmental Element Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-76. Design, locate, and construct utility systems in a manner which will preseNe the integrity of the existing land forms, drainage ways, and natural systems. Community Design Element Objective CD-A: The City's unique natural features, including land form, vegetation, lakeshore, river, creeks and streams, and wetlands should be protected and enhanced as opportunities arise. Policy CD-1: Integrate development into natural areas by clustering development and/or adjusting site plans to preserve wetlands, steep slopes, and notable stands of trees or other vegetation. Natural features should function as site amenities. Use incentives such as flexible lot size and configuration to encourage preseNation and add amenity value. Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. Policy CD 15. Land should be subdivided into blocks sized so that walking distance are minimized and convenient routes between destination points are points are available. 041_ BroadmoorPP _ R4(R5)_annexMosier.doc Broadmoor Preliminary Plat Pre-Application Page 6 of 6 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. Policy CD-17. Development should be designed to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, storm-water detention ponds, and all common areas. Policy CD-54. Residential subdivisions and muffi-family residential projects should include planting of street trees according to an adopted citywide landscape plan. Policy CD-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, storm-water retention/detention ponds, and common areas. Policy CD-56. Surface water retention/detention ponds should be landscaped appropriately for the location of the facility The following policies are advisory to the applicant and are intended to inform them of the City Council's desired outcome for infill development. Code implementing these policies is on the department's 2005 work program and may be adopted prior to formal review of projects now at the pre-application stage. Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and lor 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. Policy CD-14. Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: a. Where there are differences in height (e.g., new two-story development adjacent to single- story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, antries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. Additional Comments: • In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. • It is highly likely that the new Critical Areas Ordinance would be effective at the time that this preliminary plat application is submitted to the City. Staff recommends that the applicant verify the final regulations of the ordinance prior to submitting the formal land use application. cc: Jennifer Henning 041_BroadmoorPP _R4(RSLannexMosier.doc DEvElOPME cny OF ~ P'=1NN'NG "r:NfON DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 JAN 2 7 2006 rvcu 1. Gross area of property: 1. _--,-7,,-03,-,,~05:c:8,--_ sq u are feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" 110,785 square feet Private access easements" 4.878 square feet Critical Areas' 5.315 square feet Total excluded area: 2. 120,978 square feet 3. Subtract line 2 from line 1 for net area: 3. 582,080 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 13.36 acres 5. Number of dwelling units or lots planned: 5. 61 units/lots 6. Divide line 5 by line 4 for net density: 6. 4.57 = 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. R: \P\\ ,\D F. V SER V\Forms\Plan ning\den ~i ty .doc Last updated: lllOX/2004 03-185 Shy Creek -SEPA Checklist FOR AGENCY USE ONLY Purpose of Checklist: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the environment. The purpose of this checklist is to provide information to help City of Renton's Responsible Official and any other agencies with jurisdiction to identify impacts from a proposal (and to reduce or avoid impacts from the proposal, if it can be done), and to help the City of Renton decide whether an EIS is required. A. BACKGROUND 1. Name of proposed project, if applicabte: Shy Creek 2. Name of proponent: Conner Homes 3. Address and phone number of proponent and contact person: Proponent: Contact Person: 4. Date checklist prepared: January 27, 2006 Conner Homes John Skochdopole 846 1 08 1h Avenue NE Bellevue, WA 98004 (425) 646-4438 Triad Associates Michael Matheson, Principal 12112 115th Avenue NE Kirkland, WA 98034 (425) 821-8448 5. Agency requesting checklist: City of Renton Development Services 6. Proposed timing or schedule (including phasing, if applicable): The proponent will begin construction upon receiving all necessary approvals and permits. The applicant intends to begin construction in the spring of 2006. It is anticipated that the proposed project will be constructed in one phase. 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes, please explain. No. 8. Environmental information that has been prepared, or will be prepared, directly related to this proposal. An environmental assessment will be made based on the review of this SEPA Checklist. Supplemental to this SEPA Checklist are the following technical studies: Page 1 03-185 Shy Creek -SEPA Checklist FOR AGENCY USE ONLY • Conner Homes -Shv Creek Wetland Analysis Report, dated January 18, 2006, prepared by B-12 Wetland Consulting, Inc. • • • • • Shy Creek Traffic Study, dated January 26, 2006, prepared by Transportation Engineering NorthWest. Supplemental Stream Study. dated January 24, 2006, prepared by Cedarock Consultants, Inc. Shy Creek Leve/f Downstream Analysis, dated January 12, 2006, prepared by Triad Associates. Conner Homes, Inc. Shy Creek Development Floodplain Analysis, dated January 11, 2006, prepared by the Montgomery Water Group, Inc. Geotechnical Enf!tineering Study Broadmoor Single-Family Residence Development f44" Avenue Southeast, dated February 1, 2005, prepared by Earth Consultants, Inc. Each of the above documents is hereby incorporated by reference into this Checklist. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by this proposal. None. 10. List any governmental approvals or permits that will be needed for your proposal, if known. The following approvals/permits will likely be needed for this proposal: • Preliminary Plat ........ . • SEPA Threshold Determination • Clearing and Grading Permits ................... . • Road and Storm Drainage Approval. • Water Extension Approval ............. . • Sewer Extension Approval... . ......... . • Building Permits ....................................... . • NPDES Permit... ....................................... . • Forest Practice Permit. • Final Plat Approval .... City of Renton City of Renton City of Renton City of Renton King County Water District 90 City of Renton City of Renton State Dept. of Ecology State Dept. of Natural Resources City of Renton 11. Description of the proposal including the proposed uses and the size of the project and site. Proposal The proposal is to divide approximately 16.14 acres into 61 lots for single-family homes with tracts for detention and common open space in compliance with the City of Renton Municipal Code and Design Standards. Zoning/Density The subject property is located within the jurisdictional boundaries of the City of Renton. City of Renton Ordinance Number 5172 zones the property Residential - 4 dulac (R-4J. Site Utilities All lots will utilize connections to the public sewer system for sewage disposal approved by the Renton Wastewater Utility Department. Public water will be provided by King County Water District 90. Puget Sound Energy will be the primary provider for Page 2 03-185 Shy Creek -SEPA Checklist electrical service. Owest will provide telephone service and Com cast will serve cable subscribers. Natural gas will be provided by Puget Sound Energy. Vehicular Access and Circulation FOR AGENCY USE ONLY Access to the development will be gained from Jericho Avenue NE, Hoquiam Avenue NE (north-south) and NE 20d Street (east-west.) Jericho Avenue NE connects to NE 4th Street which provides access to Interstate 405 to the west. Circulation within the development will be provided by three new private roads extending to the center of the development to meet with a private subcollector providing access around the lots located in the development center. Site Clearing and Grading The proposal will require clearing and grading for roads, utilities, and individual lot development. Proposed Treatment of On-site Stream Two road crossings of the on-site stream are required. Culverts capable of carrying the 100-year rainfall event will be installed at each crossing and headwalls will be used to reduce disturbance to the channel and wetland. Approximately 154 feet of the stream and 1,713 square feet of wetland will be impacted by the crossings. A City of Renton requirement to upgrade 142"' Avenue SE I Hoquiam Avenue NE requires moving 418 feet of the existing drainage ditch along the road approximately 30 feet east onto the property where it will be placed in a new channel with vegetated buffers. Storm Drainage The proposed storm drainage detention system will be located in the southwest corner of the site. The proposed facility will be designed per the current City of Renton standards (the 1998 King County Surface Water Drainage Manual, using KCRTS Level 2 detention. The facility will outfall to the existing storm drainage system in SE 136'h Street I NE 2'" Street. 12. Location of the proposal. Provide a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if available. The subject property is located within the City of Renton, King County between NE and SE 2'" Streets and Hoquiam and Jericho Avenues. The subject property, situated within portions of Section 15, Township 23N, Range 5E, W.M., is comprised of four parcels: 084710-0140, 048710-0115, 084710-0107 and 048710-0108 Refer to the preliminary plat map for the legal description and vicinity map. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): rolling, flat, hilly, steep slopes, mountainous. b. What is the steepest slope on the site (approximate percent slope)? Slopes are generally 1-3%, but reach a maximum of 11 % in the northern half of the site and approximately 15% in the southern half of the site. Most of the site consists Page 3 03-185 Shy Creek -SEPA Checklist FOR AGENCY USE ONLY of relatively level topography, with slope gradients of less than five (5) percent. In the southwest portion of the site is a ten (10) to twelve (12) foot high descending slope with a gradient of ten (10) to twenty (20) percent. The slope area in the southwest portion of the site does not meet the City of Renton's criteria for steep slopes. b. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. According to the King County Soils Survey Map, the majority of the site contains Alderwood soils (AgC). Table 3.2.2.B of the 1998 KCSWDM classifies this type of soil in the SCS Hydrologic Soil Group C. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Please see the Geotechnical Engineering Study. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading for this residential development will be limited to those areas identified for roads, storm drainage, utility infrastructure and home sites. The ultimate fill quantities will be determined during final engineering. No clearing or grading activity will start until the necessary permits are obtained. The initial grading will remove the duff or surficial organic material. This soil will likely be screened (removal of large organic material) and stockpiled on-site for use as the topsoil layer after the site grading is substantially complete. The mass grading operation will involve approximately 52,872 cubic yards of cut and 35,104 cubic yards of fill over the entire site. This amount of cut and fill is necessary to ensure that the road and building sites drain (both sanitary sewer and storm water) appropriately to service the site. It is anticipated that any fill required to achieve the design grade will be placed from on-site cut. Finally, the fine grading operation will focus on specific building pad elevations to ensure that the individual homes are at appropriate elevations to gravity drain to the sanitary sewer and storm drain systems, as well as be serviced by public water. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Limited erosion could occur as a result of the initial construction on-site; however, temporary erosion and sedimentation control (TESC) measures will be utilized during the construction phase to minimize potential erosion impacts. Temporary erosion and sedimentation control plans will be submitted to and approved by the City of Renton prior to any clearing or grading activity. Typical construction related erosion impacts include silt entering wetlands, creeks, or other water bodies. Use related erosion impacts are unlikely since the site will be stabilized, from an erosion control standpoint, and all storm water will be directed to water quality/detention ponds. