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"'" ~ ' ' ~ ¥ er· ,~ § ,. i I, z 0 -; :;o ::u -; )> :c 0 :a' -; m ff) (/) -; --om ' -:;o • '101 ,1,,.,,, Is : " . ! .. , .. -... \'J ,t'. ; ~ ij "'·" ,_.., ..c.... .,.,,.,,.,,,,, ~ :0::::: "'? z G) ' a)> I . :;o c,J O g m z i ~ --r 1 f"V·~• ~,- I " I I :I . ,.. p V, N b :>E z (/) I '1J N V, z .t._._" ,., ..... I' ~~ ·z G) r'1 ;i, ' ,. .. ,.,_,. !~ ~ '. tf s. ~ " " J< U1 r'1 :>E ~ Ii ' -----1 ii---...---t--,.,1 · ... T,"""j., ~ • 1 --- ' '[ I ,, L:J .JAEGER ENGINEERING L4J<£SJDE FAIRIKXID SHORT PLAT 94i9 Soulh 204th PJoce 8 LOTS Ker1t, WA. 98031 NEIGHBORHOOD DETAIL MAP Phone No. (253) aso-o9J4 18621 )!6th AV£. SE fox Na. (253) 850-0155 APPROVALS: DEPARTMENT Of ASSESSMENTS RECORDING NO. VOL./PAGE CITY OF RENTON DEPARTMENT Of DE'>'E\.OPMEl>ff ANO EN'o/1RONMENT"1. SERVICES SHORT PLAT NO. LUA09-079 SHPL EKAMIHEll NICI Al"l'l'tt1VED TlfS -DIIY or----· '°--EXIMINEll NCJ APf'ROIIED ntlS __ ~, ~ "-- RENTON, WASHINGTON DIRECTOR. I.AND USE SEIMCES DMSlON """"' SCALE: t DiCH --40 JT. 0 ~ M EXAWINID NID AP!'Ra.'ED Tl'IS --~,oe ----, ''--"""' """"' PORTION Of I err, Of REKTON ADMINISTIIATOR, DEPARTMENT Of PUBLIC WORKS OWNER'S DECLARATION M:COIMT NliHEIEll _.s_~_1/4 of -~S,__1/4. S._}2__ T._2_3 __ N., R._~_E.,W.M. LUA09-079 SHPL KNOW ~ PECf>LE Ef'I' 'ltlESE PlltSOITTi TW,T WE M UHDERSICkED, IJWl,IERS GENERAL NOTES lEJW PESCBIPDON LND-20-0548 OF" INTER£$T IN THE VHD HER(lh" SHORT SU8DMDE0. 00 HEREBY r.w:[ A SHORT SU8DMSION. lHEREOF OECl.,l,RE llf1S ~ TO BE lHE GRAPHIC 1. HO DSEMDiTS PER reoR TITLE COl.lPAMY 0.0.TED .W.. 21. 1014 FROM TICOR TITL.E COMPAN"I' T1TI.£ REl'Ofl'f C,,..TEO FEB. 21, 101• PECI AftADON Of COVFMANT· R£1'RE:SEH1'ATIOM Of TH£ Sf.Mt, NIO THAT THE SHORT SIIIIOMSION IS I.WJE GUIIWllEE HO. IS!>2751Z. <llJNIAHTtt NO. M:!7512. W1Tl1 Tt£ f1'EE (:ONS[t,lf f.NO IN MXORCWCE WITI1 1llE D[SIR£ Of THC """"'· 2, ZOMING: R-B Tt£ u.sr HALF or THE £AST IW.F or P01mON Of' ™E SOUTH HM.I" or THE OWNU!S OI' L»ID EIIElt<ie[C, Yl'f™IN THIS SHORT PlAT, IN RETURN FOR IN WITNESS WHEREOF WE S£T CUii IWDS IMJ SE,ll,.S. THE NCllrJttEl,S"f QlWl'l'ER or THE SOVIK£AST QlWl'l'ER IN SECTION 32. Tt£ B£NU1T to ACCRUE f1'0M 1116 SL'IIDMSION, !:ff SIGNING HE:RE:ON ~~~,~~i\Gff: 'IOWT<ISHP 2J NOll1ll, RANGE 5 OOT, W,M., IN 1(111(1; COIJM'I'. WASl-llffOTOH, ~ HID ,l,GREI: ro c~ ffl[ BENE11Cl'J.. lfll'(lt[ST IN THE NEW LYIMC NOIITT£RLY Of' TH£ SOUTH£RLY !OS.1 FEET Of' SAIi SUBOMSION; PftM\TE E.OSalEKTS SHOWN °"' THlS SttORT PLt.T TO NN' >.HO 1'1..1. MURE DCCEPT THE EAST 30 f'EET C<lfoM'l'ED TO ktlC COUN1Y fOII: 1 I 15TH P\lftC~ Of THE I.OTS, OR Of NN' SUBDMSION THEREOF. THE CCNENtffi WILE btvilOPMENI, lle 4, PUJ!POSCD US£: lt-8 ZONE: Sll<IGl.E r-.v DETACHED RESI0£1m'J... AVEN..IE SOlJIHt.oST 9Y O£Ell JIECOflOEtl I.MIO! FIECOROIIICl Jll,,ajBtJ! S>W.I. ~ WITH THE I.AND AS SHOWII OM THIS g.cf('f PLt.T. lSU2"40, s. PAACa. HIIIIIBEll' 32230:!ltnJ. OESICN ST,IJ,,l(l,l,Rl)S APl'UCABI.£, llff1W. I-IQW( COHSTflV¢TION ON T>!ESE l.OTS S>W.I. COIIIPLY WITH 11:MC 4-2-115, otSIClt. ST"'1ICWIOS ~ SUCCESSOR 6. TllE FRONT YNIOS Of' LOTS 1 NC II SH.11.l.. B'I' QRIENT[l) TOWARD """' ,,, ....... ACKNOWLEDGMENT Sli: IIIG111 PV,CC o\llD NO DIR£CT ACCESS S1W!. BE M..l.OWEI) TO '!MES.£ I.OTS FROM 1181H AVr. S.£. FRONT YARD ~Etl'T/1.11011 A'-IO .o.ccrss FOR l.OT 1 mo l.OT 6; LOTS 1 ,t.ND II S1i1U TM([ ACCESS OJ,ILY FROM SE 1116TH P1.ACE NiO FRONT YAADS IN WITNESS WHEREOf WE S[l O!AI HANO$ NC SEAi..$, SHl,Ll. B[ CIR1[tl'TED TO'/t'AAD S[ \86 PLlC[ . _, .!llfA TOTAL AA£J. ~ PROPOSCD PLt.T "' :la~IJ S..f', -1.34 ACl!CS ~=-11 LOT , -46IIO s.r. LOT 2 • 4512 S.f, ST/I.TE Of ' LOT J .. 4522 s.r. LOT 4 -4514 s.r. ,~ LOT 5 -4534 s.r. =~ ) LOT a -4507 s.r. 1 CERTIFY TIIAT t KNOW OR HI,',£ S.I.TISl'ACTOff'I' EVIDENCE TIIAT LOT 7 • 4511 S.f. LOT B " 45® S.f. TRACT • .,.. tJP..1.11,W;[ .. a,2s s.r. SIGNtD TKIS DECICAOON NC /1.Cl<NOWI.EDGtD ft TO Bl: {HIS/HER) FREE AND \IOLl.MAlf1' ACT FOR M USES AND PURPOSES MEHOOMED IN M NIVo 1M l£W PUIIUC SlRE£lS 1~ S.f. OR 0.34 ACMS IHSTRUMEITT. \ll£llAAO: 610 S.f. -C,,I.WlOR"I' 3 OH-SITT: """' WITH A[)l)L. 218 S.F. OfF SfTE. TOT~ NIE>. 6:28 S.F. (ElCEMPT) SIClN/1.TUR! Of t£T AREA: 43570 S.F. 0A 1.00 ...::RE. CITY OF BFNIDN NOTARY PUfllJC PRINTED tw.1£ Of B.ISIS Of BEARIIIG: CALC'O N 2"11'1r E NOTAlf1' PUBU:: M.CING OOITERUNE Of' 11BTH A\/f. S.E. mu HORIZOtl'T.oJ..: NAO 198.J / 91 = >,£Rl1Ct,L: NAVO: IDa& IIY moNTMDIT El(Pfl:ES LOTS!'!HROl.Ql8,N::l.llSIYE.SWil.L~Ni =~~ SUINEY CONmOL NrTWORK EQlW. NIO UNDMl£II OWNERSHP MtREST IN MONUMEHTS ,I: BDICHIMIIKS lRACT"A" THE PRECEOI~ STATEMENT OBUC:.liTES THE Stu.ER Of THE LOTS NO. 1688 CREl!lfD TO °ExPRESSLY GRANT ND CDINEI'" '!Hi; LOTS "rOGCTHIJt W. 1 / 4 CORNEil: :U T.23N R.5E. 'liJmWI [QUIJ. NIO lK)M!)[D 1 / 8TH WftREST IN TIIACT "A." lOC\TlOM: FOUMO A 1-J / ~-(OIJTSIDE OW.[T[R) N wrf)l[SS WHER[Of WE 5a OUR twfOS ANC S£ALS. $TW. -llLllD WITH CONC~ETE OOWH 1.&' N A MONUWENT CASE AT nlE CONSTIU>CTED l>ITERSECTIOO -OF SE 184TH ST .• .It. 116TH 11.\/f. SE STOf!M blWMAGE FACUTIES I.WNTOWIC£ Cl'.M>WIT NO. 1873 ·---LMDOI K'HG ClltJMTY RD:. t.D. 5£ J7S ST. NW ~HO! 4 l.22N., ~-~· " ~I ~ LOCATIOH; FOUHO A COf'!>OI T/1.CK N l.fACI ON ~ 3" CONCRE!t: POST MON\JWD<T DONN O i· IN A STATE OF' ~ ~ MONUMENT CASE AT nlE IMHRSECTION Of SE 1g2ND Ul1llf'( tASEMENTS TO TI< SOOS CR[f)( WATUI MIO SEWER aslRlCf ~ ST. a: 116TH A\/f. SE. ,~ lNXl'i: !ONG COOtm' R(C, MO ~ ' g_JJJQ_ST. """"~ ) .,,. I CERTIFY TH,I.T I KNOW OR HAVE S,I.TISl'ACTOAY EVIOOICE TH,I.T ~ 1-"'" ST. I ~ SIGNED THIS OEDICATlOM HID ,oci(NO'M..EDGED IT TO 8E (HIS/HER) FREE < 5£ j<>6 ST. f--SITE NfO YOl.UHTAR'!' N':f FOR THE US£S N>!D PURPOSES MO<TIONED IN tH£ IHSTFM.100. ~ • ~"" S£ 1811 ,;r. ·,"i~·' SIClNATURE Of --~ PRINTED IWIC Of' :"..: ,:.:,_ tlDTARY PUBLIC S£ 192 ST. ·-o-. = r -"j 11Y APPOll<TIEHT EllPIRES SITE AQQRESS· \'1CINiTY MAP ?:,. 29276 ..-: 1BB21 1181H NI£. SC N,T.S. ·ff.q:~.1.<.'<;~l" J..SSESSOll'S NOS. J:l:230M113 N;, L•~~ RECORDER'S CERTIFICATE ................ LAND SURVEYOR'S CERTIFICATE LAKESIDE FAIRWOOD THIS SHORT PLAT COA:RECll Y REPRESENTS A SUR~Y FILED FOR RECORD THIS . DAY OF ........... , 20 .. 1.4.IIOE BY t.4E CA UNOER t.4Y DIRECT SUPE!'l\1SION IN ~ Tr.:ee Surve(.,ors SHORT PLAT AT. 1.4 IN BOOK OF ........ AT PAGE ........ AT CONFORMAHCE WITH THE REOUIREI.AENTS OF Tl1E APPROPRIA'TE STA'TE ANO COUNTY STATUTE ANO PRO SSIONAL LANO URVEYORS THE REQUEST OF ................................... ORDINANCE 1H ............... , 20 ... 10007 GRCEWWOOO AV£. N,. SCATTLE. WA 98133 (20G}~25-J6BO O"M,1. BY om JOB NO SURVEYOR'S NAl.4E NP 1-27-14 13205 .................................. CHKO. BY $CALE SHEET MANAGER SUPT. OF RECORDS CEfHiflCAlE NO. ........... TG NA 1 "' 2 CITY OF RENTON SHORT PLAT NO. LUA09 079 SHPL RENTON, WASHINGTON SE 186TH ST. ' SE 18 4 TH ST. I RECORDING NO. VOL./PAGE ~ SCALE: I INCH • 40 n. f'NO. 1" lllo'.. !flOff PIPE Fil.ED 111/COI-IC. o 40 !IO "= OWN. 1.7 PORTION OF ~ 0.0o!' N. ON l.tlE VISITED: 11/2013 _5~_1/4 of -~~-1/4, S._Jf__ T._2J __ N., R. _ _2_E.,W.M. , .. ,/ , •' ' ,) " ,.s· Pl.8Ue ~'J SEWCR=.:::c_~ ... /'" ,,, ,>'' ,,....,. -"""/' ./ "' , •' . ,) ~ N ll'M'tr r...a.a \ 131.70 ..... ... ·1.158 TN89"S7i2·EWT-- ~~~~ s.r. -~'?!11 7s.r. • -- ,< ,,.,. ,'> ,) • air • .... LOT 6 All£Aa4II07 SF. J! R-15.00 111 ,....., e ...,.,.., 11518 • . i, " gl -30'-J -3(l'- ' "" R•l.5.00 L-4.&1 6•17'~'12· R•l!>.00 L•1B.'8 _&oo7V31'+4" I 1Hl2 ;;;1 11i38 -...!!!-~ i __ -'f a; EXIST, OR!VEWA'I' . .... . ,,~ ~~ ~-/ ,) ' ii 1J1. 0 .... \. • I 7,;r . I . ~ -~-,'...,...,]!,"Iii • • .. -r i ,·--·--, • i; ~: z .. .,, -... --r ------... ... R-1&.aa ~ t., La24.0S C c ~) 6,o,t1"S2°0t"'~ i:; J::i; '~J;t:fol,$ ; LOT 5 a LOT 4 z LOT J z LOT 2 z ADlllTIONAI..RaW AAEA•4Sl4 s.r. AAD.-4514 SF. AREA-4~2 s..r. IIREA-4512 s.r. LOT 1 11431 11437 11~3 11509 ~ s.r. ..., I .., S. Ut ~ 606.1 ,m ~L111)ls.1/21J;.. l/2. ,.,, .... N W40'l1"' w-at.a fG-7../J, \JOI..· ~B'2.\1..L ~.o.s-at~sa; '""-sc't',00\.. t1..0.lt~"I '2.~5-9~ "'~ -·n-* '3?. 11515 .I 1!!.00 i 1~ vi ~ "' l (0 --I 1r/ Uftll't' ESM'T , .. ,s.oo L•1e..'45 6•70'"J1'44" EXIST. DIIMWAY ElCtST. Ofl'-'EWAY N M"29'25. E I N ao-29·2s· 1331 r * CR _ ,1m -30'-I -JO'- 2112g.s2 13:!il.50 j m1sm.15 30.o FNO. 2··()1,l IRON • ~ ; I§ •f----:1~ •• ~ ~ Pll'C Fil.LED W/CONC. . "" D'IIN. 1.7 0.0$' N. ON LINE WlITTl): 11/201J •1 '"'·" I OM,,. I ,ro,. ! mo. ,.,• -'., N 119'401W E PIPE N Cl.SE :-DWH. O.t le "' w 0.0II" W. :W: 0.Cl!I' N. '---• VlSITEO: 11/2013 ~ -~~M ~f r~t°'~ ~ 'i::; z .Ito.>.-,) H , I~ "'/" !~ .ll..ll__ I u,2.41 N 811"50'24" W-21124.8.2 ~,E : ;:; SECTION CONTROL SEC. J2, T. 2J N., R. S E., W.M. -NOT TO SCALE- CR MO~ f!873 FNO. TAC!< IN LEAD IN CONC:. IN CAS£ DWN. 0.7S O.CN!i S. ON lN: YISITT:D: 11/201.J FWD. TAC~ IN LEAD N COMC. IN Cl.SE DWN. 0.7S C.Ofl S. ON UNE VISITED: 11/.:IOIJ FNO. o.s· IRON -·-OWN. 0.9 o.09' w. x o.ce· N. VIS!TED: 11/201J S.£. 192ND ST. lie Tvee Survevors PROfESSIONAL LANO ~UINEYORS 10007 GREENWOOD AVE N .. SO.TIU. WA 98133 (2D6)52:'.i-3860 LUA09-079 SHPL LND-20-0548 Wi.rJII ~ ~ ii) ,OUND 4' X 4' CONC MON WITH 1 5/8" BR.ISS ~tSC It PIJHCli IN CASE. (2/0J.) --•--ro.c£ UH£ AS NOTtD IIF'Nt l!OMO FEMCE e SET 1/l' X 24' R£EIAA Wl1'll 1 3/4' Pl>STJC CAP STAMPED 'TYE[ LS 2g2n• X srr TACK N LEAD W/TAO NO. 2927& EOUIPMENT & PROCEDURES flELC, ~ CONPIJ!::TW lJ9IG A COMIINIITION OI' GPS USING A 11£FDtENCE ~ Mil A 3• ElECT1!0III: Tm".r.L STATION WAS l!SED fOR THIS flELC, lAAVERSE SURVEY. SUll:Y£Y PROCE£ll/R£S I.IEET OR EXCEED STATE STANCWICIS AS. Sl'EClf"IED Ill' WAC. 3,!12.-1311 WIT11 ~moJII[) TO LJHEN'I ANO ,1,NGULAR CLOSU~ES. .oLI. I.IU.SUl'IING IMSffl(Jl,IEM'S FOR THIS SUfl'VE'( HAVE SEEN IIWN"l'M!ED ~ TO w.NUfACT\J!£S Sf'EClflC,l,.TlONS ANO HAVE BEEN CCWWf£1J WITH A NIITlOIW. G[OOETIC SIM.£Y C>.I.JOPATED lll&UN£ -TH[ u.sr 1.:1 MONTHS. NP CHKO BY: TG LAKESIDE F AIRWOOD SHORT PLAT 1-27-14 SCALE: , .. = 40" 13205 SHEET: 2 °' 2 zo ~w r5 > "'w :!5 u >-w t:: 0:: () en D ~ -.... "" <t: ::;;c > 0 (.'.) z 0 ...J ::> ca w z i . I i I: I 1!11 I • • • ·,11 ILi!, ·i1i!111~, .!,.,,." !II .:11 Hrirltll i ! i •• I .I i "/,/f' /_I_L:J,:: ,- 1 I I l -.--l --,rtu~_ I '7~ ','.'-,-=---·--... -I ,; I " ' I -I I r ' I I ~ ·• I G •• 1 I ' 9! j I I 1--.,,., ··" I ;- i I ~· L -:..:.u.-_J ~""'-~""--1 r I I ·• I I sj I I I I \ ___ ..,._ __ I -~- - ! i isc \,: w l!J > "' -.... "-w ""' 0 (.) >-w !:: a: () z 0 en > 0 ('.) z Cl ...J ::, g:i ,_j 0 ~ N n '" 7 r- ;~ 1~ 11 iii I! I I' II ~-___,. 't I I :1, ' I! 1 11 -,._ ...... I 0 -~ ~ € h ' ' ll • '~ t ~ . . 1' 1 ll.' •• ' • I Ir, I! : l j.J111,1~. ~ i ~3~31~,j V I I 0 -- \ \ s -~- J~ , I w s """ HAGENSON ~~"!;"~.:.:.;;:-to SULT''NTS ··-·-····-N n , LLc ::=: ~"'.:,;~:::L;i:u =~ .,.._._.""'°"',,,_..-.,.,.,." ,..._'"''"'"',.,.. w. '"'"' CALL41HOUU ,._ _: ~:.:.=-~~-BEl'Ollt~ YOU DIG ---1~~ N'.-·,14 o~ s~ 1/L OF S[C. 32, TWP. 23N., ~GE. 5E., W.M. CITY OF RENTON -----i=lECEIVEb- I MAR 3 I ?:._ '.J ------ --··-·-,•V, : -~~·,· S.E. 181th St BUILDING DIVISIO ------~-----4 ~;_, ... I,-,,.,, '~~ C"'l ::.."i!ll\Jp ------....--... I t I = +' """"". ==---· GR,o,,-,c SCALC ! . r'i~-/ ~~,·-h ,m, ~ .:;~1. \(R"ICl,I.O•lUW ... --;:.,--:'".l-""'-•! .I., ..... ,._ --:-:":'/:,.., it Bf!>:><""" TOP-Yroc""'""""''-'"'"''"' ,,,..,,Cf,.-,:T"'.ll =-. ,,. .. F1 ~· L-~ .,,..:;:/ : I I ___ ..,,_j_ __ ,._,, __ I __ ,....~---~-- I- :. ,. s "'·-:=-.t.~-~ -~, f l . -~ • -"'-"',;co P a ·s· 13 c;TY C<JU>4w'' -·;.., ------J ,-_,, J ...-.-w C fY OF ~-"'" •«• '' '" . j ,e( :.,: I · -~~ I I···® Mle REN ro, I~_ ~.'!$ION ---__ 11' :,,.-, """" ---::.:::::.. J. ___ :~·•~""""'/'"""' '""" o.p ("""''"°'T OIIO lll1) D-371704 Otf;'tj''"'°"""""'TC~NST,l<ll~ ~t&z_ -0~ -=-=-I Silt COOTROL PLAN L.>.KESIDE FAIRWOOO PLAT \Be:;11. 116THAVESE flENTON. WASiiN.Tctj LAKESIDE INYESMM-5 LlC ,-, , ~11 fHI:.JlEll'Jll\t, 20 S1 LU G> o::-u_W O(.) >-w !:: a:: u w z z ()) > Q (.'.} -:,, ~- 0 --J 5 CQ --~- ' --• I I ---j ' _ ____J I __ j ~ 8 C ~ I ' :;'. C ' ! ~ • ' I~ 0 ' ~ -' i 0 ~ ~ ! ~ ;, ~ d & ~ ' ' ' e § I g ~ ; e ' " ' ' ' ! ~ ! ! ; ; ; ~ ~ l ~ ;, § :-' ~ 8 ~ a: ~ ~ i!i '"' ! ! ! " ! 8888 j' 1 ' ; . " ' ' I ' • m i - I ! J ' :;:jj"' ~~ • ,nl ! < ' l' U.Q."'15 . ~8w~S ,, Q. ~ w ,, "";tic1:~!1 I, ,, ~~!~~ ! T- ii~~, I t • ~~-I 1 ! 1 • • ' ~~: ! Qi, ~~ ':::w "'-:;:il:l 0~ ' 0 If 5 .~ ii e, ~. ~@ I ' . ;;/ l ill:1 11•!1 u ~ ~ . ... ~ : 2: ~ 111_ I 8 0 1::1 · , V, l' z "' l" "' ..,l -•! " ::, j''l :§ ~ It ~ oi 'i u < ~I w ~ ffi ~ --~-- GRAPHIC SCALE ·-- NE 1/4 OF SE 1/4 OF SEC. 32, TWP. 23.\J, RG: SE., W.M -----·---·--· ---------· ------- CONSTRUCTION NOTES 0)c~STflUCI (Ul[)IT ~0:.,:i[ CURO AND OJli[R P[R on lf Rl:~ION SW,OA!l[) f'lA~ '004 5 {DCOIISTROJCT RO,IOf!Ai' PER Pll~,cES .11<D SORHl SECTIDl<S (DSE£ SHaT C7 Fl)l Slcm! 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II P "% ------------- :ul ,I~ i I~ I :i1 : .. : .. ;ii,, .... :1i1 Hilnl CJ) z 0 i= u w CJ) _j _j "- ' Denis Law Mayor March 16, 2015 Yvonne Bui and Chuc Nguyen 3520 S. 1281h Street Seatac, WA 98188 Department of Community and Economic Development C.E."Chip"Vincent, Administrator RE: Steps to be Accomplished Prior to Recording of Lakeside Fairwood Short Plat, LUA09-079 Dear Ms. Bui and Ms. Nguyen: The following is a list of the outstanding items that need to be addressed prior to recording of your project: • A recent site visit noted some plants were not completely planted (root balls projecting above the soil line) and some plants had been damaged/removed by vehicles. Once all street frontage (off-site) landscaping is completed (including pond area), please have your landscape architect visit the site to verify that the plantings are installed successfully per the approved plan. Please also have your landscape architect review the alternative plants installed on the front side of the pond and suggest any needed additions necessary to provide adequate pond screening in the very limited 1-foot space remaining between the pond fence and the sidewalk. Because there have been significant field modifications, please have the plan amended to be consistent with what was installed. Please also continue to show the future on-site landscaping planned for each individual lot's front yard. • Once the landscaping plan has been revised and plantings have been installed pursuant to the plan (and written verification has been provided by your landscape architect), then we can release your $36,843 assignment of funds so that you may use this money towards two-years of pre-paid watering services. Alternately, the City could retain these funds and you may choose your own Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Ms. Yvonne Bui and Ms. Chuc Nguyen March 16, 2015 Page 2 • method of keeping the plants irrigated so that they are all alive at the end of the two year period (estimated to be approximately April of 2017). • Please make Patrick Decaro's storm drainage line repairs and contact him to schedule another inspection. Once Patrick has approved this, he will ask our maintenance crew to do a final inspection of all the public street and drainage facilities. Once this has been approved, Jan can release the surety. • Please install the required street sign for SE 186'h Place. Contact Jan Illian for the required location and specifications. • We will need "as built" drawings for all installed public street and utility improvements. • Engineer to verify pond volume as built within the as built submittal plans. Information shall include required volume, provided volume, pond . bottom, pond 100 year elevation, orifices, sideslopes and shall be stamped by a surveyor or engineer. • Provide us with the final original signed deed of right of way dedication and a completed King County Real Estate Excise Tax Affidavit form. • Provide the final original signed easement documents. • Please have your surveyor amend each future lot deed to read: "Together with a undivided 1/8'h (one-eighth) ownership interest in Tract A including all landscape plantings and supporting infrastructure; and a landscape easement over the east 3 feet of Lot 6 of said short plat and over (describe landscape installation area) of Lot 7 of said short plat". • Do you have the Soos Creek water and sewer easement(s) recording number(s) yet? If so, please note them on the plat face. \ Ms. Yvonne Bui and Ms. Chuc Nguyen March 16, 2015 Page 3 • Please add recording numbers to Sheet 2 of 2 of the short plat for all easements depicted. And for those yet to be recorded (except for the landscape easements) please add "REC. NO. " and a space for the number to be filled in later. • Please note on Sheet 2 of 2 of the short plat whether each easement is to be public or private. • See attached "red line" drawing for changes need to each sheet. • On the east side of Lot 7, there is a roughly 10' by 40' area that appears to be an unidentified easement. Please add dimensions and clarify what is intended for this area. • On Sheet 1 of 2, just above the "Note" section and under the "Area" section, please delete: "Net area 43,570 S.F. or 1.0 Acre" because the wetland is unregulated and not deducted from the total land area. • Add the words "ONE EIGHTH (1/8)" to the NOTE: on sheet 1 of 2 following thew ord "UNDIVIDED". In addition, add the following sentence to said note: "THE 0 WNERSHIP INTEREST IN TRACT 'A' MAY NOT BE SOLD OR CONVEYED AND RUNS WITH THE LAND IN PERPETUITY." (per Bob MacOnie) • Remove the statement beginning with the words: "THE PRECEDING" on sheet 1 o f 2 as that language was intended to inform the applicant and is not required Ian guage. The conveyances for the lots must include "TOGETHER WITH A PERPETU AL EQUAL AND UNDIVIDED ONE EIGHTH OWNERSHIP INTEREST IN TRACT A." (per Bob MacOnie) Then later on, once all the other division's concerns have been addressed, please keep in mind that we will eventually need the following: • Once the City has approved the final versions of the short plat drawings and the engineering plan sheets (Hagenson Consulting Plan Sheets Cl-12), we will need updated 8.5'' by 11" reduced copies of these plans please. Ms. Yvonne Bui and Ms. Chuc Nguyen March 16, 2015 Page 4 • A new title report (per state law, dated within 30 days of recording date). Because of this time constraint, please make all the other City-requested changes, await our request for the final original drawings and then order the final updated title report. Please amend Note #1 of the "General Notes" section of Sheet 1 of 2 with the new title report date. • Please be sure the owner signature lines on the plat are consistent with the ownership listed in the title report. The most current plat map has a space for Castle Development, LLC to sign. If this is/will be the owner as of the date of signing the plat, we will need proof of signature authority on behalf of the LLC (e.g. that portion of the articles of incorporation listing the person having signature authority). Please feel free to call me at 425-430-7294 with any questions, L~ 1tkota'I, Senior Planner Department of Community and Economic Development 425-430-7294 cc: Bob MacOnie, Mapping Coordinator Jan Jllian, Plan Reviewer Corey Thomas, Fire Prevention Steve Lee, Plan Review Supervisor Patrick Decaro, Construction Inspector File# LUA09-079 ' . , Denis Law Mayor March 1, 2012 Yvonne Bui 3520 South 1981h Street SeaTac, WA 98188 Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT: Lakeside Fairwood Short Plat (LUA09-079) Dear Ms. Bui, This office has reviewed your request to extend the approved Lakeside Fairwood ShortPlat. In May, 2007, you filed an application for the Lakeside REI short plat with King County for the subject property. King County transferred that project to the City of Renton in 2008 (City File No. LUA09-003). The Lakeside REI Short Plat has been "on-hold" per your request while you pursued the Lakeside Fairwood Short Plat designed per Renton's development regulations. The Lakeside Fairwood Short Plat (File LUA09-079) was approved by Renton on October 5, 2009. Short plat approvals are valid for two years, with the possibility of a one-year extension. As your request for extension was received after October 5, 2011, we considered the project to be "expired". Subsequently, you wrote a letter requesting that an extension be granted due to extenuating circumstances, including the engineer responsible for monitoring the status of your project passed away suddenly in 2010; and you were unaware of the expiration date. In addition based on your experience With King County, you expected the City would contact you with a reminder or status letter prior to the expiration. We have considered your request based on the unique situation and circumstances presented and have determined that your request to extend the short plat approval is reasonable. Therefore, the short plat will be valid for two years from the date of this letter. This approval is granted only for the Lakeside Fairwood Short Plat due to extraordinary circumstances unique to the project and requires that you understand we are cancelling the former King County project, the Lakeside REI short plat. Future homes constructed on the short plat will be subject to the City of Renton's Residential Design Standards which will be reviewed at the time of building permit application. You should be aware that this is the only extension that will be granted. If the final short plat is not recorded by March 1, 2014 it will expire and cannot be extended again. Sincerely, J-f c.s. ~ C. E. "Chip" Vincent Planning Director cc: Mayor Denis Law Alex Pietsch, CED Administrator Neil Watts, Development Services Director Jennifer Henning, Planning Manager Gerald Wasser, Associate Planner Stacy Tucker, Secretary Carrie Olson, Engineering Specialist Project File Renton City Hall • 1055 South Grady Way • Renton, Washington98057 • rentonwa.gov . . • January 5, 2012 Alex Pietsch, CED Administrator Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 SUBJECT: Lakeside Fairwood Short Plat LUA-09-079, SHPL-H, ECF Mr. Pietsch, I am writing this letter to request your overs.ight on my effort to obtain a one year extension on the above referenced short plat. The following recaps a short history, our circumstances and why we feel the allowed city code extension is appropriate. When I spoke with Gerald Wasser/Associate Planner on January 4, 2012, he informed me that my project had expired 3 months ago on 10/5/2011 and I was told that I had to basically reapply and restart the whole short plat process over again. Short platting this property has been very frustrating and costly. I have spent a lot of time and energy with this process since it started with King County in May 2007, let alone over $60,000 on this project under King County's jurisdiction. When our property was annexed into Renton I resubmitted the short plat which initiated more costs due to city fees, however city staff helped throughout the process and we received preliminary approval. I want to emphasize city staff has been very professional and extremely helpful throughout the city's review, however your assistance on obtaining the full expiration period on our short plat is the purpose of this letter. In my preapplication meeting with Renton on April 30, 2009, it stated that, "Expiration: Upon approval, the preliminary short plat is valid for two years with a possible one year extension." There was no other written instruction in the preapplication meeting notes or my preliminary approval letter that I had to request for one year extension in writing. I assumed this extension was granted automatically. In addition, there was no effort made by the City of Renton to notify me that my short plat was about to expire unless action is taken like other cities or counties do. I am not a professional land use expert and when I hired engineer, Jim Jaeger, who has since passed away in 2010, to perform all the work required for this short plat, I assumed he had taken care this extension when I started this short plat with him. Also, due to the continued depressed economy, it was not feasible for me to complete my project. As I started this letter, your overview and interpretation of the appropriate city code is needed to authorize staffs extension of the short plat approval. I have read RMC 4-7-070M which covers one year extensions, or the expiration period of a short plat. The title Expiration Period provides an all-inclusive time period of a maximum of three years to complete the short plat. The specific code is not ambiguous in that the title "Expiration Period" is referenced in the last directive " .... May grant a one extension ... not more then one year .... if such request is received ... prior to the expiration of the short plat" I read this as a request received within the third year should be granted since it didn't state received within the two year approval granted on the short plat. Lastly to provide more support when going through a short plat, even RMC 4-7-070A Detailed Procedures for Short Subdivisions, under Purpose states: ... "avoiding placing undue burdens on the subdivider .... " If starting the short plat process over entirely isn't an "undue burden" I don't know what is since all I am seeking is approval of the allowed third year extension. To summarize, I'm not asking the city to defend how it has historically interpreted the expiration of short plats, I am requesting your objective overview on interpreting the granting of my third year to finish the short plat. The granting of this third year will avoid a significant costly burden as well as time delays due to having to start the process all over again. Given the amount of city staff time that has taken place on my project, the poor economy, the lack of notification that was not given to me, and the unexpected death of Mr. Jaeger, whom I relied on, I plead that you accept my request under these circumstances. Thank you for your consideration and if it would be helpful to have a meeting with you, please do not hesitate to contact me. Respectfully, Yvonne Bui, home owner Cell : (206) 280-2272 3520 S 198th St Seatac, WA 98188 Email: bui_yvonne@hotmail.com cc: Mayor Denis Law . . Denis Law, Mayor November 5, 2009 Rich Hudson R&D Enterprises 21936 234th Ave SE Maple Valley, WA 98038 SUBJECT: Lakeside F airwood Short Plat LUA-09-079, SHPL-H, ECF Dear Mr. Hudson: CITY •:,' l<EN'l'()N Hearing Examiner Fred J. Kaufman This letter is to inform you that the appeal period has ended for the Hearing Examiner's Lakeside Fairwood Short Plat. No appeals were filed. This decision is final and you may proceed with the next step of the short plat process. The enclosed handout, titled: "Short Plat Recording," provides detailed information for this process. The conditions listed in the City of Renton Hearing Examiner Report & Decision must be satisfied before the short plat can be recorded. If you have any questions regarding the recording process or any other matters for the short plat, as well as for submitting revised plans, you may contact Carrie Olsen at (425) 430-7235. Sincerely, ) ( H_;JVI-~~ Nancy Thompson Secretary to Hearing Examiner cc: Gerald Wasser, Community and Economic Development Jennifer Henning, Current Planning Manager Yvonne Bui, Owner Enclosure 1055 South Grady Way-Renton, Washington 98057 -(425) 430-6515 ;, II E.-\D U 1· l ll l'. CL· 1{\" }, Cl'l'Y < ? Rl{NT()N Hearing Examiner Fred J. Kaufman October 6, 2009 Yvonne Bui 3520 198"' Street SeaTac, WA 98168 Rich Hudson R&D Enterprises 21936 2341 • Ave SE Maple Valley, WA 98038 RE: Lakeside Fairwood Short Plat LUA-09-079, ECF, SHPL-H, CAR Exemption From Critical Areas Regulations Dear Parties of Record: James Jaeger Jaeger Engineers 9419 S 20411 ' Place Kent, WA 9803 l Enclosed please find a copy of the Exemption From Critical Areas Regulations document that has been signed by the Hearing Examiner. The Original will be filed as part of the permanent record for this matter. If this office can provide any further assistance, please address those comments in writing. Sincerely, '-I lev"" '---11' .__JJ;_"~~-/ Nancy Thompson Secretary to Hearing Examiner City of Renton Encl. I 055 South Grady Way -Renton, Washington 98057 -(425) 430-6515 ·~- @ This pai,e1 cont..:r;s 50%, rocycle.:J m;:,iterial. JO·:(, poc:l consumer 'Ir .. , n n r T 11' L \' 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION EXEMPTION FROM CRITICAL AREAS REGULATIONS EVALUATION FORM & DECISION LAND USE ACTION FILE NO.: PROJECT NAME: PROJECT MANAGER: OWN ER/ APPLICANT: CONTACT (if other than Owner): September 8, 2009 LUA09-079, ECF, SHPL-H, CAR Lakeside Fairwood Short Plat Gerald Wasser, Associate Planner Yvonne Bui, 3520 S 1981h Street, Seatac, WA 98188 Rich Hudson, R & D Enterprises, 21936 2341h Avenue SE, Maple Valley, WA 98038 PROPOSAL DESCRIPTION: The applicant is requesting the approval of a Short Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single- family residences with a tract for stormwater detention. The Critical Areas Exemption is requested to allow the disturbance of a small Category 3 Wetland (610 sf on-site, 828 sf total) in the northwest corner ofthe site. PROJECT LOCATION: CRITICAL AREA: 186211161h Avenue SE Category 3 Wetland (828 square feet in area, 610 square feet on-site) EXEMPTION JUSTIFICATION: Pursuant to MC 4-3-0SOC.5.f.i Wetland Disturbance, Modification and Removal, of the Critical Areas Regulations is hereby granted: LUA09-079 CAR Report.doc Page lo/3 Yvonne Bui Lakeside Real Estate Investments, LLC PO Box 69563 Seatac, WA 98168 tel: (206) 666-4123 (owner/ applicant) Yvonne Bui 3520 S 198th Street SeaTac, WA 98188 tel: (206) 666-4123 (owner/ applicant) Updated: 10/05/09 PARTIES OF RECORD LAKESIDE FAIRWOOD SHORT PLAT LUA09-079, SHPL-H, ECF Rich Hudson R & D Enterprises 21936 234th Avenue SE Maple Valley, WA 98038 tel: (425) 432-4806 eml: rd-enterprises@comcast.net (contact) Rich Hudson R&D Enterprises 21936 234th Avenue SE Maple Valley, WA 98038 tel: ( 425) 432-4806 eml: rd-enterprises@comcast.net (contact) (Page 1 of 1) X i. Any Activity in Small Category 3 Wetlands: Any activity affecting hydrologically isolated Category 3 wetland no greater than two thousand two hundred (2,200) square feet when consistent with all ofthe following criteria: (1) Standing water is not present in sufficient amounts, i.e., approximately twelve inches (12") to eighteen inches (18") in depth from approximately December through May, to support breeding amphibians; (2) Species listed by Federal or State government as endangered or threatened, or the presence of essential habitat for those species, are not present; (3) Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation; and (4) A wetland assessment is prepared by a qualified professional demonstrating the criteria of the exemption are met. The wetland assessment shall be subject to independent secondary review at the expense ofthe applicant consistent with subsection F7 of this Section. FINDINGS: The proposed development is consistent with the following findings pursuant to RMC section 4-3-0SOC.5: 1. The activity is not prohibited by this or any other chapter of the RMC or state or federal law or regulation. 2. The activity will be conducted using best management practices as specified by industry standards or applicable Federal agencies or scientific principles if submitted plans are followed. 3. This wetland has severely disturbed vegetation as evidenced by a preponderance of Himalayan blackberry. 4. This wetland has poor hydrologic function resulting from historical grading that modified the conveyance of water to the toe of a fill slope. 5. Standing water is not present in sufficient amounts, i.e., approximately 12 to 18-inches in depth from approximately December through May, to support breeding amphibians. 6. Species listed by Federal and State government as endangered or threatened, or the presence of essential habitat for those species, are not present. 7. Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation. The applicant has proposed an open drainage detention pond with a combination wetpond for water quality enhancement. 8. A Wetland Determination for this proposed project was prepared by J.S. Jones and Assiociates, Inc., dated March 12, 2008. A supplemental letter to the Wetland Determination was sent by J.S. Jones and Associates, Inc. on May 8, 2009. LUA09-079 CAR Report.doc Page 2 of 3 DECISION: An exemption from the critical areas regulations is approved for wetland disturbance, modification and removal for the Category 3 Wetland in conjunction with the Lakeside Fairwood Short Plat, LUA09-079, ECF, SHPL-H, CAR. SIGNATURE: ~d~' Fred Kaufman P Hearing Examiner Date EXPIRATION: Five (5) years from the date of approval (signature date). LUA09-079 CAR Report.doc Page 3 of 3 HEARING EXAMINER'S REPORT AFFIDAVIT OF SERVICE BY MAILING STA TE OF WASHING TON ) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 5th day of September 2009, 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: ·;('= G, , SUBSCRIBED AND SWORN to he(9re me this S cfay of~ ~c\J-<:J\ , 2009. ' ,-. \/ ,, ! f ( \ '\ .,,:.,.~ -·~ h ' \ ,-;· ,-':: ·~ ~ I \ • \.~;-' J ,: ;:: ;~ .~ .~ . . \ ,, . . -·: 'J.:NotaryPublic~i11 anJror th~ State of'washington ·· · Residing at <; . , X-~ , therein. Application, Petition or Case No.: Lakeside Fairwood Short Plat LUA 09-079, ECF, SHPL-H The Decision or Recommendalion contains a complele /isl of the Parties of Record Minutes OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Yvonne Bui 3520 S l 98'h Street Seatac, WA 98188 Rich Hudson R&D Enterprises 21936 234th Ave SE Maple Valley, WA 98038 Lakeside Fairwood Short Plat LUA-09-079, ECF, SHPL-H 18621 I 16'h Ave SE Octoher 5. 