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Page 4 03-185 Shy Creek -SEPA Checklist Total impervious area is estimated at 10.57 acres or about 57% of the total site. Individual lot coverage is estimated at 3,100 to 3,600 square feet of impervious coverage pending the outcome of City Council consideration of a code change proposal for a larger building coverage than is currently allowed in the zone. FOR AGENCY USE ONLY h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion and sedimentation control plan, designed in accordance with City of Renton standards, will be employed during the construction phase of this project. During construction, the contractor will follow an approved temporary erosion and sedimentation control (TESC) plan meeting City of Renton requirements. This TESC plan will be submitted and reviewed/approved as part of the final engineering and grading plan set. It is anticipated that the TESC will include the use of best management practices (BMP's) which could include all of or a combination of the following: Stabilization BMPs may include: o Seeding disturbed ground o Mulching the ground with straw or wood chips o Jute matting slopes o Plastic covering stockpiled soil o Silt fencing around buffer zones to sensitive areas o Preserving natural vegetation Structural BMPs may include: o Build ditches to divert runoff from exposed soils and slopes o Installing silt fencing around disturbed areas o Channeling runoff through temporary pipes and drainage swales to minimize runoff concentration from exposed areas o Rock check dams and rock lined channels to reduce runoff velocity o Straw bale barriers o Grade terracing for cut slopes over 15 feet o Sediment traps for exposed areas less than three acres o Sediment ponds for exposed areas greater than three acres o Level spreader or dispersal trench systems o Rock outlet protection o Installation of rock pad construction entrances o Installation of truck wheel wash pads o Inspection of facilities at regular intervals In addition to the approved TESC plan, the contractor will be monitored by the Washington State Department of Ecology under the National Pollutant Discharge Elimination System Permit (NPDES). The NPDES is an Environmental Protection Administration mandate that is administered locally by the Washington Department of Ecology (DOE). The purpose of this permitting program is to prohibit non-stormwater discharges into storm sewers, reduce discharge of stormwater-borne pollutants to the maximum extent practical, and to establish a permitting system for stormwater discharges. As part of the NPDES permit requirements, the contractor is required to keep a copy of the Storm Water Pollution Prevention Program (SWPPP) on-site for reference. The SWPPP includes objectives to implement BMPs to minimize erosion and sediments from rainfall runoff at construction sites and to identify, reduce, eliminate, or prevent the pollution of stormwater, prevent violations of surface water quality, ground water quality, or sediment management standards, and prevent adverse water quality Page 5 03-185 Shy Creek -SEPA Checklist FOR AGENCY USE ONLY 2_ Air impacts during construction by controlling peak rates and volumes of storm water runoff at the permittee's outfall and locations a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During project construction, heavy equipment operation and workers' vehicles would generate exhaust emissions into the immediate vicinity. Construction activity on the site could also stir up exposed soils and generate dust and particulate matter into the local air. The completed project would result in a minor increase in the amount of em ission-related pollutants in the local air from project related traffic. b. Are there any off-site sources of emissions or odors that may affect your proposal? If so, generally describe. There are no known off-site sources of emissions or odors that are likely to impact this project. c. Proposed measures to reduce or control emissions or other impacts to air, if any: To minimize the potential adverse impacts from emissions resulting from construction activities, Best Management Practices (BMP's) would be implemented to ensure that minimal amounts of dust and exhaust fumes leave the site. BMP measures include watering of the site as necessary during the construction phase of the project to help control dust and other particulates. Additionally, street cleaning/sweeping, and minimizing vehicle and equipment idling to reduce exhaust emissions at the site. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes, a small headwater tributary to the east fork of Maplewood Creek is located on the property. The tributary is shown on the City of Renton's draft Water Class Map as an east-west running Class 4 channel between 142"" Avenue SE I Hoquiam Avenue NE and 1441h Avenue SE I Jericho Avenue NE. Class 4 channels are non-fish-bearing streams with seasonal fiow. A small riparian wetland (3,759 square feet) was delineated bordering the eastern portion of the stream on the site. This wetland is an emergent wetland dominated by a mix of bluegrass, soft rush, and bentgrass. The wetland meets the criteria of a Category 3 wetland due to its size, high degree of disturbance from soil compaction, Typically, Category 3 wetlands have a 25 foot buffer measured from the wetland edge. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Page 6 03-185 Shy Creek -SEPA Checklist FOR AGENCY USE ONLY Yes, the existing, non-fish-bearing, intermittent watercourse and adjacent wetland will be partially filled (culverted). A drainage ditch along 1441h Avenue SE I Jericho Avenue NE will be relocated into a more natural channel as required by the City of Renton to improve the existing road. The existing storm-drain culvert that discharges the stream onto the property will be upsized and moved slightly to provide City required flow capacity. A City of Renton requirement to locate the project site access at the location of an existing intersection on 1441h Avenue SE I Jericho Avenue NE requires moving 154 feet of stream channel and filling 1,713 square feet of wetland to meet this demand. Two road crossings of the watercourse are required. Culverts capable of carrying the 1 OO-year rainfall event will be installed at each crossing and headwalls will be used to reduce disturbance to the channel and wetland. Approximately 154 feet of the stream and 1,713 square feet of wetland will be impacted by the crossings. A City of Renton requirement to upgrade 142nd Avenue SE I Hoquiam Avenue NE requires moving 418 feet of the existing drainage ditch along the road approximately 30 feet east onto the property. An enhanced stream channel and buffer will be created to replace the rock lined ditch and existing blackberry and alder thicket. Most of the flow in the ditch consists of road and developed area runoff, but a portion of the flow comes from a natural stream channel. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands, and indicate the area of the site that would be affected. Indicate the source of fill material. The 1,713 square feet of wetland impact and fill will be mitigated in accordance with the applicable requirements of the Renton Municipal Code. A summary of the wetland mitigation plan is found in the Conner Homes -Shy Creek Wetland Analysis Report, dated January 18,2006, prepared by 8-12 Wetland Consulting, Inc. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. If so, note location on the site plan. According to FEMA Map #530071 0350A, dated September 29, 1978, the site is not located within a designated 100-year floodplain. However, a 100-year floodplain analysis for the onsite stream has been delineated by the Montgomery Water Group and is included as supplemental environmental information with this checklist. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. Additional storm water runoff would occur in proportion to the total new impervious and cleared surfaces associated with the project. Discharge of these additional waters would be collected and routed through water quality facilities designed to meet the City of Renton water quality standards. Small quantities of petrochemicals, fertilizers, and other household and yard projects are anticipated Page 7 03-185 Shy Creek -SEPA Checklist FOR AGENCY USE ONLY to be present in the runoff. Primary control of these potential pollutants would be provided through the inclusion of water quality measures in the drainage design. b. Ground: 1) Will groundwater be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn. No water will be discharged to ground water. The proposed development will be served by public water from King County Water District 90. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals .. ; agricultural; etc.) Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve_ No waste material will be discharged into the ground from septic systems. The proposed lots will be provided with public sewer service from the City of Renton. c. Water Run-off (including stormwater): 1) Describe the source of run-off (including stormwater) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The new plat road, future homes and cleared lots will create additional impervious surfaces. Increased stormwater runoff will occur as a result of the home construction and paved roadway. The proposed drainage system will consist of a curb, gutter and sidewalk roadway section with catch basins for the interception of runoff associated with onsite areas. The runoff is tied into the conveyance system which in turn will discharge into the water quality/detention facility located near the southwestern boundary of the site. All conveyance, flow control, and water quality systems will be sized per 1998 King County Surface Water Drainage Manual requirements. Drainage will be released from the detention pond by means of the Level 2 Flow Control and treated under the Basic Water Quality Menu. The site receives offsite runoff from an approximately 252 acre upstream basin. Runoff from the upstream basin enters the site through a culvert at the eastern boundary, 144'" Avenue SE / Jericho Avenue NE, where the onsite stream (Maplewood Creek), begins. Flows continue westerly through the site within the stream. Onsite flows are incorporated into the stream. All drainage on the site flows to the onsite stream creating one drainage basin for the entire site. Runoff on the north side of the site sheet flows to the southeast and into the stream. The drainage on the south side of the site also sheet flows to the stream. The onsite stream intersects with a roadside ditch, located within 142"' Avenue SE / Hoquiam Avenue NE, at the western property line. Drainage then flows south within the roadside ditch entering a 42 inch culvert, located under the intersection of SE 136'h Street / NE 2"d Street and 142nd Avenue SE / Hoquiam Avenue, exiting on the south side of SE 136'h Street / NE 2"" Street into Maplewood Creek. Maplewood Creek meanders south and east until reaching the outfall into the Cedar River. Page 8 03·185 Shy Creek· SEPA Checklist 2) Could waste materials enter ground or surface waters? If so, generally describe. FOR AGENCY USE ONLY Minimal pollutants normally associated with this type of development could enter the surface water. However, the amount would be minimal since the on·site drainage will include the use of treatment facilities in conformance with current City of Renton standards. The proposed plans for stormwater and run-off control are expected to minimize entry of waste materials or pollutants to groundwater resources and/or surface waters. d. Proposed measures to reduce or control surface, ground, and run-off water impacts, if any: See Shy Creek Level 1 Downstream Analysis prepared by Triad Associates. The proposed drainage system will be designed and implemented in accordance with City of Renton standards. These standards have been developed to minimize potential surface and ground, water impacts. 4. Plants a. Check or circle types of vegetation found on the site: _X_ Deciduous trees: Alder, maple, aspen, other _X_ Evergreen trees: Fir, cedar, pine, other _X_Shrubs _X_Grass Pasture __ Crop or grain _X_ Wet Soil Plants: Cattail, buttercup, bulrush, skunk cabbage. other Water Plants: Water Lily, eelgrass, milfoil, other __ Other types of vegetation b. What kind and amount of vegetation will be removed or altered? The site contains trees along the exterior edges. The central portion of the site is pastured. Survey data shows some deciduous and evergreen trees clustered along parts of the stream bank. Few trees exist on the northern edge of the site. c. List threatened or endangered species known to be on or near the site. There are no known threatened or endangered species on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The ultimate development of new single-family residences will provide new landscaping including such features as lawns, shrubs and ornamental trees, as well as perimeter landscaping, as required by the plat development requirements. 5, Animals a. Check or circle any birds and animals which have been observed on or near the site, or are known to be on or near the site: _X_ Birds: hawk, heron, eagle, songbirds, other: Mammals: deer, bear, elk, beaver, other: Fish: bass, salmon, trout, herring, shellfish, other: Page 9 03-185 Shy Creek -SEPA Checklist b. List any threatened or endangered species known to be on or near the site. FOR AGENCY USE ONLY Based on a field inspection by Cedarock Consultants, Inc., there were no threatened or endangered species observed on or near the site. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: Please see the Wetland Analysis Report and the Supplemental Stream Study. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric and/or natural gas will be used to meet the primary energy needs of the new homes. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The new homes will be constructed to meet or exceed applicable local, state, and federal building codes to ensure compliance with energy conservation standards. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill or hazardous waste, that could occur as a result of this proposal? If so, describe. Although it is unlikely, under normal working conditions, that environmental health hazards would be encountered, construction eqUipment could, potentially, pose a threat to environmental health via leaky equipment, spills during refueling, and leaky containers stored on-site for construction equipment maintenance. All project related construction will meet all current local, county, state and federal regulations. In addition to the potential for construction related health hazards, the future residential uses could pose a threat to the environment through the misuse and improper disposal of household cleaners, yard fertilizers and pestiCides, and gas and other petroleum products used in the operation and maintenance of automobiles and yard equipment. 1) Describe special emergency services that might be required. None. Page 10 03-185 Shy Creek -SEPA Checklist 2) Proposed measures to reduce or control environmental health hazards, if any: FOR AGENCY USE ONLY State regulations regarding safety and the handling of hazardous materials would be enforced during the construction process. Equipment refueling areas would be located in areas where a spill could be quickly contained, and where the risk of the hazardous material entering surface water is minimized. In order to reduce the risk of environmental health hazards during construction, the selected contractor is required to submit an environmental plan. The environmental plan will include the handling of petroleum products and an emergency response procedure for any soil contaminated by a spill. The plan should include the use of fueling pads or berms located in areas where a spill could be quickly contained and where the risk of hazardous materials entering surface water is minimized, procedures to follow in case of spills, a maintenance plan to minimize leaky equipment, specify a staging area for vehicle maintenance, solid waste handling and disposal Best Management Practices (BMPs), and BMPs for any chemicals to be used or stored onsite during construction. State regulations regarding safety and the handling of hazardous materials will be followed during the construction process. b. Noise 1) What types of noise exist in the area, which may affect your project (for example: traffic, equipment operation, other)? The immediate vicinity is a lOW-density residential neighborhood with minimal off- site noise which would affect the subject property on a routine basis. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction activities on the site would temporarily increase the peak on-site noise levels. All construction would be during the City of Renton's approved hours of operation. The completed project would result in a slight increase in ambient noise levels in the vicinity. Short-term impacts would result from the use of construction equipment during site development and during the vertical or home construction phases of the project. Construction noise will be limited to City of Renton's approved hours of operation. In addition to interim construction noise, the project will generate additional automobile trips. These additional automobile trips will result in additional ambient noise levels in the area surrounding the project. Finally, the future residential uses will result in an increase in intermittent noise levels related to yard maintenance equipment. 3) Proposed measures to reduce or control noise impacts, if any: Construction activity will be limited to hours as specified by the City of Renton, which will help to mitigate the impacts of potential construction noise. 8_ Land and Shoreline Use Page 11 03-185 Shy Creek -SEPA Checklist a. What is the current use of the site and adjacent properties? The subject property is an assemblage of four parcels. Two parcels currently contain single family residences and various out buildings. The other two parcels are vacant and partially wooded. The site is surrounded by a plat to the west and low density single family residential to the north, east and south. FOR AGENCY USE ONLY Developed lots (Puget Colony Homes) to the west of the site average approximately a quarter of an acre. To the north and the east are various single family residences ranging in lot sizes from 0.3 acres to 1.6 acres. Maplewood Heights Elementary School is located to the west of the southernmost parcel in the proposed development b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. There are two existing residences and associated outbuildings located on the site. d. Will any structures be demolished? tf so, what? Yes. There are currently two existing homes and associated out-buildings that will be demolished as a result of the proposed development. e. What is the current zoning classification of the site? The subject property and vicinity are zoned Residential -4 dulac (R-4) on the City of Renton zoning map. f. What is the current comprehensive plan designation of the site? The City of Renton Comprehensive Plan Map designates the property as Residential Low Density (RLD). g. If applicable, what is the current shoreline master program designation of the site? No shoreline; not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. There are wetlands and a stream (Maplewood Creek) located on the property which would be classified as environmentally sensitive. The wetlands and stream have been identified, delineated, and protected or mitigated in accordance the City of Renton Municipal Code. i. Approximately how many people would reside or work in the completed project? Assuming approximately 2.5 people would live in each of the 61 developed homes, it is estimated that an additional 153 persons would reside in the completed subdivision. j. Approximately how many people would the completed project displace? Page 12 03-185 Shy Creek -SEPA Checklist None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will be developed in accordance with the applicable City of Renton development regulations which have been adopted as GMA development regulations to implement the goals and policies of the adopted GMA Comprehensive Plan. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Sixty-one market-priced, single-family units will be constructed on the subject plat. FOR AGENCY USE ONLY b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Two existing residences will be eliminated. c. Proposed measures to reduce or control housing impacts, if any: Adherence to the comprehensive plan and growth management planning goals will ensure that housing development is consistent with those policies stated in the applicable land use plan. Additionally, the proposed project will add much needed housing units to the City of Renton, thereby absorbing some of the growth projected by the area and assisting the City in absorbing the growth projections stipulated under the auspices of the Growth Management Act. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Architectural plans for homes have not been specified at this stage. However, the proposed building plans will be governed by height restrictions dictated by the zoning requirements and the adopted uniform building code. Although specific building plans are not known at this time, none of the future residential units will exceed 2 stories or 35 feet in height for roofs exceeding a 3/12 pitch, as stipulated in RMC 4-2-110A. Similarly, the principal exterior building materials have not been determined. It is anticipated that a variety of lot sizes and home sizes, as well as street frontage setback modulation and styles will create diversity and add visual interest to the proposed neighborhood. b. What views in the immediate vicinity would be altered or obstructed? Development of the site would change the visual character of the site for the nearest existing residences from that of largely undeveloped land to that of a single-family residential development. Page 13 03-185 Shy Creek -SEPA Checklist c. Proposed measures to reduce or control aesthetic impacts, if any: FOR AGENCY USE ONLY The homes on the property will comply with City of Renton Development and Building Code Regulations. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The completed project will generate limited light and glare typically associated with residential development mainly occurring during the evening hours, and will be associated with vehicle headlights, streetlights and residential unit and security lighting. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: Installation of native landscaping along the street frontages and open space areas will help to alleviate some of the light and glare created by streetlights, headlights and residential unit lighting from the adjacent properties. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? A variety of recreational opportunities are located in the immediate vicinity of the site. The Maplewood Community and Neighborhood Parks are located to the south of the site. A public golf course (Maplewood Golf Course). Ron Regis Park and the Cedar River Natural Area are also located south of the site. b. Would the proposed project displace any existing recreational uses? If so, describe. The project would not displace any existing recreational uses. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The project would be required to pay Park and Recreation Impact Fees of $530.76 per single family residence. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. Page 14 03-185 Shy Creek -SEPA Checklist None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. There are no landmarks or evidence of any significant historic, archaeological, scientific, or cultural resources known to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: FOR AGENCY USE ONLY If any historic or cultural evidence was encountered during construction or installation of improvements, an archaeologist/historian would be engaged to investigate, evaluate and/or move or curate such resources as appropriate. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Access to the development will be gained from Jericho Avenue NE from the west which connects with NE 4th Street to the north and provides access to Interstate 405. Additional access to the new subdivision will be available from Hoquiam Avenue to the east and NE 2"" Street to the north. Circulation within the development will be provided by a new public road, built to City road standards to serve the 61 lots. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Transit service to and from the project vicinity is provided by Metro Transit. There is currently a Metro bust stop at the intersection of NE 4th Street/Jericho Avenue NE which serves route 111. Route 111 provides service to and from the project vicinity and downtown Seattle. c. How many parking spaces would the completed project have? How many would the project eliminate? It is assumed the completed project will provide at least two off-street parking spaces per residential unit. The proposed project will not eliminate any parking spaces. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). The project proposes to construct new plat roads to current City of Renton design standards. Access to the development will be gained from Jericho Avenue NE, NE 2"' Street, and Hoquiam Avenue NE. Circulation within the development will be provided by new roads. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Page 15 03-185 Shy Creek -SEPA Checklist FOR AGENCY USE ONLY The proposed project will generate approximately 565 net new daily trips with 44 AM peak hour trips (11 entering, 33 exiting) and 60 PM peak hour trips 38 entering, 22 exiting), Please see the traffic study prepared by Transportation Engineering Northwest, dated January 26, 2006, for more information. g. Proposed measures to reduce or control transportation impacts, if any: The current long-term mitigation required by the City of Renton is payment of a $75 per daily trip impact fee. T he proposed Shy Creek development is expected to generate 565 net new daily trips which would result in an impact fee of $42,375. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The completed project would result in a slight increase in need for police and fire protection, as well as emergency medical service. Also, a slight increase in school enrollment will result from this proposal. b. Proposed measures to reduce or control direct impacts on public services, if any. The project will be designed and constructed with adequate water pressure, properly located fire hydrants, and streets constructed to allow adequate access for aid, fire, and police protection vehicles. Increased property valuation will result in increased taxes generated to support public services. Additionally, the proponent will pay necessary school mitigation fees of provide land andlor improvements sufficient to defray the standard school mitigation fee requirement. 16. Utilities a. Indicate utilities currently available at the site: Electricity, Natural Gas, Water, Refuse Service, Telephone, Sanitary Sewer, Septic System, Other. All utilities will be extended to and through the site. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Sanitary Sewer: Water: ElectriCity: Natural Gas: Telephone: Cable Service: C. SIGNATURE City of Renton Wastewater Utility King County Water District 90 Puget Sound Energy Puget Sound Energy Verizon Comcast The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. S ignatu re: -t,,-Ll-"1'-'I"I--''r:::'---'c....c~':'+-+----- Page 16 03-185 Shy Creek -SEPA Checklist JI8""~"".,~"<,,, X""'.',,,, 'II" 080"_69/) Date Prepared: January 27,2006 Page 17 FOR AGENCY USE ONLY Shy Creek COMMUNITY RULES AND REGULATIONS I. INTRODUCTION The recorded Declaration of Covenants, Conditions and Restrictions (the "Declaration") for (the "Community") provide that all construction work and significant landscaping, excavation, filling and clearing within the Community must obtain prior approval from the Architectural Control Committee ("ACC"). The purpose of this requirement is to help preserve and enhance the quality, aesthetics and value of the Community. These Community Rules and Regulations have been adopted for use by the ACC in review of plans and specifications for: (a) accessory structures, (b) alterations and additions to residences and accessory structures, (c) construction and alteration offences, walls and other structures or buildings, (d) clearing, excavation and tree cutting, if applicable and (e) construction and/or alteration of surface water or enclosed storm water drainage. These regulations are also intended to assist Lot Owners in obtaining approvals from the ACC and to clarify guidelines for the Community. These regulations supplement the Declaration and fonn the basis for most decisions by the ACC. In the event of conflict, the Declaration has precedence over any inconsistent provision of these regulations. As deemed necessary, the ACC may adopt amendments and/or revisions to these design guidelines. II. PROCEDURAL RULES A. Application Procedures To make an application, you must fill out an Architectural Review Application Form. You can obtain this form from the Community ACC. Completed applications should be returned to the Association Office. 1. Application a An application must include: (l) A completed Architectural Review Application. (2) Estimated start and completion dates of work contained within the Application. (3) A site plan showing dimensions of the lot and all proposed improvements, including distances from existing house and/or property lines if the improvements include the construction or placement of accessory building or any addition to the existing house. Plot plan to be 1 "=20' scale. (4) Plans and specifications showing design, shape, height, bulk and major P;\PROJECTSI0318SICommunity Regulations.doc architectural features of the improvement or addition. Drawings shall be 118" or ~"= l' (5) A landscaping plan showing any significant vegetation to be removed, and species and size of trees, shrubs and ground cover to be installed. An appropriate scale for the proposed work must be used. (6) Samples of materials if requested, and colors to be used on the exterior of all structures and an indication of existing materials and colors, in the case of additions or remodels. b Applicants are encouraged but not required to submit: (I) Any drawing or photographs that will assist the Committee in reviewing proposed work. (2) Written comments from neighbors or other residents about the proposed work. 2. Timing of Decisions The Committee will generally attempt to render decisions on complete applications within two weeks of receipt of submittal, as cvidenced by receipt date stamp. Incomplete applications will doubtless take longer to process. Applicant shall be notified in writing of the committee's decision. The original application and response shall be kept in the Association's tile specific to the applicant's property. 3. Appeals If an ACC ruling denies an application, the applicant will have an opportunity to appeal the decision to the Board of Directors of the Association. III. STANDARDS-GENERAL AND SPECIFIC Each submission for approval will be evaluated on the individual merits of that application. Besides evaluation of the particular design proposal, consideration will be given to the characteristics of the housing type and the indi vidual site. An acceptable design for one lot may not be suitable for another. A. General Standards Decisions on applications are not based on personal OpllllOn or taste. Judgments on requests for approval are based on established criteria, which represent the general standards of the Declaration, in more specific terms. The currently accepted criteria are enumerated below. 1. Design Compatibility The proposed improvements should be compatible with the architectural characteristics of the applicant's house, adjoining houses and the neighborhood setting. Compatibility is P:IPROJECTSI03185ICommunity Regulations.doc Revised 3-7-05 - 2 - defined as similar in architectural style and size, quality of workmanship, and similar use of materials, colors and construction details. 2. Location and Impact on Neighbors Proposed construction revisions/additions or vegetation removal should relate favorably to the landscape, existing structures and the ncighborhood. The major concerns are community compatibility, access and drainage. When proposed construction or vegetation removal has possible impact on adjacent properties, it is suggested that the applicant discuss the proposal with neighbors prior to making application. It may be appropriate in some cases to submit neighbors' comments along with the application, as well as their signature(s) of approval. 3. Scale The size (in three dimensions) of the proposed construction should relate well to adjacent structures and to the surroundings. 4. Timing Construction activity for any improvement, including landscaping, shall not exceed the limits imposed in Article 5; Section 5.le of the Declaration, provided that an extension to complete landscaping may be granted where completion within the prescribed time is not feasible due to weather or other exceptional circumstances. In the event that the Committee grants an extension, the total time period for completion shall not exceed 6 months. All applications must include estimated completion dates for construction and landscaping. If such period is considered unreasonable, the ACC may disapprove the application. 5. Utility Easements The blocking of utility easements by structures, plantings or other obstructions may not be permitted. Refer to the recorded plat language for specific restrictions. 6. Drainage Easements Specific restrictions for private and public drainage easements are enumerated on the recorded plat and in Section 8.1 of the C, C & R' s. No alteration or structures are allowed without prior ACC and/or jurisdictional approval. B. Specific Standards This subsection contains additional rules for certain situations. 1. Decks a) Under-deck area may not be used for storage unless completely screened from view. b) Decks should compliment the architecture, style and materials of the home if visible from the street or other lots. c) Decks must be located within the approved building envelope of the lot. P;IPROJECTS\03I 85\Community Regulations.doc Revised 3-7-05 -3- 2. Drainage Changing, obstructing or retarding the flow of drainage is prohibited without prior ACC and/or jurisdictional approval, as well as alterations to houses or lots that may change existing drainage patterns, including filling of swales or roadside ditches, if applicable. 3. Driveways a. Only hard, stabilized surfaces of concrete or masonry will be approved for driveways, parking or turn-around spaces upon each lot. In some cases, asphalt may be approved. b. Relocations of driveways may be inconsistent with jurisdictional traffic safety standards and must be approved by the jurisdiction, prior to ACC application. 4. Dog Runs Approval, in part, will take into consideration the size of the dog run to available space, location (must be located on the side or rear of property), impact on neighboring properties and any other conditions unique to the location. Dog runs must be screened from the street and neighboring properties. 5. Exterior Lighting a Exterior lighting that is part of the original structure may not be altered without ACC approval. If an owner proposes replacement of fixtures, the new fixtures must be compatible in style, scale and color with the applicant's house. Applications for changes or additions to exterior lighting should include wattage, height of light fixtures above the ground and a detailed description of the fixtures themselves and their location on the property. If more than one fixture is used, all fixtures shall be of the same color and style. b At no time may lighting be directed outside one's property. 6. Fencing a Additions to existing fencing must be compatible with materials and color of existing fencing. Generally there is one color approved for the entire community. b Privacy fencing is limited to a maximum of 6' in total height, except those areas within the community that limit the maximum height to less than 6' as noted in 'd' below or as may be restricted in the recorded Plat language. c No side yard fence between houses shall extend towards front of house beyond a point that is 10' back from the front of either house adjacent to the fence. Side yard fences should not enclose gas or power meters. d No side yard fence adjacent to a public street or private Access or Joint Driveway Tract shall exceed 42" in height and must not encroach into the street or tract right-of- way. These fences shall only be approved when located from the rear line of the house to the rear property line, except when fences are screened by vegetation or are otherwise approved by the Committee. P:IPROJECTSI03185IConununity Regulations.doc Revised 3-7-05 - 4 - 7. Greenhouses a A greenhouse should be attached to the rear of a house, although it may be located elsewhere if screened from view from other properties or if designed to enhance the aesthetics of the entire house. b A greenhouse must maintain a continuity of building lines, scale and material with the existing house. Glass is preferred; visquine, tarps and similar materials are prohibited. 8. Hot Tubs Hot tubs and similar equipment shall be screened from view from neighboring lots and street. 9. Landscaping Landscaped areas of the 'Lot' include those areas that extend into the public right of way and any application for modification to this area of the 'Lot' shall be included in any landscape plan. In any event, the owner's obligation to maintain landscaping shall extend into the public right of way along each 'Lot' which has been, or is required to have been, landscaped to the sidewalk or street curb in front of and along side of the' Lot', as applicable. 10. Painting The ACC must approve any changes in exterior color for houses, fences, decks, roofs and trim. Colors should be compatible with the colors of other houses in the neighborhood and the approved color palette. All fences within the community are to be stained the same color as directed by the A CC approval. 11. Parking a No additional spaces may be created on site. b Street parking shall be limited to a period not to exceed 60 continuous hours. c Specifically, street parking is not to be used as an additional, continual parking space. 12. Signs a Signs on lots or in common areas are prohibited except as provided herein. b The use of real estate signs is limited to a maximum size of24"x 24", including "For Sale," "For Rent," "Open House," "Garage Sale" and directional signs, with a total maximum of one sign per lot. c The use of contractor or subcontractor signs is permitted only during the construction period, but in any event not more than three months, with a maximum size of 24"x 24". d Signs of any type are not permitted for any business or hobby. P:IPROJECTSI0318S\Community Regulations.doc Revised 3-7-05 - 5 - I 13. Sports Courts Any sports court, including basketball hoops, must be located beside or at the rear of the house. If permanent standards of any kind above four (4) feet are emplaced, they must be screened from view of the street and neighboring properties. Lighting is not permitted unless specifically approved by the ACC. Specific plans, including materials and location, must be submitted for ACC review and approval. Plans should take into consideration the potential for any noise and visual pollution. Written approval must be obtained from all affected property owners. This includes, at a minimum, all adjacent property owners. At the sole discretion of the ACC, other property owners' agreement may be required, depending on the specific situation. No installation will take place until all affected property owners (as defined by the ACC) have agreed in writing, and approval of the specific plan has been granted by the ACe. 14. Woodpiles Woodpiles may be kept only in back or side yards, and must be screened from view from adjoining properties and street. They must be neatly stacked and must be less than four (4) feet high, four (4) feet in width, and sixteen (16) feet in length. P:IPROJECTSI0318SICommunity Regulations.doc Revised 3-7-05 - 6 - When recorded, return to: City Clerk's Omce City of Renton 1055 South Grady Way Renton, W A 98055 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR SHY CREEK DEVELv. MENT PLANNING CITY OF RENTON JAN 2 7 2006 RECEIVED THIS DECLARATION is made on this _ day of , 20_, by CONNER HOMES COMPANY, a Washington Corporation, referred to herein as "Declarant", which is the owner of certain real property now known as "Shy Creek" situated in the City of Renton, in King County, Washington. The Declarant has created a non-profit cOIporation known as the Shy Creek Community Organization. The Shy Creek Community Organization (hereafter referred to as "Organization") shall be delegated and assigned the duties and powers of owning, maintaining, and administering any and all Common Areas and related facilities in the Plat, administering and enforcing these covenants, conditions and restrictions, and collecting and disbursing the assessments and charges hereinafter created. The Organization shall also have the right and power to promulgate rules and regulations that may further define and limit pennissible uses and activities consistent with the provisions of this Declaration. NOW, THEREFORE, the undersigned hereby covenants, agrees, and declares that all of the Pial;;; as defined herein and the buildings and structures hereafter constructed thereon are, and will be, held, sold, and conveyed subject to and burdened by the following covenants, conditions, and restrictions, for the purpose of enhancing and protecting the value, desirability, and attractiveness of Shy Creek for the benefit of the Owners thereof, their heirs, successors, grantees, and assigns. ARTICLE 1 -DEFINITIONS Section 1.1: Articles. "Articles" shall refer to the adopted Articles of Incorporation of the Organization as now or hereafter amended. Section 1.2: Board. "Board" shall mean and refer to the board of directors of the Organization established pursuant to the Articles and Bylaws. Page 1 of 19 Section 1.3: Bylaws. "Bylaws" shall refer to the adopted Bylaws of the Organization as now or hereafter amended. Section 1.4: Common Areas. "Common Areas" shall mean and refer to all real property that is owned by the Organization, as well as any easements in favor of the Organization. Section 1.5: Committee. "Committee" is defined as the Architectural Control Committee as provided in Article 6. Section 1.6: Declarant. "Declarant" shall mean and refer to Conner Homes Company, its successors and assigns, if such successors and assigns should acquire all or substantially all of the then undeveloped parcels of the Plats from Declarant for the purpose of development; provided, however, that no successor or assign of Declarant shall have any rights or obligations which are not specifically set forth in the instrument of succession or assignment or other recorded instrument of passed by operation of law. Certain rights and obligations of Declarant, as set forth herein, shall cease at the end of the Development Period. Section 1.7: Declaration. "Declaration" shall mean and refer to this instrument, as the same may be supplemented or amended from time to time. Section 1.8: Development Period. "Development Period" shall mean and refer to that period of time beginning all. the date of initial recording of this Declaration and ending whenever any of the following first occup.): (i) 5 years from the date hereof; or (ii) 2 months after title has been transferred to purchasers of Lots representing ninety-five (95%) of the total voting power of all Owners as then constituted; or (iii) written notice from Declarant to the Organization in which Declarant elects to terminate the Development Period. The "Development Period" may be extended for a period of 5 additional years or longer at the sole option of Declarant. Section 1.9. Goveming Documents. "Governing Documents" shall mean and refer to this Declaration, the Articles of Incorporation, the By-Laws of the Organization, and the recorded Plat, as any of the foregoing may be amended from time to time. Section L 10: Lot. "Lot" shall mean and refer to the lots as shown on the Plats as of the date of this Declaration, as well as any future lots created through subdivision, short subdivision, site plan approval, or any other legal process for dividing land within the Plats. The word "Lot" as used herein excludes any parcel designated as a Tract on the recorded Plats, unless and until that Tract is later legalty divided into lots through subdivision, short subdivision, site plan approval, or any other legal process for dividing land. Section 1.11: Mortgage. "Mortgage" shall mean and refer to any recorded mortgage or deed of trust encumbering one or more of the Lots or Living Units. "First MOl1gage" shall mean and refer to a Mortgage with priority over other Mortgages. "Mortgagee" shall mean and refer to the holder or beneficiary of any Mortgage and shall not be limited to Institutional Mortgagees. As used herein, the term "Institutional Mortgagees" or "Institutional Holder" shall include banks, trust companies, insurance companies, mortgage companies, mortgage insurance companies, savings and loan associations, trusts, mutual savings banks, credit unions, pension funds, Federal National Mortgage Association ("FN1v1A"), Federal Home Loan Mortgage Corporation Page 2 of 19 ("FHLMC"), all corporations, and any agency or department of the United States Government or of any state or municipal government. Section l,12: Native Growth Protection Area, "Native Growth Protection Area" shall mean and refer to an area in a Lot, Tract or Common Area so designated on a final plat~ short plat, binding site plan, or other analogous recorded plan or map, in which the removal of trees and significant natural ground cover, as well as the conduct of other activities, is restricted. Section 1.13: Owner. ';Owner" shall mean and refer to the record owner (whether one or