2009 Hearing Examiner Short Plat approval for the subdivision of a 1.34 acre parcel into 8 lots for the eventual development of detached single family residences with a tract for stormwater detention. Development Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on September I, 2009. PUBLIC HEARING: After reviewing the Development Services Repor1, 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 September 8, 2009 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, September 8, 2009, at 8:59 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner, The following exhibits were entered into the record: --·- Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Vicinity Map application, reports, staff comments, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Preliminarv Short Plat Plan Exhibit No. 4: Preliminarv Landscape Plan -·- Lakeside Fairwood Sh011 rlat File No.: LUA-09-079, ECF, SHPL-H October 5, 2009 Page 2 Exhibit No. 5: Generalized Utilities/Road/Drainage Plan Exhibit No. 7: Wetland Map Exhibit No. 9: ERC Determination Exhibit No. 11: Critical Areas Exemption Exhibit No. 6: Grading Plan & Tree Retention Plan Exhibit No. 8: Zonin,z Mao Exhibit No. 10: ERC Advisory Notes Exhibit No. 12: Revised plat plan showing Lot 7 reduction and increase to Tract A The hearing opened with a presentation of the staff report by Gerald Wasser. Associate Planner. City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located in the Benson-Cascade area. The applicant also requested a Critical Areas Exemption for a small wetland located in the northwest comer of the site. A street modification for a right-of-way that is less than 50-feet was also requested. The site slopes downward toward the center with a six-foot landscape berm in eastern portion of the site and a man-made slope greater than 15% in the northwest comer of the site in the vicinity of the small wetland. The proposed project is within the Residential-8 Dwelling Unit per Acre Zone with a proposed density of 8.0 du/ac. The site would be accessed from 1161h Ave SE via a new road, SE 186 1h Place. The wetland site has been severely disturbed by evidence of the blackberries growing on site; the hydrologic functions of that wetland were disturbed. It does meet the criteria ofa critical areas exemption. There are 40 existing trees on site, 25 trees are proposed to be removed to facilitate construction, driveways and road improvements. Fifteen trees would be retained. The applicant would comply with City of Renton landscaping standards for the final short plat by providing a six foot landscape strip along the street frontage and two trees in the front yard of each lot. Proposed SEl86th Place would have 26 feet of paving width with parking on one side, a six foot landscape strip on both sides and a 5 foot sidewalk on both sides for a total right-of-way width of 48 feet. There were some changes to the lot sizes due to the applicant being held to the 2005 King County Stormwater Design Manual. The new lot sizes would range from 4,503 square feet to 4,769 square feet. The applicant would be dedicating an additional 5-foot of right-of-way along 1161h Ave SE and providing a six-foot landscape strip as well as a 5- foot sidewalk along I 16th Ave SE. Lots 6, 7 and Tract A would change in side in order to comply with the 2005 King County Stormwater Design Manual. The Environmental Review Committee issued a Determination of Non-Significance, no appeals were filed. The Comprehensive Plan Designation is Residential Single-Family all policies for this site do comply with this designation. The required density ranges from 4.0 to 8.0 and this project does meet those requirements. All lots comply with minimum size, depth and width. There is an existing house and garage on the property, which will be removed. Transportation, Fire and Park mitigation fees have been imposed. The drainage tract, Tract A, would be landscaped. A sign would be posted at the west end of SE 186'" Place stating that the street would eventually become a through street. All subdivision regulations have been met by this proposal. All lot fronts would be oriented toward the proposed new road. Lakeside Fairwood Short Plat File No.: LUA-09-079, ECF, SHPL-H October 5, 2009 Page 3 A Geotechnical Engineering Study was prepared by Geotech Consultants, Inc. on June 19, 2009. Imported granular fill may be needed wherever it is not possible to dry the onsite soils sufficiently. A Wetland Determination was prepared by JS Jones and Associates on March 12, 2008. A supplemental letter was prepared on May 8, 2009, which indicated that the small Category 3 wetland has a low hydrologic function. The properties surrounding the subject site are single-family and are zoned R-4 and R-8. Police and Fire have indicated that there are sufficient resources to furnish services to the proposed development. The Renton School District has stated that they have adequate room for the additional students generated from this project. This project would be served by a public water and sewer system provided by the Soos Creek Water and Sewer District. Certificates of availability have been provided. James Jaeger, Jaeger Engineering, 9419 S 2041h Place, Kent 98031 stated that he is the engineer for the applicant. He continued explaining the changes in the short plat plan. He stated that they preferred to have the internal street straightened out rather than the curve, also that the street section should include 26-foet of pavement with the 6-foot landscape strips with 5-feet of sidewalk on each side. That increased the right-ot~way requirement from 42-feet to 48-feet and so the plan had to be re-designed. The last changes came about when they were told they would have to comply with the 2005 drainage manual. Tract A had been designed under the 1990 manual, the ponds are generally smaller than under the 2005 manual. Rich Hudson, R&D Enterprises, 21936 234th Ave SE, Maple Valley 98038 stated that he represents the applicant. Regarding the grading in the northwest comer, the Geotech report does state that that was created by grading and that there are no signs ofrecent instability. A daylight basement house with a IO-foot slope would be able to modify that without having to setback from the top of the slope. The applicant is somewhat frustrated due to the fact that they went through a pre-application meeting, which is not binding, but it does give indications of what would be anticipated with the short plat. They would like to know the authority that requires the 2005 manual to be used rather than the originally stated 1990 manual. The SEPA mitigation was a DN-S there was no mitigation to apply the 2005 standards. A considerable effort was made to get the application in, they understood that the City was in the process of adopting the 2005 standard and perhaps even a 2009 manual. They are a vested application, they received a letter stating that the application process was complete in July. The SEPA mitigation took place August 17, there was a note identified in the SEPA mitigation that called out the 2005 manual and that it may be required on the conditions of the short plat. They would like to know the authority that requires them to apply the 2005 manual. It most severely impacts Lot 6, which is a comer lot that is adjacent to an arterial. In most design elements a comer lot generally has significantly more area to offset impacts from noise and traffic due to a corner lot. The plat to the north has a corner lot that is larger than the rest. By taking 25-feet off of Lot 6, that is 2,000 square feet less and it is a significant change to the lot, it does not give much flexibility to the builder for that specific lot. The Examiner noted that Lot I was also a comer lot and is smaller to accommodate five lots on the south side of the road. Lot 6 would become comparable to Lot 1. Kayren Kittrick, Development Engineering Supervisor stated regarding the dedication of 116'" Ave SE, King County standards for road widths are much larger than the City of Renton, also by City of Renton code only half is asked for of what would be required otherwise. Lakeside Fairwood Short l'iat File No.: LUA-09-079, ECF, SHPL-H October 5, 2009 Page 4 When the City of Renton took in the annexation area, part of the agreement included the fact that anything that was mapped for the 2005 Manual would be subject to the 2005 King County Surface Water Design Manual. This entire area was mapped for the 2005 Manual, the entire annexation area will be held to the 2005 Manual. Tract A could be reduced in size. The turnaround tract overrides Lot 7, it would be temporary easement until the road is punched through and further is necessary for fire safety. She will check with the Fire Department to see if they arc okay with moving the turnaround entirely onto Tract A, but the final decision would be that of the Fire Department. The stub at the west end of 186th would have a Type 3 barricade with a sign stating that the road may one day become a through street. Gerry Wasser asked that the hearing be kept open while he reviewed some wording for the additional conditions. Also, regarding the slope in the northwest comer of the site, they would work with the applicant, a letter from the geotechnical engineer be submitted that would revise his comments on that slope. The Examiner stated that he would keep the record open for one week from today. 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 I 0: IO a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Yvonne Bui, filed a request for a Short Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit# I. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance (DNS). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 18621 -I 16th Avenue SE. The subject site is located on the west side of I 16th one parcel removed from SE 186th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single family dwellings, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family-8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5327 enacted in March 2008. 9. The subject site is approximately 1.34 acres or 58,520 square feet. The subject site is approximately 193 feet wide (frontage) by 301 feet deep (east to west). An existing home and garage would be Lakeside F airwood Short Plat File No.: LUA-09-079, ECF, SHPL-H October 5, 2009 Page 5 removed to allow this subdivision. I 0. The subject site generally slopes downward toward the center but the terrain on the subject site has been altered. There is a landscaped berm in the eastern portion of the subject site and a man-made slope in the nortliwest corner of the site with a slope of greater than fifteen percent (15%). A geotechnical report was submitted and initially it appeared that the recommendation was to protect the steeper slope. Additional data was presented while the hearing was kept open suggesting that the slope could be regraded and development permitted. The Geotechnical Report made recommendations based on the water content of the soils, the slopes and the bearing needs of the subject site. Staff recommended that those recommendations be followed. 11. The subject site contains a Category 3 wetland. Approximately 610 square feet is located on the subject site while approximately 218 square feet is located on adjacent property to the west. The wetland is severely degraded as a result of past grading and invasion of blackberry shrubs. The applicant has requested a Critical Areas Exemption to disturb this portion of the site. A Wetland Assessment demonstrated that the wetland meets the criteria for an exemption from the Critical Areas Ordinance. 12. There are 40 trees on the subject site. The applicant proposes to retain 15 of those trees. 13. Testimony at the hearing disclosed that the proposed layout would need to be altered to accommodate a larger stormwater drainage tract. The hearing was held open to allow the submission of the new plat design as well as other information. The new plat was submitted as well as additional analysis. As noted above, the geotechnical information was also updated indicating that development could occur in the northwest corner of the subject site. The applicant will have to regrade that portion of the subject site to create a stable platform for a future home. 14. The applicant proposes dividing the subject site into 8 lots. Proposed Lots I to 5 would be located on the south side of a new roadway, SE 186th Place. Proposed Lot 6, Tract A and Proposed Lots 7 and 8 would be located on the north side of the roadway. Proposed Lots I and 6 would be corner lots located along both I 16th and 186th Place. The proposed lots range in size from 4,503 square feet to 4,766 square feet. 15. The applicant has requested a modification to allow the new east-west access roadway to be 48 feet, less than the standard 50 foot width. Staff has supported this modification. The road will end at the western end of the subject site but is anticipated to be extended to serve properties west of the subject site. Staff has recommended a sign be installed that informs potential residents that the road is intended to be a through-road and that additional traffic can be anticipated. A temporary fire-turnaround would be provided on Tract A and Proposed Lot 7. It would be removed if the roadway extends to another open cross-street. Staff recommended that the temporary turnaround be paved with pervious pavers or similar materials. In addition, the applicant will be dedicating five feet of property to accommodate the widening of I 16th Street. Staff also recommended that all homes take access from 186th Place and no access be permitted from I 16th Street. 16. The applicant proposes a 6-foot landscaping strip along I 16th whereas only five feet is required. Two street trees are required in the front yard of each lot. 17. The density for the plat would be 8.0 dwelling units per acre after subtracting sensitive areas and/or roadways. 18. The subject site is located within the Renton School District. The project is expected to generate Lakeside Fairwood Short dat File No.: LUA-09-079, ECF, SHPL-H October 5, 2 009 Page 6 approximately 3 or 4 school age children. These students would be spread across the grades and would be assigned on a space available basis. 19. The development will generate approximately 10 traffic trips per unit or approximately 80 trips for the 8 single family homes. Approximately ten percent of the trips, or approximately 8 additional peak hour trips will be generated in the morning and evening. The City has adopted a Traffic Mitigation Fee for new construction. That fee will offset impacts of the new development. 20. As indicated above, stormwater detention altered the proposed lot size and arrangement in order to accommodate flows based on the 2005 King County Stonnwater Manual. While there had been discussions at a Preapplication Meeting about using a different manual, staff determined that the 2005 Manual was applicable to this site based on King County standards. The pond would retain water and release it to a channel and then release it to the northwest corner of the site, its natural discharge point, through a quarry spall discharge pad to dissipate energy and recharge the remaining wetland area. 21. Sewer and water will be provided by the Soos Creek Water and Sewer District. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The critical issues for this plat were appropriate stormwater containment, roadway capacity, site stability and fire department turnaround area. Those issues appear to be properly addressed in the redesigned plat. The stormwater tract is of sufficient size to control stormwater and its release off site. The temporary turnaround appears to be appropriately designed and located to allow emergency access to and from the subject site. The updated geotechnical information appears to allow development in the northwest corner of the plat. The applicant will be dedicating both the new internal roadway and additional frontage for access and circulation in and around the new plat. 2. The lots are all rectangular and provide sufficient area to allow homes, garages and driveways. The applicant will be providing the required landscaping along the respective streets and in the front yards of the homes. 3. The new plat will increase the demand for services including recreational services, emergency services and transportation. The applicant should offset those specific impacts by paying fees that the City has established to mitigate impacts to parks, the fire department and roadways. 4. The new plat will provide additional housing choices and opportunities for single family detached living. The new homes will increase the comings and goings in the neighborhood but those impacts were anticipated when the Zoning and Comprehensive Plan were developed for this area. The new development will increase the tax base of the City and help offset some of the general impacts of this new development. As noted, specific fees will help offset the impacts on parks, fire and roadways. 5. While there is a wetland on the subject site it is severely degraded and the applicant has shown an exemption from the Critical Areas regulations may be granted. It appears that the stormwater will be channeled to this area and then to the wetland's offsite component. Similarly, the steep slope may be altered according to the technical information submitted for the plat. 6. In conclusion, the proposed plat appears to be a reasonable method of subdividing the subject site and providing additional housing in the City of Renton. Lakeside Fairwood Short Plat File No.: LUA-09-079, ECF, SHPL-H October 5, 2009 Page 7 DECISION: J The Short Plat, Roadway Modification and Critical Areas Exemption are approved subject to the following conditions: 1. The applicant shall obtain demolition permits and have final inspection conducted for the existing house and garage prior to recording the short plat. 2. That a detailed landscape plan showing landscaping along 116"' Avenue SE and SE 1861h Place, in Tract A and for the front yards of the lots shall be submitted to the Planning Division project manager for review and approval as part of the final short plat. Landscaping along 116'" A venue SE, SE 186'" Place and for Tract A shall be installed prior to recording the short plat. Landscaping for the front yards of lots shall be installed prior to final building inspection. 3. The drainage pond in Tract A shall be fenced with 6-foot high, vinyl coated, green chain link fencing which shall be installed prior to recording the short plat; the pond and landscaping in Tract A shall be maintained by a Homeowners Association or via a maintenance agreement. 4. That prior to recording of the short plat the applicant shall pay a Transportation Mitigation Fee based on $75.00 per each new average daily vehicle trip which is estimated to be $5,024.25 (7 new lots X 9.57 average daily trips X $75.00 = $5,024.25). 5. The Fire Department turnaround shall be paved with pervious pavers (e.g. grasscrete) or other approved alternative prior to recording the short plat. 6. The front yards of lots I and 6 shall be oriented toward proposed SE I 86 1 1, Place and no direct access shall be allowed to these lots from! 16'h Avenue SE. A note to that effect shall be placed on the face of the short plat. 7. The stability of the slope in the northwest corner of the site shall be increased by grading it back to an inclination of2.5: I (Horizontal:Vertical) and installing large rock at the toe of the slope for scour resistance. 8. The applicant is required to comply with the recommendations of the Geotechnical Engineering Study prepared by Geotech Consultants, Inc., dated June 19, 2009. 9. That prior to recording of the short plat the applicant shall pay a Fire Mitigation Fee of $488.00 for each new single family lot which is estimated at $3,416.00 (7 new lots X $488.00 = $3,416.00). 10. That prior to recording the short plat the applicant shall pay a Parks Mitigation Fee of$530.76 for each new single family lot which is estimated to be $3,715.32 (7 new lots X $530.76 = $3,715.32). 11. The project shall comply with the 2005 King County Surface Water Design Manual; a revised drainage report and drainage plans shall be submitted for review at the time of utility construction permit application. 12. That prior to recording the short plat the applicant shall install a sign at the westerly end of SE 186'" Place providing notice to the residents of the Lakeside Fairwood Short Plat that the street may be extended as development occurs to the west. l Lakeside F airwood Short dat File No.: LUA-09-079, ECF, SHPL-H October 5, 2009 Page 8 ORDERED THIS 5th day of October 2009 FREDJ.KAU HEARING EX TRANSMITTED THIS 5th day of October 2009 to the parties of record: Gerald Wasser Development Services City of Renton Rich Hudson R&D Enterprises 21936 234th Ave SE Maple Valley, WA 9803 8 Kayren Kittrick Development Services City of Renton James Jaeger Jaeger Engineering 9419 S 204'" Place Kent, WA 9803 I TRANSMITTED THIS 5th day of October 2009 to the following: Mayor Denis Law Dave Pargas, Fire Yvonne Bui 3520 S 198th Street Seatac, WA 98188 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 Marty Wine, Assistant CAO Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title IV, Chapter 8, Section IOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., October 19, 2009. 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., October 19 1 2009. 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. Lakeside Fairwood Short Plat File No.: LUA-09-079, ECF, SHPL-H October 5, 2009 Page 9 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. City of Renton Deportment Comrnumiv & fconomrc Ocvc!opmrnt Lakeside Fairwood Short Plat Report of September 8. 2009 Project Location Map HEX Rpt. 09-079.doc Prciim:i•ury' Report to thP Heuring Cxormner WA09-079, ECF, S_HPL-H, ~A_R Page 2 of 15 '';Jtlf tA'. .;:,... ~; /S-r;;:.!(_0 11:v1 .1-t;; .::;JD1,::;' •;'/tO( ,,:r;.r, :ii;,r, :--- z n N CL I (f) z 3: ~ N n z 0 F u w (f) w (f) <I> .c ~ -0 z 0 F [l:'. 0 CL <l'. I "'· r---+----.,--: ' ,, "' ----.. --, C--- ,-.... 1''-'' ~lh-"-__J_,.,_J . "" ' . .;,,, _ 1.:/A·~ r 11 -~'"'--'' ~----'--- -,-.. , .. ,-,-, u·o"- ._ __ .. f----",,!_1,-~Tl-----~''l--'~~~·~·~· L,"'-T---:-1----i'------..... - ' ' , .. ,., -\() . •, i :i ,, ;r---2'-'li'1"",i--'-''' --......~~ ' ,S-<O·' • "' .. " t '"" r '"';;•-,• ""' ,,,_, EXHIBIT 2 _-____ _ r I',: ~ NORTH 0 Z5 50 SCALE! I •• so· z ""'1(1~!0Br GUial'<T SCALE r, . ....._. """""'·"' 1"=50' ... _ C>il'ClllDBr. ~O..ECr --SHEET ..,.,~ovf08Y 1 of 1 I I (lo.TO. BUI PROPERTY • WETLAND MAP SE 1/4 OF SEC. 32, TWP. 23 N, RGE. 05 E, W.M, \\.1t 9\\7Cl).a\M * TAX PARCEL ID NO.: 322305-9113 ,; Q(·''/N-';:,.'it"I Vl~(;\_. i;,.\' ','(,. f, r,1,70 ' .,oo·--~-: ~ g·, l. • ' 1\ ' SHED I ~,_.,. ,~,r,ct, 9\.i.1 r--,, - . . ... "\ . -"-...., /L,(,-{'Z,7, ~ T[l,f'OOAA'l' v,,llD(SAC lASEMENT \ 1r•:::1ni• 1';::~h~: < 1 'l('Rl•i 1 .1'£6' ~ 0q-r,------ ' • I I GARAGE ~ t t (TOBE ~ i l:E.'.'~~E~-~ \ l_ _ OVERHANG_ ~~ NP\..:,.r";fJ YVONNE BUI CON>'"-'""' >'t,_-~- -/ ---------- ~ ,11~ 3520 SOUTH 19BTH STREET SEAT AC. WASHtlGTON garna J. S. Jones and Associates. Inc. BUI PROPERTY WETLAND MAP Environmental Consultants "'··'· ~-"'· ----wi:uan\Js, ~m:ams, and Wildlife TAX PARCEL ID NO .. 322305-9113 '°'''" ....,,.,......,, R.111' "' "~"'~. 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WATER: SOOS CREEK WAT(f! & S['l,[R DIST SCHOOL RrnroN SCHOOL DISTRICT f"IRE· CITY or R[NTON TEL(PHON( OW EST ELECTRICAL & GAS PUCCT SOUNO ENERGY CABLE r.v.: COr.!C\5T CA8LEV1SION SITE DATA 5B.557 SF OR 1.34 ACRES AREJ. IN NEW PUBLIC STREETS: 14.987 sr QR O 34 AC WETLAND· 610 sr. CJ>,T(GORY 3 ON-SIT( WrTH ADDL. 218 sr Off-SITE. TOTAL AREA 828 SF (D(',!PT) NET ARE>\ 43 .5 70 SF OR I 00 ACRE5 PROPOSED NO. LOTS: 8 ZONING: ,_, PROPOSEO DENSITY: 8.0 UNITS/ACRE DENSITY ALLOWED· 8.0 UNITS/ACRE PROPOSED USE· R-8 ZONE SINGLE FAr.!ILY DETACHED RESID SIT( ADDRESS ASSESSOll"S NOS 18621 116th AVE. S( 322305 9' lJ O\'rf',IERS LMESIOE REAL ESTA IT INVESTMENTS ---n'ON'if llVI CMUC 'iCU't'f>/ JS20 S. 19~1h ST. City o'f'...'R'EH'.t'fon Planning Division SEP 1 0 1009 i ·t GRA?IUC SCALE (11<rrrr1 ' '"' -"' ~- ~_!~J,.~ C, z ffi ~," w ~ g":) z ~ ~l -"'"':; () '< ]~ z "'~,,, w --Q - ii : l a::: " e ~ w & ..._ C, w <( -, ~)~ ~-,t.f~ ~ ~ ~ ~ ls 11i 3, : :~ 8 S'. ~: ~ "Ii 0 ~OJ~; -< " < ~ r '" ~ ~ i :i ~ m >< :I: 1-1 c:, 1-1 -I w Q DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: October 2, 2009 TO: FROM: Sonja Fesser, Property Services .~ Vanessa Dolbee, CED Planning, x7314 SUBJECT: Springbrook Ridge PUD, Lot Line Adjustment, File No. LUA09- 024, LLA Attached is the most recent version of the above-referenced lot line adjustment. If all Property Services concerns have been addressed and you are now able to recommend recording of the mylar, please initial this memo below and return to me as soon as possible. However, if you have outstanding concerns or require additional information in order to recommend recording, please let me know. Thank you. Property Services approval: Robert T. Mac Onie, Jr. PLS Date Sonja J. Fesser Date cc: Yellow File LLA Property Services Approval Memo 09-024 LETTER OF TRANSMITTAL DATE: September 24, 2009 TO: ADDRESS: PHONE NO.: FROM: PROJECT: RE: Venessa Dolbee, Associate Planner City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 (425) 430-7314 Jamie Schroeder, PE Springbrook Ridge Lot line Adjustment The Following Items Are: • Enclosed D Under Separate Cover D For Your Use D Confidential Copies Pages • As Requested • For Approval Date Description City of Renton Planning Division SE~ '! 5 '' 4 2 Revised lot line Adjustment plans Remarks: CPH CONSULTANTS 733 71h Avenue, Suite l 00 Kirkland, WA 98033 Phone (425)285-2390 Fax (425)285-2389 www.cphconsultants.com City of Renton Planning Division SEP 2 5 ZDD9 Attached is the revised lot line adjustment plans addressing the April 14, 2009 comments. Please contact me if you need any additional information. Specific questions regarding the revisions should be directed to Allen Grissom at Axis Survey and Mapping (425-823-5700 ext 302). Thank you. Nancy Thompson From: Sent: To: Cc: Subject: Nancy, Vanessa Dolbee Thursday, September 03, 2009 1: 19 PM Nancy Thompson Bob Mahn; Kayren K. Kittrick FW: Questions /Concerns Arising From Springbrook Ridge Public Hearing The following e-mail is Bob Mahn's response to some of the citizens that were at the Public Hearing for Springbrook Ridge PUD. Within the response is a request for a condition of approval. If this information is acceptable to add to the record, it would be great to do so. Thank you, Vanessa Dolbee Associate Planner City of Renton Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 (425)430-7314 From: Bob Mahn Sent: Thursday, September 03, 2009 12:06 PM To: Vanessa Dolbee Cc: Kayren K. Kittrick Subject: Questions /Concerns Arising From Springbrook Ridge Public Hearing As we agreed I would do, the following are my responses to Marilyn Ragle, address: 16805 106'' Avenue SE. -Will SE 172nd Street be extended to the west to Benson Drive (SRSlS)? Response: The City has no plans to extend SE 172nd. -Can speed bumps be installed on 106th Ave SE to address the additional traffic on this street anticipated by the neighboring residents resulting from the Springbrook Ridge development? Response: The City Council has a policy of no more speed bump installation in the City. In response to a follow-up question, I agreed the neighbors could request that the City investigate and initiate measures to address additional traffic concerns if they do materialize. Ms Ragle also indicated she may contact you to see if it is not too late to have the Hearing Examiner condition "Right Turn Only" signs be installed at the Springbrook Ridge driveways on SE 172"'. She said that signs were mentioned at the Hearing. -Will a traffic signal be installed at the SE 172nd/Benson Road intersection? Response: The City currently has no plans to install a traffic signal. However, this intersection could be added to a list of locations for investigation after the Springbrook Ridge development is in operation. -Could advance warning signs or other measures be implemented to address concerns with northbound traffic coming around the turn in Benson Road and not aware of the cross-walk ahead at the South 29th intersection? Response: City staff will go to the site and investigate and reply back to her with results of the investigation. Marilyn Ragle indicated she was satisfied with my responses and thanked me for being so prompt in getting back to her. 1 September 4, 2009 City of Renton Attn: Mr. Fred Kaufman, Hearing Examiner Dept. of Community & Economic Development 1055 So. Grady Way Renton, WA 98057 Re: Springbrook Ridge PUD Dear Sir: RECEIVED RP 8 2009 CITY OF RENTON HEARING EXAMINER This letter is to restate my concerns about the impact of increased vehicular traffic that the above referenced development will have on my residential street, 106'h Ave. S.E. between Benson Rd. So. and S. E. 172"' St. The increase in traffic from the area of downtown Renton to the Springbrook Ridge development, up Benson Road South and onto 106'h Ave. S. E. will greatly impact our residential street. This will be the preferred route, because it is shorter and avoids the signal light further on down Benson Rd. Using our street (106'h Ave. S.E.) gives apartment residents a straight shot into their apartment complex on S. E. 172"' St. Even now, 106'h Ave. S. E. is used as a short-cut by non-locals at speeds up to 45 mph (posted speed limit is 25). Getting cars out of driveways, or backing out of parking strips will become even more dangerous with the increased traffic; bicycling and basketball hoops at the edge of the street will become more perilous activities for the kids who live here. Please give thought to this matter in your approval of Springbrook Ridge PUD design, in order to keep our residential street from becoming a dangerous one. Thank you for your consideration. "YJ~W¥ Marilyn H. Ragle 16805 106'h Ave. S. E. Renton, WA 989055 425-255-2365 ~t.2~ Robert L. Ragle~ 16805 106"' Ave. S. E. Renton, WA 98055 ph: same Denis Law Mayor City of 1 ~lJWJ:l Department of Community & Economic Development September 10, 2009 Fred Kaufman Hearing Examiner City of Renton 1055 South Grady Way Renton, Washington 98057 Subject: Lakeside Fairwood Short Plat LUA09-079, ECF, SHPL-H, CAR Dear Mr. Kaufman: A hearing on the above-captioned project was held before you on September 8, 2009. The following issues were raised at the public hearing: • provision of a site plan which correctly reflects the proposal; • drainage; • building in proximity to the slope in the northwest corner of the site; • the Fire Department turnaround; and • signs at the westerly end of proposed SE 1861h Place. In order to clarify the record and to provide you with more accurate information on which to base your decision, I have revised the Preliminary Report to the Hearing Examiner, dated September 8, 2009 (see enclosure). The revised report includes a new Exhibit 3, Preliminary Short Plat Plan, which accurately depicts the applicant's proposal. Because the applicant would be required to comply with the 2005 King County Surface Water Design Manual, lot sizes have changes in order to accommodate a larger stormwater detention pond on proposed Tract A. A new recommended condition {Condition 11) reflects this requirement. The Geotechnical Engineering Study prepared for this project states that buildings shall be located 15 feet from the top of the slope in northwestern corner of the site unless the stability ofthe slope is increased by grading it back to an inclination of 2.5:1 (Horizontal:Vertical) and installing large rock at the toe of the slope. Staff is now recommending that slope stability be increased and this recommendation is reflected in revised Condition 7. Staff has revised Condition 5 to reflect that the Fire Department turnaround would located on proposed Tract A and proposed Lot 7 and that it shall be paved with pervious pavers or other approved alternative prior to recording the short plat. Condition 12 has been added which would Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov require the applicant to install signs at the westerly end of SE 186'h Place providing notice to the residents of the Lakeside Fairwood Short Plat that the street may be extended as development occurs to the west. Other minor revisions to the Preliminary Report to the Hearing Examiner, dated September 8, 2009, have been made for clarification. Please contact me at (425) 430-7382 if you have any questions. Associate Planner Enclosure. cc: Owner/Yvonne Bui Contact/Rich Hudson Jim Jaeger ... PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant/Owner: Contact: File Number: Project Description: Project Location: September 8, 2009 Lakeside Fairwood Short Plat Yvonne Bui, 3520 S 198'h Street, Seatac, WA 98188 Rich Hudson, R & D Enterprises, 21936 234'h Avenue SE, Maple Valley, WA 98038 LUA 09-079, ECF, SHPL-H, CAR Project Manager: Gerald Wasser, Associate Planner The applicant is requesting approval of a Sho 1t Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption in order to disturb a small Category 3 Wetland {610 sf on-site, 828 sf total). Additionally, a street modification for right-of-way less than SO-feet is being requested. The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 8.0 dwelling units per net acre. Lots range in size from 4,503 to 4,766 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. 18621116'h Avenue SE Exist. Structure Area: 1,810 sf (to be removed) Proposed New Structure Area: N/A Site Area: 58,520.61 sf Total Building Area gsf: N/A HEX Rpl. v2 09-079.doc f .. City of Renton Department Community & c.~onomic Development Lakeside Fafrwood Short Plat Report of September 8, 2009 (Revised September 10, 2009) Project Location Map HEX Rpt. v2 09-079.doc h c1iminary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR City of Renton Department Community & c.conomic Development Lakeside Fairwood Short Plat , , t..1iminary Report to the Heanng Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 (Revised September 10, 2009) 8. EXHIBITS: C. 1. 2. 3. 4. 5. 6. 7. Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity Map Exhibit 3: Preliminary Short Plat Plan Exhibit 4: Preliminary Landscape Plan (a revised copy will provided before or at the public hearing) Exhibit 5: Generalized Utilities/Road/Drainage Plan (a revised copy will be provided before or at the public hearing) Exhibit 6: Grading Plan & Tree Retention Plan (a revised copy will be provided before or at the public hearing) Exhibit 7: Wetland Map Exhibit 8: Zoning Map Exhibit 9: ERC Determination Exhibit 10: ERC Advisory Notes Exhibit 11: Critical Areas Exemption GENERAL INFORMATION: Owner of Record: Yvonne Bui, 3520 1981 h Street SE, Seatac, WA Zoning Designation: Residential -8 Dwelling Units Per Acre (R-8) Comprehensive Pion Residential Single-Family (RSF) Land Use Designation: Existing Site Use: Single-Family Residence Neighborhood Characteristics: North: Single family residential (R-8 zone) East: Single family residential (R-4 zone) South: Benson Hill Elementary School West: Single family residential (R-8 Zone) Access: 1161 h Avenue SE Site Area: 58,520.61 sf (1.34 acre) 98188 HEX Rpt. v2 09-079.doc . ' City of Renton Department Community & tc.:onomic Development Lakeside Fairwood Short Plat /-1,.__·,immary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 (Revised September 10, 2009) D. HISTORICAL/BACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 5327 4498 4404 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 Special 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 4-4-070: Landscaping Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Retention and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-040: Sanitary Sewer Standards Section 4-6-060: Street Standards Section 4-6-080: Water Service Standards Section 4-6-090: Utility Lines -Underground Installation 5. Chapter 7 Subdivision Regulations Section 4-7-070: Detailed Procedures for Short Subdivisions Date 03/01/2008 02/20/1995 06/07/1993 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 4-7-170: 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 Single Family objectives and policies. 2. Community Design Element: Natural Areas, Established Residential Neighborhoods and New and infill Development HEX Rpt. v2 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Report of September 8, 2009 {Revised September 10, 2009) G, DEPARTMENT ANAL YS/5: l. PROJECT DESCRIPTION/BACKGROUND Pre",mnary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR The applicant has proposed to subdivide a 1.34 acres (58,520.61 square feet) site within the R-8 Zone. The proposal would create 8 lots for the development of detached single family residences and a tract for stormwater detention. One single family residence and a garage structure currently exist on the site; both buildings would be demolished to accommodate the proposed subdivision. The proposal for 8 single family lots would have a density of 8.0 dwelling units per net acre. The allowed density range in the R-8 Zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. The proposed lots would range in area from 4,503 to 4,766 square feet. All of the proposed lots would take access from 1161h Avenue SE via a new public street, SE 1861h Place. Proposed SE 1861h Place would have 26 feet of paving with parking designated on one side, a 6-foot landscape strip on both sides and a 5-foot sidewalk on both sides for a total right-of -way width of 48-feet. The applicant has requested a street modification to reduce the width of the proposed public street from 50 to 48-feet of right-of-way. The applicant will be dedicating an additional 5 feet of right-of-way along 1161 h Avenue SE and providing a 6-foot landscape strip and a 5-foot sidewalk. The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion and a man-made slope of greater than 15% in the northwest corner. This northwestern portion of the site contains a small Category 3 Wetland (610 square feet of which is onsite and 218 square feet is located on the property to the west). The applicant has requested a Critical Areas Exemption for this portion of the site. This wetland has severely disturbed vegetation as is evidenced by a preponderance of Himalayan blackberry. The poor hydrologic function of this wetland results from historical grading that modified the conveyance of water to the toe of a fill slope. There are 40 trees on site. The applicant proposes to remove 25 existing trees to facilitate construction, driveways and road improvements associated with the proposed short plat; 15 trees would be retained. The applicant proposes to comply with required City of Renton landscaping standards for the final short plat by providing a 6-foot landscaped strip along the street frontage and two trees in the front yard of each lot. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on August 17, 2009 the Environmental Review Committee (ERC) issued a Determination of Non-Significance (DNS) for the Lakeside Fairwood Short Plat. A 14-day appeal period ended on September 4, 2009. No appeals of the threshold determination were filed. HEX Rpt. v2 09-079.doc ., City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Report of September 8, 2009 (Revised September 10, 2009) 3. COMPLIANCE WITH ERC MITIGATION MEASURES Pre11minary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR A Determination of Non-Significance was issued by the City of Renton's Environmental Review Committee (ERC) on August 17, 2009. No mitigation measures are required. 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. 5. CONSISTENCY WITH SHORT PLAT CRITERIA Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision-makers in the review of the plat: a) Compliance with the Comprehensive Plan Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended for use as quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design policies: Policy LU-158. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family Neighborhoods. ~ Policy Objective Met D Not Met Policy CD-14. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality ta neighborhoods. ~ Policy Objective Met D Not Met HEX Rpt. v2 09-079.doc , ' City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Pre1iminary Report to the Uearing Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8 1 2009 (Revised September 10, 2009) r---·- b} Compliance with the Underlying Zoning Designation LOTl LOT2 LOT3 LOT4 LOTS LOT6 LOT7 LOTS Tract A The subject site is designated Residential-8 Dwelling Units per Net Acre Zone (R-8). This zone is established for single-family residential dwellings allowing a range of four (4.0) to eight (8.0) dwelling units per net acre. It is intended to implement the Single Family Land Use Comprehensive Plan designation. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The property contains 14,678 square feet of area intended as public right-of-way. The site also contains a small Category 3 Wetland (610 square feet onsite and 828 square feet total) which for which the applicant has requested a Critical Areas Exemption. Based on eight lots, net density would be 8.0 dwelling units per net acre, which is within the allowed density range for the R-8 zone. Lot Dimension: As demonstrated in the table below, all lots meet the requirements for minimum lot size, depth, and width. LOT SIZE WIDTH DEPTH 4,500 sf minimum 50 feet required 65 feet required (interior lots) 60 feet required (corner lots) 4,520 sf 60.5 feet (corner) 77.0 feet 4,543 sf 59.0 feet 77.0 feet 4,543 sf 59.0 feet 77.0 feet -----·· ------·--·--- 4,543 sf 59.0 feet 77.0 feet 4,524 sf 58.75 feet 77.0 feet 4,766 sf 70.0 feet (corner) 69.6 feet 4,503 sf 65.5 feet 68.5 feet -- 4,543 sf 66.5.0 feet 68.15 feet 6,549 sf N/A N/A HEX Rpt. v2 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Report of September 81 2009 (Revised September 10, 2009) Prenminary Report to the /-fearing Examiner LUA09-079, ECF, SHPL-H, CAR Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage, side yard is five feet, and the rear yard is 20 feet. The minimum side yard along a street is 15 feet for the primary structure and 20 feet for garages which access from the front or side yard along a street. Lots 1 and 6 are corner lots and their side yard setbacks along 116th Avenue SE are 15 feet. In order to maintain uniform orientation of all of the lots, lots 1 and 6 will be required to front on the new street, SE 186th Place. The proposed lots have enough area to meet these setback requirements. Setbacks will be verified at the time of building permit review. Existing structures located on-site do not meet setback requirements; these structures are proposed to be removed. Staff recommends as a condition of approval that the applicant shall obtain demolition permits and have final inspection conducted for the existing house and garage prior to recording the short plat. Building Standards: The R-8 zoning requirement for maximum building height is 30 feet. The maximum building coverage for lots 5,000 square feet or greater is 35% of the lot or 2,500 square feet, whichever is greater. Lot 6 exceeds 5,000 square feet. The lot coverage for lots less than 5,000 square feet in area is 50%. Lots 1, 2, 3, 4, 5, 7 and 8 are less than 5,000 square feet. The lot coverage requirements for the proposed Lots 1 through 8 would be verified at the time of building permit review. Parking: The parking regulations require that detached dwellings provide a minimum of two off-street parking spaces. As proposed, each lot would have adequate area to provide two off-street parking spaces. In addition, the parking regulations require that driveway cuts be located a minimum of 5 feet from the adjoining property line. Driveway cuts would be verified at the time of construction permit review. Compliance with the parking requirements would be verified at the time of building permit review. c) Community Assets The City's landscape code (RMC 4-4-070) requires all short plats to provide 5-foot landscaped strip in the front yard area of lots that abut a public right-of-way. The applicant proposes to install a 6-foot landscape strip along 116th Avenue SE which satisfies the minimum requirement. In addition, the applicant will be required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6-to 8-feet in height (conifer), within the front yard of the proposed lots. A conceptual landscape plan was submitted as part of the proposed land use application. The conceptual landscape plan indicates that two Norway maple trees would be planted in the front yard of Lots 1 through 8 and shows a 5-foot landscape strip along the side yard frontages of Lots 1 and 6 along 116th Ave SE. These plantings include Norway maples and Otto Luyken laurels. Staff recommends that a detailed landscape plan be submitted as part ofthe Final Short Plat application and that landscaping for the front yards of lots be installed prior to final inspection of the building permit; landscaping for the 6-foot planter strips along 116th Avenue SE and SE 186th Place shall be installed prior to recording of the short plat. The conceptual landscape plan also indicates that the drainage tract would be landscaped with Douglas firs, Norway maple, Otto Luyken laurel and the pond side walls would be hydroseeded with elymus glaucus, festuca rubra and deschampsia caespitosa. HEX Rpt. v2 09-079.doc City of Renton Deportment Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 {Revised September 10, 2009) Staff recommends that the drainage pond be fenced with 6-foot high green chain link fencing and that maintenance of the drainage pond landscaping be accomplished by a Homeowners Association or other maintenance agreement which shall be established prior to recording the short plat. d) Compliance with Subdivision Regulations Streets: The proposed short plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommends a condition of approval be placed on the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project_ Each new lot (credit given for the existing residence) is expected to generate approximately 9_57 new average weekday trips. The fee for the proposed short plat is estimated at $5,024.25 ($75.00 x 9.57 trips x 7 lots= $5,024.25) and is payable prior to the recording of the short plat. The applicant is required to dedicate an additional 5 feet of right-of-way along 116th Avenue SE. Street improvements including a 6-foot landscape strip, curb, gutter and sidewalk (5-foot) is required along 116th Avenue SE abutting the property. The proposed internal road, SE 186th Place is required to have 26-feet of paving with parking on one side (most likely, the south side), a 6-foot landscape strip on both sides and a 5- foot sidewalk on both sides for a total right-of-way width of 48-feet. A Fire Department turnaround is provided on proposed SE 186'h Place in the vicinity of Tract A. Staff recommends that as a condition of approval that the Fire Department turnaround shall be paved with pervious pavers (e.g. grasscrete) or other approved alternative. RMC 4-6- 060R3a allows a reduction in the required right-of-way width for residential access streets for new streets within a short plat or subdivision to 42-feet when the extra area from the reduction is used for the creation of an additional lot which could not be platted without the reduction; or when the platting with the required right-of-way width results in the creation of lots with less than 100-feet in depth. The requested street modification complies with the decision criteria specified in RMC 4-9-250D2 which include: HEX Rpt. v2 09-079.doc a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property (ies) in the vicinity. City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Report of September 81 2009 (Revised September 10, 2009) Preliminary Report to the Hearing Examiner WA09-079, ECF, SHPL-H, CAR As the new street, SE 186th Place is anticipated to be extended when the property to the west develops and in order to provide notice to property owners in the Lakeside Fairwood Short Plat, staff recommends that signs shall be installed at the westerly end of the street indicating that the street may be extended as development occurs to the west. These signs shall be installed prior to final construction permit inspection. All new wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording ofthe short plat. Blocks: A new block would be created. While there is enough room for single-tier lot configuration, there is not enough room for an alley system. The new short plat would mimic the development pattern of lots developing in this area. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All lots meet the requirements for minimum lot size, depth, and width. All of the proposed lots are generally rectangular in shape. Lots 1 and 6 are corner lots (4,520 and 4,766 square feet, respectively); lots 2, 3, 4, 5, 7 and 8 are interior lots (ranging from 4,503 to 4,543 square feet). All front yards of the proposed lots would be required to be oriented toward the proposed internal road (SE 186th Place). The size, shape and orientation of the proposed lots are similar to other lots in the vicinity. Staff recommends that as a condition of approval the turnaround consist of pervious pavers (e.g. grasscrete) or other approved alternative. Staff also recommends that as a condition of approval the front yards of lots 1 and 6 shall be oriented to proposed SE 186th Place and no direct access to those lots is allowed from 116th Avenue SE; a note to that effect shall be placed on the face of the short plat. No structures would be located within the drainage easements shown on lots 7 and 8; a note to that effect would be placed on the face of the short plat. e) Reasonableness of Proposed Boundaries Access: Proposed access to Lots 1 through 8 would be gained off 116th Avenue SE via a proposed new public street, SE 116th Place. Proposed SE 1161h Place would include 26-feet of paving width (with parking indicated on one side), a 6-foot landscape strip on both sides and a S-foot sidewalk on both sides. Topography and Vegetation: A Geotechnical Engineering Study, prepared by Geotech Consultants, Inc., dated June 19, 2009 describes the proposed project site and makes recommendations for project development. The site topography consists of mostly gentle slopes that decline toward the center of the property. Exceptions to this include a steep slope of approximately 10 feet in the northwestern corner of the site and a 6-foot soil berm that has been mounded along the east side of the property for landscape purposes. The Geotechnical Engineering Study HEX Rpt. v2 09-079.doc City of Renton Deportment Community & Economic Development Lakeside Fairwood Short Plat Report of September 8, 2009 (Revised September 10, 2009) Preliminary Report to the Hearing Examiner . LUA09-079, ECF, SHPL-H, CAR states that the short slope at the northwestern corner is inconsistent with the gentle to moderate natural topography of the surrounding area, and has been created by grading. The Study further states that this slope shows no signs of recent instability. The Geotechnical Engineering Study recommends that the stability of the slope could be increased by grading it back to an inclination of 2.5:1 (Horizontal:Vertical), and installing large rock at the toe of the slope for scour resistance; if the slope cannot be modified then the Study recommends that all structures be set back a minimum of 15-feet from the top of the slope. This is not a regulated slope. Staff recommends as a condition of approval that the applicant increase the stability of the slope by grading it back to an inclination of 2.5:1 and installing large rock at the toe of the slope for scour resistance. The Study indicates that there are up to 7-feet of fill soils overlying the native soils on site. The native soils typically consist of one-half to one foot of topsoil overlying loose to medium-dense weathered silty sand with gravel that became dense and unweathered approximately 2 to 3 feet below the topsoil layer. This dense, silty sand with gravel is commonly referred to as glacial till. It should be noted that groundwater levels vary seasonally with rainfall and other factors. It is typical to find at least localized seepage perched on top of low permeability glacial till soils following extended weather. A significant geotechnical consideration for development of this site is the overly moist to wet condition of the silty soils. The Geotechnical Engineering Study recommends drying of soils and appropriate compaction; imported granular fill would be needed wherever it is not possible to dry the on-site soils sufficiently before compaction. The Geotechnical Engineering Study recommends measures for erosion control, foundations, retaining walls, drainage considerations, pavement areas, general earthwork, and structural fill. Staff recommends as a condition of approval that the applicant be required to follow the recommendations contained in the Geotechnical Engineering Study, prepared by Geotech Consultants, Inc. dated June 19, 2009. There are 40 trees on site. The applicant proposes to remove 25 existing trees to facilitate construction, driveways and road improvements associated with the proposed short plat; 15 trees would be retained. RMC 4-4-130H8 specifies protection methods for all trees that are to be retained in areas subject to construction. These methods include construction storage prohibitions, a fenced and signed protection area requirement for fencing on four sides with a chain link fence, protection from grade changes, impervious surfaces prohibited within the drip line of retained trees, a mulch layer requirement and a construction monitoring requirement. A Wetland Determination was prepared by J.S. Jones and Associates, Inc. on March 12, 2008. That determination was prepared for the proposed project as presented in the application to King County on January 17, 2008. The Wetland Determination discusses that on site investigation found one small wetland along the western portion of the northern property line. On May 8, 2009, J.S. Jones and Associates, Inc. prepared a letter which supplements the Wetland Determination of March 12, 2008. The letter states that the wetland is a Category 3 Wetland as defined in the Renton Municipal Code. It has severely disturbed vegetation as evidenced by the preponderance of Himalayan HEX Rpt. v2 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Report of September 8, 2009 (R.evised September 10, 2009) Preliminary Report to the Hearing Examiner WA09-079, ECF, SHPL-H, CAR blackberry (which becomes established in areas of disturbance). The hydrology of the wetland results from historical grading that modified the conveyance of water to the toe of a fill slope. The survey conducted as part of the Wetland Determination calculates the onsite portion of the wetland as 610 square feet and the off-site area as 218 square feet for a total of 828 square feet. RMC 4-3-0SOC.S.f.i provides for Critical Areas Exemptions for any activity affecting hydrologically isolated Category 3 wetlands no greater than 2,200 square feet when consistent with the following criteria: (1) Standing water is not present in sufficient amounts, i.e., approximately 12 to 18- inches in depth from approximately December through May, to support breeding amphibians; (2) Species listed by Federal or State government as endangered or threatened, or the presence of essential habitat for those species are not present; (3) Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation; and (4) A wetland assessment is prepared by a qualified professional demonstrating the criteria of the exemption are met. The wetland assessment shall be subject to independent secondary review at the expense of the applicant. The Wetland Determination satisfies all of the criteria necessary for a Critical Areas Exemption (Exhibit 11). Additionally, the applicant is proposing a drainage system which would include an open drainage detention pond with a combination wetpond for water quality enhancement. Relationship to Existing Uses: The properties surrounding the subject site are single- family residential and a school (Benson Hill Elementary School). The surrounding properties are zoned Residential -8 dwelling units per acre (R-8) and R-4. The proposal is consistent with existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. The platting pattern is consistent with east/west oriented streets in the vicinity. f) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Staff recommends a condition of approval be placed on the project requiring a Fire Mitigation Fee, based on $488.00 per new single-family lot with credit given for the existing single-family residence in order to mitigate the proposal's potential impact to City emergency services. The fee is estimated at $3,416.00 ($488.00 x 7 new lots= $3,416.00) and is payable prior to the recording ofthe short plat. Street addresses shall be visible from a public street. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would result in 0.44 additional student (0.44 x 1 new lot HEX Rpt. v2 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Report of September 8, 2009 (Revised September 10, 2009) Pre,1minary Report to the Hearing Fxominer LUA09-079, ECF, SHPL-H, CAR = 0.44) to the local schools. The Renton School District has indicated that it can accommodate the impact of additional students expected to come from the proposed project at Benson Hill Elementary School, Nelsen Middle School, and Lindbergh High School. Storm Water: The site slopes down from the east and south property lines to a low area along the north property line from the center to the northwest corner. The northwest corner is the lowest point of the property. The slope from the east property line to the low area is a drop of approximately 7% while the steepest slope on the site is approximately 15% near the northwest corner. The soils on the site are a fine silty loam of the Alderwood Series. The existing drainage sheet flows across the property to the low area in the center and then to the northwest property corner and to the west. The proposed drainage system would include an open drainage detention pond with a combination wetpond for water quality enhancement. The drainage from the proposed project would be discharged from the detention pond in the center to the north property line through flow restrictor and then piped to a quarry spall discharge pad in the existing small wetland in the northwest corner ofthe site. This wetland would overflow to the west along the north property line of the adjacent undeveloped property. That property has many trees and other vegetation along its natural flow path. There is no storm conveyance pipe system along the 1161h Avenue SE frontage of the site. A storm pipe is located in the sidewalk south of the proposed project site at Benson Hill Elementary School. Preliminary calculations show detention would be required under the 1990 King County Surface Water Design Manual. A storm drainage pond is proposed along the northwest corner of the property. The runoff from the proposed internal road (SE 1861h Place), new lot drainage and the runoff from half the right-of-way along 116'h Avenue SE would be routed into the pond using catch basins and pipes located within the new road. Each new lot would be furnished with a piped drainage stub that would be connected to the drainage area. Staff recommends that as a condition of approval that the drainage pond be fenced with 6-foot high green chain link fencing and the pond and fencing be maintained by a Homeowners Association or via a maintenance agreement. Staff recommends that as a condition of approval that the project comply with the 2005 King County Surface Water Design Manual. A revised drainage report and drainage plans must be submitted for review at the time of utility construction permit application. Water and Sanitary Sewer Utilities: The proposed project would be served by public water supply and a public sewer system by the Soos Creek Water and Sewer District. Certificates of water and sewer availability must be provided prior to recording the short plat. All short plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. HEX Rpt. v2 09-079.doc City of Renton Deportment Community & Economic Developmrnt Lakeside Fairwood Short Plat Report of September 8, 2009 (Revised September 10, 2009) Preliminary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR Parks: It is anticipated that the proposed project would generate future residents that would use existing park facilities and programs. Parks Mitigation Fee is required based on $530. 76 for each new single family lot (with credit for the existing lot) and is estimated to be $3,715.32. The fee is payable prior to recording the short plat. H. RECOMMENDATION: Staff recommends approval of approval of the Short Plat request for the Lakeside Fairwood Short Plat, Project File No. LUA090-079, ECF, SHPL-H, CAR subject to the following conditions: 1. The applicant shall obtain demolition permits and have final inspection conducted for the existing house and garage prior to recording the short plat. 2. That a detailed landscape plan showing landscaping along 116th Avenue SE and SE 186th Place, in Tract A and for the front yards of the lots shall be submitted to the Planning Division project manager for review and approval as part of the final short plat. Landscaping along 116th Avenue SE, SE 186th Place and for Tract A shall be installed prior to recording the short plat. Landscaping for the front yards of lots shall be installed prior to final building inspection. 3. The drainage pond in Tract A shall be fenced with 6-foot high, vinyl coated, green chain link fencing which shall be installed prior to recording the short plat; the pond and landscaping in Tract A shall be maintained by a Homeowners Association or via a maintenance agreement. 4. That prior to recording of the short plat the applicant shall pay a Transportation Mitigation Fee based on $75.00 per each new average daily vehicle trip which is estimated to be $5,024.25 (7 new lots X 9.57 average daily trips X $75.00 = $5,024.25). 5. The Fire Department turnaround shall be paved with pervious pavers (e.g. grasscrete) or other approved alternative prior to recording the short plat. 6. The front yards of lots 1 and 6 shall be oriented toward proposed SE 186'h Place and no direct access shall be allowed to these lots from 116th Avenue SE. A note to that effect shall be placed on the face of the short plat. 7. The stability of the slope in the northwest corner of the site shall be increased by grading it back to an inclination of 2.5:1 (Horizontal:Vertical) and installing large rock at the toe of the slope for scour resistance. 8. The applicant is required to comply with the recommendations of the Geotechnical Engineering Study prepared by Geotech Consultants, Inc., dated June 19, 2009. 9. That prior to recording of the short plat the applicant shall pay a Fire Mitigation Fee of $488.00 for each new single family lot which is estimated at $3,416.00 (7 new lots X $488.00 = $3,416.00). HEX Rpt. v2 09·079.doc City of Renton Department Community & Economic Development lakeside Fairwood Short Plat Report of September 8, 2009 (Revised September 10, 2009) Preliminary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR 10. That prior to recording the short plat the applicant shall pay a Parks Mitigation Fee of $530.76 for each new single family lot which is estimated to be $3,715.32 (7 new lots X $530. 76 = $3,715.32). 11. The project shall comply with the 2005 King County Surface Water Design Manual; a revised drainage report and drainage plans shall be submitted for review at the time of utility construction permit application. 12. That prior to recording the short plat the applicant shall install a sign at the westerly end of SE 1861h Place providing notice to the residents of the Lakeside Fairwood Short Plat that the street may be extended as development occurs to the west. HEX Rpt. v2 09-079.doc w l{) w 0 z <( er z "' N (l_ I (/) z ~ 0 f- N "' z 0 F= u w (/) w (/) " r: ~ -0 z 0 F= er 0 (l_ <( ' s-,;10 OS-ti' (r,;z) c,r,, ,:oJ Vi'60<Js·i;, (i'S'Z) L',\' c>UcJl/d /f'Of,'6 \i/r\ ·1 CP){ rl:JO/d 11/vCV 4ino:; 6iP6 QNl<J33NION3 <J303'fr J J.S 1/1 V :,'/9/ J !C9f1; d\f/Y 71\1130 OOOHIJOBHDIJN S18 i g 1 Vld lOOHS OOOiHNY.i JOIS3>IV1 I, 1 I _J__J -------~--!-~-------" a ic--~·~:ii',~\'.+,'~"-i"-------' :I "'" , o;-<0·,,r f--=~--.. =- r-im,,l-1--i " '"""'' .... ,, '" EXHIBIT 2 '1·-- -· ' f--- r- - ' A PORTION of the S.E. 1/4, SECTION 32, TOWNSHIP 23 N., RANGE 5 E., W.M. LEGAL DESCRIPTION THE EAST HALF OF fJ..IE EAST HALF OF A PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF WE SOUT!,EAST QUARTER OF SECTION 32, TOWNSHIP 23 NORTH, RANGE S EAST, W.M , IN KING COUNTY, WASHINGTON, LYING NORTI,ERL Y OF THE SOUTHERLY 505.1 FEET OF SAID SU8DI\/ISION; EXCEPT THE EAST 30 FEET CONVEYED TO KING COUNTY FOR 116th AVENUE SOUTHEAST BY DEED RECORDED UNDER RECORDING NUf.lBER 2698240. ~~----SBJ~~ NOTES· 1. THERE ARE NO EASEMENTS OF RECORD ON THIS PROPEPRTY. -1 2. ALL OF THE EXISTING STRUCnJRES l'iiLL SE REMOVED EXISTING W£nAND AS MAPPED PER J.S. JONES &. ASSOC i ! ,~. WETLAND AREA: 828 SF (ON-SITE & orr-srn:) CATEGORY J I II" I !i / \\ UN-REGULATED lllllDN) c-'l 11!1 Ill, . .. . I I ! ' ' .. ·--"9e. '-i \ I I I \i '" "'"\ --. "" \ ' \i -' ' .. I • I I I ... 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QWEST ELECTRICAL & CAS, PUGET SOUND ENERGY CABLE T.V.: COMCAST CABLEVISION SITE DATA AREA: 56.557 SF OR 1.34 ACRES AREA IN NEW PUBLIC STREETS 14.987 SF OR 0.34 AC WETLAND: 610 SF, CATEGORY 3 ON-SITE WITH ADDL. 218 SF Off-SITE. TOTAL AREA 828 SF (EXEMi'T) NET AREA, 43.570 SF OR 1.00 ACRES PROPOSED NO. LOTS: 8 ZONING. ,_, PROPOSED DENSITY· 8.0 UNITS/ACRE DENSIT'f ALLOWED 8.0 UNITS/ACRE PROPOSED USE· R-8 ZONE: SINGLE FAMILY DETACHED RESIO SITE ADDRESS: 18621 116\h AVE. SE ASSESSOR"$ NOS 322305 9 113 Ol'INERS: LAKESIDE REAL ESTATE INV(STMENTS l";()/-JH[ IIU/ CHUC I-/GU'Y£N .3520 S. 196111 ST. City d~R'eAton Planning Division SEP 1 0 2009 'k,-..,LJ I GRAPHIC SCALE '~::z::1fl R(,i•• 0-;J:::_~4. 0 z ffi g ~ ~ ~;;i; 5~<1;~~ Z-s:t'i!~ w~{!i ffi~~ l:§ 0 w 0: -, e~ h ~ ~ h ; h" ~· s~~~ ~3~~ tt:Q;l ;:: -~ ~ ~~ ~· "'~- C> ~ i:l ~ ~ !lo:: 11.. ! :5 ~ m >< :::c 1-1 1:1::1 1-1 -t w • cS 0 2 t ~ 1 /; ' i '" • : ~ ~- ~ s ~:=; ':J 3E j~ ::, 0 " ~~ w , :r 2~ ~~ C.) ;; ~ ., (/) '" ~~ « <.:) gf! z • ,• ,= h §j z o, :s ! 0 So 0 -" . 11. ~~ -~ -0 i c-- , .lMa.Y-!O~-J.S0:3 r -~-- "• l" § ,@. iii "''ft;:: ~· ,Q l .. ~ ,':: "611 ~". ::'.J ~ $ D ' --, I :! EXHIBIT 4 ' ~ •- ~ ~ ,: ~ " ~i <a ~ I ' so, I i~ 495 a A PORTION of the S.E. 1/4, SECTION .:52, TO~SHIP 23 N., RANGE 5 E., W.M. ~-.... .,..,. ••• i,, x.,3-,~ "'°:lfl.I a CL_ :8 i ~ .,~ """" "'"°'°' i~; ';i ;·'? _ SE l!l_6r!!_ STREET ~00 I ~1 ------------i-~--~ I ~~ ..... =J ! 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'l'~~"'-,*-, I "(;;J; ; 'Ii , / ir --)!( /, ·,$/1 J • ' 1 fta.o~o, 1 LCJi.<'v.:__·:- 1 ,,/LOT1 / /'fl ~'''\01 1 :,, f, ''"' j !c.i.,'.f !!:ii 'I ::: :/ ··. ~--. . _ .··' ·• I_ -c:~:~~;1~~i 0 ~~ t~.;i~ ... , ' -C;;~f~ ' ~ \__.---' _,,,c_ _ ·. --~~~ ,~~it A [mes, -----~·:_~~'O\-W3-0~·,~-~~~-------··~-Tl T:l "CW '····-,. 0 I §CB-! ~-', -· ---·,__ ., {1:1= w·----------5-lJ-2---~------. ~DcW,L<_ I l,c I -f,~ "--. --·----. --=:::::. ---~--=.=:__ ___ -_ -· 1"H2 59·-......_ .• .::.::::·-.;.. __:MSITI"" -SlMH:l Ii / \ Y! in 1- i 1 \l,,csr. DWY ,--'I -~ ~ !fMH4 ---------se6-_ -~ ), --'o&:~D ---~+i\ 1:}\// ?0-'l.~ --~--~-----c=,t '\ ~7l_[,~ IEXlST 0,..,. PRELIM. GRADING QUANTITIES i _s. ;ro\0:t\'-'-,_.,.00'-iii.--· 1 ---1_ c!35 ~OL \ r R.0 ;;,t:.t-< t<°" sc, .1-"l " -:i. ------,.J 1 • I cs, .JI 0-<,;1-. °'~':!'· --~ t.'-;~-l! :;1.'1:;0-\ _''l \\.~ \0-l FILL: 600 CY CUT 650 CY . --1· I . " -------. i I• 1! I; csa I llll:J 't1> I GRAPHIC SCALE " L..' " ~ I '~"'"'~· .. () z (t'. • • ~2; ~ ~ 8~~ ~t z' ,, w (~ ~ J Ct::; £ J W' " () w 4'. -, i 4§.i::' ~ Nt~1 ~111 ~Jt111 h ~ ~ is h g; i:::: L~ fl, 8~~: ~ , " a Ji ~ "'~ ~ "'( ~ l.... ~;;: ~ " ::.;: l='i ~ m >< :::c i,..c c:, i,..c ~ CTI '-' I ~ NORTH 0 2-5 50 SCALE: 1 • = !50' BUI PROPERTY • WETLAND MAP SE 1/4 OF SEC. 32, TWP. 23 N, RGE. 05 E, W.M. ' ' : SS\4~5 TAX PARCEL !ONO.: 322305-9113 nf.\J'~{' 0 r.),l"c; 1'> \\_"ti-g\;/01/l\i\C, ' -,, ~ -;::p Cj\. .. , l'.\•(l : ,.,,J0C··----~-: • SHED -..,\ TH,a e.E .• ,,.,"-.,,. ~Qilll._~ti.,_SOU_ -?: ,! ~'"\ ;rol!E :--.._ {' ~El.10\'EDJ I ', ' \ ' .. --~ '>, \ '·-,/\'\ cc-v::; ,·,r,'(,r, ,,11·" BUILDING I • ,·:· 1,, ' - C.J.:r.~,l·i ' '''~'.;\'._Dx_\ \ -,,/~\~·.:~;/;;·: !\ Z ~l,H:.i'i' \ \ ' \ . -------.. ', i °' ~ ' ' -1,..-~, --~ 1 --"---- 1c . .!l"·f1.i',('':i ',\ "c I 1 /..__ ;· n--~--,=:=~.::::::-·---__,,,-· ,;? c,:.<, ~If "'"I"""--_ ~ ., -· (, , (TOBE , -~-I/ 3 / '" " "\ / l~E_'.'~~E~-: // r , i .. ~ . ,/ I / i · \ 1 OVERHANG / ~, .-' ~/ f~_f r L--------_ ; /11 11/ I 'I I /-· _.,.--' ,. ,·,,,,,. ~I \ ~ ,,, ' __ __. r __) /,v: . '"'"'" -~ .. ..+---:;_...:.,: ···.·,i-,· ,-. -'.':: -~-------~~ ...... ' ' -,. ---------' :it!:' . ---------ac. \_ l ' la, ~r,0RT'i·_·;sc,.,-1,5s,,,_. ~~; SB91'33'01"' """'--/ .,.------,....R>---"'-J ~---- ~· -i7''''' -. ------,J ~~ ,,,,,,,o ~ --~. -~,o,o ::· ~r:;g 0 .. "1,.,DBY ---~· SCALE ,_ I ""'""'DY 1"=50' I L,E,..,,_, :rn:Ci<Eoe, MCJECT ,11...,,..., SHEET #PR0\'£08Y 1 of 1 ' I OAT,S YVONNE BUI 3520 SOUTH 1 saTH STREET SEATAC, WASHINGTON 93188 BUI PROPERTY WETLAND MAP TAX PARCEL ID NO.: 322305-9113 '/' -----------==== I , (_/---------==: I , :-:.~- \ CCNSIJU,.,,,. J. S. Jones and Associates, Inc. Environmental Consultants weuanas. ;mcams, and Wildlife ,·>.!!S-STMAl'sTRffT.SUI,~,<, '""U'-'·'~"HINCTO~ '01<'] ;::;1-ww"'l >K> I~~·· I OY I SEVl>IC~ ::8:>11&11 soc 'J I> JV I ' :\ u ' ' . ~si.1 \JAIL 11< ·;:,::;_. I ACI () , I" ,t,.c:· .. · ~s.; ~1 City 0f I? P1 . e, ci1J010 9 D · . , IV1s JU, 2 ,, .. t 4 lit/;} m >< ::i::: 1-4 0:, 1-4 -I "'-I . , 1-, N ....._ -~ r.l •n ~ z ...., N E-< N ...., "1" - H4 -29 T23N RSE E 1/2 CA CA R·S 0 , 1 ~ R5 t SE 1nrJ,PI RB EXHIBIT 8 R> SE 1~01~ SI I R-4 ---· ---------~~ j------ T ---~J R·S r?-13 p.e H-14 N cN .'<; l ' SE 19Q.tf! S: s~ 1901-, P• CN ZONING R-14 PW TLCHN"lCAL Sf.R\ lCF.S 07/15/0~ R·B E !Mlf,SI .C/-4 ( -S /TE- ~ R-8 J4 -05 T22N RSE E 1/2 (~, r" i \J, _,.,--~ . "' L ., ... , > [Jlf 0 200 400 i,-t.J I sec, I 4.800 _,·r <ear, s• 14 32 T23N RSE E 1/2 5332 -fJl (;.l (;.l ..., N (;.l '.2: ~ fJl M ~ ..... ....._ N DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT .:XHIBIT 9 ENVIRONMENTAL {SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA09-079, ECF, SHPL-H, CAR Yvonne Bui Lakeside Fairwood Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Short Plat approval for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. LOCATION OF PROPOSAL: LEAD AGENCY 18612 116'h Avenue SE City of Renton Environmental Review Committee Department of Community & Economic Development This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of Jurisdiction may be involved. the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 4, 2009. Appeals must be tiled in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. 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. PUBLICATION DATE: DATE OF DECISION: SIGNATURES ~ ~~----- Terry Higashiyama, Administrator Community Services Department August 21, 2009 August 17, 2009 ~ , I. David Daniels, Administ~ator --- Fire & Emergency Services 'i)-17~'1 Date Economic Development '2,/17/op Date ' I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT EXHIBIT 10 DETERMINATION OF NON-SIGNIHCANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA09-079, ECF, SHPL-H, CAR APPLICANT: Yvonne Bui PROJECT NAME: Lakeside Fairwood Short Plat ---0\ -. , ,.i :0'/ DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPAi Review and Short Plat approval for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. LOCATION OF PROPOSAL: LEAD AGENCY: 18612 116th Avenue SE The City of Renton Department of Community & Economic Development Planning Division 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 4-4-030(2 limits haul hours between 8:30 a.m. and 3:30 p.m., Monday through Friday unless otherwise approved by the Community & Economic Development Department. 2. Commercial, multi-family, new single family and other non-residential construction activities shall be restricted to the hours between 7:00 am and 8:00 pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. Fire: 1. The fire flow requirement for a single family home is 1,000-gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500-gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Applicant shall submit a water availability certificate from Soos Creek Water and Sewer District. 2. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. The cul-de-sac turnaround is required to be a minimum of 45-feet radius. All building addresses shall be visible from a public street. Street widths less than 28-feet shall be posted "No Parking Any Time" on both sides of the street. ERC Advisory Notes Pagclof2 Plan Review: -,-----;-- • • Water 1. Water service will be provided by Soos Creek Water and Sewer District. 2. Existing hydrant(s) to be counted as fire protection will require a 5" storz quick disconnect fitting to be installed if not already in place. Sanitarv Sewer 1. Sewer service will be provided by Soos Creek Water and Sewer District. Surface Water 1. There is no storm conveyance pipe system fronting the site 116th Ave SE. There is a storm pipe in the sidewalk, south of the site at the school. 2. A drainage plan and drainage report will be required with the site plan application. Preliminary calculations show detention will be required under the 1990 King County Surface Water Manual. A storm drainage pond is proposed along the northwest corner of the property. Staff recommends that the project comply with the 2005 King county Surface Water Design Manual. A revised drainage report and drainage plans will need to be submitted for review at the time of the utility construction permit application. Transportation 1. Half street improvements including paving, a five foot sidewalk, six foot planter strip with curb, a five foot bike lane, storm drainage and striping will be required fronting the site in 116th Ave SE. 2. Applicant will be required to dedicate five feet to the City for right of way in 116'h Ave SE. 3. An approved traffic control plan will be required prior to work in the City's right-of-way. 4. Street lighting is required onsite and may be required in 116 1 h Avenue SE fronting the site. Lighting plans with lighting calculations must be included with civil plan submittal. 5. The internal roadway is shown to reduced to a 42-foot right-of-way. City code allows for this reduction for lot widths less than 100 feet in depth. Up to a 10-foot easement will be required for franchise utilities, water meters and lighting behind sidewalks within the short plat. The roadway will be public. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 7. The reverse curve on the proposed roadway must be designed to meet established standards for reverse curves. Recommended Conditions 1. Traffic mitigation fees of $717.75 x 7 new lots or a total of $5,024.25 will be required to be paid prior to recording of the plat. Credit will be given to the existing home. 2. Erosion control measures shall comply with Department of Ecology's most current version of the Stormwater Management Manual. General Comments 1. Separate permits and fees for stormwater connections Property Services: 1. See attached for comments from Property Services. ERC Advisory Notes Page 2 of 2 • ' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT EXHl __ f 11 PLANNING DIVISION EXEMPTION FROM CRITICAL AREAS REGULATIONS EVALUATION FORM & DECISION September 8, 2009 LAND USE ACTION FILE NO.: LUA09-079, ECF, SHPL-H, CAR PROJECT NAME: Lakeside Fairwood Short Plat PROJECT MANAGER: Gerald Wasser, Associate Planner OWNER/APPLICANT: Yvonne Bui, 3520 S 198'h Street, Seatac, WA 98188 CONTACT (if other than Owner): Rich Hudson, R & D Enterprises, 21936 234'h Avenue SE, Maple Valley, WA 98038 PROPOSAL DESCRIPTION: The applicant is requesting the approval of a Short Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single- family residences with a tract for stormwater detention. The Critical Areas Exemption is requested to allow the disturbance of a small Category 3 Wetland (610 sf on-site, 828 sf total) in the northwest corner of the site. PROJECT LOCATION: CRITICAL AREA: EXEMPTION JUSTIFICATION: 18621116'h Avenue SE Category 3 Wetland (828 square feet in area, 610 square feet on-site) Pursuant to MC 4-3-0SOC.5.f.i Wetland Disturbance, Modification and Removal, of the Critical Areas Regulations is hereby granted: LUA09~079 CAR Report.doc Pagelof3 . •, , . X r Any Activity in Small Category 3 Wetlands: Any activity affecting hydrologically isolated Category 3 wetland no greater than two thousand two hundred (2,200) square feet when consistent with all of the following criteria (1) Standing water is not present in sufficient amounts, i.e., approximately twelve inches (12") to eighteen inches (18") in depth from approximately December through May, to support breeding amphibians; (2) Species listed by Federal or State government as endangered or threatened, or I the presence of essential habitat for those species, are not present; i (3) Some form of mitigation is provided for hydrologic and water quality functions, ; for example, stormwater treatment or landscaping or other mitigation; and 1) A wetland assessment is prepared by a qualified professional demonstrating the iteria of the exemption are met. The wetland assessment shall be subject to dependent secondary review at the expense of the applicant consistent with bsection F7 of this Section. --------· --------------. . - FINDINGS: The proposed development is consistent with the following findings pursuant to RMC section 4-3-0SOC.S: 1. The activity is not prohibited by this or any other chapter of the RMC or state or federal law or regulation. 2. The activity will be conducted using best management practices as specified by industry standards or applicable Federal agencies or scientific principles if submitted plans are followed. 3. This wetland has severely disturbed vegetation as evidenced by a preponderance of Himalayan blackberry. 4. This wetland has poor hydrologic function resulting from historical grading that modified the conveyance of water to the toe of a fill slope. 5. Standing water is not present in sufficient amounts, i.e., approximately 12 to 18-inches in depth from approximately December through May, to support breeding amphibians. 6. Species listed by Federal and State government as endangered or threatened, or the presence of essential habitat for those species, are not present. 7. Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation. The applicant has proposed an open drainage detention pond with a combination wetpond for water quality enhancement. 8. A Wetland Determination for this proposed project was prepared by J.S. Jones and Assiociates, Inc., dated March 12, 2008. A supplemental letter to the Wetland Determination was sent by J.S. Jones and Associates, Inc. on May 8, 2009. LUA09-079 CAR Report.doc Page2of3 -~ • DECISION: An exemption from the critical areas regulations is approved for wetland disturbance, modification and removal for the Category 3 Wetland in conjunction with the Lakeside Fairwood Short Plat, LUA09-079, ECF, SHPL-H, CAR. SIGNATURE: Fred Kaufman Hearing Examiner EXPIRATION: Five (5) years from the date of approval (signature date). LUA09-079 CAR Report.doc Date Page3of3 ' ' Gerald Wasser From: Sent: To: Cc: Subject: Rand D Enterprises [rd-enterprises@comcast.net] Monday, September 14, 2009 9:22 AM Gerald Wasser Yvonne; JJJags@aol.com Goetech Report Clarification Letter Regarding Lot#8 Hi Jerry, attached is a letter clarifying the 15ft building setback condition isn't required on lot#8 with minor regrading at the building stage. The Geologist stamped & dated this letter and said he felt a letter clarifying that he included a grading option in his original report was the best way to cover this for the City staff and the Examiner. This minor regrading could also easily be done during the short plat construction/development stage - when the access & storm drainage improvements are constructed and the lots are prepared. I copied the owners and Jim Jaeger (he also worked with the geologist in preparing this letter) so they know this has been forwarded to the City. If you have any questions call my cell# (206) 384-7392. Rich Hudson 1 GEOTECH CONSULTANTS, INC. Lakeside Real Estate Investments 3520 South 198th Street SeaTac, Washington 98188 Attention: Michal Nguyen Subject: Clarification of Slope Regrading for Northwestern Lot (Lot 8) Proposed Short-Plat 18621 -116th Avenue Southeast Renton, Washington 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 September 14, 2009 JN 09120 Reference: Geotechnica/ Engineering Study; same site: Geotech Consultants, Inc.: June 19, 2009. Dear Mr. Nguyen: via email This letter is intended to clarify our recommendations related to mitigation of any potential steep slope hazard presented to the planned residence for the northwestern lot (Lot 8) of the short-plat As discussed in our above-referenced geotechnical report, the short slope in the northwestern portion of the site is only approximately 10 feet in height, and has been created by previous fill placement in that area. The natural inclination of the ground in close proximity to this slope is substantially less than 40 percent. From this, it is readily apparent that the steep slope on Lot 8 was created by previous grading. It is our professional opinion that no slope setback or buffer are needed on Lot 8 if the existing slope is regraded to an inclination of less than 40 percent, or 2.5: 1 (Horizontal:Vertical). This would be accomplished by removing some of the existing fill soils, and could occur in conjunction with construction of a daylight basement home on the lot. All foundations, including those for rear decks, would be excavated down to dense, native soils. Placing quarry spalls or similar scour protection at the toe of the slope would also be appropriate, considering the potential for future water flow in the shallow channel along the north property line. These conclusions and recommendations were previously presented in the second paragraph of the General section in our June 19, 2009 geotechnical report. If you have any questions, or if we may be of further service, please do not hesitate to contact us. cc: Rand D Enterprises via email Jaeger Engineering via email .. ,~ Respectfully submitted, EOTECH CONSULTANTS, INC. arc R. McGinnis, P.E. Principal Gerald Wasser From: Sent: R and D Enterprises [rd-enterprises@comcast.net] Monday, September 14, 2009 9:55 AM To: Gerald Wasser Subject: Attachments: Fw: Clarification Letter for Slope Regrading-Lot 8 09120 letter-lakeside investments.pd! Jerry, see if this can be opened? Rich. -----Original Message ----- From: Marc McGinnis To: Lakeside Real Estate Investments LLC Cc: rd-enterprises@comcast.net; jjjags@aol.com Sent: Monday, September 14, 2009 8:32 AM Subject: Clarification Letter for Slope Regrading-Lot 8 Gentlemen, Attached is a pdf file containing a short letter that I hope clarifies our conclusions regarding the slope on the north side of Lot 8. Marc R. McGinnis, P.E. Geotech Consultants, Inc. 13256 N.E. 20th Street, No. 16 Bellevue, WA 98005 (425) 747-5618 Disclaimer: Any electronic form, facsimile or hard copy of the original dacument (email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by Geotech Consultants, Inc. and will serve as the official document of record. Copyright 2009 Geotech Consultants, Inc. All rights reserved. 1 Denis Law Mayor September 10, 2009 Fred Kaufman Hearing Examiner City of Renton 1055 South Grady Way Renton, Washington 98057 Department of Community & Economic Development Subject: Lakeside Fairwood Short Plat LUA09-079, ECF, SHPL-H, CAR Dear Mr. Kaufman: A hearing on the above-captioned project was held before you on September 8, 2009. The following issues were raised at the public hearing: • provision of a site plan which correctly reflects the proposal; • drainage; • building in proximity to the slope in the northwest corner of the site; • the Fire Department turnaround; and • signs at the westerly end of proposed SE 1861h Place. In order to clarify the record and to provide you with more accurate information on which to base your decision, I have revised the Preliminary Report to the Hearing Examiner, dated September 8, 2009 (see enclosure). The revised report includes a new Exhibit 3, Preliminary Short Plat Plan, which accurately depicts the applicant's proposal. Because the applicant would be required to comply with the 2005 King County Surface Water Design Manual, lot sizes have changes in order to accommodate a larger stormwater detention pond on proposed Tract A. A new recommended condition (Condition 11) reflects this requirement. The Geotechnical Engineering Study prepared for this project states that buildings shall be located 15 feet from the top of the slope in northwestern corner of the site unless the stability of the slope is increased by grading it back to an inclination of 2.5:1 (Horizontal:Vertical) and installing large rock at the toe of the slope. Staff is now recommending that slope stability be increased and this recommendation is reflected in revised Condition 7. Staff has revised Condition 5 to reflect that the Fire Department turnaround would located on proposed Tract A and proposed Lot 7 and that it shall be paved with pervious pavers or other approved alternative prior to recording the short plat. Condition 12 has been added which would Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov -... ' require the applicant to install signs at the westerly end of SE 1861 h Place providing notice to the residents of the Lakeside Fairwood Short Plat that the street may be extended as development occurs to the west. Other minor revisions to the Preliminary Report to the Hearing Examiner, dated September 8, 2009, have been made for clarification. Please contact me at (425) 430-7382 if you have any questions. Associate Planner Enclosure. cc: Owner/Yvonne Bui Contact/Rich Hudson Jim Jaeger PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant/Owner. Contact: File Number: Project Description: Project Location: September 8, 2009 Lakeside Fairwood Short Plat Yvonne Bui, 3520 S 1981" Street, Seatac, WA 98188 Rich Hudson, R & D Enterprises, 21936 234 1 h Avenue SE, Maple Valley, WA 98038 LUA 09-079, ECF, SHPL-H, CAR Project Manager: Gerald Wasser, Associate Planner The applicant is requesting approval of a Short Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption in order to disturb a small Category 3 Wetland (610 sf on-site, 828 sf total). Additionally, a street modification for right-of-way less than SO-feet is being requested. The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 8.0 dwelling units per net acre. Lots range in size from 4,503 to 4,766 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. 186211161h Avenue SE Exist. Structure Area: l,810 sf (to be removed) Proposed New Structure Area: N/A Site Area: 58,520.61 sf Total Building Area gsf: N/ A HEX Rpt. v2 09-079 doc City of Renton Deportment Community & Economic Development Lakeside Fairwood Short Plat Report of September 81 2009 {Revised September 10, 2009) Project Location Map HEX Rpt. v2 09-079.doc Preliminary Report to the Hearing Ex;miner LUA09-079, ECF, SHPL·H, CAR (1ty of Rrnron Department Community & Economic Development Lakeside Fairwood Short Plat Prei1minary Report to thP f-fennng Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 (Revised .September 10, 2009) 8. EXHIBITS: C. 1. 2. 3. 4. 5. 6. 7. Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity Map Exhibit 3: Preliminary Short Plat Plan Exhibit 4: Preliminary Landscape Plan (a revised copy will provided before or at the public hearing) Exhibit 5: Generalized Utilities/Road/Drainage Plan (a revised copy will be provided before or at the public hearing) Exhibit 6: Grading Plan & Tree Retention Plan (a revised copy will be provided before or at the public hearing) Exhibit 7: Wetland Map Exhibit 8: Zoning Map Exhibit 9: ERC Determination Exhibit 10: ERC Advisory Notes Exhibit 11: Critical Areas Exemption GENERAL INFORMATION: Owner of Record: Yvonne Bui, 3520 1981 h Street SE, Seatac, WA Zoning Designation: Residential -8 Dwelling Units Per Acre (R-8) Comprehensive Plan Residential Single-Family (RSF) Land Use Designation: Existing Site Use: Single-Family Residence Neighborhood Characteristics: North: Single family residential (R-8 zone) East: Single family residential (R-4 zone) South: Benson Hill Elementary School West: Single family residential (R-8 Zone) Access: 1161h Avenue SE Site Area: 58,520.61 sf (1.34 acre) 98188 HEX Rpt. v2 09-079.doc City of Renton Deportment Community & Economic Development lakeside Fairwood Short Plat Preliminary Report to the Hearing Ex~m,ner LUA09-079, £CF, SHPL-H, CAR Report of September 8, 2009 (Revised September 10, 2009) D. HISTORICAL/BACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 5327 4498 4404 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 Special 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 4-4-070: Landscaping Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Retention and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-040: Sanitary Sewer Standards Section 4-6-060: Street Standards Section 4-6-080: Water Service Standards Section 4-6-090: Utility Lines -Underground Installation 5. Chapter 7 Subdivision Regulations Section 4-7-070: Detailed Procedures for Short Subdivisions Date 03/01/2008 02/20/1995 06/07/1993 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 4-7-170: 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 Single Family objectives and policies. 2. Community Design Element: Natural Areas, Established Residential Neighborhoods and New and infill Development HEX Rpt. v2 09-079.doc 'city of Rc,nton Department Communitv & Economic oc,.:eiopmcnt Lakeside Fairwood Short Plat Report of September 8, 2009 (Revised September 10, 2009) G. DEPARTMENT ANAL YS/5: Pre//r,.,nory Rf:'port to the Hearing Examiner LUA09-079, ECF, SHPL·H, CAR ---------------------------------------------- 1. PROJECT DESCRIPTION/BACKGROUND The applicant has proposed to subdivide a 1.34 acres (58,520.61 square feet) site within the R-8 Zone. The proposal would create 8 lots for the development of detached single family residences and a tract for stormwater detention. One single family residence and a garage structure currently exist on the site; both buildings would be demolished to accommodate the proposed subdivision. The proposal for 8 single family lots would have a density of 8.0 dwelling units per net acre. The allowed density range in the R-8 Zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. The proposed lots would range in area from 4,503 to 4,766 square feet. All of the proposed lots would take access from 1161 h Avenue SE via a new public street, SE 1861h Place. Proposed SE 1861h Place would have 26 feet of paving with parking designated on one side, a 6-foot landscape strip on both sides and a 5-foot sidewalk on both sides for a total right-of-way width of 48-feet. The applicant has requested a street modification to reduce the width of the proposed public street from 50 to 48-feet of right-of-way. The applicant will be dedicating an additional 5 feet of right-of-way along 1161h Avenue SE and providing a 6-foot landscape strip and a 5-foot sidewalk. The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion and a man-made slope of greater than 15% in the northwest corner. This northwestern portion of the site contains a small Category 3 Wetland (610 square feet of which is onsite and 218 square feet is located on the property to the west). The applicant has requested a Critical Areas Exemption for this portion of the site. This wetland has severely disturbed vegetation as is evidenced by a preponderance of Himalayan blackberry. The poor hydro logic function of this wetland results from historical grading that modified the conveyance of water to the toe of a fill slope. There are 40 trees on site. The applicant proposes to remove 25 existing trees to facilitate construction, driveways and road improvements associated with the proposed short plat; 15 trees would be retained. The applicant proposes to comply with required City of Renton landscaping standards for the final short plat by providing a 6-foot landscaped strip along the street frontage and two trees in the front yard of each lot. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21(, 1971 as amended) on August 17, 2009 the Environmental Review Committee (ERC) issued a Determination of Non-Significance (DNS) for the Lakeside Fairwood Short Plat. A 14-day appeal period ended on September 4, 2009. No appeals of the threshold determination were filed. HEX Rpt. v2 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Prf'liminory Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 (Revised September 10, 2009) 3. COMPLIANCE WITH ERC MITIGATION MEASURES A Determination of Non-Significance was issued by the City of Renton's Environmental Review Committee (ERC) on August 17, 2009. No mitigation measures are required. 4. STAFF REVIEW COMMENTS 5. 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. CONSISTENCY WITH SHORT PLAT CRITERIA Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision-makers in the review of the plat: a) Campliance with the Comprehensive Plan Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended for use as quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design policies: Policy LU-158. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family Neighborhoods. Cg] Policy Objective Met D Not Met Policy CD-14. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stack, and new vitality to neighborhoods. Cg] Policy Objective Met D Not Met HEX Rpt. v2 09-079.doc City of Rr:nton Ueportment Community & [conomic Development Lakeside Fairwood Short Plat Prt'.im111ary Report to tf1e Hf:'oring t.xaminer ~------_________ LUA09-079, ECF, SHPL:H, CAR Repnr·t of September 8, 2009 (Revised September 10, 2009) LOTl ------ LOTZ LOT3 LOT4 LOT 5 -----· LOT6 LOT7 LOT 8 b) Compliance with the Underlying Zoning Designation The subject site is designated Residential-8 Dwelling Units per Net Acre Zone (R-8}. This zone is established for single-family residential dwellings allowing a range of four (4.0} to eight (8.0) dwelling units per net acre. It is intended to implement the Single Family Land Use Comprehensive Plan designation. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The property contains 14,678 square feet of area intended as public right-of-way. The site also contains a small Category 3 Wetland (610 square feet onsite and 828 square feet total} which for which the applicant has requested a Critical Areas Exemption. Based on eight lots, net density would be 8.0 dwelling units per net acre, which is within the allowed density range for the R-8 zone. Lot Dimension: As demonstrated in the table below, all lots meet the requirements for minimum lot size, depth, and width. LOT SIZE WIDTH DEPTH 4,500 sf minimum 50 feet required 65 feet required (interior lots} 60 feet required (corner lots} i i 4,520 sf 60.S feet (corner) 77.0 feet 4,543 sf 59.0 feet 77.0 feet 4,543 sf 59.0 feet 77.0 feet 4,543 sf 59.0 feet 77.0 feet 4,524 sf 58.75 feet 77.0 feet 4,766 sf 70.0 feet (corner} 69.6 feet 4,503 sf 65.5 feet 68.5 feet 4,543 sf 66.5.0 feet 68.15 feet ·---. ----------------------" Tract A 6,549 sf N/A N/A HEX Rpt. v2 09-079.doc City of Rm Ion Department Community & Economic Development Lakeside Fairwaod Short Plat Report of Septernbf>r· 8, 2009 (Revised .Septernber 10, 2009) Preliminary Report to the 1-{enring Exominer WA09-079, ECF,_ SHPL-H, CAR Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage, side yard is five feet, and the rear yard is 20 feet. The minimum side yard along a street is 15 feet for the primary structure and 20 feet for garages which access from the front or side yard along a street. Lots 1 and 6 are corner lots and their side yard setbacks along 116th Avenue SE are 15 feet. In order to maintain uniform orientation of all ofthe lots, lots 1 and 6 will be required to front on the new street, SE 186th Place. The proposed lots have enough area to meet these setback requirements. Setbacks will be verified at the time of building permit review. Existing structures located on-site do not meet setback requirements; these structures are proposed to be removed. Staff recommends as a condition of approval that the applicant shall obtain demolition permits and have final inspection conducted for the existing house and garage prior to recording the short plat. Building Standards: The R-8 zoning requirement for maximum building height is 30 feet. The maximum building coverage for lots 5,000 square feet or greater is 35% of the lot or 2,500 square feet, whichever is greater. Lot 6 exceeds 5,000 square feet. The lot coverage for lots less than 5,000 square feet in area is 50%_ Lots 1, 2, 3, 4, 5, 7 and 8 are less than 5,000 square feet. The lot coverage requirements for the proposed Lots 1 through 8 would be verified at the time of building permit review. Parking: The parking regulations require that detached dwellings provide a minimum of two off-street parking spaces. As proposed, each lot would have adequate area to provide two off-street parking spaces. In addition, the parking regulations require that driveway cuts be located a minimum of 5 feet from the adjoining property line. Driveway cuts would be verified at the time of construction permit review. Compliance with the parking requirements would be verified at the time of building permit review. c) Community Assets The City's landscape code (RMC 4-4-070) requires all short plats to provide 5-foot landscaped strip in the front yard area of lots that abut a public right-of-way. The applicant proposes to install a 6-foot landscape strip along 1161h Avenue SE which satisfies the minimum requirement. In addition, the applicant will be required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6-to 8-feet in height (conifer), within the front yard of the proposed lots. A conceptual landscape plan was submitted as part of the proposed land use application. The conceptual landscape plan indicates that two Norway maple trees would be planted in the front yard of Lots 1 through 8 and shows a 5-foot landscape strip along the side yard frontages of Lots 1 and 6 along 1161h Ave SE. These plantings include Norway maples and Otto Luyken laurels. Staff recommends that a detailed landscape plan be submitted as part of the Final Short Plat application and that landscaping for the front yards of lots be installed prior to final inspection of the building permit; landscaping for the 6-foot planter strips along 1161h Avenue SE and SE 1861h Place shall be installed prior to recording of the short plat. The conceptual landscape plan also indicates that the drainage tract would be landscaped with Douglas firs, Norway maple, Otto Luyken laurel and the pond side walls would be hydroseeded with elymus glaucus, festuca rubra and deschampsia caespitosa. HEX Rpt. v2 09-079.doc City of Renton Deporlment Community & Fconom1r Df'velopmpnt Lakeside Fairwood Short Plat Pff'umrnary Repori to the Heonnt;1 l::.xorrnner LUA09-079, ECF, SHPL-H, CAR Report of September 81 2009 (Revised Scptcrnbcr 10, 2009) Staff recommends that the drainage pond be fenced with 6-foot high green chain link fencing and that maintenance of the drainage pond landscaping be accomplished by a Homeowners Association or other maintenance agreement which shall be established prior to recording the short plat. d) Compliance with Subdivision Regulations Streets: The proposed short plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommends a condition of approval be placed on the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. Each new lot (credit given for the existing residence) is expected to generate approximately 9.57 new average weekday trips. The fee for the proposed short plat is estimated at $5,024.25 ($75.00 x 9.57 trips x 7 lots= $5,024.25) and is payable prior to the recording of the short plat. The applicant is required to dedicate an additional 5 feet of right-of-way along 116'h Avenue SE. Street improvements including a 6-foot landscape strip, curb, gutter and sidewalk (5-foot) is required along 1161h Avenue SE abutting the property. The proposed internal road, SE 186th Place is required to have 26-feet of paving with parking on one side (most likely, the south side), a 6-foot landscape strip on both sides and a 5- foot sidewalk on both sides for a total right-of-way width of 48-feet. A Fire Department turnaround is provided on proposed SE 1861h Place in the vicinity of Tract A. Staff recommends that as a condition of approval that the Fire Department turnaround shall be paved with pervious pavers (e.g. grasscrete) or other approved alternative. RMC 4-6- 060R3a allows a reduction in the required right-of-way width for residential access streets for new streets within a short plat or subdivision to 42-feet when the extra area from the reduction is used for the creation of an additional lot which could not be platted without the reduction; or when the platting with the required right-of-way width results in the creation of lots with less than 100-feet in depth. The requested street modification complies with the decision criteria specified in RMC 4-9-250D2 which include: HEX Rpt. v2 09-079.doc a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property (ies) in the vicinity. City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Report of Scpt('mber 8, 2009 (Revised Septemher 10, 2009) Preliminary Report to the Hearing Examiner LUA09-019, ECF, SHPL-H, CAR. As the new street, SE 1861h Place is anticipated to be extended when the property to the west develops and in order to provide notice to property owners in the Lakeside Fairwood Short Plat, staff recommends that signs shall be installed at the westerly end of the street indicating that the street may be extended as development occurs to the west. These signs shall be installed prior to final construction permit inspection. All new wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed 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. Blocks: A new block would be created. While there is enough room for single-tier lot configuration, there is not enough room for an alley system. The new short plat would mimic the development pattern of lots developing in this area. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All lots meet the requirements for minimum lot size, depth, and width. All of the proposed lots are generally rectangular in shape. Lots 1 and 6 are corner lots (4,520 and 4,766 square feet, respectively); lots 2, 3, 4, 5, 7 and 8 are interior lots (ranging from 4,503 to 4,543 square feet). All front yards of the proposed lots would be required to be oriented toward the proposed internal road (SE 186 1 h Place). The size, shape and orientation of the proposed lots are similar to other lots in the vicinity. Staff recommends that as a condition of approval the turnaround consist of pervious pavers (e.g. grasscrete) or other approved alternative. Staff also recommends that as a condition of approval the front yards of lots 1 and 6 shall be oriented to proposed SE 1861h Place and no direct access to those lots is allowed from 1161h Avenue SE; a note to that effect shall be placed on the face of the short plat. No structures would be located within the drainage easements shown on lots 7 and 8; a note to that effect would be placed on the face of the short plat. e) Reasonableness of Proposed Boundaries Access: Proposed access to Lots 1 through 8 would be gained off 116'h Avenue SE via a proposed new public street, SE 1161 h Place. Proposed SE 1161h Place would include 26-feet of paving width (with parking indicated on one side), a 6-foot landscape strip on both sides and a 5-foot sidewalk on both sides. Topography and Vegetation: A Geotechnical Engineering Study, prepared by Geotech Consultants, Inc., dated June 19, 2009 describes the proposed project site and makes recommendations for project development. The site topography consists of mostly gentle slopes that decline toward the center of the property. Exceptions to this include a steep slope of approximately 10 feet in the northwestern corner of the site and a 6-foot soil berm that has been mounded along the east side of the property for landscape purposes. The Geotechnical Engineering Study HEX Rpt. v2 09-079.doc · City of Henton fJepartmrnt Community & [conomic Development Lakeside Fairwood Short Plat R,2po1·t of September 8, 2009 (Revised September 10, 2009) Prr11,r,1nary Rrport to thr I/Paring Examiner LUA09-079, EC!_,_ SH~L-H, CAR_ states that the short slope at the northwestern corner is inconsistent with the gentle to moderate natural topography of the surrounding area, and has been created by grading. The Study further states that this slope shows no signs of recent instability. The Geotechnical Engineering Study recommends that the stability of the slope could be increased by grading it back to an inclination of 2.5:1 (Horizontal:Vertical), and installing large rock at the toe of the slope for scour resistance; if the slope cannot be modified then the Study recommends that all structures be set back a minimum of 15-feet from the top of the slope. This is not a regulated slope. Staff recommends as a condition of approval that the applicant increase the stability of the slope by grading it back to an inclination of 2.5:1 and installing large rock at the toe of the slope for scour resistance. The Study indicates that there are up to 7-feet of fill soils overlying the native soils on site. The native soils typically consist of one-half to one foot of topsoil overlying loose to medium-dense weathered silty sand with gravel that became dense and unweathered approximately 2 to 3 feet below the topsoil layer. This dense, silty sand with gravel is commonly referred to as glacial till. It should be noted that groundwater levels vary seasonally with rainfall and other factors. It is typical to find at least localized seepage perched on top of low permeability glacial till soils following extended weather. A significant geotechnical consideration for development of this site is the overly moist to wet condition of the silty soils. The Geotechnical Engineering Study recommends drying of soils and appropriate compaction; imported granular fill would be needed wherever it is not possible to dry the on-site soils sufficiently before compaction. The Geotechnical Engineering Study recommends measures for erosion control, foundations, retaining walls, drainage considerations, pavement areas, general earthwork, and structural fill. Staff recommends as a condition of approval that the applicant be required to follow the recommendations contained in the Geotechnical Engineering Study, prepared by Geotech Consultants, Inc. dated June 19, 2009. There are 40 trees on site. The applicant proposes to remove 25 existing trees to facilitate construction, driveways and road improvements associated with the proposed short plat; 15 trees would be retained. RMC 4-4-130H8 specifies protection methods for all trees that are to be retained in areas subject to construction. These methods include construction storage prohibitions, a fenced and signed protection area requirement for fencing on four sides with a chain link fence, protection from grade changes, impervious surfaces prohibited within the drip line of retained trees, a mulch layer requirement and a construction monitoring requirement. A Wetland Determination was prepared by J.S. Jones and Associates, Inc. on March 12, 2008. That determination was prepared for the proposed project as presented in the application to King County on January 17, 2008. The Wetland Determination discusses that on site investigation found one small wetland along the western portion of the northern property line. On May 8, 2009, J.S. Jones and Associates, Inc. prepared a letter which supplements the Wetland Determination of March 12, 2008. The letter states that the wetland is a Category 3 Wetland as defined in the Renton Municipal Code. It has severely disturbed vegetation as evidenced by the preponderance of Himalayan HEX Rpt. v2 09-079.doc City of Renton Department Community & Economic Development Prehm,nary Report to the f-feoring Exominer ---------------~----~~L;;c_;UA09-079, ECF, SHPL-H,_CAR Lakeside Fairwood Short Plat Report of September 8, 2009 (Revised September 101 2009) blackberry (which becomes established in areas of disturbance). The hydrology of the wetland results from historical grading that modified the conveyance of water to the toe of a fill slope. The survey conducted as part of the Wetland Determination calculates the on site portion of the wetland as 610 square feet and the off-site area as 218 square feet for a total of 828 square feet. RMC 4-3-0SOC.S.f.i provides for Critical Areas Exemptions for any activity affecting hydrologically isolated Category 3 wetlands no greater than 2,200 square feet when consistent with the following criteria: (1) Standing water is not present in sufficient amounts, i.e., approximately 12 to 18- inches in depth from approximately December through May, to support breeding amphibians; (2) Species listed by Federal or State government as endangered or threatened, or the presence of essential habitat for those species are not present; (3) Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation; and (4) A wetland assessment is prepared by a qualified professional demonstrating the criteria of the exemption are met. The wetland assessment shall be subject to independent secondary review at the expense of the applicant. The Wetland Determination satisfies all of the criteria necessary for a Critical Areas Exemption (Exhibit 11). Additionally, the applicant is proposing a drainage system which would include an open drainage detention pond with a combination wetpond for water quality enhancement. Relationship to Existing Uses: The properties surrounding the subject site are single- family residential and a school (Benson Hill Elementary School). The surrounding properties are zoned Residential -8 dwelling units per acre (R-8) and R-4. The proposal is consistent with existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. The platting pattern is consistent with east/west oriented streets in the vicinity. f) Availability and Impact on Public Services {Timeliness) Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Staff recommends a condition of approval be placed on the project requiring a Fire Mitigation Fee, based on $488.00 per new single-family lot with credit given for the existing single-family residence in order to mitigate the proposal's potential impact to City emergency services. The fee is estimated at $3,416.00 ($488.00 x 7 new lots= $3,416.00) and is payable prior to the recording of the short plat. Street addresses shall be visible from a public street. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would result in 0.44 additional student (0.44 x 1 new lot HEX Rpt. v2 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Report of September 8, 2009 (Revised Seplernber 10, LU09) Pre1,rninary Report lo the Hearing Examiner LUA09-079, _ECF, SHPL-H, CAR = 0-44) to the local schools. The Renton School District has indicated that it can accommodate the impact of additional students expected to come from the proposed project at Benson Hill Elementary School, Nelsen Middle School, and Lindbergh High School. Storm Water: The site slopes down from the east and south property lines to a low area along the north property line from the center to the northwest corner_ The northwest corner is the lowest point of the property. The slope from the east property line to the low area is a drop of approximately 7% while the steepest slope on the site is approximately 15% near the northwest corner. The soils on the site are a fine silty loam of the Alderwood Series. The existing drainage sheet flows across the property to the low area in the center and then to the northwest property corner and to the west. The proposed drainage system would include an open drainage detention pond with a combination wetpond for water quality enhancement. The drainage from the proposed project would be discharged from the detention pond in the center to the north property line through flow restrictor and then piped to a quarry spall discharge pad in the existing small wetland in the northwest corner of the site. This wetland would overflow to the west along the north property line of the adjacent undeveloped property. That property has many trees and other vegetation along its natural flow path. There is no storm conveyance pipe system along the 116th Avenue SE frontage of the site. A storm pipe is located in the sidewalk south of the proposed project site at Benson Hill Elementary School. Preliminary calculations show detention would be required under the 1990 King County Surface Water Design Manual. A storm drainage pond is proposed along the northwest corner of the property. The runoff from the proposed internal road (SE 1861 h Place), new lot drainage and the runoff from half the right-of-way along 1161 h Avenue SE would be routed into the pond using catch basins and pipes located within the new road. Each new lot would be furnished with a piped drainage stub that would be connected to the drainage area. Staff recommends that as a condition of approval that the drainage pond be fenced with 6-foot high green chain link fencing and the pond and fencing be maintained by a Homeowners Association or via a maintenance agreement. Staff recommends that as a condition of approval that the project comply with the 2005 King County Surface Water Design Manual. A revised drainage report and drainage plans must be submitted for review at the time of utility construction permit application. Water and Sanitary Sewer Utilities: The proposed project would be served by public water supply and a public sewer system by the Soos Creek Water and Sewer District. Certificates of water and sewer availability must be provided prior to recording the short plat. All short plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. HEX Rpt. v2 09-079.doc City of Rf'nton Department Community & Economic Development Lakeside Fairwood Short Plat Report of September 8, 2009 (Revised September 10, 2009) Preliminary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR Parks: It is anticipated that the proposed project would generate future residents that would use existing park facilities and programs. Parks Mitigation Fee is required based on $530. 76 for each new single family lot (with credit for the existing lot) and is estimated to be $3,715.32. The fee is payable prior to recording the short plat. H, RECOMMENDATION: Staff recommends approval of approval of the Short Plat request for the Lakeside Fairwood Short Plat, Project File No. LUA090-079, ECF, SHPL-H, CAR subject to the following conditions: 1. The applicant shall obtain demolition permits and have final inspection conducted for the existing house and garage prior to recording the short plat. 2. That a detailed landscape plan showing landscaping along 116th Avenue SE and SE 186th Place, in Tract A and for the front yards of the lots shall be submitted to the Planning Division project manager for review and approval as part of the final short plat. Landscaping along 116th Avenue SE, SE 186'" Place and for Tract A shall be installed prior to recording the short plat. Landscaping for the front yards of lots shall be installed prior to final building inspection. 3. The drainage pond in Tract A shall be fenced with 6-foot high, vinyl coated, green chain link fencing which shall be installed prior to recording the short plat; the pond and landscaping in Tract A shall be maintained by a Homeowners Association or via a maintenance agreement. 4_ That prior to recording of the short plat the applicant shall pay a Transportation Mitigation Fee based on $75.00 per each new average daily vehicle trip which is estimated to be $5,024.25 (7 new lots X 9.57 average daily trips X $75.00 = $5,024.25)_ 5. The Fire Department turnaround shall be paved with pervious pavers (e.g. grasscrete) or other approved alternative prior to recording the short plat. 6. The front yards of lots 1 and 6 shall be oriented toward proposed SE 186'h Place and no direct access shall be allowed to these lots from 116th Avenue SE. A note to that effect shall be placed on the face of the short plat. 7. The stability of the slope in the northwest corner of the site shall be increased by grading it back to an inclination of 2.5:1 (Horizontal:Vertical) and installing large rock at the toe of the slope for scour resistance. 8. The applicant is required to comply with the recommendations of the Geotechnical Engineering Study prepared by Geotech Consultants, Inc, dated June 19, 2009. 9. That prior to recording of the short plat the applicant shall pay a Fire Mitigation Fee of $488_00 for each new single family lot which is estimated at $3,416.00 (7 new lots X $488.00 = $3,416.00). HEX Rpt. v2 09-079.doc 'City, of Renton Depo.1·tment Cornmun1ty & Economic Development Lakeside Fairwood Short Plot Report of Srpternber 8. 2009 (Revised September 10, 2009) Pre/1,. mury Reoon to the Heanng Examiner LUA09-079, ECF, SHPL-H, CAR 10. That prior to recording the short plat the applicant shall pay a Parks Mitigation Fee of $530.76 for each new single family lot which is estimated to be $3,715.32 (7 new lots X $530.76 = $3,715.32). 11. The project shall comply with the 2005 King County Surface Water Design Manual; a revised drainage report and drainage plans shall be submitted for review at the time of utility construction permit application. 12. That prior to recording the short plat the applicant shall install a sign at the westerly end of SE 1861 h Place providing notice to the residents of the Lakeside Fairwood Short Plat that the street may be extended as development occurs to the west. HEX Rpt. v2 09-079.doc ,;,_,I . j J -'\; ' a J __ f1J ~ ~~ . z: ~! 8 F r ----r-,,~r .. -, -,,-,-,,--~ ... I '. , e ~ij ' '·,::t·-~- ,I I' : .. ·1· ~,,,-.. T= " "' )> " 8 ::5 n j ' u, n )> ,- M ~ I ~ ~ y () IlJ ..... g~ S 0 'O .... ~ /~ -· ~· u' ~ "' "" ." -<.; v::o ~ /J) .2_, · .:J- o ..... ::0 '"' Z 118IHX3 r~ ~ ~. ,_,,_,,' '"·" ,, _,,~;_ U\ -~ '-,_,':_',,\ r~ c,1~t, t "'"' -,-f&}h J ~""'--Lld. i,o,,, '.IJ~ q :;1 '-. ,.,,.-,,-, ~ ~ ~ ';: : . ' -r--~/ ~"'"ri .,_.,_,,, • ' ~ : :-; : £ ~:~·~ '~J' ·"" ~ -,,~,,--,, p ------ F' ~ ::, !: ;;; " i~ >\, t ll: F; (!di' ' r~-,.,--- ~; ,~ ,· .,;~ .. l·t SI'. :1~ z 0 -i ;o ?; 'i! 0~ --; m (fl (fl -i -o m I I I . 'I " I ·1 -~- "~~-1--' ' -;o -I ,< z I ,i,.,, ,, ,-,,-;-:;.,-...L-" , •-•:,;·,: I OJfCT ORfS~ :~ z Gl Op ;o (.,.) 0 ~ m Z I ,1- I ,1 LAKESIDE FA/RH-ODD SHORT PLAT 8 !..O IS ( '"/GHBORHOOO OEJA/L MAP 1862i J 15th Al![ St I' ' -. ~ -. ~ ~-t. - ~- ' l J~-· .JAEGER ENGINEERING ~<4.'Y 5c,u!h 204th Pioc'." l<:tcnr, \.VA 9803! r''":r,n~ 1\:r. (?5."!") -'1:"J0-09J1 fox /Ve. (;;:>J) 850-0155 p cl 0 ;o ::J 0 z 0 --:Y (D (/) f'1 '-.. _.f' (/) f'1 0 ::J 0 z l,/ N --t 0 :;;: z U) I cl N l,/ z ;u p z 0 f'1 ()' f'1 :a' s: A PORTION of the S.E. 1/4, SECTION 32, TOWNSHIP 23 N., RANGE 5 E., W.M. LEGAL DESCRIPTION THE EAST HALF OF THE [AST HALF OF A POR110N OF THE SOUTH HALF OF THE NORT\1EAST QUARTIR OF TI-,[ SOUTHEAST QUARTER OF SECTION 32, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, L 'rlNG NORTHERLY OF THE SOUTHERLY 505.1 FEET OF SAID SV8Dl"1Sl0N; SB JUtlr 8TREET . ---------~~-- NOTES. 1. iHERE ARE NO EASEMENTS OF RECORD ON THIS PROPEPRTY I EXCEPT TH[ EAST 30 FEET CONVEYED TO KING COUNTY FOR 116\h AV[NU[ SOUTHEAST BY DEED RECORDED UNDER RECORDING NUMBER 2698240. 2. ALL OF THC: EXISTING STRUCT1JRES l\1LL BE REMOVED EXISnNG WETlAND AS l,,IAPPEO PER J.S. JONES & ASSOC. 1 r I~ WETlANO AREA: 828 SF (ON-SITE & OFF-SITE) CATEGORY 3 I ~ 'i / . u,-srnuwrn ._._, ~ jf I 1• r:1~~ - I , ·.. I • • : \ I ' \ ' ~ ' ... " . 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''' _g_ ~1;2 sr. v1C!NITY MAP N.T S SITE SERVICES SEWER SOOS CREC:K WATER & SEWER 01•;; WATER <;QOS CREEK WATER & SE'WEFl OIST SCHOOL RENTON SCHOCL DISTRIC> FIRE Cffl' OF RENTO'i KlEPHONE QWEST ELECTRIC.>J.. & GA.5 PUGET SOUNO ENERGY CABLE T.V · COt..lCAST CABLl"VISIO~ SITE DATA AREA· 58,557 SF" OR 1.34 ACRES AREA IN NEW PUBLIC STREETS: 14,987 SF OR Q.34 AC WETLAND 610 SF. CATEGORY 3 ON-SIE WITH A0DL. 211:l SF OFF-SITE TOTAL A'<EA ~2e SF (~XEIAPT} NET AREA· 43,570 SF OR 1.00 ACRES PROPOSED NO. LOTS· ZONING: ,_, PROPOSED DENSITY" 8 O IJNITS/ACRE DENSITY /oLLOWEO: fl O UNITS/ACRE PROPOSED IJS[ R-8 ZONE. SINGLE FAMILY OCTACHEO RESIO SITE ADDRESS· 18621 11 5th AVE SE ASSESSOR'S NOS 322305 911 3 OWNERS LAKESIDE REAL ESTATE INVESTM[N --YVONHfSV, CHUC Nr.tJ'IVi J,20 S. !Sill~ $1. City of.'.fflHlf.Gn Planning Division SEP 1 0 2009 l GRAPHIC SCALE ,._~ 1 :,: ."!! l" ""'""'~ () ~ er • • w g :;i::: wo::g J Q ~ ~~ ~ ~ c.,~ ';:i':;- Z to;'..".f Wj~!J o:::;"_n W"" ,, () w <: , '~·~· \:~.'5lt 1 li)' ~! ,__ ~ ,__ :>; vi ~ 5'cX Q,_ :;! Ci.,,~"" OQc,,; ~;~g ~ )...;;; ~ ~; ~ ~ G a! "' i3 ~ m >< :::c 1-1 ~ 1-1 -I w I ! i I Ii ·;,,a ,_,.;~ ,.-,;t,> .,., .o' 11 ,,60 _.,,. ,c,n .. ,., •"""" ll 0116 ~,H ·, I "°~id vnO{ <IM ,, 8Nl<=i33Nl::JN3 ~~vT • I 2-- ti I i .•" ! ! I 0 - ! • j 2 ! ~-ii' 1~ -. . ~ ~ ~ 5 •" i! ~ '" 'j •• 'g~ ,§ ~ ::, a~ "• Cl " ~s .. w g 15,g"' :i: "::; '.; ~~ ~.; i u ~ "• ~;; " en ~: >u 0 ~~ .~ l z • "' ,= ,, o~ < z 31 ., ~ :s 0 i:'" ~--[ u -~~ a.. " ® 0 $ D ,~,, ,__, " /H ,1,~;1 ,,,~1 -~}\ NYld ]dV':JS0NY7 N/7 '..JO' iJ \I f; .. 1Y1d 1dOHS ~d!YJ ](. ~:ft! '. -, EXHIBIT 4 § r-, _j ~ ... ~ N n z 0 JC u w "' • £ 0 -,- "io, 1-,.., i.·~ / ,......,l.£'fYl== 1---~ - %-,,. ' C 0 g g --· g~., -;,, _i 0 z Lu "" ".J I I a ' " " ~ e 0 " 8 0 " " 0 , ~ ~ 0 ~ : n l I ;,:: z ;, " " "' z :) :) C: • , " e < • " e· ; 0 " 0 ~ [ i-, ~ " " 8 ~ " 0 ~ t 0 " " " " EXHIBIT 5 ---·=r·,,- " A PORTION of the S.E. 1/4-, SECTION 32, TO'M'-JSHtP 23 N .• RANGE 5 E .• W.1-.1. TREE LEGEND SE I ~-6t!!_ SHI.EET TREE SUMW.JJ.Y TOTAL TREES (ON-SI-E) r 40 TREES TO BE REMOVED 15 (19 IN FUTURE STREETS) TREES TO BE RETA'NEO 1~ REQUIRED NUMBER OF TREES TO BE RETAINED J(40-19) ~ ~ LEGEND T3C EXISTING rREES $, .,,,t TREES TO BE REMOVED ~ T 46 PROPOSED CON TOUR ----irui---- [XrSllNG CONTOUR -----4'1~ PRELIM. GRADING QUANTITIES· FILL 600 CY CUT 650 CY 4- :i rt ,1t .. :; tr ,g ' ~, I \{, I I .,.,, -• i' ' ''a '\ I,. ( k \. 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I I'; --, 8 j N I GRAPHIC ~CALE ' I, I, ' "' t. ~--..-J-~' C'II[, u, ' ,,1.,,"' .": ' 0 z (l'. w W C ~ i (5 z ' w (l'. w () w "' -, 1:7/ -~:-,- 1,ij j' ; \::,\~ I 11) :' .,,,-., ~ "'"'' ,!? ·1 ·~ ..... ~ h ~ h a " " a~: 0 .,l.J.; 0 Q Q:: ~ .:i:: -L.J ~ Ct: ~, L.,J :: ~ ~ ~ :;, ..:! ~ 5 13 i m X J: 1-4 DJ 1-4 -I O'I. " ~ NORTH BUI PROPERTY • WETLAND MAP SE 114 OF SEC. 32, TWP. 23 N, RGE. 05 E, W.M. : S:3\1f, 0 2~ 50 SCALE: 1 • = 50' \In· o,,;7()\/J\F' TAX PARCEL ID NO.: 322305-9113 \'a.~t"" O•<(~t :~'.~("; 0~ r0G·s>_~·:_ ' ·v,, . "'.'\/;' -\, c"):';()'lC; ~ 1 ,_z::cis-cii"" •,I." '' ',.~~ "' ·<· "":','~:c:·R•C\ \ "' -,·' \ '~-----I g\ "· \ ,,,'.?\Eli?] \ ___.l.:IBi "' ·-f·-·-·""''-·~ '..,----' ~ ___..,/ ~--j r ___________ ..,,, .. ~--\ ' ____ ,,, _,// \ ,«-' 's+-'\I& ,-__.r---\ ~ I I I ,\ / .... ~l .. -c:-z·;;· . "''P '\ ~ ;'-'" l)ll,.f,Y\ . rJLlJ£:"J,,C , , \J.SFJ,l[l;Y \ \ !iii¥ -----\ \ \ ,.,----~ (/ I / ,l_~.J I-----. 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"'~~- •·•· -~-----~-~ 'ONO __ '------~ • I •-• -:r:~~, ~~~--~ J \ -'·r~" a•....,~•o•v SCALE r, __ [ CO.,,\','NOY 1"=50' L.u,,- 'H€CJ([0 BY Pa(>J£CT , .. ,.,, .. SHEET ( ,.,.PMvrn•Y ' 1 of 1 [ MT£ YVONNE BUI 3520 SCUTH l9~TH STREET SEAT.>.C. WASHINGTON 981Ha BUI PROPERTY WETLAND MAP TAX PARCEL ID NO.: 322305-9113 CGSSULTwr J. S. Jones and Associates. Inc. Environmental Consultants Wetlands, Stream~. and Wildlife "'''"""'-'-<71<.e.aT ,u11, '" •IJll'A' S',SH"aSG"O" ,...,_, '-'~--, ... , /I ( J(_:' fi . I ( ·, I I 11 Li ; csr.1 ~ :(·\1_J·~,\ILI', t,(:I :·, ,T. C: ~~ I I ' I lJ City Of b,' P, . rre, ;;nn1 0 ,, 0 ,';J li/1:s .JU; ., 2 , ,,, " lrJ,'.i;'.; ~~/[171,l';' ,_ m >< :I: 1-4 c:::i 1-4 -I -..J tt4 -L'l 123N H.5E E 1/2 --sr.c~ -~ CA EXHIBIT 8 ~ l,-l l() .C:: z '-------' t'l N t""' N Ml-----' R-8 S( HWh ~. SE 1HOlh :;1 l~ _ _j "' SE T rw·. Pl R-8 SE 16~1h St l R--4 L C l,.,.,!h SI '1' -R-ll "' ' R -4 /---i- RR 1C R'."·"''"' --.J 1 (~ _,------) L_..L-,L\ ----i R e ~t P.-8 R-14 SE 19'.ctll s: SE t301o - CN R-14 N ZONING PV.' TECHNICAL SERVICF.S 07/15.108 SEIR/llhSt ---;"[ ~~- ;:'j R ll ,, )7 14 0 200 JOO kJ le,e1 32 T23N RSE E l/2 1 4,800 5332 -(ji ,... ,... ..., N ,... 2: ::0 (ji t"'1 ~ ... ;::, DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT EXHIBIT 9 ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) APPLICATION NO(S) APPLICANT PROJECT NAME LUA09-079, ECF, SHPL-H, CAR Yvonne Bui Lakeside Fairwood Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Short Plat approval for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site would be accessed from 116th Avenue SE via a new roc1d. An existing house and garage are proposed to be removed. LOCATION OF PROPOSAL: LEAD AGENCY. 18612 116" Avenue SE City of Renton Environmental Review Committee Department of Community & Econon11c Development This Determination of Non"Significance is issued under WAC 197-11-340. BecausP other agPnt iE-'s ut 1uri:·,dict1on may be involved, the lec1d agericy will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 4, 2009. Appeals nmst be filed in writing together with the required fee with Hearing Examiner, City of Renton, i055 South Grady Way. P.enton, WA 98057 Appeals to the Examiner are governed by City of Renton Mur,icipal Code Section 4-8- 110 B .~dditicn,11 inform,ition regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-liS 10. PUBLICATION DATE: DA TE OF DECISION SIGNATURES b -\,!,__-- Terry Higashiyama, Administrator Community Services Department August 21, 2009 August 17, 2009 '6-17-(J9 Date ~--DOS~ .... I. David Daniels, Administrator Fire & Emergency Services Economic Development ~,\ 11 (o~ _ Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT EXHIBIT 10 DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S) APPLICANT: PROJECT NAME: LUA09-079, ECF, SHPL-H, CAR Yvonne Bui Lakeside Fairwood Short Plat =-:)., -·· I .-{'/ DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPAi Review and Short Plat approval for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. LOCATION OF PROPOSAL: LEAD AGENCY 18612 116'" Avenue SE The City of Renton Department of Community & Economic Development Planning Division 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 4-4-030C2 limits haul hours between 8:30 a.m. and 3:30 p.m., Monday through Friday unless otherwise approved by the Community & Economic Development Department. 2. Commercial. multi-family, new single family and other non-residential construction activities shall be restricted to the hours between 7:00 am and 8:00 pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. Fire: 1. The fire flow requirement for a single family home is 1,000-gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500-gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Applicant shall submit a water availability certificate from Soos Creek Water and Sewer District. 2. fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 1 SO-feet of all points on the buildings. The cul-de-sac turnaround is required to be a minimum of 45-feet radius. All building addresses shall be visible from a public street. Street widths less than 28-feet shall be posted "No Parking Any Ti me" on both sides of the street. E RC Advisory Notes Page1of2 . Water. 1. Water service will be provided by Soos Creek Waler end Sewer District 2. Existing hydrant(s) to be counted as fire protection will require as·· storz quick disconnect fitting to be installed if not already in place Sanitary Sewer 1. Sewer service will be provided by Soos Creek Water and Sewer District. Surface Water 1. There is no storm conveyance pipe system fronting the site 116'" Ave SE. There is a storm pipe in the sidewalk, south of the site at the school. 2. A drainage plan and drainage report will be required with the site plan application. Preliminary calculations show detention will be required under the 1990 King County Surface Water Manual. A storm drainage pond is proposed along the northwest corner of the property. Staff recommends that the project comply with the 2005 King county Surface Water Design Manual. A revised drainage report and drainage plans will need to be submitted for review at the time of the utility construction permit application Transportation 1. Half street improvements including paving, a five foot sidewalk, six foot planter strip with curb, a five foot bike lane. storm drainage and striping will be required fronting the site in 116"' Ave SE. 2. Applicant will be required to dedicate five feet to the City for right of way in 116'h Ave SE. 3. An approved traffic control plan will be required prior to work in the City's right-of-way. 4. Street lighting is required onsite and may be required 1n 116"' ,'\venue SE fronting the site. Lighting plans with lighting calculations must be included with civil plan submittal. 5. The internal roadway is shown to reduced to a 42-foot right-of-way City code allows for this reduction for lot widths less than 100 feet in depth. Up to a 10-foot easement will be required for franchise utilities, water meters and lighting behind sidewalks within the short pldt. The roadway will be public. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 7. The reverse curve on the proposed roadway must be designed to meet established standards for reverse curves. Recommended Conditions 1. Traffic mitigation fees of $717.75 x 7 new lots or a total of $5,024.25 will be required to be paid prior to recording of the plat. Credit will be given to the existing home. 2. Erosion control measures shall comply with Oepartmrcnt of Ecology's most current version of the Stormwater Management Manual. General Comments 1. Separate permits and fees for stormwater connections Property Services: 1. See attached for comments from Property Services. ERC Advisory Notes Page2ofl DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT cXHIBIT 11 PLANNING DIVISION EXEMPTION FROM CRITICAL AREAS REGULATIONS EVALUATION FORM & DECISION September 8, 2009 LAND USE ACTION FILE NO.: LUA09-079, ECF, SHPL-H, CAR PROJECT NAME: Lakeside Fairwood Short Plat PROJECT MANAGER: Gerald Wasser, Associate Planner OWNER/APPLICANT: Yvonne Bui, 3520 S 198tl' Street, Seatac, WA 98188 CONTACT (if other than Owner): Rich Hudson, R & D Enterprises, 21936 234'" Avenue SE, Maple Valley, WA 98038 PROPOSAL DESCRIPTION: The applicant is requesting the approval of a Short Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single- family residences with a tract for stormwater detention. The Critical Areas Exemption is requested to allow the disturbance of a small Category 3 Wetland (610 sf on-site, 828 sf total) in the northwest corner of the site. PROJECT LOCATION: CRITICAL AREA: EXEMPTION JUSTIFICATION: 18621 1161h Avenue SE Category 3 Wetland (828 square feet in area, 610 square feet on-site) Pursuant to MC 4-3-0SOC.5.f.i Wetland Disturbance, Modification and Removal, of the Critical Areas Regulations is hereby granted: LUA09-079 CAR Report.doc Page1of3 X .. i-AnyActrvity in Small Category 3 Wetlands Any activity affect in,: fivdrologically I isolated Category 3 wetland no greater than two thousand two hundred (2,200) I squilre feet when consistent with all of the following criteria: ' (1) Standing water is not present in sufficient amounts, i.e., approximately twelve inches (12") to eighteen inches (18") in depth from approximately December through May, to support breeding amphibians; (2) Species listed by Federal or State government as endangered or threatened, or the presence of essential habitat for those species, are not present; (3) Some form of mitigation is provided for hydrologic and water quality functions, for example, storm water treatment or landscaprng or other mitigation; and (4) A wetland assessment is prepared by a qualified professional demonstrating the criteria of the exemption are met. The wetland assessment shall be subject to independent secondary review at the expense of the applicant consistent with subsection F7 of this Section. ::..:.c.::..c.:.c_ ___ _ FINDINGS: The proposed development is consistent with the following findings pursuant to RMC section 4-3-0SOC.5: 1. The activity is not prohibited by this or any other chapter of the RMC or state or federal law or regulation. ). The activity will be conducted using best management practices as specified by industry standards or applicable Federal agencies or scientific principles if submitted plans are followed. 3. This wetland has severely disturbed vegetation as evidenced by a preponderance of Himalayan blackberry. 4. This wetland has poor hydrologic function resulting from historical grading that modified the conveyance of water to the toe of a fill slope. 5. Standing water is not present in sufficient amounts, i.e., approximately 12 to 18-inches in depth from approximately December through May, to support breeding amphibians. 6. Species listed by Federal and State government as endangered or threatened, or the presence of essential habitat for those species, are not present. 7. Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation. The applicant has proposed an open drainage detention pond with a combination wetpond for water quality enhancement. 8. A Wetland Determination for this proposed project was prepared by J.S. Jones and Assiociates, Inc., dated March 12, 2008. A supplemental letter to the Wetland Determination was sent by J.S. Jones and Associates, Inc. on May 8, 2009. LUA09·079 CAR Report doc f1 age 2 of 3 DECISION: An exemption from the critical areas regulations is approved for wetland disturbance, modification and removal for the Category 3 Wetland in conjunction with the Lakeside Fairwood Short Plat, LUA09-079. ECF, SHPL-H, CAR. SIGNATURE: Fred Kaufman Hearing Examiner EXPIRATION: Five (5) years from the date of approval (signature date). LUA09-079 CAR Report doc Date Page3of3 STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills. being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly 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 weekly newspaper in King County, Washington. The Renton Reporter 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 Renton Reporter (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 on August 21, 2009. The full amount of the fee charged for said foregoing publication is the sum of $105.00. ~?;?2/~ indaM. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 21st day of August, 2009. for the State of Washington, Residing ,,\\\\\\\\11,,, ,,,," OALS1::; 1\ ~ -)....( ,,,\\\\\\\111, 0 ,,, -"(~ ,,, N Ei,-'11 ;-.::: ,( .._, .... ··c?o ·,/J/,.:i\, ,,, f ~1' c·"'-:, .. {,\ 2} ~ ;, .,..,.__, .:': .,"' 0.: 'l Cl \I 10. \\···,.-,-::::,7:"' .:=-'/ _.,,'._ r,,. '"· •' "' .;: 1 1 ~,,r "'1 -s'( ...... 11 11 , ~ OF \J\I ~ ,,, ...... ,,, ,, ...... ,,,,\\\\\\\' NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON,WASHINGTON The Environmental Review Committee has is:-.ued a De1ermination of Non- Significance for the following project under the authority of the Renton Municipal Code. Lakeside Fairv.rood Short Plat LUA09-079, ECF. SHPL-H. CAR Location: 18621 ( \6th Avenue SE. Applicant is rcques,ting SEPA review and Short Plat approval of an 8-lot subdivi.<.ion and Critical Areas Exemption for an 828 sf Category 3 wetlruid in the R-8 Zone. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 4, 2009. Appeals must be filed in wtiting together with the required fee with: Hearing Examiner, City of Renton. I 055 South Grady Way, Renton, WA 98057. Appeals to the Examiner arc governed by City of Renton Municipal Code Section 4-8- 11 O.B. Addilional infom1alion regarding the appeal process may be obtained from the Renton Ci1y Clerk's Office, (425) 430-6510. A Public Heating will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on September 8, 2009 at 9:00 a.m. to consider the Short Plat. If the Environmental Determination is appealed. the appeal will be heard as part of thi~ public hearing. Interested parties are invited to attend the public hearing. Published in 1he Renton Reporter on August 21, 2009. #260320. Cit} -· Renton Department of Community & Econor ... c Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: f'u.."'f\crnlr U(?\/. COMMENTS DUE: AUGUST 11, 2009 APPLICATION NO: LUA09-079, ECF, SHPL-H DATE CIRCULATED: JULY 28, 2009 APPLICANT: Yvonne Bui PLANNER: Jerry Wasser PROJECT TITLE: Lakeside Fairwood Short Plat PLAN REVIEWER: Jan Illian SITE AREA: 58,520.61 square feet EXISTING BLDG AREA (qross): 1,810 square feet LOCATION: 18621 116th Avenue SE PROPOSED BLDG AREA /aross) N/A WORK ORDER NO: 78086 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for storm water detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre. Lots range in size from 4,508 to 6,701 square feef. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mora Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housino Air Aesthetics Waler LiahVG!are Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy! Hisloric/Culfural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 1st day of September, 2009, 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 Reoresentino Richard Hudson Contact Yvonne Bui Owner/Applicant (Signature of Sender): ~// 1---m._ -t-/ ,,4 -- •" (;' STATE OF WASHINGTON ) ss COUNTY OF KING I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: q \1 I 09 ~6,µ. Notary (Print): 14 r."'-~~c My appointment expires:;;)-\'\ _ \ 0 Project Name: Lakeside Fairwood Short Plat Project Number: LUA09-079, ECF, SHPL-H, CAR """ _.,.. Denis Law Mayor September 1, 2009 Richard Hudson Consultant R & D Enterprises 21936 234th Avenue SE Maple Valley, WA 98038 Department of Community & Economic Development SUBJECT: Lakeside Fairwood Short Plat LUA09-079, ECF, SHPL-H, CAR Dear Mr. Hudson: This letter is to inform you that the appeal period will end September 4, 2009 for the Environmental Review Committee's (ERC) Determination of Non-Significance for the above- referenced project. If no appeals are filed on the ERC determination, the decision will be final. If the ERC determination is appealed, the appeal will be heard as part of the Hearing Examiner public hearing scheduled on September 8, 2009, where Site Plan Conditions may also be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7219. For the Environmental Review Committee, Gerald C. Wasser Associate Planner Enclosure cc: Yvonne Bui/ Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER PUBLIC HEARING September 8, 2009 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: Lakeside Fairwood Short Plat PROJECT NUMBER: LUA09-079, ECF, SHPL-H, CAR PROJECT DESCRIPTION: The applicant is requesting approval of a Short Plat for the subdivision of a 1.34- acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption in order to disturb a small Category 3 Wetland (610 sf on-site, 828 sf total). Additionally, a street modification for right-of- way less than SO-feet is being requested. The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 8.0 dwelling units per net acre. Lots range in size from 4,520 to 6,701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. PROJECT NAME: Miller Unfit Dwelling Appeal PROJECT NUMBER: LUA09-097, AAD PROJECT DESCRIPTION: Appeal of the Administrative decision of the Development Services Director determing the abandoned house located at 16855 125th Avenue SE as an unfit building. HEX Agenda 9-8-09.doc PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Nome: Applicant/Owner: Contact: File Number: Project Description: Project Location: September 8, 2009 Lakeside Fairwood Short Plat Yvonne Bui, 3520 S 198'h Street, Seatac, WA 98188 Rich Hudson, R & D Enterprises, 21936 234th Avenue SE, Maple Valley, WA 98038 LUA 09-079, ECF, SHPL-H, CAR Project Manager: Gerald Wasser, Associate Planner The applicant is requesting approval of a Short Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption in order to disturb a small Category 3 Wetland (610 sf on-site, 828 sf total). Additionally, a street modification for right-of-way less than SO-feet is being requested. The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 8.0 dwelling units per net acre. Lots range in size from 4,520 to 6,701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. 18621116'h Avenue SE Exist. Structure Area: 1,810 sf (to be removed) Proposed New Structure Area: N/A Site Area: 58,520.61 sf Total Building Area gsf: N/A HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Report of September 8, 2009 Project Location Map ~-···--N: HEX Rpt. 09-079.doc Pre/1m1r1ary Reporl lo the Heonng Exommer LUA09-079, ECF, SHPL ·H, CAR Page 2 of 15 City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 Page 3 of 15 B. EXHIBITS: C. 1. 2. 3. 4. 5. 6. 7. Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity Map Exhibit 3: Preliminary Short Plat Plan Exhibit 4: Preliminary Landscape Plan (a revised copy will provided before or at the public hearing) Exhibit 5: Generalized Utilities/Road/Drainage Plan (a revised copy will be provided before or at the public hearing) Exhibit 6: Grading Plan & Tree Retention Plan (a revised copy will be provided before or at the public hearing) Exhibit 7: Wetland Map Exhibit 8: Zoning Map Exhibit 9: ERC Determination Exhibit 10: ERC Advisory Notes Exhibit 11: Critical Areas Exemption GENERAL INFORMATION: Owner of Record: Zoning Designation: Comprehensive Plan Yvonne Bui, 3520 1981h Street SE, Seatac, WA 98188 Residential -8 Dwelling Units Per Acre (R-8) Residential Single-Family (RSF) Land Use Designation: Existing Site Use: Neighborhood Characteristics: Access: Site Area: Single-Family Residence North: Single family residential (R-8 zone) East: Single family residential (R-4 zone) South: Benson Hill Elementary School West: Single family residential (R-8 Zone) 1161h Avenue SE 58,520.61 sf (1.34 acre) HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 D. HISTORICAL/BACKGROUND: Action -- Annexation Comprehensive Plan Zoning Land Use File Na. N/A N/A N/A Ordinance No. 5327 4498 4404 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 Special 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 4-4-070: Landscaping Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Retention and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-040: Sanitary Sewer Standards Section 4-6-060: Street Standards Section 4-6-080: Water Service Standards Section 4-6-090: Utility Lines -Underground Installation 5. Chapter 7 Subdivision Regulations Section 4-7-070: Detailed Procedures for Short Subdivisions Page 4 of 15 Date 03/01/2008 02/20/1995 06/07/1993 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 4-7-170: 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 Single Family objectives and policies. 2. Community Design Element: Natural Areas, Established Residential Neighborhoods and New and infill Development 3. Environmental Element: Wetlands HEX Rpt. 09-079.doc City of Renton Deportment Community & Economic Development Lakeside Fairwood Short Plat Report of September 8, 2009 G. DEPARTMENT ANAL YS/5: 1. PROJECT DESCRIPTION/BACKGROUND Preliminary Report to the Hearing Examiner LUAD9-079, ECF, SHPL-H, CAR Page 5 of 15 The applicant has proposed to subdivide a 1.34 acres (58,520.61 square feet) site within the R-8 Zone. The proposal would create 8 lots for the development of detached single family residences and a tract for stormwater detention. One single family residence and a garage structure currently exist on the site; both buildings would be demolished to accommodate the proposed subdivision. The proposal for 8 single family lots would have a density of 8.0 dwelling units per net acre. The allowed density range in the R-8 Zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. The proposed lots would range in area from 4,520 to 6,701 square feet. All of the proposed lots would take access from 1161 h Avenue SE via a new public street, SE 1861 h Place. Proposed SE 1861h Place would have 26 feet of paving with parking designated on one side, a 6-foot landscape strip on both sides and a 5-foot sidewalk on both sides for a total right-of-way width of 48-feet. The applicant has requested a street modification to reduce the width of the proposed public street from 50 to 48-feet of right-of-way. The applicant will be dedicating an additional 5 feet of right-of-way along 1161 h Avenue SE and providing a 6-foot landscape strip and a 5-foot sidewalk. The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion and a man-made slope of greater than 15% in the northwest corner. This northwestern portion of the site contains a small Category 3 Wetland (610 square feet of which is onsite and 218 square feet is located on the property to the west). The applicant has requested a Critical Areas Exemption for this portion of the site. This wetland has severely disturbed vegetation as is evidenced by a preponderance of Himalayan blackberry. The poor hydrologic function of this wetland results from historical grading that modified the conveyance of water to the toe of a fill slope. There are 40 trees on site. The applicant proposes to remove 25 existing trees to facilitate construction, driveways and road improvements associated with the proposed short plat; 15 trees would be retained. The applicant proposes to comply with required City of Renton landscaping standards for the final short plat by providing a 6-foot landscaped strip along the street frontage and two trees in the front yard of each lot. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21(, 1971 as amended) on August 17, 2009 the Environmental Review Committee (ERC) issued a Determination of Non-Significance (DNS) for the Lakeside Fairwood Short Plat. A 14-day appeal period ended on September 4, 2009. No appeals of the threshold determination were filed. HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Hearing Examiner LUA09-079, £CF, SHPL-H, CAR Report of September 8, 200C, Page 6 of 15 3. COMPLIANCE WITH ERC MITIGATION MEASURES A Determination of Non-Significance was issued by the City of Renton's Environmental Review Committee (ERC) on August 17, 2009. No mitigation measures are required. 4. STAFF REVIEW COMMENTS 5. 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. CONSISTENCY WITH SHORT PLAT CRITERIA Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision-makers in the review of the plat: a) Compliance with the Comprehensive Plan Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended for use as quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use, Community Design and Environmental policies: Policy LU-158. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family Neighborhoods. ~ Policy Objective Met D Not Met Policy CD-14. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. ~ Policy Objective Met D Not Met HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 Page 7 of 15 Policy EN-13. When development may impact may impact wetlands, the following hierarchy should be followed in deciding the appropriate course of action: a. avoid impacts an the wetland, b. minimize impacts to the wetland, c. restore the wetland when impacted, d. recreate the wetland at a ratio which will provide for its assured viability and success, e. enhance the functional values of an existing degraded wetland. Policy Objective Met D Not Met b) Compliance with the Underlying Zoning Designation The subject site is designated Residential-8 Dwelling Units per Net Acre Zone (R-8). This zone is established for single-family residential dwellings allowing a range of four (4.0) to eight (8.0) dwelling units per net acre. It is intended to implement the Single Family Land Use Comprehensive Plan designation. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The property contains 14,678 square feet of area intended as public right-of-way. The site also contains a small Category 3 Wetland (610 square feet onsite and 828 square feet total) which for which the applicant has requested a Critical Areas Exemption. Based on eight lots, net density would be 8.0 dwelling units per net acre, which is within the allowed density range for the R-8 zone. Lot Dimension: As demonstrated in the table below, all lots meet the requirements for minimum lot size, depth, and width. HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development lakeside Fairwood Short Plat Preliminary Report to the Hearing Examiner LUA09-079, £CF, SHPL-H, CAR Report of September 8, 2009 Page 8 of 15 LOT 1 LOTZ LOT3 LOT4 LOTS LOT6 LOT7 LOTS Tract A ----. ----- LOT SIZE WIDTH DEPTH 4,500 sf minimum 50 feet required 65 feet required (interior lots} 60 feet required (corner lots} --------------- 4,520 sf 60 feet (corner) 77.0 feet 4,543 sf 59.0 feet 77.0 feet . --··--------- 4,543 sf 59.0 feet 77.0 feet 4,543 sf 59.0 feet 77.0 feet 4,524 sf 58.75 feet 77.0 feet ------- 6,701 sf 95.0 feet (corner} 69.6 feet 4,526 sf 65.0 feet 68.5 feet -----. 4,543 sf 66.5.0 feet 68.15 feet 3,983 sf ~/A N/A ---- Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage, side yard is five feet, and the rear yard is 20 feet. The minimum side yard along a street is 15 feet for the primary structure and 20 feet for garages which access from the front or side yard along a street. Lots 1 and 6 are corner lots and their side yard setbacks along 116th Avenue SE are 15 feet. In order to maintain uniform orientation of all of the lots, lots 1 and 6 will be required to front on the new street, SE 186th Place. The proposed lots have enough area to meet these setback requirements. Setbacks will be verified at the time of building permit review. Existing structures located on-site do not meet setback requirements; these structures are proposed to be removed. Staff recommends as a condition of approval that the applicant shall obtain demolition permits and have final inspection conducted for the existing house and garage prior to recording the short plat. Building Standards: The R-8 zoning requirement for maximum building height is 30 feet. The maximum building coverage for lots 5,000 square feet or greater is 35% of the lot or 2,500 square feet, whichever is greater. Lot 6 exceeds 5,000 square feet. The lot coverage for lots less than 5,000 square feet in area is 50%. Lots 1, 2, 3, 4, 5, 7 and 8 are less than 5,000 square feet. The lot coverage requirements for the proposed Lots 1 through 8 would be verified at the time of building permit review. HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Hearing Examiner LUA09-019, ECF, SHPL-H, CAR Report of September 8, 2009 Page 9 of 15 Parking: The parking regulations require that detached dwellings provide a minimum of two off-street parking spaces_ As proposed, each lot would have adequate area to provide two off-street parking spaces. In addition, the parking regulations require that driveway cuts be located a minimum of 5 feet from the adjoining property line. Driveway cuts would be verified at the time of construction permit review. Compliance with the parking requirements would be verified at the time of building permit review. c) Community Assets The City's landscape code (RMC 4-4-070) requires all short plats to provide 5-foot landscaped strip in the front yard area of lots that abut a public right-of-way. The applicant proposes to install a 6-foot landscape strip along 1161h Avenue SE which satisfies the minimum requirement. In addition, the applicant will be required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6-to 8-feet in height (conifer), within the front yard of the proposed lots. A conceptual landscape plan was submitted as part of the proposed land use application. The conceptual landscape plan indicates that two Norway maple trees would be planted in the front yard of lots 1 through 8 and shows a S-foot landscape strip along the side yard frontages of lots 1 and 6 along 1161h Ave SE. These plantings include Norway maples and Otto luyken laurels. Staff recommends that a detailed landscape plan be submitted as part of the Final Short Plat application and that landscaping for the front yards of lots be installed prior to final inspection of the building permit; landscaping for the 6-foot planter strips along 1161h Avenue SE and SE 186th Place shall be installed prior to recording of the short plat_ The conceptual landscape plan also indicates that the drainage tract would be landscaped with Douglas firs, Norway maple, Otto luyken laurel and the pond side walls would be hydroseeded with elymus glaucus, festuca rubra and deschampsia caespitosa. Staff recommends that the drainage pond be fenced with 6-foot high green chain link fencing and that maintenance of the drainage pond landscaping be accomplished by a Homeowners Association or other maintenance agreement which shall be established prior to recording the short plat. d} Compliance with Subdivision Regulations Streets: The proposed short plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommends a condition of approval be placed on the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. Each new lot (credit given for the existing residence) is expected to generate approximately 9.57 new average weekday trips. The fee for the proposed short plat is estimated at $5,024.25 ($75.00 x 9.57 trips x 7 lots= $5,024.25) and is payable prior to the recording of the short plat. The applicant is required to dedicate an additional 5 feet of right-of-way along 1161h Avenue SE. Street improvements including a 6-foot landscape strip, curb, gutter and sidewalk (5-foot) is required along 116'h Avenue SE abutting the property. The proposed internal road, SE 1861h Place is required to have 26-feet of paving with parking HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Hearing [xaminer LUA09-079, ECF, SHPL ·H, CAR Report of September 8, 2009 Page 10 of 15 on one side (most likely, the south side), a 6-foot landscape strip on both sides and a 5- foot sidewalk on both sides for a total right-of-way width of 48-feet. A Fire Department turnaround is provided on proposed SE 1861h Place in the vicinity of Tract A. Staff recommends that as a condition of approval that the Fire Department turnaround be relocated so as to be entirely on Tract A; the turnaround shall consist of pervious pave rs (e.g. grasscrete). RMC 4-6-060R3a allows a reduction in the required right-of-way width for residential access streets for new streets within a short plat or subdivision to 42-feet when the extra area from the reduction is used for the creation of an additional lot which could not be platted without the reduction; or when the platting with the required right-of-way width results in the creation of lots with less than 100-feet in depth. The requested street modification complies with the decision criteria specified in RMC 4-9-250D2 which include: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose ofthe Code; e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property (ies) in the vicinity. As the new street, SE 1861h Place is anticipated to be extended when the property to the west develops and in order to provide notice to property owners in the Lakeside Fairwood Short Plat, signs shall be installed at the westerly end of the street indicating that the street may be extended as development occurs to the west. These signs shall be installed prior to final construction permit inspection. All new wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed 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. Blocks: A new block would be created. While there is enough room for single-tier lot configuration, there is not enough room for an alley system. The new short plat would mimic the development pattern of lots developing in this area. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All lots meet the requirements for minimum lot size, depth, and width. All of the proposed lots are HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Prelimrnory Report to the f-/eoring [xomfner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 Page 11 of 15 generally rectangular in shape. Lots 1 and 6 are corner lots (5,380 and 5,701 square feet, respectively); lots 2, 3, 4, 5, 7 and 8 are interior lots (ranging from 4,508 to 4,904 square feet). All front yards of the proposed lots would be required to be oriented toward the proposed internal road (SE 186th Place). The size, shape and orientation of the proposed lots are similar to other lots in the vicinity. Staff recommends that as a condition of approval the turnaround currently shown on proposed lot 7 and Tract A be moved so that it is located entirely on Tract A and consists of pervious pavers (e.g. grasscrete). Additionally, staff recommends that as a condition of approval that no structures shall be located within the drainage easements shown on lots 7 and 8; a note to that effect shall be placed on the face of the short plat. Furthermore, staff recommends that as a condition of approval that the front yards of lots 1 and 6 shall be oriented to proposed SE 186th Place and no direct access to those lots is allowed from 116th Avenue SE; a note to that effect shall be placed on the face of the short plat. e) Reasonableness of Proposed Boundaries Access: Proposed access to Lots 1 through 8 would be gained off 1161 h Avenue SE via a proposed new public street, SE 116th Place. Proposed SE 1161h Place would include 26-feet of paving width (with parking indicated on one side), a 6-foot landscape strip on both sides and a 5-foot sidewalk on both sides. Topography and Vegetation: A Geotechnical Engineering Study, prepared by Geotech Consultants, Inc., dated June 19, 2009 describes the proposed project site and makes recommendations for project development. The site topography consists of mostly gentle slopes that decline toward the center of the property. Exceptions to this include a steep slope of approximately 10 feet in the northwestern corner of the site and a 6-foot soil berm that has been mounded along the east side ofthe property for landscape purposes. The Geotechnical Engineering Study states that the short slope at the northwestern corner is inconsistent with the gentle to moderate natural topography of the surrounding area, and has been created by grading. The Study further states that this slope shows no signs of recent instability. The Geotechnical Engineering Study recommends that all structures be set back a minimum of 15-feet from the top of the slope. Staff recommends a condition of approval be that all structures be set back a minimum of 15-feet from the top ofthe slope and that this is recorded on the face of the short plat. The Study indicates that there are up to 7-feet of fill soils overlying the native soils on site. The native soils typically consist of one-half to one foot of topsoil overlying loose to medium-dense weathered silty sand with gravel that became dense and unweathered approximately 2 to 3 feet below the topsoil layer. This dense, silty sand with gravel is commonly referred to as glacial till. It should be noted that groundwater levels vary seasonally with rainfall and other factors. It is typical to find at least localized seepage perched on top of low permeability glacial till soils following extended weather. A significant geotechnical consideration for development of this site is the overly moist to wet condition of the silty soils. The Geotechnical Engineering Study recommends drying of soils and appropriate HEX Rpt. 09-079.doc City of Renton Deportment Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the llearing Examiner WA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 Page 12 of 15 compaction; imported granular fill would be needed wherever it is not possible to dry the on-site soils sufficiently before compaction. The Geotechnical Engineering Study recommends measures for erosion control, foundations, retaining walls, drainage considerations, pavement areas, general earthwork, and structural fill. Staff recommends as a condition of approval that the applicant be required to follow the recommendations contained in the Geotechnical Engineering Study, prepared by Geotech Consultants, Inc. dated June 19, 2009. There are 40 trees on site. The applicant proposes to remove 25 existing trees to facilitate construction, driveways and road improvements associated with the proposed short plat; 15 trees would be retained. RMC 4-4-130H8 specifies protection methods for all trees that are to be retained in areas subject to construction. These methods include construction storage prohibitions, a fenced and signed protection area requirement for fencing on four sides with a chain link fence, protection from grade changes, impervious surfaces prohibited within the drip line of retained trees, a mulch layer requirement and a construction monitoring requirement. A Wetland Determination was prepared by J.S. Jones and Associates, Inc. on March 12, 2008. That determination was prepared for the proposed project as presented in the application to King County on January 17, 2008. The Wetland Determination discusses that on site investigation found one small wetland along the western portion of the northern property line. On May 8, 2009, J.S. Jones and Associates, Inc. prepared a letter which supplements the Wetland Determination of March 12, 2008. The letter states that the wetland is a Category 3 Wetland as defined in the Renton Municipal Code. It has severely disturbed vegetation as evidenced by the preponderance of Himalayan blackberry (which becomes established in areas of disturbance). The hydrology of the wetland results from historical grading that modified the conveyance of water to the toe of a fill slope. The survey conducted as part of the Wetland Determination calculates the on site portion of the wetland as 610 square feet and the off-site area as 218 square feet for a total of 828 square feet. RMC 4-3-0SOC.5.f.i provides for Critical Areas Exemptions for any activity affecting hydrologically isolated Category 3 wetlands no greater than 2,200 square feet when consistent with the following criteria: (1) Standing water is not present in sufficient amounts, i.e., approximately 12 to 18- inches in depth from approximately December through May, to support breeding amphibians; (2) Species listed by Federal or State government as endangered or threatened, or the presence of essential habitat for those species are not present; (3) Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation; and (4) A wetland assessment is prepared by a qualified professional demonstrating the criteria of the exemption are met. The wetland assessment shall be subject to independent secondary review at the expense of the applicant. HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Hearing Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 Page 13 of 15 The Wetland Determination satisfies all of the criteria necessary for a Critical Areas Exemption (Exhibit 11). Additionally, the applicant is proposing a drainage system which would include an open drainage detention pond with a combination wetpond for water quality enhancement. Relationship to Existing Uses: The properties surrounding the subject site are single- family residential and a school (Benson Hill Elementary School). The surrounding properties are zoned Residential -8 dwelling units per acre (R-8) and R-4. The proposal is consistent with existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. The platting pattern is consistent with east/west oriented streets in the vicinity. f) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Staff recommends a condition of approval be placed on the project requiring a Fire Mitigation Fee, based on $488.00 per new single-family lot with credit given for the existing single-family residence in order to mitigate the proposal's potential impact to City emergency services. The fee is estimated at $3,416.00 ($488.00 x 7 new lots= $3,416.00) and is payable prior to the recording of the short plat. Street addresses shall be visible from a public street. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would result in 0.44 additional student (0.44 x 1 new lot = 0.44) to the local schools. The Renton School District has indicated that it can accommodate the impact of additional students expected to come from the proposed project at Benson Hill Elementary School, Nelson Middle School, and Lindbergh High School. Storm Water: The site slopes down from the east and south property lines to a low area along the north property line from the center to the northwest corner. The northwest corner is the lowest point of the property. The slope from the east property line to the low area is a drop of approximately 7% while the steepest slope on the site is approximately 15% near the northwest corner. The soils on the site are a fine silty loam of the Alderwood Series. The existing drainage sheet flows across the property to the low area in the center and then to the northwest property corner and to the west. The proposed drainage system would include an open drainage detention pond with a combination wetpond for water quality enhancement. The drainage from the proposed project would be discharged from the detention pond in the center to the north property line through flow restrictor and then piped to a quarry spa II discharge pad in the existing small wetland in the northwest corner of the site. This wetland would overflow to the west along the north property line of the adjacent undeveloped property. That property has many trees and other vegetation along its natural flow path. HEX Rpt. 09-079.doc City of Renton Department Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Hearing Exam,ner LUA09-079, £CF, SHPL:H, CAR Report of September 8, 2009 Page 14 of 15 There is no storm conveyance pipe system along the 116'h Avenue SE frontage of the site. A storm pipe is located in the sidewalk south of the proposed project site at Benson Hill Elementary School. Preliminary calculations show detention would be required under the 1990 King County Surface Water Design Manual. A storm drainage pond is proposed along the northwest corner of the property. The runoff from the proposed internal road (SE 186th Place), new lot drainage and the runoff from half the right-of-way along 116th Avenue SE would be routed into the pond using catch basins and pipes located within the new road. Each new lot would be furnished with a piped drainage stub that would be connected to the drainage area. Staff recommends that as a condition of approval that the drainage pond be fenced with 6-foot high green chain link fencing. Water and Sanitary Sewer Utilities: The proposed project would be served by public water supply and a public sewer system by the Soos Creek Water and Sewer District. Certificates of water and sewer availability must be provided prior to recording the short plat. All short plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. H, RECOMMENDATION: Staff recommends approval of approval of the Short Plat request for the Lakeside Fairwood Short Plat, Project File No. LUA090-079, ECF, SHPL-H, CAR subject to the following conditions: 1. The applicant shall obtain demolition permits and have final inspection conducted for the existing house and garage prior to recording the short plat. 2. That a detailed landscape plan showing landscaping along 116th Avenue SE and SE 186th Place, in Tract A and for the front yards of the lots shall be submitted to the Planning Division project manager for review and approval as part of the final short plat. Landscaping along 116th Avenue SE, SE 186'h Place and for Tract A shall be installed prior to recording the short plat. Landscaping for the front yards of lots shall be installed prior to final building inspection. 3. The drainage pond in Tract A shall be fenced with 6-foot high, vinyl coated; green chain link fencing and the landscaping for Tract A shall be maintained by a Homeowners Association or via a maintenance agreement. 4. That prior to recording of the short plat the applicant shall pay a Transportation Mitigation Fee based on $75.00 per each new average daily vehicle trip which is estimated to be $5,024.25 (7 new lots X 9.57 average daily trips X $75.00 = $5,024.25). 5. The Fire Department turnaround shall be relocated so as to be entirely on Tract A; the turnaround area shall consist of pervious pavers (e.g. grasscrete). HEX Rpt. 09-079.doc City of Renton Deportment Community & Economic Development Lakeside Fairwood Short Plat Preliminary Report to the Heanng Examiner LUA09-079, ECF, SHPL-H, CAR Report of September 8, 2009 Page 15 of 15 6. The front yards of lots 1 and 6 shall be oriented toward proposed SE 186tt, Place and no direct access shall be allowed to these lots from 116th Avenue SE. A note to that effect shall be placed on the face of the short plat. 7. All structures shall be set back a minimum of 15-feet from the slope in the northwestern corner of the site; 8. The applicant is required to comply with the recommendations of the Geotechnical Engineering Study prepared by Geotech Consultants, Inc., dated June 19, 2009. 9. That prior to recording of the short plat the applicant shall pay a Fire Mitigation Fee of $488.00 for each new single family lot which is estimated at $3,416.00 (7 new lots X $488.00 = $3,416.00). HEX Rpt. 09-079.doc ;i~' :f - - ,, - - =:::i '.L - ;;: " :-l ~ - rn~ ~ '(9 . z: ~! ~F ---- I "j I ::,,,.,,,_, ,,,5,, l .ill." l..!:.........! !I ~; ,1 •,;;•;;" ' ,1, . ' 1 "'·" ... ,..,, ' ,,.,, ,,.,,.... "'"' .,.,, ... , • ' ,_, -'. ""-" "'-" .,.,,.,,. • ., .... ,., "·'' ,. ~ ·>.!." 