more persons or entities) of a fee interest in any Lot but excluding mortgagees or other persons or entities having such interest merely a ... security for the perfonnance of an obligation. Purchasers or assignees under recorded real estate contracts shall be deemed Owners and their respective sellers or assignors shall not be deemed Owners. Section 1.14: Plats: "Plats" shall mean and refer to the approved plat of Shy Creek contained therein recorded at Volume , Pages __ ~ to __ ~ under King County Recording Number , and other properties, per Section 11.3, if the Declarant amends these CC&Rs with the recording infonnation within the Development Period. Section l.IS: Tract. "Tract" shall mean and refer to those portions of the recorded Plats which are so designated and which are generally held for purposes other than use as lots for construction of a residence. ARTICLE 2 COMMUNITY ORGANIZATION Section 2.1. Description of Organization. The Organization is a non-profit corporation organized and existing under the laws of the State of Washington charged with the duties and vested with the powers prescribed by law and set forth in the Goveming Documents, as they may be amended from time to time. No Governing Document other than this Declaration shall for any reason be amended or otherwise changed or interpreted so as to be inconsistent with this Declaration. Section 2.2. Organization Board of Directors. Declarant shall select an initial Board of Directors of not fewer than 3 persons, who need not be Owners. The initial Board shall have the full authority and all rights, responsibilities, privileges, and duties to manage the Organization under the Governing Documents and shall be subject to all provisions of the Governing Documents. The teon of the initial directors of the Board shall expire as set forth in the Articles and Bylaws. The Board shall elect officers of the Organization, which shan include a president who shall preside over meetings of the Board and meetings of the Organization. Section 2.3. Organization Membership. Every Owner shall by reason thereof be a member of the Organization as set forth in the Articles and Bylaws. Section 2.4. Votes Appurtenant to Ownership. Every Owner shall be entitled to vote in accordance with the provisions of the Articles and Bylaws. Section 2.5. Owner's Compliance with Governing Documents. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership Page 3 of 19 interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to observe and comply with all tenns of the Governing Documents of the Organization, and all rules and regulations duly promulgated by the Board. Section 2.6. Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce rules and regulations governing the use of Common Areas and the use and maintenance of Lots and Tracts, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such rules and regulations shall not be inconsistent with this Declaration. The rules and regulations may not discriminate among Owners. The Organization may prescribe penalties for the violation of such rules and regulations, including but not limited to suspension of the right to use the Common Areas or portions thereof. Any such rules and regulations shall become effective 30 days after promulgation or amendment and shall be mailed to all Owners within 30 days after promulgation or amendment. A copy of the rules and regulations then in force shall be retained by the secretary of the Organization and shall be available for inspection by any Owner during reasonable business hours. Such rules shall have the same force and effect as if set forth herein. Section 2.7. Architectural Control Committee. The Board shalt establish and thereafter continuously maintain an Architectural Control Committee to review and approve or disapprove the details and written plans and specifications of all construction, including initial construction, other than new construction exempt pursuant to Section 5.1(a), additions or exterior alterations to homes and accessory buildings, fences, walls, or other structures and all clearing or excavation of Lots, or cutting of trees within the Plat, pursuant to Article 6 hereof. The Board shall have the power to adopt from time to time and to enforce guidelines, criteria, and procedures governing the Architectural Control Committee and the Owners' compliance with the provisions of Article 6 hereof. Section 2.8. Additional Committees. The Board of Directors shall have the authority to create, from time to time, additional committees that the Board of Directors, in its sole discretion, detennines would be useful for the efficient and proper administration of the duties of the Organization. The Board may delegate such functions and duties to such conunittees as it deems fit, provided that the Board shall retain the ultimate decision making authority on all issues affecting the Organization. ARTICLE 3 -ORGANIZATION BUDGET, ASSESSMENTS, AND LIENS Section 3.1. Owner's Covenant to Pay Assessments. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to pay the Organization, in advance, all general and special assessments levied as provided herein. Section 3.2. Organization Budget. The Organization shall prepare, or cause the preparation of, an operating budget for the Organization at least annually, in accordance with generally accepted accounting principles and the procedures specified in the Bylaws. The Page 4 of 19 operating budget shall set forth all sums required by the Organization, as estimated by the Organization, to meet its annual costs and expenses including, but not limited to, all management and administration costs of the Organization, operating and maintenance expenses of Common Areas, expenses for services furnished to or in connection with the Common Areas, including the amount of all taxes and assessments levied against, the cost of liability and other insurance on the Common Areas, charges for any services furnished to the Organization, the cost of utilities and other services, including the cost of power and maintenance for street lighting within the community from the appropriate power company, and the cost of funding all reserves established by the Organization, including, if appropriate, a general operating reserve and a reserve for replacements. The funds required to meet the Organization's annual expenses shall be raised from a general assessment against each Owner as provided hereafter. The Organization may revise the operating budget after its preparation at any time and from time to time, as it deems necessary or advisable in order to take into account and defray additional costs and expenses of the Organization. Section 3.3. Levy of General Assessment. In order to meet the costs and expenses projected in its operating budget, the Organization shall determine and levy in advance on every Owner a general assessment. The amount of each Owner's general assessment shall be the amount of the Organization's operating budget divided among the Lots; provided that, any vacant Lot(s} not yet liable for payment of assessments pursuant to Section 3.6 shall not be included in this calculation. Notice of the proposed budget and estimated general assessment shall be sent to each Owner as required by RCW ch. 64.38.025 as now or hereafter amended; provided, however, that notification to an Owner of the amount of an assessment shaH not be necessary to the validity thereof. The omission by the Organization, before the expiration of any assessment period, to fix the amount of the general assessments hereunder for that or the next period, shall not be deemed a waiver or modification in any respect of the provisions of this Article or a release of any Owner from the obligation to pay the general assessment, or any installment thereof, for that or any subsequent assessment period, but the general assessments fixed for the preceding period shall continue until a new assessment is fixed. Upon any revision by the Organization of the operating budget during the assessment period for which such budget was prepared, the Organization shaH, if necessary, revise the general assessments levied against the Owners and give notice of the same in the same manner as the initial levy of general assessments for an assessment period. Section 3.4. Payment of General Assessment. As determined by the Board, installments of general assessments may be collected on a monthly. quarterly. semi-annual, or annual basis. Any Owner may prepay one or more installments on any assessment without discount or penalty. Section 3.5. Non-Discriminatory Assessment. No assessment shall be made at any time that may unreasonably discriminate against any particular Owner or group of Owners in favor of other Owners. Section 3.6. Commencement of Assessments: Limited Exemptions for Vacant Lots. Liability of an Owner for assessments shall commence on the first day of the calendar month following the date upon which any instrument of transfer to such Owner becomes operative (such as the date of a deed, the date of a recorded real estate contract for the sale of any Lot, the date of death in the case of a transfer by will or intestate succession, etc.) and shall terminate on Page 5 of 19 the date that the Owner transfers title to a new Owner, provided such transfer shall not relieve a selling Owner from liability for assessments due prior to the close of such transfer. The due dates of any special assessment payments shall be fixed by the Board when authorizing such special assessment. The Board shall have the discretion to ex.empt Lots which are vacant from assessments or portions of assessments attributable to improvements or work which does not benefit vacant Lots. Section 3.7. Special Assessments. In addition to the general assessments authorized by this Article, the Organization may levy a special assessment or assessments at any time, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, inordinate repair, or replacement of a described capital improvement located upon or forming a part of the Common Areas, including necessary fixtures and personal property related thereto, or for such other purpose as the Organization may consider appropriate; provided, however, that any such assessment must have the prior favorable vote of Owners representing two-thirds of the Lots affected by the special assessment. If appropriate, the Organization may levy a special assessment against a portion of the Lots in cases where some but not all of the Lots would benefit by the special assessment, so long as any such assessment shall have the favorable vote of Owners representing two-thirds of the Lots affected by the special assessment. The amount of each Owner's special assessment for any year shall be the total special assessment for such year, divided by the sum of the number of Lots affected by the special assessment, provided the Organization may set different special assessment rates for Lots if the Organization determines that the benefit of the special assessment is different for the Lots. Section 3.8. Effect of Non-Payment of Assessment. If any assessment payment is not made in full within 30 days after it was first due and payable, the unpaid amounts shall constitute a lien against the Lot and shall bear interest from the date on which payment was first due and payable at the rate applicable to judgments in Washington. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, and whether or not it shall be so expressed in any such deed or other instrument, each Owner shall be deemed to grant thereby to the Organization, its agents and employees, the right and power to bring all actions against such Owner personally for the collection of such assessments as a debt, and to enforce the liens created by this Declarntion in favor of the Organization by foreclosure of the continuing liens in the same fonn of action as is then provided for the foreclosure of a mortgage on real property. The liens provided for in this Declaration shall be for the benefit of the Organization as a corporate entity, and the Organization shall have the power to bid in at any lien foreclosure sale and to acquire, hold. lease, mortgage. and convey the Lot foreclosed against. Section 3.9. Lien to Secure Payment of Assessments. Declarant hereby creates in the Organization perpetually the power to create a lien in favor of the Organization against each Lot to secure to the Organization the payment to it of all assessments, interest, costs, and attorneys' fees; and Declarant hereby subjects all Lots perpetually to such power of the Organization. Such lien shall arise in accordance with the terms of this Declaration without the necessity of any further action by the Organization, and any such lien when created, shall be a security interest in the nature of a mortgage in favor of the Organization. Such lien shall become a continuing lien in the amount stated in the assessment from the time of the assessment, and shall also be the personal obligation of the person or entity who is the Owner of the Lot at the time of the assessment. The personal obligation to pay a prior assessment shall not pass to successors in Page 6 of 19 interest unless expressly assumed by them, provided, however, that in the case of a sale or contract for the sale of any Lot which is charged with the payment of an assessment the person or entity who is the Owner immediately prior to the date of such sale shall be personally liable for the amounts of the monthly installments due prior to said date, and the new Owner shall be personally liable for monthly installments becoming due on or after such date. The foregoing limitation on the duration of the personal obligation of an Owner to pay assessments shall not, however, affect the validity or duration of the continuing lien for unpaid assessments against the respective Lot. Section 3.10. Suspension for Non-Payment of Assessment. If an Owner shall be in arrears in the payment of any assessment due, or shall otherwise be in default of the perfonnance of any terms of the Governing Documents for a period of 30 days, said Owner's voting rights shall without the necessity of any further action by the Board, be suspended (except as against foreclosing secured parties) and shall remain suspended until all payments, including interest thereon, are brought current and any other default is remedied. Section 3.11. Reserves for Replacement. As a common expense, the Organization may establish and maintain a reserve fund for replacement of any Common Areas and any improvements and community facilities thereon by the allocation and payment monthly to such reserve fund of an amount to be designated from time to time by the Organization. Such fund shall either be deposited with a banking institution, the accounts of which are insured by any state or by any agency of the United States of America or, in the discretion of the Organization, be invested in obligations of, or fully guaranteed as to principal by, the United States of America. The reserve fund shall be expended only for the purpose of effecting the replacement of the Common Areas and any improvements and community facilities thereon, equipment replacement, and for start-up expenses and operating contingencies of a nonrecurring nature. The Organization may establish such other reserves for such other purposes as it may from time to time consider necessary or appropriate. The proportional interest of any Owner in any such reserves shall be considered an appurtenance of that Owner's Lot and shall not be separately withdrawn, assigned, or transferred, or otherwise separated from the Lot to which it appertains and shall be deemed to be transferred with such Lot. Section 3.12. Certain Areas Exempt. The Common Areas and all portions of the Platsdedicated to and accepted by a public authority or other charitable or non-profit organization exempt from taxation under the laws of the State of Washington shall be exempt from assessments by the Organization. ARTICLE 4 -SUBORDINATION OF LIENS Section 4.1. Intent of Provisions. The provisions of this Article 4 apply for the benefit of each Mortgagee who lends money for purposes of construction or to secure the payment of the purchase price of a Lot. Section 4.2. Mortgagee's Non-Liability. The holder of a Mortgage shall not, by reason of the secunty interest only, be liable for the payment of any assessment or charge, nor for the observance or performance of any covenant or restriction, excepting only those enforceable by equitable relief and not requiring the payment of money, and except as hereafter provided. Page 7 of 19 Section 4.3. Mortgagee's Rights During Foreclosure. During the pendency of any proceeding to foreclose a Mortgage, including any period of redemption, the holder of the Mortgage, or the receiver, if any, may exercise any or all of the rights and privileges of the Owner of the encumbered Lot, including but not limited to the right to vote in the Organization to the exclusion of the Owner's exercise of such rights and privileges. Section 4.4. Mortgagee as Owner. At such time as a Mortgagee shall become the record Owner of the Lot or previously encumbered by the Mortgage, the Mortgagee shall be subject to all of the teffils and conditions of this Declaration, including the obligation to pay for all assessments and charges in the same manner as any Owner. Section 4.5. Mortgagee's Title Free and Clear of Liens. A Mortgagee or other secured party acquiring title to a Lot through foreclosure, suit, deed of trust sale, deed in lieu of foreclosure, or equivalent method, shall acquire title to the encumbered lot free and clear of any lien authorized by or arising out of the provisions of this Declaration, insofar as such lien secures the Payment of any assessment or charge or installment due but unpaid before the final conclusion of any such proceeding, excluding the expiration date of any period of redemption. The Organization may treat any unpaid assessments against a Lot foreclosed against as a common expense, in which case it shall prorate such unpaid assessments among the remaining Lots, and each such remaining Lot shall be liable for its prorated share of such expenses in the same manner as for any other assessment. Section 4.6. Survival of Assessment Obligation. After the foreclosure of a security interest in a Lot, any unpaid assessments shall continue to exist and remain as a personal obligation of the Owner against whom the same was levied, and the Organization shall use reasonable efforts to collect the same from such Owner. Section 4.7. Subordination of Assessment Liens. The liens for assessments provided for in this Declaration shall be subordinate to the lien of any Mortgage or other security interest placed upon a Lot as a construction loan security interest or a"i a purchase money security interest, or refinancing thereof and the Organization will, upon demand, execute a written subordination document to confinn the particular superior security interest. The sale or transfer of any Lot, or any interest therein, shall not affect the liens provided for in this Declaration except as otherwise specifically provided for herein, and in the case of a transfer of a Lot for purposes of realizing a security interest, liens shall arise against the Lot for any assessment payments coming due after the date of completion of foreclosure (excluding the expiration date of any period of redemption). ARTICLE 5 -BUILDING AND LAND USE RESTRICTIONS Section 5.1. Improvements. No Lot, dwelling, residence, outbuilding, fence, wall, building, pool, deck, substantial landscaping, change in exterior paint color or other structure or other improvement shall be erected, attered, placed or maintained on any Lot unless it shall comply with the following: (a) Prior to placing any such structure or making such improvement on the Lot, the plans and specifications for the structure or improvement and a request for approval Page 8 of 19 shall be submitted to and approved by the Committee as provided in Article 6. When constructed or placed on the Lot, the structure or improvement shall substantially conform to the plans and specifications approved by the Committee. This provision shall not apply to the Declarant until all homes arc initiaHy sold and occupied. (b) Prior to making any change or alteration to the external appearance of any existing improvement on a Lot, plans and specifications for the alteration and change shall be submitted to and approved by the Committee as provided in Article 6. When made, the changes or alteration shall substantially conform to the plans and specifications as approved by the Committee. This provision shaH nOl apply to the Declarant until all homes are initially sold and occupied. (c) Once started, the work of constructing, altering, repairing, or reconstructing any structure or improvement on a Lot shall be diligently prosecuted until completion thereof and in any event the exterior of the structure shall be completed and finished within six months after the work first commences, In the case of landscaping improvements or modifications, the work shall be completed within two months after the work first commences. (d) All buildings and improvements on a Lot shall be of permanent construction, and no temporary structure, trailer, mobile home, tent, garage. outbuilding or other similar device shall be placed on any Lot, except with the permission of the Committee. This provision shall not apply to the Declarant during the Development Period. (e) Lots shall be used solely for residential purposes and related facilities normally incidental to a residential community. No building shall be erected, altered, placed or permitted to remain on any Lot except for one (I) detached single family dwelling and permitted accessory building. (f) Accessory buildings which are appurtenant to the use of an existing permanent residential building may be permitted on a Lot. Permitted accessory buildings may include playhouses, tool sheds, doghouses, and gazebos. No permitted accessory building shall be placed on a Lot unless the plans for the accessory building have been first approved as to the design and location on the Lot by the Corrunittee. The Committee may refuse to approve a permitted accessory building if, in the exercise of the discretion of the Committee, the structure detracts from the general visual appearance of the neighborhood or other homes. The location of a pennitted accessory building shat! be located where it minimizes the visual impact and, as a general guideline, shall be in the rear yard or side yard behind the front of the house. The Committee shat! not be bound by the guidelines, but may exercise its discretion in that respect. The Committee may require visual screening of accessory buildings from adjacent Lots. Accessory buildings shall not be easily visible from any street. (g) All structures and improvements shall comply with the provisions of the applicable Building Code, as amended from time to time, relating to setback requirements; provided that nothing herein shall require removal of a building which was originally placed in conformity with such Code because of change in the Code. The Applicant is responsible for procuring all necessary permits. Page 9 ofl9 (h) No exterior aerials, antennas, microwave receivers or satellite dishes for television or other purposes shall be permitted on any Lot except as follows: The Committee will not require prior approval as to placement and screening from residents who wish to install satellite dishes (18" or less in diameter) in accordance with current FCC rulings. The Committee recognizes the need to locate these dishes in a place that will allow the best reception possible, however, residents are encouraged to consider aesthetics as well. Residents choosing to install satellite dishes measuring larger than 18" in diameter are required to obtain approval from the Committee prior to installation. (i) All mailboxes are to be of uniform design as approved by the Committee. U) Owners of fences shall be obligated to repair and maintain such fences so that they are structurally sound and painted or stained from time to time as may be necessary to retain a reasonable appearance thereof. Owners of fences shall have the right to enter adjoining property on a temporary basis for purposes of such maintenance, provided the owner seeking to exercise this right of entry shall give two weeks written notice to the owner of the adjoining property and further provided that no damage to adjoining property shall be permitted and the adjoining property shall be restored to a condition reasonably equivalent to its condition prior to such entry as soon as such maintenance or repair work is completed. Fences may be limited in height and/or extent beyond local code provisions, as well as in style, as provided for in the Standards as adopted by the Organization. (k) The Board may, in the Community Regulations, adopt such regulations for the installation, maintenance and watering of landscaping, including lawns, as the Board detennines are reasonably necessary to maintain the general appearance and value of the properties within the Plat. Section 5.2. Animals. No animals, livestock or poultry of any kind shall be raised, bred, or kept on any Lot except that usual household pets such as dogs, cats and small birds may be kept, provided that they are not kept, bred or maintained for commercial purposes, and that they do not unreasonably interfere with the use and enjoyment of any part of the Plat. Section 5.3. Nuisances. No Lot shall be used or maintained as a dumping ground for rubbish; and trash, garbage, or other waste shall not be kept except for in sanitary containers or composting areas. Equipment for the storage or disposal of such material shall be kept in a clean and sanitary condition and out of sight. Nothing shall be done on a Lot that may become a nuisance to the neighborhood. Section 5.4. Businesses. No trade, craft, business, profession, manufacturing, commercial enterprise or commercial activity of any kind shall be conducted or calTied on upon any Lot or within any building located within the Platsunless it is authorized by and is in compliance with local land use ordinances and does not interfere with the quiet and peaceful use and enjoyment of any part of the Plat. For purposes of this Section, "interference" will be assumed to exist if (l) evidence of said use is visible from the street or adjacent Lots, (2) the use causes an increase in the noise level in the surrounding area, or (3) the use increases traffic above usual residential volumes. No signs for such businesses shall be permitted. Page 10 of 19 Section 5.5. Storage. No goods, materials, supplies or equipment, and no boats, trucks, motorcycles, busses, motor homes, campers, trailers, or vehicles of any description, shall be stored, dismantled, or repaired in the street, driveway, or within view from any street or Lot in the Plat. Upon 48 hours notice to the Owner of the Lot, the Organization has the authority to have removed at the Owner's expense any improperly stored or parked vehicle, boat, or other equipment. During the Development Period, the Declarant may store equipment and building materials and maintain temporary trash storage sites within the Plat. The restrictions contained in this Section shall not exclude the temporary parking of automobiles on the designated driveway areas adjacent to garages on the Lots. Section 5.6. Construction and Sale Period. So long as Declarant owns any property in the Platsfor development and/or sale, the restrictions set forth in this Article 5 shall not be applied or interpreted so as to prevent, hinder, or interfere with development, construction or sales activities of Declarant or any builder or developer approved by the Declarant. Section 5.7. Maintenance. Property ownership includes the responsibility to maintain all structures and grounds that are a part of the Lot. This obligation includes, but is not limited to, such activities as mowing grass, weed control, vegetation control, prevention of offensive or noxious odors associated with eomposting, removal of trash, structural maintenance, including repairing mildewed, wom or dated siding and fencing, painting and removing moss on roofs. ARTICLE 6 -ARCHITECTURAL CONTROL Section 6.1. The Committee. The Board shall designate the Committee herein referred to. The address of the Conunittee shall be the registered office of the Organization. Section 6.2. Submission of Plans. Prior to construction, all plans and specifications or infonnation required to be submitted to the Committee for approvals shall be submitted by mail to the address of the Committee in duplicate, shall be in writing, shall contain a written request for approval and the name and address of the person submitting the same and the Lot involved, and shall set forth the following with respect to a proposed structure: The location of the structure upon the Lot, the elevation of the structure with reference to the existing and finished lot grade, the general design, the interior layout, the exterior finish materials and color including roof materials, the landscape plan, and such other information as may be required to determine whether such structure conforms with the restrictions established by the Governing Documents and any Community Regulations adopted by the Organization. The Committee may require applicants to notify adjacent Lot Owners of their request for approval. Section 6.3, Standards. The Committee shall have the authority to determine and establish standards involving aesthetic considerations of harmony of construction and color which it determines to be in the best interest of providing for attractive development of the Plats, which authority shall include but not be limited to detennining the height, configuration, location, design and appearance of the horne, fences, walls, outbuildings, pools, and other structures and improvements appurtenant to the use of the Lot. Such determinations shall be binding on all persons having any interest in the Lot. Owners shall be responsible for informing contractors, agents and others working on the Lot of the standards and conditions of all approvals Page II of 19 issued by the Committee and shall be responsible for correcting any violations of any and all vio1ations of those standards and conditions. SectIOn 6.4. Aooroval or DlsaoDfOval Process Within 30 days after the receipt of plans and specifications or infannation with a request for approval, the Committee shall by majority vote approve or disapprove the request. The Committee may disapprove any request that in its opinion does not conform to the Governing Documents and any Community Regulations adopted by the Organization or its aesthetic or other adopted standards. Approval or disapproval of a request shall be made upon one of the copies thereof and returned to the address shown on the request. If the Committee fails to approve or disapprove submitted plans and specifications within 30 days after the plans and specifications have been submitted, which submission shall be evidenced by a written receipt for said plans and specifications, approval will not be required, and this Section will be deemed to have been fully complied with. In this event, any such plans and specifications shall nevertheless be in compliance with all the restrictions contained in the Governing Documents and any Community Regulations adopted by the Organization. Section 6.5. Advisors. The Committee may appoint advisors or advisory committees from time to time to advise on matters pertaining to the Plat. No person on the Committee or acting for it shall be responsible for any defect in any plan or specification submitted or approved nor for any defect in any plan or specification submitted or approved nor for any defect in any work done according to such plans and specifications. Section 6.6. Variations. The Committee shall have the authority to approve plans and specifications which do not confonn to these restrictions in order to overcome practical difficulties or prevent hardships in the application of these restrictions; provided that such variations so approved shall not be materially injurious to the improvements of other Lots and shall not constitute a waiver of the restrictions herein contained but shall be in furtherance of the purposes and intent of these restrictions. ARTICLE 7 -COMMON AREAS AND MAINTENANCE Section 7.1. Title to Common Areas. Declarant shall convey to the Organization the Common Areas owned by Declarant, as designated in the recorded Plat(s}, including notes thereto. The Common Areas shall be subject to an casement of common usc and enjoyment in favor of the Organization and every Owner, their heirs, successors, and assigns, in accordance with the tenns and conditions of the Governing Documents. The Common Areas when conveyed to the Organization shall be free and clear of financial liens. Section 7.2. Owners' Conunon Rights. Owners shall have equal rights with other Owners to use the Common Areas, unless certain Common Areas are specifically designated as limited Common Areas on the face of a plat(s} or other recorded instrument. All easements for ingress, egress, utilities, and use of facilities, unless othef\\i·ise specifically limited, shall exist in favor of all Owners in the Plat. Section 7.3. Maintenance of Common Areas/Other Maintenance. The Organization shall maintain, repair, replace, improve, and otherwise manage all of the Common Areas so as to keep them in good repair and condition and shall conduct such additional maintenance, repair, Page 12 of 19 replacement, construction, or reconstruction as may be determined by the Board to promote the recreation, health, safety, and welfare of the Owners. Any action necessary or appropriate to the maintenance and upkeep of the Common Areas, the landscaping, irrigation, storm drainage facilities, sewer and water systems, all buildings, gas, telephone, or electrical or television facilities applicable to the Common Areas shall be taken by the Board. In addition, the Board may, in its discretion, agree to maintain other improvements within the Plat(s) where the Board finds that such maintenance will provide a general benefit to the Organization and the Lots in the Plat. ARTICLE 8 -EASEMENTS AND OPEN SPACE Section 8.1. Construction. Utility and Drainage Easements. Easements for the construction, repair, replacement, reconstruction, and maintenance of utilities and drainage facilities have been created along the street frontages of all lots and established by the recorded Plat including notes thereto. Furthennore, all lots shall be subject to easements 2.5 feet in width, parallel and adjacent to all interior lot lines and 5 feet in width, parallel and adjacent to all rear lot lines for the purpose of private drainage. Easemenl"i shall move with adjusted lot lines. Maintenance of all private drainage easements shall be the responsibility of all lots deriving benefit from said easement, including the owner of the lot on which said easement(s) are located. No structure, including fences and retaining walls or rockcries, planting or other material which may damage or interfere with the installation and maintenance of utilities or facilities, or which may change the direction of flow of drainage channels in the easements, or which may obstruct or retard the flow of water through the drainage channels in the casements, shall be placed or pennitted to remain within any of these easements, except as otherwise authorized by the Plat or as specifically authorized by the Committee. Section 8.2. Maintenance of Common Areas. The Organization shall be responsible for maintaining, repairing and replacing: a) Any plat entry monuments, lighting, landscaping, and irrigation constructed in a common Tract. b) Landscaping, irrigation, fencing, and any other community improvements that have been or may be constructed in the future within a Common Tract or other areas designated by the Board, including easements in favor of the Shy Creek Community Organization. c} Any landscaping and irrigation systems located within the public rights of way located in the Plat, except that which fronts or sides any individual lot. d) The mailbox stands. e) Any landscaping, and any and all necessary access roads, fences, gates, retaining structures, drainage components, splash pads, and any other appurtenances within stOlm detention tracts, and easements in favor of the Shy Creek Community Organization for the outfall through other parcels. Page 13 of 19 ARTICLE 9 -INSURANCE, CASUALTY LOSSES, CONDEMNATION Section 9. L Insurance Coverage. The Organization shall obtain and maintain at all times as an Organization expense an insurance policy or policies and bonds written by companies licensed to do business in Washington which provide: 9.1.1. Insurance against loss or damage by fire and other hazards covered by the standard extended coverage endorsement in an amount as near as practicable to the full insurable replacement value (without deduction for depreciation) of the Common Areas, with the Organization named as insured, or such other fire and casualty insurance as the Organization shall detennine will give substantially equal or greater protection. 9.1.2. General comprehensive liability insurance insuring the Organization, the Owners, Declarant, and any managing agent, against any liability to the public or to the Owners and their guests, invitees, licensees, or tenants, incident to the ownership or use of the Common Areas. 9.1.3. Worker's compensation insurance to the extent required by applicable laws. 9.1.4. Fidelity coverage naming the Organization as an obligee to protect against dishonest acts by the Board, Organization officers, committees, managers, and employees of any of them, and all others who are responsible for handling Organization funds, in an amount equal to three months general assessments on all Lots, including reserves. 9.1.5. Insurance against loss of personal property of the Organization by fire, theft, and other losses with deductible provisions as the Organization deems advisable. 9.1.6. Such other insurance as the Organization deems advisable, provided, that notwithstanding any other provisions herein, the Organization shall continuously maintain in effect casualty, flood, and liability insurance and a fidelity bond meeting the insurance and fidelity bond requirements for Projects established by Federal National Mortgage Organization, Government National Mortgage Association, Federal Home Loan Mortgage Corporation, Federal Housing Authority, and Veterans Administration, so long a~ any of them is a Mortgagee or Owner, except to the extent such coverage is not available or has been waived in writing by Federal National Mortgage Association, Government National Mortgage Association, Federal Home Loan Mortgage Corporation, Federal Housing Authority, or Veterans Administration. Section 9.2. Casualty Losses. In the event of substantial damage to or destruction of any of the Common Areas, the Organization shall give prompt written notice of such damage or destruction to the Owners and to the holders of all First Mortgages who have requested such notice from the Organization. Insurance proceeds for damage or destruction to any part of the Common Areas shall be paid to the Organization as a trustee for the Owners! or its authorized representative, including an insurance trustee, which shall segregate such proceeds from other funds of the Organization. Section 9.3. Condemnation. In the event any part of the Common Areas is made the subject matter of any condemnation or eminent domain proceeding, or is otherwise sought to be Page 140f19 acquired by any condemning authority, the Organization shall give prompt notice of any such proceeding or proposed acquisition to the Owners and to the holders of all First Mortgages who have requested from the Organization notification of any such proceeding or proposed acquisition. All compensation, damages, or other proceeds therefrom, shall be payable to the Organization. ARTICLE 10 -ENFORCEMENT Section 10.1. Right to Enforce. The Organization, Declarant, and any Owner shall have the right to enforce, by any appropriate proceeding at law or in equity, all covenants, conditions, restrictions, reservations, liens, and charges now or hereafter imposed by or pursuant to the provisions of this Declaration. Failure or forbearance by any person or entity so entitled to enforce the provisions of this Declaration to pursue enforcement shall in no event be deemed a waiver of the right to do so thereafter. Section 10.2. Imposition of Fines. (a) Authority to Impose Fines: The Organization shall have the right to impose monetary penalties against the owner and/or occupant of any Lot who violates these Covenants, Conditions and Restrictions or the Community Regulations or other rules and restrictions adopted by the Organization. The Board shall, from time to time, adopt a schedule for such moneta!), penalties. The schedule may provide for penalties that are assessed a single flat rate and may provide for penalties which are incurred on a periodic (daily, weekly, etc.) basis and which accrue until violations are corrected. (b) Procedure for Imposition of Fines: If the Organization detennines that a violation of the Covenants, Conditions and Restrictions, or the Community Regulations or other rules and restrictions adopted by the Organization has occurred, the Organization shall send a written Notice of Violation to the owner or occupant of the Lot detennined to be responsible for the violation. The Notice of Violation shall identity (1) the location where the violation has occurred, (2) the name of the person responsible for the violation, (3) the nature of the violation, (4) the action or actions required in order to cure the violation and a deadline for compliance, and (5) the rate or amount of the fine that will be assessed if the violation is not cured by the compliance deadline. In addition, the Notice of Violation shall indicate that the owner or occupant deemed responsible for the violation shall be entitled to request a hearing before the Board, provided a written request for such a hearing is submitted to the Board within fourteen calendar days after the issuance of the Notice of Violation. (c) Hearing by Board: If a request for a hearing is submitted, the Board shall conduct a factual hearing and allow interested parties to present evidence relevant to the issues of whether or not a violation has occurred and what action is required to cure the violation. The Board shall issue a written decision after the conclusion of the factual hearing. All Notices of Violation become final either fourteen days after Page 150f19 they are issued if no request for a hearing is submitted, or on the date that the Board issues its decision following a hearing. (d) Collection of Fines. Lien on Title: Unpaid fines assessed pursuant to Section 10.2 shall constitute liens against the Lot, be subject to the terms and conditions of this Declaration regarding liens for assessments and attorneys fees. Section 10.3. Remedies Cumulative. Remedies provided by this Declaration are in addition to, cumulative with, and are not in lieu of, other remedies provided by law. There shall be, and there is hereby created and declared to be, a conclusive presumption that any violation or breach or attempted violation or breach of the covenants, conditions, and restrictions herein cannot be adequately remedied by an action at law or exclusively by recovery of damages. ARTICLE II -AMENDMENT AND REVOCATION Section 11.1. Amendment by Organization. Prior to the expiration of the Development Period, any amendment to the Deciaration may be executed by the Declarant. Subsequent to the expiration of the Development Period, this Declaration may be amended only by an instrument executed by the Organization for and on behalf of the Owners, provided, however, that such amendments shall have received the prior approval of a vote of the Owners having 75 percent of the total outstanding votes in the Organization, and provided, however, that the obligation to maintain common areas and improvements may not be revoked without the written consent of the City of Renton. Notwithstanding any of the foregoing, the prior written approval of 51 percent of all Mortgagees who have requested from the Organization notification of amendments shall be required for any material amendment to the Declaration or the Organization's By-Laws of any of the following: voting rights, assessments, assessment liens, and subordination of such liens, reserves for maintenance, repair, and replacement of Common Areas, responsibility for maintenance and repair, reallocation of interest in the Common Areas, or rights to their use, convertibility of Lots into Common Areas or of Common Areas into Lots; leasing of Lot'i other than as set forth herein; imposition of any restrictions on the right of an Owner to sell or transfer a Lot; any action to tenninate the legal status of the Organization after substantial destruction or condemnation occurs, or any provisions which are for the express benefit of Mortgagees or eligible insurers or guarantors of First Mortgages. Section 11.2. Effective Date. Amendments shall take effect only upon recording in the County where the property is located Section 11.3. Additions and Amendments. Declarant hereby reserves the right to add additional properties to or delete properties from Shy Creek. Additional properties may include subsequent phases of Shy Creek, the Fotherengill short plat, or other properties or lots that the Declarant may wish to add at Declarant's sole discretion. ARTICLE 12 -GENERAL PROVISIONS Section 12.1. Taxes. Each Owner shall pay without abatement, deduction, or offset, all real and personal property taxes, general and special assessments, including local improvement Page 16 of 19 assessments, and other charges of every description levied on or assessed against his Lot, or personal property located on or in the Lot. The Organization shall likewise pay without abatement, deduction, or offset, all of the foregoing taxes, assessments, and charges levied or assessed against the Common Areas. Section 12.2. Non-Waiver. No waiver of any breach of this Declaration shall constitute a waiver of any other breach, whether of the same or any other covenant, condition, or restriction. Section 12.3. Covenants Running with the Land. The covenants, conditions, restrictions, liens, easements, enjoyment rights, and other provisions contained herein are intended to and shall run with the land and shall be binding upon all persons purchasing, leasing, subleasing or otherwise occupying any portion of the Plat, their heirs, executors, administrators, successors, grantees, and assigns. All instruments granting or conveying any interest in any Lot and all leases or subleases shall refer to this Declaration and shall recite that it is subject to the tenns hereof as if fully set forth therein. However, all terms and provisions of this Declaration are binding upon all successors in interest despite an absence of reference thereto in the instrument of conveyance, lease, or sublease. Section 12.4. Attorneys' Fees. In the event of a suit or action to enforce any provision of this Declaration or to collect any money due hereunder or to foreclose a lien, the unsuccessful party in such suit or action shall pay to the prevailing party all costs and expenses, including title reports, and all attorneys fees that the prevailing party has incurred in connection with the suit or action, in such amounts as the court may deem to be reasonable therein, and also including all costs, expenses, and attorneys fees incurred in connection with any appeal from the decision of a trial court or any appellate court. Section 12.5. No Abandonment of Obligation. No Owner, through his non-use of any Common Area, or by abandonment of his Lot, may avoid or diminish the burdens or obligations imposed by this Declaration. Section 12.6. InteroretatiOn The captions of the various articles, sections and paragraphs of this Declaration are for convenience of use and reference only and do not define, limit, augment, or describe the scope, content or intent of this Declaration or any parts of this Declaration. The neuter gender includes the feminine and masculine, the masculine includes the feminine and neuter, and the feminine includes the masculine and neuter, and each includes a legal entity when the context so requires. The single number includes the plural whenever the context so requires. Section 12.7. Severability. Invalidation of anyone of these covenants, conditions, restrictions, easements, or provisions by judgment or court order shall in no way affect any other of the same, all of which shall remain in full force and effect. Section 12.8. Notices. All notices, demands, or other communications ("Notices") permitted or required to be given by this Declaration shall be in writing and, if mail postage prepaid by certified or registered mail, return receipt requested (if a Notice to Declarant, the Organization, or to fewer than all Owners), or if mailed first-class postage prepaid (if a Notice to Page 17 of 19 all Owners), shall be deemed given three days after the date of mailing thereof, or on the date of actual receipt, if sooner, except as otherwise provided in the Governing Documents. Notice to an Owner may be given at any Lot owned by sllch Owner; provided, however, that an Owner may from time to time by Notice to the Organization designate such other place or places or individuals for the receipt of future Notices. Notices shall be addressee to the last known address of the addressee if not otherwise known. If there is more than one Owner of a Lot t, Notice to anyone such Owner shall be sufficient. The address of Declarant during the Development Period and of the Organization shall be given to each Owner at or before the time he becomes an Owner, If the address of Declarant or the Organization shall be changed, Notice shall be given to all Owners, Section 12.9. Applicable law. This Declaration shall be construed in all respects under the laws of the State of Washington. Page 18 of 19 IN WITNESS WHEREOF, THE UNDERSIGNED DECLARANT HAS EXECUTED THIS DECLARATION THE DAY AND YEAR FIRST ABOVE WRlTTEN. CONNER HOMES COMP ANY. STATE OF WASHINGTON) ) COUNTY OF KING ) 5S. On this ___ day of , 20_, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, ________ _____ ___ personally appeared to me known to be the ----;_----;---;-_;-c; __ :of Conner Homes Company, which executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the said instrument. Page 19 of 19 Printed name: Notary Public in and for the State of Washington My conunission expires: Deleted: CONSENT BY LENDER DEVELOPMENT PlANNING CITY OF RENTON JAN 272006 RECEIVED PLAT NAME RESERVATION CERTIFICATE TO: JOHN SKOCHDOPOLE 846 108TH AVE. NE, SUITE 202 BELLEVUE, WA 98004 PLAT RESERVATION EFFECTIVE DATE: August 30,2005 JOHNSMONROtt,1ITSUNAGA pile ATTOfilJEYS AT LAW The plat name, SHY CREEK has been reserved for future use by CONNER HOMES COMPANY. I certify that I· have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire August 30, 2006, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. ® King County DDES DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES This certificate provides the Seattle King County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. 900 Oakesdale Avenue Southwest Renton, Wa. 98055-1219 King County Certificate of Water Availability Do not write In this bex number ----------------------------n-am-e----------~9EvELOPME NTON ING JAN 272006 RECEIVED Q5I Building Permit o Short Subdivision o Preliminary Plat or PUD o Rezone or other _____________ _ Applicant's name: Conner Homes Company Proposed use: Single Family Residences (62 Lots) Location: Between SE 2"" street and NE 2"" Street In Renton, WA. Between Jericho and Hoquiam Avenues In Renton, WA. (attach map and legal description If necessary) Water purveyor information: 1. 0 a. Water will be provided by service connecton only to an exlstlng-.lL(slze) water main that Is fronting the site. OR 00 b. Water service will require an Improvement to the water system of: o (1) feet of water main to reach the site; and/or o (2) The construction of a distribution system on the site; and/or 0(3) Other (describe) Developer Extension required. The 6" AC main to be replaced on Hoquiam. Distrlctwlll require all related easements. Location of new main to be detennlned at Pre-design meeting. 2. 00 a. The water system Is in conformance with a County approved water comprehensive plan. OR o b. The water system Improvement is not In conformance with 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. 00 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 o b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. 00 a. Water is or ~ available at the rate of flow and duration Indicated below at no less than 20 psi measured at the nearest fire hydrant _ feet from the building/property (or as marked on the attached map): OR Rate off/ow at Peak Demand Duration o less than 500 gpm (approx. gpm) 0 less than 1 hour o 500 to 999 gpm 0 1 hour to 2 hours !EJ 1000 gpm or more !EJ 2 hours or more o flow test of gpm 0 other ________ _ o calculation of gpm (Note: Commercial building permits which Indudes mul~famlly structures require flow test or calculation.) o b. Water system is not capable of providing fire fiow. 5. !EJ a. Water system has certificates of water right or water right claims sufficient to provide service. OR o b. Water system does not currently have necessary water rights or water right claims. Comments/conditions: All fire hydrants to be Installed per Fire Marshall requirements. GFC $3200., Meter Drop $450., WI A $125. TOTAL FEES PER LOT: $3775.00 FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE I certify that the abeve water purveyor information Is true. This certification shall be valid for 1 year from date of signature. KING COUNTY WATER DISTRICT #90 Lester Plele RENEWAL FEES: WI IN 1 YEAR $50.00 Agency name ~~tOry n~!r_ AFTER 1 YEAR $125.00 Superintendent .r;XJ;~d---& 12/07/2005 Title SIgnature Date Z:\Water Availability Certificates\Waler Availability\Shy Creek\Conner Homes,Shy Creek Dev.Doc AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) Jeffrey S. King duly sworn on oath, deposes and says: 1. On the 31st day of January ,JUI2006,Iinstalied infonmation sign(s) and plastic flyer box on the property Between SE 2nd st and NE 2nd ST for the following project: Between Jericho Ave NE and Hoquiam Ave NE, Renton,WA SHY CREEK Project name -.-~ c being first 4 public located at Conner Homes (Parcel A & B) --~A~l~9~i~Q~J~~S~m~1~'t~H~+{¥~~~~rts~e~l~G~)~Henry & Diane Owner Name ' Kamphaus -Parcel D 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. Thislthese public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chae)er '7:Title-~ of Renton Municipal Code. /' . / ",/;~/ ( /'<..--.--:.-/ ~ ~---- ;:::::>Tnstaller Wature -:> . <)f' , SUBSCRl.BED AND S~ORN to before me thi~ day of In' I vU· .J Notary Public r.-j / ' " -\(]/j '" ' ~2u:j<, , --' State of Washing Ion II,,,.{ (/ / AJ L , , '/L' (-G\ POlLEEN E, DELANEY NOTARY PUBLIC in and for "1he State of at V1 asl M~!ntment Expires Feb 8, 2006 , j j;, ~J it, residing 1.:" dIY"'t-d, My commission expires on )-rLJ J \,/ '2 ct.: (, . Q:\WEB\PW\DEVSERV\Forms\Planning\pubsign.docOS/27f03 o PROPOSED LAND USE ACTION Doo\IelO!»UII>l SeI\1I«lS Oll/islon 1 ~$Iilth!3rtIIiY Way Riao!ICh. VWttll>Ulon 98055 (4:Z5) 430-7iOO f------sriiMAP~-~---: .• J ·'lilfnfnatiKL I "1 -. 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PRO'I!O£D BY rH£ l1TII.Jrr PIJR';f;'fOIlS. rn( r;p 'iH AI..L VERIFY 1111: ()(,I,CT LOCAnoN, fI.£VAnO/l.· AND s:zr .. ,~ 'Jnu llCS PRIOR ro CONSrrwC7ION. ",,:'15; Hfsr;m;nONS OR RcseWHIO!> OF PECORa o'I};/O< >toOt.ilO f}~'{) 9r nnE <rU'ORr ,(R!" 5NO;o:\I. ;"l ces 'II' • '-'OU!!.IE ZOS OF PL A ~, "ilriC 20. < .' '),w Fllo£ ,.efle IRACTS _ 'AXtiUf" 12 Of' P~A IS; PM;£: IGI . ";;>01(" PARK orv. I _ vaU.II£ 72 OF PUTS. 1'ACE 50. ! ,':If JaIN R. SHO()K _ \'lXti.\I£ 25 " SlRI£tS. PAGE lin ':1 ~ CLARENCt: l. SCHTIIY. .R. _ KllV.'oI£ 25 OF SlII?IOS. . ",r( r OR r!OWAFlO 6N/ASifY _ gOO( /45 OF" 5!A'?1("YS, PiI(£ '-! Y FOR 8URNST£AO CONSrfWCOO'/ _ /KJCK ro~ 00-;, ~'''-'''OR K£NN£1II II. Gl'/£CCWY _ IJ()()X 7 01-" SVR~r.5'. S:1Y CREEK Legend Sheet Index PRELIMINARY PLA T l eo VER SHEET 2 PRELIMIHARY PLA T 3 PRELIMINARY GRADING PLAN 4 PRELIMINARY DRAINAGE AND UTILITY PLAN 5 -6 ROAD PROFILES 7-B FRONTAGE ROAD PROFILES VICINITY MAP NOT ro 5"CAl.£ SCALE: 1" = " , '.' '00 , Dat e: January 31, 2006 TRIAD \ ... " I I { I \ T r ... ---T o: Laureen Nicola y r Renton, Development Scrvices Renton City Hall -6th Floor 1055 South Grady Way R enton, W A 98055 .Io b No: 03-185 Projec t : Shy C reek E ncl os ed arc : o Prints o Copies o Repro du cibles o Rep urts ~ Doc uments o Specification s o Other Th ese h a ve be en se nt: o F or Yo ur Use o For Your R eview / Approval o For Your ,",'ignul ure / Return [8J At Yo ur Reques t ~ Fo r Your Records o For Yo ur In/ormatio n o Other Qualltil~ l)'lte Ill'''icriplion Re marks: Lauree n, 1/31/06 1/31106 Executed Affidavit of In s tallation Public Information Sign Map showing locations of installed signs 425.821.8448 Here is the affidavit as required to complete the preliminary plat a pplication for Shy Creek. Plea sc let me know if y ou nccd anything el sc. Thank y ou. ,. I" ~ 'J ,7 , .,ent ,y : II L «' Stcphanie Godby / Planning Technician ' Copies To: land D eve lopment Consultants Printed: 0 1-27-2006 Pay me nt Ma d e: T Y OF RE N TON 1055 S. Grady Way Re nto n , W A 98055 Land Use Actions RECEIPT Permit#: LUA06-009 01/27/200604 :4 9 P M Receipt Numbe r : T otal Payment: 2,500.00 Payee: CONNER HOMES CO Current Payment Made to th e Following Items : Trans Account Code Descript ion 5010 000 .345 .81.00 .0007 En v ironmental Rev i ew 5011 000 .345 .81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Payment Check #52680 Account Balances Trans Account Code Desc rip tion 3021 303.000.00.345 .85 Park Mitigation Fee 500 6 000.345.81,00.0002 Annexation Fees 50 07 000.345.81 .00.0003 Appeals/Waivers 5008 000.345 .81 .00 .0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Condit i ona l Use Fees 5010 000 .345 .81 .00 .0007 Environmental Review 5 0 11 000 .345 .81.00.0008 Prelim/Tentative Plat 5012 000 .345.81.00 .0009 Final Plat 5013 000 .34 5 .81.00.001 0 PUD 5014 000.345 .81.00 .001 1 Grading & Fil l ing Fees 5015 000 .345 .81 .00 .0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5 0 17 000.345 .81 .00.0014 Rezone 5018 000.345 .81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00 .0016 Shoreline Subst Dev 5020 000 .345.81.00.0017 Site Plan Approval 5021 000.345.81.00 .0018 Temp Use or Fence Review 5022 000.345 .81 .00 .0019 Variance Fees 5024 000.345 .8 1 .00.0024 Condit i onal Approval Fee 5036 000 .345 .81.00 .0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000 .341.50.00 .0000 Maps (Taxable I 5954 604.237.00 .00 .0000 Special Deposits 5955 000 .05 .519 .90 .42.1 Postage 5998 000.231.70.00.0000 Tax Remai ni ng Balance Due: $0.00 Amount 2 ,500 .00 .Z\mount 500.00 2,000.00 Balance Due .00 .00 .00 .00 .0 0 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .0 0 .00 .00 .00 .00 .00 R0600450