1 l ,,... I~ ,, ;t' ~ CJ\ -~ ~ :'. ' . -•;; ~T -;---x 1 ·• ,, ~ l ~ i------,,- )> -0 0 :;o :::j 0 z 0 -~ ::r (1) y> f'l " .-1> (/) f'l () :::j 0 z ·~ ..... f" , ,,, .. I ".. I I (,I N I , .i...:.. l_m t, I ' ' ""' ·----"'' -., I ,,,.o ' J. lr\1, :?: • _::sl ,-, s 'a 8 ~ 1',J-, ,- ~ if : & '-§• ~ <:::::; "' JI() ll> ... g~ So r:, ;Ji -"s"' ~ ~s ((j .... s;; ;JJ II§ g-~ Z .ll9IHX3 L___ ~ ' , :~ ---l 0 ! (/) I -0 N (,I ;. m ~ \z ._____:_ ' ,i, =--·-·1 -;-i, ~ ---l ~ ?; I () ~ ---l m en en ---l om ' -;u /\< z z Gl 0 )> ' ;u r..,J O ?! m I z I I ~! :::r··--- • ~~· :: ' :e . ; c--.• ~ :: : ~ i: -• IR ; i =c·-1 ,, ' ·1c i -,,:-; --~ DRESS LAK£S1D£ FAIRWOOD SHORT PLAT -JAEGER ENGINEERING 8 !.OTS 94 1 :J South 204th Place N£IGHBORH00D DEJA/L MAP ,sect, WA. 98031 18621 116th Al;[ s-r,hone i'lc. (253) BC.O 0934 · t 1-:-ax No. (253) 850-0155 :;o )> z Gl f'l (J1 A PORTION of the S.-C17 4, SECTION J2, TO'M'lSHIP 2J N.. RANGE 5 E., WJ,t LEGAL DESCRIPTION _ _ SE 186~ SIR.EE'! __ -------. ~~" 8-21-~ THE EAST HALF OF THE EAST HALF OF A PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 32, TOWNSHIP 2.3 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY. WASHINGTON, LYING NORTHERLY OF THE SOUTHERLY 505.1 FEET OF SAIO SUBDIVISION: EXCEPT THE EAST JO FEET CONVEYED TO KING COUNTY FOR 116th AVENUE SOUTHEAST BY DEED RECORDED UNDER RECORDING NUMBER 2698240. NOTES· 1. THERE ARE NO EASEMENTS OF RECORD ON THIS PROPEPRTY. ~ ~ C, z ,·~~ 2. All Of THE EXISTING STRUCTURES WILL BE REMOVED. EXISTING WETLAND AS MAPPED PER J.S. JONES & ASSOC. WETLAND AREA· 828 SF (ON-SITE & OFF-SITE) CATEGORY 3 UN-REGULA TED 1 Q If I, I I ', --,.,____ . ·. I I g I f\ ', I -----,, \ I IC "I\ ~-'I, 1~1 ~ ~~ ""'\ ' --.2~· .:.>--;.. --\ ,----. -¥ / ..;,.. ""rE-/ -""'r---" ,.. , . ... --111 Wf.TLA(\19-__!1~5-~__J I _ ,, ,.-/ / \ \1 ./ 1 ------I -t ; \ I r..,. 1· I ::-?---=-~--=l -~----!--/ I \ LOTS \ 1.I ' r ' /! lg I -I -- ' E)<]!;T OW",' • i_;:. __ __, -----I I -".~iu~~--t--'TRACT'A' .,, HOOSE\ ~7<l1SF <1 ~'~1-----i'"~ I "'i "'' .-. r-~, -""~~, . . / :;;· ~ YJl, ----I I ' J<J!IJ s• " (TOBE 1 , ! 1 ~ :::~ , --LOTS ,' ~ ,1 L0~7 i~%._ ~ REMOVED)") / I ' I I 1_ • _, I I I ~"K \ I "f-ci ' : "' 11 I I I~ \ I-"'/ \ -v I C , ~ , _ I I l '-~,~f '\ J ,, 1, I j 1 I I /• , l,,m :!Cl I I .a ,.,, -... -, :pg .Zll 1 _ / -. ; , bl __ !iL._ __ ---1.... ... __ T_ ------, ..., I I': ~ " --------\ ,'-'-!OOPOS:AAYl>\JIUC 5 I ~ I Ci<] ~ .r-- ii~ " \ , c,~c-,rw~=•~~ w •~ j I _I '_I j .I -"' I ,-,~~ .. -~ 1 ''• ' ~i) , ·~-------~-,---+--~---~-· -~-+->!--+ ---~ -. . 1 ' ,· -=---,~·1 ----st /861h?UCE J V \..---'~ ,., f I- " ---', H PUBLICROAD -I ... ~~ I ----",-q ___ _L-+fT--, ~-__!~---r\,,r ~ .'I ~,[ _I~-_I ~15 ~ ~o _ _ _ _ _ I I c <tr"-~ / . ~.I~ ·, drn --~ ,.--, r I; •J 'si! , • I ----ff " I /" ,, i ,; , '"--, _ j r• J ---~ ', #°''/I /.-f"' j i!J~ [ r ' -I " l (TD!IE ' ' I ~ ( L "°'~ I I l>B0:1ltil/ 1 ~ " I -/ / / ~"~I~ \J ~ Lm --:"" LOH : f, -~» !, ·,1irrl~'~:;-/· Pt11..u1 I ·~1· I I f ,m4s; ~ _,,1s,-l __ "<MRIW<O ~,~ ·~~ ;....U_t.--/~,';,'ON.._ I _ 1 ~ ~ ,;' \ :----~ '---'-i----1 GRA\>El.~ _ -// I 1-+'f ~ 1,911" \ ---~------~-------~) I ' ,_, ' ----i,94-----------./ ------/ I © ' I' ... ,,,,..,,,,,,,0 ---'" --·-7 --" , • 1 ~I sr,MsrA ! $£ t92 $T. VICINITY MAP N.T.S SITE SERVICES SEWER; SOOS CREEK WATER & SEWER DIST. WATER: SOOS CREEK WATER & SEWER DIST SCHOOL: RENTON SCHOOL DISTRICT FIRE: CITY OF RENTON TELEPHONE: QWEST ELECTRICAL & G ... S: PUGET SOUND ENERGY CABLE T.V.: COMCAST CABLEVISION SITE DATA AREA· 58.557 SF OR I .34 ACRES AREA IN NEW PUBLIC STREETS: 14,987 SF OR 0.34 AC WETLAND: 610 SF, CATEGORY 3 ON-SITE WITH ADDL 218 SF OFF-SITE. TOTAL AREA 828 SF (EXEMP"T) NET AREA: 43,570 SF OR 1.00 ACRES PROPOSED NO. LOTS: a ZONING· ,_, PROPOSED DENSITY: 8.0 UNITS/ACRE DENSITY ALLOWED: 8.0 UNITS/ACRE PROPOSED USE: R-8 ZONE. SINGLE FAMILY DETACHED RESIO. SITE ADDRESS· 18621 116th AVE. SE ASSESSOR'S NOS 322305 911 J If' ' /-~~ -_ -__ )~I I /,cr ,. ~-\.~_,.,_d:--.. '" --~-''"---~;;.--) e'~,1' ~~ ----.:.: ~-...-/ "-~---r--' \ 1 rx,sr. Ol'N : ---@ -----~:~~~~ :~ ---~~ --:----2-----~-:o. 1 @ l~,v~ / ,'\ ('_-c-i :::;:~ REAL ES'ATE INVESTMENTS ~ -------. . -·_·-______ .., ---\ L ty o-~~ 1."' ,,ou -------1 ·• n~Jo"'SCM"i e ;i,.8-'< g\~9 I , ~ __ _,,,.,-:i. \. t\..'t.~€.l'l 1.130<;,-', ·------, ---i1..-----_,-J . I ~ •, ,cl' ' I I 1·--"' 1 , 42' I@ • ~ ---_,. - 1 '"" •• _ J I I I ! ~ , AUG /1 l l009 R,o.5· ~~so':~tf:oQ\.. ( 1<>~----_· :::::.::-.::-..:=-=--=-==-:--=:-so,._=-~_--I 1 · I \ ,--"" ,..Planning DMs~oo~!:~, l 80\ll<0..,,. ""'o TOPOGa ... ~y SUR'l[Y eY: \, ,---' I I ~ I • ·I Cramer Northwest Inc. 1 ENG1~E(RS, SURVEYORS &: PLANNERS I i ... ,._ oc•nw. ,m:. ,,.., ,c,n-, ...,. ooon I 0 I IR?te~~n~~/l) GRA.PHlC • .J...3.4' SCALE {l&.1)8$J--( ..... 1) w ,-(8Do)l•1-0111t (to" f,..) (lU)lil-415' (ha) E......,_,.-...~,-.. ,~.:.?:)ff ! ~ g ~ ~ w--g:c z:g~~ _;"'"""' (.')1';:a;~;, Zs:t:t<.~ W~;~~ et::~-: § ,2 w;::; ~ .., ~I'· igi I m >< ::c M o:i 1-1 -f w .... ~ ~ is .... " ili~-~;i C S ~ s ~"'~~ ~ ~~ ~ ~ I '" ui • 5 0 '.'.] :::, 0 w :,: (.) "' 0 z i= z ~ 0.. 2 • • • j " ! " ii ' • I • ~ ; i ~ • ' ~g ~ :;::? ; H ~ • a ~-0 i 3; ®-0 ~. I· a .~ i H· -· ~ ~. " ·~ j " < ·s ~ ~,; a " $ EXHIBIT 4 ' " ,. > ffi ~ • ·-• ~ti • ,a ~ ti § "• ~ :.:a ~-~ ~ ,,. ' .s_ j -~~ g f ii'"! 8 ! •o ~ ~ J· .. ~~ " ~:i~ ~ ~ • •" . ~I!!:, -·ar • ~~:~ ,, < ~~ f " ~.::::.; i,11 .. <"'j~ 8:t!;;,~ CO·~ i ~g;~ ••• .de "'11.::IIC.: fr; D l 500 ,,.,.:,,,o,, ........ O'•H .. e.R> A PORTION of the S.E. 1/4, SECTION " TO'M-lSHIP 23 N., RANGE 5 E., W.t.l. ----~ 500 ' :JE 1 ~6t~ STREET I I i I ~· "' • ' K-1~1~ ~,.i:":':!o •.;~ . '9S 1 -·l··1u,-----~-----•.,JJ_ to, ''° I ~ ~;:j •• !.'Ill 495 !~ '90 1· 485 0+00 i Tl I,"/"- / 1{ 1 I ; .,, 1 ... 00 LEGEND PRoPOS(O CONTOUR [X!STING CONTOUR ----~ EXIST WATER IJAIN PROPOSED WATER IJAIN PRoPOSED SEWER IJAIN PROPOSED SIQRl,I DRll!N t.C!~- -W--- ?+00 ~ -S 1M PUC. i+oo DlSTING SN< _ sr-:• t,.su,on SCALE HOR/Z. 1· • 20' \£F?r. /" • 5 ,-_--+,--=--=-==· ·"·' -··.:1--l-· .. ~ ~ -r.-•CE J :x: r·· ~._, ·--~ ~/ LOT8 I - • I %~I .~. 1L 1 I", --I -~~ _ l ' , • 1'' SAN --E•'°""'' " -~ ....:~, a/R8 \ ~:i=a,,ll!IC~. -.. llO, f'l.[T. oalo I I /, I I I,.,:~ l i 3' w:~~J:~I ' ~ ' I • 1 j, I~ I ~' :lJ 1 '!1\ ~~l DW1'. WATER AND SEWER SERVICE PROVIDED BY SOOS CREEK WA TE'< & SEWER DISTRICT ,~-u,r~· J / I I ['J\ ~ I ~L s., j : . -~=-t ~-,. . i. City , "' " ·i . !>1, OF f::/. r, " ',I,' ' '-', -)--,_ ·1-C • -' l I a,,1"9 fr•'>t, LOT5 j, , ' L -:-)/ ~ , . _ _ · ,_ -~'% ' . -' -,,__ _,, ' ' ' _J :... ~ -"""" · '--"' o •,,. j r·, .1u1 ~· ' -----"" -' II I 1,.29_ '' "' ---,.a-:: =-'r , I '"'1, ~ ---·--~ -· --. ~'" ' \ I ©~I ,., • ..._ • " ~ · · 1 • : 1 !." / ! r: ~~ ..,. "'-· " 1 e,cC ""'-""' j I 15 ~, -, •"' ,;,.:. ,:,. "' -! : I -":" ""·" .' II, , '1 .. , 'W 1a I 8 I • . P--~ -~, I l\o c,s/,,; -,,.,._._" __ :-11 () z 0: w w " z ;: -' () z w 0: w () w .,: .., - 1,-~ .. , ~ "''t\!1 . ' /f;·-~h lj d~ ... ~ ~ ... ~ ~ L a; ~~ c:, a~; i~,~ :<( 2--~ ,, ~ i;l a '< 13 " " m >< :::c 1-1 c:, 1-1 -I u, TREE SUMMARY TOTAL TREES (ON-SITE), 40 TREES TO BE REMOVED: 25 (19 IN FUTURE STREETS) TREES TO BE RETAINED: 15 REQUIRED NUMBER OF TREES TO BE RETAINED: .3(40-19) -6 LEGEND T>4 EXISTING TREES ~ TREES TO 8£ REMOVED .. T 46 PROPOSED CONTOUR ----EXISTING CONTOUR ,.,,_ A PORTION of the S.E. 1 / 4, SECTION 32, TREE LEGEND TOWNSHIP 23 N., SE 1861!!_ STREET RANGE 5 E., W.M. :· f ,~,I~~ - i I I Ii I I• I m I~ I I ' j ,_ ' j -..... ....__ I ',., \ -_I I " I c --~ '·· --1 ~ ·, • •• I -••---"-• /', '~ i ! 3\J'I , \ --~"----1 I -I '"'-I _ ~---::_c:,_--::_-c:-::_-_ I LOT6 I "mil'/ • ! "-= ~., ·~ '"-''£"---,:j;ff -. :, ' i I I ~ ~~~, --~-_:~ ~'~-'--=::;.c:::, ''''"hi'''\),.. (TOBE,, , , fl' I "1 1 I ~~--' ----. ., .. , .. ----". --' ' ~ ~~,~:=--=~1 ------JI i1,---~l!':~,~~~-"~ {:', I ---;-~/ ~r-1~ , ., . ~ 1 1 ',./ ~ ~ -~ 7 ' • ' ') ' I c c--"'/ ---' ' \ ' .. ---. . ' " . ' ' _,..,,. • LOTS " \ ' '"j.',m •; . . /, "". 'L. S I II ! -~-" • ' • • -. • ·' ' • I I -"" I • ,., ' ~ ',,J1 ' I ~ \Y • '..... 1 t ;,1'·".'~, .·. 1 ··. : .. (I ,,, ' ', I '' ' ,_ J ' ~· -I I ,.., rn -"f'_.-, ' . ' ',' JS!.~.....-. ~ ' L7 -, . • ,~· ' _ 'IERT.r:u •• l,. ,,_ _l___ ~-j .i , v,,. I /t ~ 1,· 1 : '<,,.._ '--=-"""'------, oC ' './ "* X ~' I " ', 1 1 -"~cE , . • , J " ~ 1 ri ~' -86thPL&. --I ', '' -', • .. , ll'·" -. -' / / ' " . . ' ' ' ' ~=:::' 7 _ l "°,o""'-"J ~")I~ I ----=-2"'= r ---, / ~32 / -~, i :.. ,, --~o / -, -.,,.. ' " 59JS--~l'.. <" I I , 11-/ ,, -LITT1 ,' I -'w.':'J. -~·--.J • ' -----~ . ' " ' ' -,, ' ' I S>f"-. ,, .--, ,, ' • ·1 1\ o,'o I ---"--..._"I-. <'%'-..._ ........... I I ~m>J lo/-~ !\ 1/t, , //,I ' YJ C' / V-... " f ' '/ -A ...... ~;} -/ / I 30' -,, ' '. ' ' ' . ·" . " --. -' ," ~ ~' -w,, , ·-. •, __ , --, ,, __ , _ ~. • } t'·v·I , , L_,_ -/' / 7 ~ , ,, , L075 ' ' I /~ l~, , \ 0 ,, ,~ ' -' 'I -' --' ,, ; ' .,, ' J ' . --_-'•--.,, • ' • • ' ,_ . I, """ ~ ~ 4-;;,,.t::-7_ · , .a coo, I l•I / 1\ . __ I/' ' --· -' ' "" \ -'"--r --~ ::Jl,fl'• "' ------• -"'""'oo -.L I fill' PRELIM. GRADING FILL 600 CY CUT: 650 CY ....{_ -'-~ --_-1,.,.,, "-'~ ~. _ _ -~" · -:-c;, · ri,/ I \ '1-1 •. ---.. ___ c_c,':c-c:_c :... -~·-'-:---=-c--c~,r·i~~B6 + \' _J ~ --~. ,. , . -.-----, __ ,, I 'i"' ---~ '• v . . . -~--'' • r I ---'i -:-,,,._,,,__ -I II 11 sos "'"i,•' s_,,., '~>--·:: ~ --, "'" ,~ ! I , _J ~~~\._~"'(~1.230':I <::-:_-:::: 1, ' I ,~ I ! I I GRAPHJC SCALE oo~m ' , , , r, -I ·,c, .. \ J ~ I· -. , .--, , , I I •t I k;......L.W" « (I>....,.) 1 lncn -"' ft (.') z II'. w ~ :'; ..-, w&:=;g;~ Z"f:.~ ~,,:, of'';_~ W z~~!':.8'. "-' .c :.,, " "' 0 a:: 2' :'. ~ ~ W; C (.') w <( -, ,r,'-\t;.. '~~ ei I s ~ I Q. Q. ~ is :::c: J:: c., <n ;, -· a ~·,ci a 2:'~ ~ ~ a ' cc~~~I :::c e: . k ".: lu ol:I -~ §1 ~ "~ ~ i :3 ~ " ~ m >< :I: 1-1 0:, 1-1 -4 C\ ~ NORTH 0 " "' BUI PROPERTY • WETLAND MAP SE 1/4 OF SEC. 32, TWP. 23 N, RGE. 05 E, W.M. TAX PARCEL ID NO.: 322305-9113 SCALE; I • • 50' \>i.;,:r cl:-\"l;,:i,'r',"~·:!'l \/OL-f~. l'G-J'> BUILDING SCALE 1"=50' SHEET 1 of 1 ,;l~ 3/_~)Gr,-?ii.<\1 "' /L,.!.' RAU. ~ ~~~'!' EASEUHH rr-- o ~ r,:------~ /: I GARAGE I : (TOBE l I REMOVED) I I.= _____ _. ! L OVERHANG -------- ---------l!URTH·.'t.~~ia:i 7H~:'.i-;~.'.;F"i.-<i % ~ DES!GlfliOn ··-I"""...,....,. 11..Ello:Noo! C!£C1(£DGV; ---RO\IE08V: ' I OATS: ~ '<J('t\>\..:,.',"'(f.0 YVONNE BUI M20 SOUTH 198TH STREET SEA.TAC. WASHINGTON 98188 PROJECT: BUI PROPERTY WETLAND MAP TAX PARCEL ID NO.: 322305-9113 PONO CONSULT NIT J. S. Jones and Associates. Inc. Environmental Consultants Wetlands, Streams, and Wildlife "" uST MAil< mour.mra uo ~UBUa-<, w~SHINGTm< """'I lll-.....,.., !HO.j DATE j ev I ~EVISKJ~ ' ' : SSM~.', : ' la, ' cas •• CBc r ,;I "'."13\1 /\All !r, :"<'ES; (EI.E': 21 CityOfh P1 rre, ci/J/Jin,-. D. . "' rv,s JUl 2 2 20/i!J m >< ::J: 1-1 ca 1-1 -I "' CA CA R-8 CA SE !T~h P1 R-8 R-14 SE 190th CN R-14 N N --.;,Y o ~~; ZONING P\\' TICHNICAL SERVICES CZ°0"-----1i -07/15/08 N1' H4 -29 T23N RSE E 1/2 EXHIBIT 8 [J R~ SE 178th Pl R-8 SE !Mlh SI R~ .... u, r.., r.., -3 N r.., F 1841n SI z ::,::i u, i"j ~ .... R-4 N ( '5 tTS.. SE. 1!5/l!nr.1 R-8 J4 -05 T22N RSE E 1/2 (\1 { ~ 0 200 400 ~ p-c;J I Feel \ ·LJV 1:4,800 SE 1~8!hS1 Sf 1B81hSt R-e SE f&)tt, Ln SE 190th ln 14 32 T23N RSE E 1/2 5332 N A ~ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT EXHIBIT 9 ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) APPLICATION NO(S): LUA09-079, ECF, SHPL-H, CAR APPLICANT: Yvonne Bui PROJECT NAME: Lakeside Fairwood Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Short Plat approval for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. LOCATION OF PROPOSAL: LEAD AGENCY: 18612 116'h Avenue SE City of Renton Environmental Review Committee Department of Community & Economic Development This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 4, 2009. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. 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. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Tc1 H !h \,t:,Ad .. erry ,gas 1yama, m1nistrator Community Services Department August 21, 2009 August 17, 2009 ~ ,· I. David Daniels, Administrat Fire & Emergency Services 'b-17-(J".j Date Department of Community & Economic Development DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT EXHIBIT 10 DETERMINATION OF NON-SIGNIFlCANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA09-079, ECF, SHPL-H, CAR APPLICANT: Yvonne Bui PROJECT NAME: Lakeside Fairwood Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Short Plat approval for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland {610 sf on-site, 828 sf total). The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. LOCATION OF PROPOSAL: LEAD AGENCY: 18612 116'h Avenue SE The City of Renton Department of Community & Economic Development Planning Division 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 4-4-030C2 limits haul hours between 8:30 a.m. and 3:30 p.m., Monday through Friday unless otherwise approved by the Community & Economic Development Department. 2. Commercial, multi-family, new single family and other non-residential construction activities shall be restricted to the hours between 7:00 am and 8:00 pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. Fire: 1. The fire flow requirement for a single family home is 1,000-gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500-gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Applicant shall submit a water availability certificate from Soos Creek Water and Sewer District. 2. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. The cul-de-sac turnaround is required to be a minimum of 45-feet radius. All building addresses shall be visible from a public street. Street widths less than 28-feet shall be posted "No Parking Any Time" on both sides of the street. ER( Advisory Notes Page 1 of 2 Plan Review: Water 1. Water service will be provided by Soos Creek Water and Sewer District. 2. Existing hydrant(s) to be counted as fire protection will require a 5" storz quick disconnect fitting to be installed if not already in place. Sanitary Sewer 1. Sewer service will be provided by Soos Creek Water and Sewer District. Surface Water 1. There is no storm conveyance pipe system fronting the site 116'h Ave SE. There is a storm pipe in the sidewalk, south of the site at the school. 2. A drainage plan and drainage report will be required with the site plan application. Preliminary calculations show detention will be required under the 1990 King County Surface Water Manual. A storm drainage pond is proposed along the northwest corner of the property. Staff recommends that the project comply with the 2005 King county Surface Water Design Manual. A revised drainage report and drainage plans will need to be submitted for review at the time of the utility construction permit application. Transportation 1. Half street improvements including paving, a five foot sidewalk, six foot planter strip with curb, a five foot bike lane, storm drainage and striping will be required fronting the site in 116'h Ave SE. 2. Applicant will be required to dedicate five feet to the City for right of way in 1161h Ave SE. 3. An approved traffic control plan will be required prior to work in the City's right-of-way. 4. Street lighting is required onsite and may be required in 1161h Avenue SE fronting the site. Lighting plans with lighting calculations must be included with civil plan submittal. 5. The internal roadway is shown to reduced to a 42-foot right-of-way. City code allows for this reduction for lot widths less than 100 feet in depth. Up to a 10-foot easement will be required for franchise utilities, water meters and lighting behind sidewalks within the short plat. The roadway will be public. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 7. The reverse curve on the proposed roadway must be designed to meet established standards for reverse curves. Recommended Conditions 1. Traffic mitigation fees of $717.75 x 7 new lots or a total of $5,024.25 will be required to be paid prior to recording of the plat. Credit will be given to the existing home. 2. Erosion control measures shall comply with Department of Ecology's most current version of the Stormwater Management Manual. General Comments 1. Separate permits and fees for stormwater connections Property Services: 1. See attached for comments from Property Services. ERC Advisory Notes Page 2 of 2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT EXHIBIT 11 PLANNING DIVISION EXEMPTION FROM CRITICAL AREAS REGULATIONS EVALUATION FORM & DECISION LAND USE ACTION FILE NO.: PROJECT NAME: PROJECT MANAGER: OWN ER/ APPLICANT: CONTACT (if other than Owner): September 8, 2009 LUA09-079, ECF, SHPL-H, CAR Lakeside Fairwood Short Plat Gerald Wasser, Associate Planner Yvonne Bui, 3520 S 198th Street, Seatac, WA 98188 Rich Hudson, R & D Enterprises, 21936 234th Avenue SE, Maple Valley, WA 98038 PROPOSAL DESCRIPTION: The applicant is requesting the approval of a Short Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single- family residences with a tract for stormwater detention. The Critical Areas Exemption is requested to allow the disturbance of a small Category 3 Wetland (610 sf on-site, 828 sf total) in the northwest corner of the site. PROJECT LOCATION: CRITICAL AREA: EXEMPTION JUSTIFICATION: 18621116'h Avenue SE Category 3 Wetland (828 square feet in area, 610 square feet on-site) Pursuant to MC 4-3-0SOC.5.f.i Wetland Disturbance, Modification and Removal, of the Critical Areas Regulations is hereby granted: LUA09-079 CAR Report.doc Page 1 of 3 X i. Any Activity in Small Category 3 Wetlands: Any activity affecting hydrologically isolated Category 3 wetland no greater than two thousand two hundred (2,200) square feet when consistent with all of the following criteria: (1) Standing water is not present in sufficient amounts, i.e., approximately twelve inches (12") to eighteen inches (18") in depth from approximately December through May, to support breeding amphibians; (2) Species listed by Federal or State government as endangered or threatened, or the presence of essential habitat for those species, are not present; (3) Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation; and (4) A wetland assessment is prepared by a qualified professional demonstrating the criteria of the exemption are met. The wetland assessment shall be subject to independent secondary review at the expense of the applicant consistent with subsection F7 ofthis Section. FINDINGS: The proposed development is consistent with the following findings pursuant to RMC section 4-3-0SOC.5: 1. The activity is not prohibited by this or any other chapter of the RMC or state or federal law or regulation. 2. The activity will be conducted using best management practices as specified by industry standards or applicable Federal agencies or scientific principles if submitted plans are followed. 3. This wetland has severely disturbed vegetation as evidenced by a preponderance of Himalayan blackberry. 4. This wetland has poor hydrologic function resulting from historical grading that modified the conveyance of water to the toe of a fill slope. 5. Standing water is not present in sufficient amounts, i.e., approximately 12 to 18-inches in depth from approximately December through May, to support breeding amphibians. 6. Species listed by Federal and State government as endangered or threatened, or the presence of essential habitat for those species, are not present. 7. Some form of mitigation is provided for hydro logic and water quality functions, for example, stormwater treatment or landscaping or other mitigation. The applicant has proposed an open drainage detention pond with a combination wetpond for water quality enhancement. 8. A Wetland Determination for this proposed project was prepared by J.S. Jones and Assiociates, Inc., dated March 12, 2008. A supplemental letter to the Wetland Determination was sent by J.S. Jones and Associates, Inc. on May 8, 2009. LUA09-079 CAR Report.doc Page2of3 DECISION: An exemption from the critical areas regulations is approved for wetland disturbance, modification and removal for the Category 3 Wetland in conjunction with the Lakeside Fairwood Short Plat, LUA09-079, ECF, SHPL-H, CAR. SIGNATURE: Fred Kaufman Hearing Examiner EXPIRATION: Five (5) years from the date of approval (signature date). LUA09-079 CAR Report.doc Date Page3of3 ~ ------!JJ: OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME Lakeside Fairwood Short Plat PROJECT NUMBER· LUA09-079, ECF, SHPL-H, CAA LOCATION: 1B612116"' Avenue SE DESCRIPTION: The applicant Is requesting Environmental (SEPAi Review arid the approval of a Short Plat for the subdivision of a 1.J4.,.cre parcel mto B•lots for the eventual development of single-family residences w~h a tract for slormwater d<,tention. The applicant is also requesting a Critical Areas Exemption for a small Categor, 3 Wetland (610 sf on-site, 620 sf total) The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% In the northwest comer of the site. The proposed project Is in the Resldentlal -B du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per riet acre. Lots range In site from 4,508 to 6,701 squaro feet. The site would be accessed from 116th Avenue SE vla a new road. An existing house and garage are proposed to be removed. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERCJ HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appeals of the environmental determination must be filed in writiny 011 or before 5:00 p.m. on Septemb.,, 4, 2009. Appeals must be liled in writing togelher with the required fee w,tll: Hea,;ng E~amine,, City of Renton, 1055 South Grady Way, Renton. WA 98057. Appeals to the Examiner are govern8d by City of Renton Municipal Code Section 4· 8-110 8. Additional inform3tion regard,ng the app<>al proc<>ss may be obtained from the Renton c,ty Clerk's Office, (425) 430-6510 A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON. WASHINGTON, ON SEPTEMBER 8. 2009 AT 9:00 AM TO CONSIDER THE SHORT PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING FOR FURTHER INFORMATION. PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. _____ .., OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Lakeside Fairwood Short Ptat PROJECT NUMBER: LUA09-079, ECF, SHPL-H, CAR LOCATION: 186121161h Avenue SE DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and the approval of a Short Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland {610 sf on-site, 828 sf total). The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre. Lots range in size from 4,508 to 6,701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 4, 2009. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. 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. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL. 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON SEPTEMBER 8, 2009 AT 9:00 AM TO CONSIDER THE SHORT PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED. THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. , Denis Law Mayor August 19, 2009 Rich Hudson R & D Enterprises 21936 234th Avenue SE Maple Valley, WA 98038 Department of Community & Economic Development SUBJECT: ENVIRONMENTAL THRESHOLD (SEPAi DETERIMINATION Lakeside Fairwood Short Plat, LUA09-079, ECF, SHPL-H, CAR Dear Mr. Hudson: This letter is written on behalf of the Environmental Review Committee (ERC) and is to inform you that they have completed their review of the environmental impacts of the above- referenced project. The Committee, on August 17, 2009, decided that your project will be issued a Determination of Non-Significance. The City of Renton ERC 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 43.21C.030(2)(c). This decision was made by the ERC under the authority of Section 4-6-6, Renton Municipal Code, after review of a completed environmental checklist and other information, on file with the lead agency. This information is available to the public on request. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 4, 2008. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. 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 on September 8, 2009 at 9:00 a.m. to consider the Short 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 prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review Committee, ~~~ Gerald C. Wasser Associate Planner cc: Yvonne Bui/ Owner Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor Department of Community & Economic Development August 19, 2009 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on August 17, 2009: DETERMINATION OF NON-SIGNIFICANCE PROJECT NAME: Lakeside Fairwood Short Plat PROJECT NUMBER: LUA09-079, ECF, SHPL-H, CAR LOCATION: 18612 116th Avenue SE DESCRIPTION: The applicant is requesting SEPA Review, a Critical Areas Exemption for a small Category 3 wetland (610 sf on-site, 828 sf total), and Hearing Examiner short plat approval for the subdivision of 1.34-acres into 8 lots for the eventual development of single- family residences with a tract for stormwater detention. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 4, 2009. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. 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. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7382. For the Environmental Review Committee, ~~~ Gerald C. Wasser Associate Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) APPLICATION NO(S): LUA09-079, ECF, SHPL-H, CAR APPLICANT: Yvonne Bui PROJECT NAME: Lakeside Fairwood Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Short Plat approval for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. LOCATION OF PROPOSAL: LEAD AGENCY: 18612 1161h Avenue SE City of Renton Environmental Review Committee Department of Community & Economic Development This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 4, 2009. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. 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. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Tfff'{Higashiyama, Administrator Community Services Department August 21, 2009 August 17, 2009 '&-I 7-CJ8 Date Department of Community & Economic Development DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA09-079, ECF, SHPL-H, CAR Yvonne Bui Lakeside Fairwood Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Short Plat approval for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. LOCATION OF PROPOSAL: LEAD AGENCY: 18612 1161h Avenue SE The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes ore supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject ta the appeal process for environmental determinations. Planning: 1. RMC 4-4-030(2 limits haul hours between 8:30 a.m. and 3:30 p.m., Monday through Friday unless otherwise approved by the Community & Economic Development Department. 2. Commercial, multi-family, new single family and other non-residential construction activities shall be restricted to the hours between 7:00 am and 8:00 pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. Fire: 1. The fire flow requirement for a single family home is 1,000-gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500-gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Applicant shall submit a water availability certificate from Soos Creek Water and Sewer District. 2. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. The cul-de-sac turnaround is required to be a minimum of 45-feet radius. All building addresses shall be visible from a public street. Street widths less than 28-feet shall be posted "No Parking Any Time" on both sides of the street. ERC Advisory Notes Page 1 of 2 Plan Review: Water 1. Water service will be provided by Soos Creek Water and Sewer District. 2. Existing hydrant(s) to be counted as fire protection will require a 5" storz quick disconnect fitting to be installed if not already in place. Sanitary Sewer 1. Sewer service will be provided by Soos Creek Water and Sewer District. Surface Water 1. There is no storm conveyance pipe system fronting the site 1161h Ave SE. There is a storm pipe in the sidewalk, south of the site at the school. 2. A drainage plan and drainage report will be required with the site plan application. Preliminary calculations show detention will be required under the 1990 King County Surface Water Manual. A storm drainage pond is proposed along the northwest corner of the property. Staff recommends that the project comply with the 2005 King county Surface Water Design Manual. A revised drainage report and drainage plans will need to be submitted for review at the time of the utility construction permit application. Transportation 1. Half street improvements including paving, a five foot sidewalk, six foot planter strip with curb, a five foot bike lane, storm drainage and striping will be required fronting the site in 116'h Ave SE. 2. Applicant will be required to dedicate five feet to the City for right of way in 1161h Ave SE. 3. An approved traffic control plan will be required prior to work in the City's right-of-way. 4. Street lighting is required onsite and may be required in 1161h Avenue SE fronting the site. Lighting plans with lighting calculations must be included with civil plan submittal. 5. The internal roadway is shown to reduced to a 42-foot right-of-way. City code allows for this reduction for lot widths less than 100 feet in depth. Up to a 10-foot easement will be required for franchise utilities, water meters and lighting behind sidewalks within the short plat. The roadway will be public. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 7. The reverse curve on the proposed roadway must be designed to meet established standards for reverse curves. Recommended Conditions 1. Traffic mitigation fees of $717.75 x 7 new lots or a total of $5,024.25 will be required to be paid prior to recording of the plat. Credit will be given to the existing home. 2. Erosion control measures shall comply with Department of Ecology's most current version of the Stormwater Management Manual. General Comments 1. Separate permits and fees for stormwater connections Property Services: 1. See attached for comments from Property Services. ERC Advisory Notes Page 2 of 2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT TO: ENVIRONMENTAL REVIEW COMMITTEE MEETING AGENDA Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire & Emergency Services Administrator Alex Pietsch, CED Administrator FROM: Jennifer Henning, Current Planning Manager MEETING DATE: TIME: LOCATION: Monday, August 17, 2009 3:00 p.m. Sixth Floor Conference Room #620 Lakeside Fairwood Short Plat (Wasser) LUA09-079, ECF, SHPL-H, CAR Location: 18612 116'h Avenue SE. Description: The applicant is requesting Environmental (SEPAi Review and the approval of a Short Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre. Lots range in size from 4,508 to 6,701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. cc: D. Law 1 Mayor J. Covington, Chief Administrative Officer S. Dale-Estey, CED Director® W. Flora, Deputy Chief/Fire Marshal® P. Hahn, Transportation Director C. Vincent, CED Planning Director® N. Watts, Development Services Director® L. Warren, City Attorney® F. Kaufman, Hearing Examiner D. Pargas, Assistant Fire Marshal J. Medzegian, Council DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area SF: Site Area: STAFF RECOMMENDATION: August 17, 2009 Lakeside Fairwood Short Plat Yvonne Bui, 3520 S 198th Street, Seatac, WA 98188 Same as owner Rich Hudson, R & D Enterprises, 21936 234th Avenue SE, Maple Valley, WA 98038 LUA09-079, ECF, SHPL-H, CAR Gerald Wasser, Associate Planner The applicant is requesting Environmental (SEPA) Review and the approval of a Short Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for stormwater detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre. Lots range in size from 4,508 to 6,701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. 18612 116th Avenue SE N/A Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 58,520.61 sf Total Building Area GSF: N/A N/A N/A Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance. ERC Report 09-079.doc City of Renton Department of Con ity & Economic Development LAKESIDE FAIR WOOD SHORT PLAT Report of August 17, 2009 Project Location Map ERC REPORT 09-079.doc on mental Review Committee Report LUA09-079, ECF, SHPL-H, CAR Page 2 of 7 City of Renton Department of Com ity & Economic Development E Jnmentaf Review Committee Report LAKESIDE FAIR WOOD SHORT PLAT LUA09-079, ECF, SHPL-H, CAR Report of August 17, 2009 Page 3 of 7 l[::;,;RT ONE: PROJECT DESCRIPTION/ BAC~GROUND The applicant is requesting Environmental (SEPA) Review and Short plat approval for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for storm water detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland in the northwest corner of the site. A previous version of this project was originally vested to King County regulations. The Lakeside Real Estate Investments Short Plat, project number LUA09-003 (King County No. L08S0001) was filed on January 17, 2008. The proposed project is within the Benson/Cascade Community. The Benson/Cascade Community annexation was approved by voters in November 2007 and the annexation to the City of Renton became effective on March 1, 2008. As specified in lnterlocal Agreement No. CAG-08-027, the City of Renton will process, using King County regulations, those projects vested in King County prior to the effective date of the Benson/Cascade Community Annexation. On March 27, 2009, the applicant requested that the original project (LUA09-003) be placed "on hold" and subsequently filed the subject project (LUA09-079) which is subject to City of Renton regulations. City of Renton applicable zoning is Residential -8 dwelling units per acre (R-8). The net density of the proposed project would be 7.92 dwelling units per net acre. The lots would range in size from 4,508 to 6,701 square feet. The lots would access from 1161 h Avenue SE via a new public road. The site slopes downward toward the center of the site with a 6-foot landscaped berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. A Wetland Determination, a Geotechnical Engineering Study, and a Preliminary Drainage Report were submitted with the project application. I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures No further mitigation is required. c. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 ERC REPORT 09-079.doc Vicinity Map Zoning Map 14, E Y, Short Plat Map Generalized Utilities/Road/Drainage Plan Preliminary Landscape Plan Wetland Map City of Renton Department of Com ity & Economic Development t. mmental Review Committee Report LAKESIDE FAIRWOOD SHORT PLAT LUA09-079, ECF, SHPL-H, CAR Report of August 17, 2009 Page 4 of 7 D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Stoff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Water (Wetland) Impacts: A Wetland Determination was prepared by J.S. Jones and Associates, Inc. on March 12, 2008. That determination was prepared for the proposed project as presented in the application to King County on January 17, 2008. The Wetland Determination discusses that onsite investigation found one wetland along the western portion of the northern property line. This wetland originates from a 4-inch PVC pipe which discharges water toward the northwest corner. The water flows along the base of a fill slope that saturates a narrow strip of land, approximately 6-feet wide. The wetland continues to flow off-site eventually infiltrating into the ground approximately 25-feet west from the northwest boundary of the proposed project site. The wetland has low water quality and hydrologic functions since it is not densely vegetated and has a slope greater than 5%; it also has low habitat features that include one fallen tree, one standing snag and nearby wetlands within one-half mile. Site investigation did not reveal ponding water, saturated soils, dominant hydrophytic vegetation or hydric soils in the areas outside of the wetland. On May 8, 2009, J.S. Jones and Associates, Inc. prepared a letter which supplements the Wetland Determination of March 12, 2008. That supplemental letter states that the original determination used the Western Washington Wetland Rating System to determine that the wetland was a Category 4 Wetland. The letter also states that the wetland is a Category 3 Wetland as defined in the Renton Municipal Code. It has severely disturbed vegetation as evidenced by the preponderance of Himalayan blackberry (which becomes established in areas of disturbance). The hydrology of the wetland results from historical grading that modified the conveyance of water to the toe of a fill slope. The survey conducted as part of the Wetland Determination calculates the on site portion of the wetland as 610 square feet and the off-site area as 218 square feet for a total of 828 square feet. RMC 4-3-0SOC.5.f.i provides for Critical Areas Exemptions for any activity affecting hydrologically isolated Category 3 wetlands no greater than 2,200 square feet when consistent with the following criteria: (1) Standing water is not present in sufficient amounts, i.e., approximately 12 to 18-inches in depth from approximately December through May, to support breeding amphibians; (2) Species listed by Federal or State government as endangered or threatened, or the presence of essential habitat for those species are not present; (3) Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation; and (4) A wetland assessment is prepared by a qualified professional demonstrating the criteria of the exemption are met. The wetland assessment shall be subject to independent secondary review at the expense of the applicant. The Wetland Determination satisfies all of the criteria necessary for a Critical Areas Exemtpion. The applicant is proposing a drainage system which would include an open drainage detention pond with a combination wetpond for water quality enhancement. ERC REPORT 09-079.doc City of Renton Department of Com, ty & Economic Development LAKESIDE FAIR WOOD SHORT PLAT E nmental Review Committee Report LUA09-079, ECF, SHPL-H, CAR Report of August 17, 2009 Mitigation Measures: No further mitigation is required. Nexus: Not applicable. E. Comments of Reviewing Departments Page 5 of 7 The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ../ Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, September 4, 2009. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, 1055 5. Grady Way, Renton WA 98057. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC 4-4-030(2 limits haul hours between 8:30 a.m. and 3:30 p.m., Monday through Friday unless otherwise approved by the Community & Economic Development Department. 2. Commercial, multi-family, new single family and other non-residential construction activities shall be restricted to the hours between 7:00 am and 8:00 pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. 1. The fire flow requirement for a single family home is 1,000-gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500-gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Applicant shall submit a water availability certificate from Soos Creek Water and Sewer District. 2. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. The cul-de-sac turnaround is required to be a minimum of 45-feet radius. All building addresses shall be visible from a public street. Street widths less than 28-feet shall be posted "No Parking Any Time" on both sides of the street. ERC REPORT 09-079.doc City of Renton Department of Com ity & Economic Development L Jnmentol Review Committee Report LAKESIDE FAIRWOOO SHORT PLAT LUA09-079, ECF, SHPL-H, CAR Report of August 17, 2009 Page 6 of 7 ------------------------------~ Plan Review: Water 1. Water service will be provided by Soos Creek Water and Sewer District. 2. Existing hydrant(s) to be counted as fire protection will require a 5" storz quick disconnect fitting to be installed if not already in place. Sanitary Sewer 1. Sewer service will be provided by Soos Creek Water and Sewer District. Surface Water 1. There is no storm conveyance pipe system fronting the site 1161 h Ave SE. There is a storm pipe in the sidewalk, south of the site at the school. 2. A drainage plan and drainage report will be required with the site plan application. Preliminary calculations show detention will be required under the 1990 King County Surface Water Manual. A storm drainage pond is proposed along the northwest corner of the property. Staff recommends that the project comply with the 2005 King county Surface Water Design Manual. A revised drainage report and drainage plans will need to be submitted for review at the time of the utility construction permit application. Transportation 1. Half street improvements including paving, a five foot sidewalk, six foot planter strip with curb, a five foot bike lane, storm drainage and striping will be required fronting the site in 1161h Ave SE. 2. Applicant will be required to dedicate five feet to the City for right of way in 1161h Ave SE. 3. An approved traffic control plan will be required prior to work in the City's right-of-way. 4. Street lighting is required onsite and may be required in 1161h Avenue SE fronting the site. Lighting plans with lighting calculations must be included with civil plan submittal. 5. The internal roadway is shown to reduced to a 42-foot right-of-way. City code allows for this reduction for lot widths less than 100 feet in depth. Up to a 10-foot easement will be required for franchise utilities, water meters and lighting behind sidewalks within the short plat. The roadway will be public. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 7. The reverse curve on the proposed roadway must be designed to meet established standards for reverse curves. Recommended conditions 1. Traffic mitigation fees of$717.75 x 7 new lots or a total of$5,024.25 will be required to be paid prior to recording of the plat. Credit will be given to the existing home. 2. Erosion control measures shall comply with Department of Ecology's most current version ofthe Stormwater Management Manual. ERC REPORT 09-079.doc City of Renton Department of Com ity & Economic Development LAKESIDE FAIR WOOD SHORT PLAT Report of August 17, 2009 General Comments 1. Separate permits and fees for stormwater connections Property Services: 1. See attached for comments from Property Services. ERC REPORT 09-079.doc onmental Review Committee Report LUA09-079, ECF, SHPL-H, CAR Page 7 of 7 -;,1 d-1 - - - - - - - ~ i§ ~ - rn~ i 't9 . z: ~! 8 F r Cco-,,,l,1, ., .. ,,.,,' I -"'" ''""' "'·" ,1 ,,,,.. /., ~~ ) i "ti,.',·, i': "f\ i -1 '"" ,,_,., Vi ;l " ,, \ ~ (; F ' . ' ,;';;': [£1 . ,.':::;, --C>- '"" ? i,\ c --i •,-__ ' 0 "'" :-0..y '""""' "( -~ Q ,,.,,,, I ~ '"" ., ,, "' -A "'" ~ "' ;'); V-: ;;c,:c('' -+·l~-<-;/ ;''tlt -1,;--,· : : ··'"·· l ~ f ~~·~·, : .. -~, .T ~~ }; I E!...:i. I , .,,.. 1: "1-<1-]' ·~ :: .!.l.Ll.1 l"l -~,- U\ -~ -- . _..,_,-, ~~ )> "1J 0 ;u ::j 0 z 0 -~ CY (I) (J) /Tl "-}" ' j.f _ I I '' " "'" f!wb A.Vt: .. f,,_:: ·: I " I " ' · ··"--",!..! • 1'"\"•' ~t (J) /Tl 0 ::j 0 z (.,/ N 1"--'11\ . -~I ' •-~. •; 8!3 ? ~ " II '" ,e-~- ,:2 "'-':; "" ?: .,, ~ ,!I (') llJ .... 5~ ;'j 0 r,; /fi&~ "" (gj [if ((j .... s;; ~ J!J R ::,. t .LI9IHX3 '-- z 0 ,1, --1 ;u ~ :i! (") ::E --t m en en ri~ I I I 'I I ---: , ,.. d ::;;: z (J) I "1J N (.,/ z ..... ;u )> z G) /Tl (Jl /Tl --1 -om '< ;o ~. 7 ,,,- "-I, ~';:;: '"''"'"'1 I '"" :I I ;: 1 ;l"~;;:: CT: ss •!, z G) c:> )> ;o "' ~ 9 ,1, d• z I ": .. LAKESIDE FAIRWOOD SHORT PLAT 8 LOTS 1/, NEIGHBORHOOD DETAIL MAP V 18621 116th A\!E". SE ;~Jr " c'i ~ ,,_ I . L.:.c JAEGER ENGINEERING 9419 South 204th Place Kent, WA. 98031 Phone No (253) 850--0934 l'ox No. (253) 850-015:J !::! .... ~ r..-i Ir) ~ z f'l N E--< N f'l "" .. H4 -29 T23N RSE E 1/2 R-14 SE 176to S1 EXHIBIT 2 CA [J SE H8tt, Pl ~ CA .! w R-ll ~ ' CA !i R-8 SE1791!,PI SE 130th SI SE 176t'1 St si: '8Gttl~ R-0 180thSt E 161)11, t RMH R-4 ... V, .... .... '"3 N ~ • E 1114111 S1 .... '..!: • " ~ V, R-8 SE.J&!.15. PL .. l"1 ~ .... 1·-"------·--A~'fb==·=·=<·:..·· ;-':.-:-:-::"-·-:~,.-.-.,-, - R-ll '" R-4 N ( R-8 R-14 R-14 i ZONING PW TECHNICAL SERVICES 07/15/08 SIT{;. J4 -05 T22N RSE E 1/2 0 200 k.J 1:4,800 400 I,,,, SE11181hS! SE 168th SI 14 32 T23N RSE E 1/2 5332 )NING MAP BO K II 74VV 92 193 455 ,( 1 81 , 82 1 83 , £ll-85 456 26 T24N R4E 125 T24N R4E 130 T24N RSE i9T24N RJ 28 T24N RSE. l----~11-+- 81 ! 94 w ... C1 C2 35 T24N R4E 36 T24N R4E 305-·. 307 .D1 2 T23N R4E ••.• r[)2 •. ! . '1 jl"2:3NR4E 316 I \ 3Jil .· -;E1 E2- 1 Td3N R4E 12 T23NR4E - 1.325 .. -· .. -.. I 326 1 F 1,-~-if2·.r 4 T23N R4E --\ J 13 T23N R4E 334 \335 .· 455W 6 T23N R5E · 31!}--· lt3 >-- ~.T23N RSE •(1°23N RSE 4 T23N RSE 319 .... 369 805 'l_ 806 .. E4_ .· ES , .. Efr Ttt7 ' '" ' -! i i .a:T23N R5E--9 T23N RSE ;;.,. 10 T23N RSE ..._______ -{1 T23N RSE "'~27 328 370 .. 810 Bit! ,~3, · f 4 , FS _FFS-u--tz7 18 T23N RSE ' 17 T23N RSE 16 T23_N RSE f 1~ T23N RSE 14 T23N RSE 336 · ,, i 337 371 8151,____ 816 G1 .;, G5 ,JG-6--LG1~ 'G2 'G3 1 G4 3 T23N R4E 24 T23t; R4E 19 T23N RSE 20 T23N R5E · 21 _T23N RSE :.._ 22 T23)',/ RSE ! 23 T23N RS1( 344 34 600 H1 fH2. 6T23N R4E 2S-T23ril R4E H3 30 T23N R5E. I 602 I /,_820 , I H4 HS ,t,H6 / 29 T23N R5E 28 T23N RSE ,.,. ~ j-zt T23N RSE 601 821 H7 26 T23N RSE qO i~~t. ---603 604 605 :,,, I 825 .)~J,c1:"_e--') 12 1,3 14 IS/j, 16 •••-•== ,1~= a=-n=• 1•== 826 17 35 T23N RSE c 25 36 oo-'"" 607 608 I r:::~ 609 J 510 I 632 u1 J2 J3--s4=,~,= J5 1 J6 J7 ,.,,rn, T22NR4E 1T22NR4E -6T22NR5E 5T22NR5E 4T22NR5E i3T22NRSE 2T22NR5E ,1T2 833 I S c:=-=-========~~~~-~~~~~~-'=-----"--'-" RESIDENTIAL ~ (RC) Resource Conservation E (R-1}Residential 1 du/ac ~ (R-4) Residential 4 dU/ac ~ (R-8) Residential 8 du/ac ~ (RMH} Residential Manufactured Homes [Gol (R-10) Residential 10 du.lac ~ (R-14) Residential 14 du/ac I Ri,.-rj (RM-F) Residential Multi-Family IR~-T I (RM-T) Residential Multi-Family Traditional I R'l-u I (RM-U) Residential Multi-Family Urban Center MIXED USE CENTERS ~ (CV) Center Village IJC-N1j (UC-N1) Urban Center -North 1 iuc-N2I (UC-N2) Urban Center -North 2 13 (CD) Center Downtown ~ (COR) Commercial/Dff1ce/Residential ~ (CA) Commercial Arterial ~ (CO) Commercial Office ~ (CN) Commercial Neighborhood INDUSTRIAL ~! (IL) Industrial -Light 0 {IM) Industrial -Medium 0 (IH} Industrial -Heavy -----Reoton City Llm;ts -·-,-·-Adja.cent City Limits KROLL PAGE PAGE# INDEX SECT/TOWN/RANGE L1WAL DESCRIPTION THE EAST H,l,Lf Of" THE EAST HALF or 1' PORTION Of THE SOUTH HALF or ltl[ NORTHEAST au ... RTER Of THE SOUTHEAST QUARTER Of SECTION 32, TOl't4SHIP 23 NORTH, RANGE 5 EAST. YO,(., IN KING COUNTY, WA~INGTON, LYING NORTHERLY Of THE SOUTHERLY 505.1 FEET OF SAID SIJBOIV!SION; EXCEPT THE EAST 30 FEET CONVEYED TO l<ING COUNTY FOR 116th AVENUE SOUTHEAST BY DEED RECORDED UNDER RECORDING NUMBER 2698240. NOTES: A PORTION of the S.E. i/4, S£Cl10N 32, TO\\NSHIP 23 N., RANGE 5 E., W.M. --~6!!} S_!RE_E_. ----~ I. THERE ARE NO [AS[M[NTS OF R[CORO ON THIS PRCf'>EPRTY. 2. All OF' THE [:,OSTING STRUCTIJRES 'Mll BE REMOVED 1 I / r=fOn EXISTING WETLAND AS lr,IAPPED PER J.S. JONES & ASSOC I / ,_ / ~ W[Tl.ANO AREA: 828 SF (ON-SITE&: OFF-SITE) CA~GORY J I /i I Ii \ UN-REGULATED IEl ) t / \ 1 1 , ~ m 1' ti ~- ' ! i ! st ,n s,. ",1CINITY MAP ,~-N.T.S SITE SERVICES ~ I \. ,\. , , \ , 1 1• , I ~~ ~-\ ' ~\=1_,_---,~· ~,.,...~.,, .. ~·::.--~ ...... -Jr-_1~---i I I TLAbl9--------( ~I \ \ /, I I ------~-i-------j ,I ' LOTS I I I \ ..,. v= .-i,............-I \ \ ,-/ ~ i I •. ____ ./ ,----,-, 1 \..:J. --'t--~1:.;1.;-· 1 SOOSE\ ·~· ,J •0 ,-"'" 'I:·. "'I I SEWER· SOOS CREEi< WATER &: SEWER DIS! W-'TER: SOOS CREEK WATER & SEWER DIST -~/ ' ______ , I I ! l:; JM>OF I (TOBE'\ / lw ' i ;, \ --~---~, " ~-REMO'lal• I t .. I ' :..,,,,/ OTO ,, I L07 \ '<,,, -..... ,v . I : ·, I ,·· ,.,,.,, ,u,. I I • • T\ ... f\ ! I ' ; ' I I I \ ,~ ~ 1 ~. I / I ; ~· ,_A~ 1 1 I , ---,c \, 1 ) / I ---I; ,I ti'"--"'~ \ I 4· ,, ,-'""""= I • .. ',,_ ~\ I I ~ 1 ~ "-v \ _...,.-t--) \··Miir·-~ ,. / 1 t---' ~-J-, i \ -.. /.,-, ' ;11 '1 ~ 1- SCHOOL RENTON SCHOOL [)jSTRICT FIRE· CfTY OF RENTON T[LEPHON[· QWEST ELECTRICAL & GAS. PUGET SOUND ENERGY CABLE T.V.: COMCAST CA8LEV1S10N SITE DATA AREA: 58,557 SF OR 1 .34 ACRES AREA IN PUBLIC STREETS: 14,678 SF OR O JJ AC WCTlANO: 610 SF, CATEGORY J ON-SITE WITH ADDL. 218 SF Off-SITE, TOTAL AREA B28 SF (EXEMPT) NET AREA: 43,879 sr OR 1.01 ACRES .,-·''" 1/ ,-.. ....____: ... ,...._ : : = 1 :',.....--\ ;L ///I?, j ~i ~ . , . ~ f ;! . ·f, ,o\. i b= j'~, ff' '',,·',::f:j\ '-~:.:, ~~/ 11 1 ...::1'" /J • . ,.i ,·Mr L_ .... ___ M. , ) ., 'I I" ~ .t A -,. \ \ \ I '-----, T----_ ~------.,.. I I 30' 30' \ .: ;;;":~~:_, ::::-~ ±··-:--=:::;;:_-s~ -. , ~\~t\ _,1'\v,1!,!'; ---~~----·· _----:~.c: .i;,o}r-DIST. 1)'11'(, ----------~n, -------~-------------. -"4 --~ I '<I I ~ I OWNERS: -. -----, .. C ·-----~~-;-_ --------------. ", -~......___>~ I I I ·-ill# _ _ LAKESIDE REAL ESTATE INVESTMENTS "'----,J . ~:--, __ ..... __:::::: .. ------'".t I . I I r--·· .. -r-or ~:"------. I l . ,s2, ~G. r,;./ -----------------59,?_ ~ 11.~,.' Ptan . II !S/Jff\ll__ ·-.. .. j . ,os ,;'.:'iisa;:,'fc°•"f j (_(' _;'~-----~· .... ~ .. } . . ( I I ,~, on r//fJg t:t;,. 'r;;(l/".,., I /-• . ~, · .. :;;-",',;,o•-•" ~;:-~~\ /.~Y -~.-.: -\J~ I 1"' 1' ~ JU( 2 2 10 , Stan I ..... /. \ I I ~y &.I Cra~1-N7rti;:e;t ~rte ,· . / ·------r, : : 1 , I: lftlff(i"i>ff:,n\}?, • . ""'"'c '':."" t"'"' [HGIMEERS. suRVETORS 1: PUNH[IIS I I ~t.S;;;u Tfz M -l...Y r-- MI IL CDIML. M. ,, ... ICDII'. "'-..U > ij a;;,~ PROPOSED NO LOTS· 8 ZONING: ,_, PROPOSEO DENSITY: 7.92 UNITS/ACRE DENSITY ALLOWED· 8.0 UNITS/ACRE PROPOSED USE: R-8 ZONE: SINGLE FAMILY DETACHED R[S10. SITE AOORESS: 18621 116th AVE. SE ASSESSOR'S NOS. 322305 9\ 13 0 z n: • • w g ol:l w!~ ~ 1 ~;~ .,~ c.,~ .~;;-z :Si<!):]_ Wj~(i ...... 2'"' ~ ~ ~. < w• 0 w <: -, e~ h ~ ~ "'>-, 0 ~" a; It"' ~~ii "' ,._ -~ i~ ,; i m >< :::c loo! CD loo! -4 w ,; ;t' .J "' "' " z < "' z "' N 0.. :i: Ill i ~ ' ii-- " -,;I ~I ,, ''\ ,nttt 0 --==__,,.,~-._, ~,.-~:"--\--".' ---~ ' ' ' -'~.,lb.~ --/ g :, ! ---~- 0 z .., r:, ~ I ' i ' • D • 0 l f u ~ 0 ~ u D z & C a • >< • • ;rJl I ~ ~ ~ < < • ~ :::! ::I' 0 • > < , • ~ ; ~ ; 0 ~ 0 ~ • • • ~ ~ ~ 0 8 ~ v, 0 0 t • 0 • • • • EXHIBIT 4 ' ~--~ ----,,, I t I "! VI • £ 0 D EXHIBIT 5 ' __j I ( I" /- / ~ ~ __ ,. ___ ,..,,_ __ • ~· 0 ~ NORTH 0 25 50 SCALE; t • • SO' BUI PROPERTY • WETLAND MAP SE 1/4 OF SEC. 32, TWP. 23 N, RGE. 05 E, W.M. ,v, g\f/'.')\)·()\h(l ~ ~ ITMP~ARY /•·1 ,A,, ~ WID(S,\C. EAS0.![tF ~ TAX PARCEL ID NO.: 322305-9113 '(,\.\'_;-,.\;tN \>\._r,..i;C>":'; '?(, ·f, \JC>., i,.' '\\ :.l :,!~-,()',·"'\;\/ _,) ~ '· -~ ·' ~' ,, ,0-,.--- : I GARAGE I 1 (TOBE : : REMOVED) I ~ ----L __ o~~R,!:!~~ _ """' (rQOI: RENOffil) BUILDING _ . . •• -. .i S891"33'01" --------r,i,Jm;,,ri:S.:::,,rf-ft-s1.t,r· t• ~ ~ .... -------- ~ '---~-~-------- CJ.:im tRO'i•'i,1'' ·,·:·,·,p.· ] 5SM~.'i1 ' ' ' ' . ' ' ' : l81. SSMH3 ~ -- ~ ~,,,..,, """,,1,0 -~ PONO -==:.===:) SCALE 1"•50' SHEET 1 of 1 DUl<Jl<EOBY I O'.:l.£Nfc ~ DAA""'av· ~ Cl£Cl<£D av, I PRoJec, BE:: Al'PFIO\'ED~V: !lATE, YVONNE BUI 3:>20 SOUTH 198TH STREET SEAT AC. WASHINGTON 98188 BUI PROPERTY WETLAND MAP TAX PARCEL ID NO.: 322305-9113 J. S. Jones and Associates, Inc. Environmental Consultants Wetlands, Stream.~. and Wildlife ,o:ii;;.nMA!l'STREE!.mra,io AL11UR.~.WASll!Nffi0,,...,., ,,~,.,.,_,.., '1 1..0.1 O•T• I a• I RE"'Sl~ C35an CBC l "'1 J(J "."81,1 ri;A!L !!', 'iESl ,:i;CLfV: ~;, .21; City Oft-, P1 rren c,00,ng D. . • 111,s;, JU/ 2 2 luu& m )( :c '""' CD 1-1 -I en PUBLIC WORKS DEPARTMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M August 4, 2009 Jerry Wasser Sonja J. Fesser JJi Lakeside Fairwood Short Plat, LUA-09-079-SHPL Format and legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant: The dedication of land for street purposes on short plats requires approval by the City Council. Said dedication is achieved via a recorded City of Renton Dedication Deed document (form is provided by the city). If the dedication is to be recorded with the short plat, the dedication process needs to be timed in such a way that Council approval and all other matters pertaining to the dedication have been addressed and resolved, and said document is ready to record. The Deed of Dedication document includes both a legal description exhibit and a map exhibit. The legal description exhibit should be prepared, stamped, dated and signed by the applicant's surveyor. The surveyor should also prepare the map exhibit. The dedication process requires an updated title report, to be dated within the 45 days time-frame prior to Council action on said dedication. Talk to the Project Manager if there are questions or further information is needed. Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-09-079- SHPL and LND-20-0548, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. The final short plat submittal has to be prepared by, or under, the direction of a licensed surveyor and the submittal has to meet all City of Renton and King County recording requirements. Show two ties to the City of Renton Survey Control Network with published values. The geometry will be checked by the city when the ties have been provided. h:\file sys\lnd -land subdivision & surveying records\lnd-20-short plats\0548\rv090804.doc Addressee Name Page2of3 Date of Memo Here Provide sufficient information to determine how the short plat boundary was established. Show all bearings and distances for that portion of the subject property that is to be dedicated to the city for street purposes. Include a statement of equipment and procedures used, per WAC32-130-100. Show all the interior bearings for all short plat lots. Note the date the existing city monuments were visited, per WAC 332-130-150, and what was found. Provide short plat and lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible. Note said addresses on the short plat drawing. On the final short plat submittal, remove all references pertaining to topog lines, utilities facilities, edge of asphalt, concrete vertical curb and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Do note encroachments. Do include a "LEGEND" block for the short plat drawing, detailing the symbols used therein. Do not include "OWNERS" and "SITE SERVICES" blocks on the final short plat submittal. Do not include any references to use, density or zoning on the final submittal. Note the research resources on the short plat submittal. The City of Renton "APPROVALS" block is signed by the City of Renton Administrator, Department of Public Works. h:\file sys\lnd -land subdivision & surveying records\lnd-20 -short plats\0548\rv090804.doc Addressee Name Page3of3 Date of Memo Here Include a declaration block on the drawing, titled "OWNERS' DECLARATION". A pertinent King County approval block is also needed. Provide signature lines as required. All vested owner(s) of the subject short plat, at the time of recording, need to sign the final short plat submittal. The latest title report reviewed (dated June 22, 2009) states that the vested owners are Chuc T. Nguyen and Yvonne T. Bui. The drainage tract (Tract "A") needs to be identified as having an owner. Is there to be a Homeowners' Association created for this purpose? The current position of the city regarding ownership of a drainage tract should be noted on the final short plat submittal (if a Homeowners' Association is created) as follows: Upon the recording of this plat, Tract "A" is hereby granted and conveyed to the Short Plat of Lakeside Fairwaod Homeowners' Association (HOA) for a drainage tract. All necessary maintenance activities for said Tract will be the responsibility ofthe 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 short 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. Otherwise (with no Homeowners Association), use the following language on the final short plat drawing: Lots 1 through 8, inclusive, shall have an equal and undivided ownership interest in Tract "A". The foregoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the short plat, or reference a separate recording instrument detailing the same. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part ofthis subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated document(s) are to be given to the Project Manager as a package. Reference the associated document(s) on the short plat drawing and provide spaces for the recording numbers thereof. Fee Review Comments: The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. h:\file sys\lnd -land subdivision & surveying records\lnd-20 -short plats\0548\rv090804.doc PROPERTY SERVICES l'FE REVIEW NO. 2009-_[ ~- 0 fhis fee review supersedes and els fee review 110. ----·~-datr-d -~-, i APPLICANT I ~u I , :::c y" uue ,i CH ( / cT. lJ1411:fo').)~_R_E_c,_.1_v_rn_f_1_w_,_1:~-----------------~ IJoBADDRESS: 1·119.ie,··11~.A~· ~F .......... . ' ' 51-ioAT -j:,,£.AiT • J 1~:j:~f -· ,-.. ---. --···- •t ~~--.;...;.?, ; I I I NATURE OF lVORK: 1--n=,>.,.-<T -· ~-.J . I LNDNo. eO -o.s4S \ -----·····-· ' --···-·•--> -... ·---·---------·---· ----" --··------. ·------·----. SUBJECT PROPERTY PARENT PID No(s), S~e30S -91 I-=, '/,· £; i\SSESSMENT " " " '" ~ '" ! '.' ... :c PARCEL DISTRICTS " '" ... 01ST. NO.OF ~ <f) 0 NO. No. MF.TIIOU OF ASSESSMENT UNITS AMOUNT 0SAD D LATECOMER D 0 0 -o- 0SAD D LATECOMER 0 0 0 -c, - 0SAD D LATECOMER 0 0 0 -o- 0SAD D LATECOMER 0 0 D -o- 0SAD D LATECOMER D D 0 -o. JOIN r USE AGREEMENT (METRO) D 0 D - ,;sfsTllM P"l!;¥1\L9PN!'l!'.ilf't:(3Jl,{!i~'its:..,W,\T-l!l\'~ WASTEWATER ! .•. , .. · .. \;. • ! . ',, .. '. •. •. .., .. WATER' WASTEWATER' METER SIZE \Vater Service Fee Amount Fin• Service Fee J\mountLic Wastewater fee Amount 5/8" X ·%" $2,236 $292 $1,591 I" $5,589 $729 $3,977 1 Vi" $11,179 $1,458 $7,954 2" $17,886 $2,332 $12,726 3" $35,711 $4,665 $25.452 4" $55,893 $7,288 $39,768 6" $111,786 $14,577 $79,537 S-' $178,857 $23,323 $127,258 a Actual (i;,f' H>'ill be based on total of new meters minus total credit of existing meters b Ba.<,ed upon the size of thf' ftre service (NOT detector bypass rnelcrJ C Unless a separate fire service is provided, thf' System Development Chilrgf'(S) shall be based upon the .<iize of the meter installed and a sf'parate fire .~ervice fee will not be charged. -~svsTEM u_Evetti'~-~t:i,;t~ii~':::.,~1J'f!€1\l/£ij:,:w'ftiiR .. ,,,._ ' ., '"""" :-'-?'! . . LAND USE TYPE No. OF UNITS/ SQ. FTG, New Smgle Family Residential (SFR)" $1,012/unit x e, Addition of 2: 500 sf to existing SfRu13 $0.405/sq ft of tlP\.V imper\'ious arm x All Other Uses 'I $0.405/sq ft of ne,v impervious area x a Includes mobile home dwellings and rrnmufactured homes p Fee shall not be greater than $1,012 y Fee shall not be less than $1,012 oe/9'-VO'-! Date • It is the intent of this development fee analysis to put the developer/owner on notice, that the quoted fees may be applicable to the subject site upon development of the property. All quoted fees are potentt;il chargt!s that may be Jue <1nd payable at the time tlw construction permit is is.5ued to install the on-site and off-site improvements (L-e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. • The quuted fee!> do NOT include inspection fee.s, side sewer permits, rhv permit fees, the cost of \Vater nu,:ters, or traffic benefit fees. • If subiect property is \.Vi thin an LID, it is the developer's responsibility to check with the Finance Dept. for pa1d/un-paid status. • Please note that these fees are subject to change \\·ithout notice Firwl fees will be based on rates in effect at time of requirement to pay per·Ordinance EFFECTIVE: January 26, 2009 P: \ K_!vkF\ Administrative\ Forms\ FeeRev,ew \2009FecRviv.doc .. ' ir,,r ·• SOC FEE $e,o<,G.oo ~ N ro 0 < 0 ;;· ~ " ~ VJ ~ 3 O" ro ~ ! . DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM August 11, 2009 Jerry Wasser, Planner g,2,Jan Illian, Plan Review Utility and Transportation Comments for Lakeside Fairwood Short Plat LUA 09-079 18621-116'" Ave SE I have reviewed the application for Lakeside Fairwood Short Plat located at 18621-116'" Ave SE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided by Soos Creek Water and Sewer District SEWER Sewer service will be provided by Soos Creek Water and Sewer District. STORM There is no storm conveyance system fronting the site in 116'' Ave SE. There is a storm pipe along the curb line in 116th Ave SE, south of the site at the school. STREETS There are no street improvements fronting the site. CODE REQUIREMENTS WATER 1. A Certificate of Water Availability is required from Soos Creek. It has been provided. Existing hydrant(s) to be counted as fire protection will require a 5" Storz quick disconnect fitting to be installed if not already in place. SANITARY SEWER l. A Certificate of Sewer Availability is required from Soos Creek. It has been provided. SURFACE WATER 1. A drainage plan and drainage report has been submitted with the site plan application. Preliminary calculations show detention will be required under the 1990 King County Surface Water Manual. A storm drainage pond is proposed along the northwest corner of the property. Staff will recommend a SEPA condition requiring the project to comply with the 2005 King County Surface Water Design Manual. A revised drainage report and drainage plans will need to be submitted for review at the time of the utility construction permit application. LUA 09·079 PR Comments.doc 2. Surface Water System Development Charges (SOC) will be assessed at a rate of $1,012.00 per new single family lot. Credit will be given to the existing home. Fee is payable at the time the utility permit is issued. TRANSPORTATION/STREET 1. Half street improvements including paving, a five foot sidewalk, six foot planter strip with curb, a five foot bike lane, storm drainage, and striping with be required fronting the site in 116'h Street. It has been shown on the plans 2. Applicant will be required to dedicate five feet to the City for right of way in 116'h Ave SE. The dedication has been shown on the plans. 3. An approved traffic control plan will be required prior to work in the City's right of way. 4. Street lighting is required onsite and may be required in 116th Ave SE fronting the site. Lighting plans with lighting calculations will be required to be submitted with the civil plan submittal. 5. The internal roadway is shown to be reduced to a 42 foot right of way. City code allows for this reduction for lot widths less than 100 feet in depth. Up to a 10 foot easement will be required for franchise utilities, water meters, and lighting behind sidewalk within the short plat. The roadway will be public. RECOMMENDED CONDITIONS 1. Traffic mitigation fees of $717.75 x 7 new lots or a total of $5,024.25 will be required to be paid prior to recording of the plat. Credit will be given to the existing home. 2. Erosion control measures shall comply with Department of Ecology's most current version of the Stormwater Management Manual. GENERAL COMMENTS 1. Separate permits and fees for storm water connections will be required. LUA 09-079 PR Comments.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA09-079, ECF. SHPL-H APPLICANT: Yvonne Bui PROJECT TITLE: Lakeside Fairwood Short Plat SITE AREA: 58,520.61 sauare feet LOCATION: 18621116" Avenue SE COMMENTS DUE: AUGUST 11, 2009 DATE CIRCULATED: JULY 28, 2009 PLANNER: Jerrv Wasser PLAN REVIEWER: Jan Illian CITY OF'"'-· JUL 2 8 ?npo EXISTING BLDG AREA lnross\: 1,810 cA1" .. i,,,ot ·-- .. --•v PROPOSED BLDG AREA (aross\ N/A WORK ORDER NO: 78086 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for storm water detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern rortion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed projec is in the Residential -8 du/ac (R-8) zone and-has a proposed density of 7.92 dwelling units per net acre. Lots range ,n size from 4,508 to 6,701 square feef. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. 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 Housinq Air Aesthetics Water Lioht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Presetvation Airport Environment 10.000 Feet 14.000 Feel B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS areas where additio Date 7 . Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: [J Residential D Retail D Non-retail Calculation: .;,,' ~ • I ; ,' Transportation Mitigation Fee: '.,/ - $# ___ ~------ -· i--i ' 1 ·"', .. ...:,~ t ;_ ,-,,_ V .,; .. ft ·:; .. · -,~~ i. Method of Calculation: '\•· :• I '- .,., ,dtTE Trip Generation Manual, 7 1• Edition D Traffic Study D Other ,---· . L:-·.~. - Calculated by: \/.. i __ ,..1... +""'-"='-''_.'"''"'""''·-----------Date: Date of Payment: City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA09-079, ECF, SHPL-H APPLICANT: Yvonne Bui PROJECT TITLE: Lakeside Fairwood Short Plat SITE AREA: 58,520.61 s uare feet LOCATION: 18621 1161h Avenue SE COMMENTS DUE: AUGUST 11, 2009 DATE CIRCULATED: JULY 28, 2009 PLANNER: Jer Wasser PLAN REVIEWER: Jan Illian EXISTING BLDG AREA ross: 1,810 s uare feet PROPOSED BLDG AREA ross N/A I WORK ORDER NO: 78086 G DIVISION SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for storm water detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre. Lots range 1n size from 4,508 to 6,701 square feef. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. 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 Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transpor/a/ion Environmental Health Public Services Energy/ Histonc!Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14,000 Feel B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date PUBLIC WORKS DEPARTMENT DATE: TO: FROM: SUBJECT: MEMORANDUM August 4, 2009 Jerry Wasser Sonja J. Fesser ..A Lakeside Fairwood Short Plat, LUA-09-079-SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant: The dedication of land for street purposes on short plats requires approval by the City Council. Said dedication is achieved via a recorded City of Renton Dedication Deed document (form is provided by the city). If the dedication is to be recorded with the short plat, the dedication process needs to be timed in such a way that Council approval and all other matters pertaining to the dedication have been addressed and resolved, and said document is ready to record. The Deed of Dedication document includes both a legal description exhibit and a map exhibit. The legal description exhibit should be prepared, stamped, dated and signed by the applicant's surveyor. The surveyor should also prepare the map exhibit. The dedication process requires an updated title report, to be dated within the 45 days time-frame prior to Council action on said dedication. Talk to the Project Manager if there are questions or further information is needed. Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-09-079- SHPL and LND-20-0548, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. The final short plat submittal has to be prepared by, or under, the direction of a licensed surveyor and the submittal has to meet all City of Renton and King County recording requirements. Show two ties to the City of Renton Survey Control Network with published values. The geometry will be checked by the city when the ties have been provided. h:\file sys\lnd -land subdivision & surveying records\lnd-20 -short plats\0548\rv090804.doc Addressee Name Page 2 of 3 Date of Memo Here Provide sufficient information to determine how the short plat boundary was established. Show all bearings and distances for that portion of the subject property that is to be dedicated to the city for street purposes. Include a statement of equipment and procedures used, per WAC32-130-100. Show all the interior bearings for all short plat lots. Note the date the existing city monuments were visited, per WAC 332-130-150, and what was found. Provide short plat and lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible. Note said addresses on the short plat drawing. On the final short plat submittal, remove all references pertaining to topog lines, utilities facilities, edge of asphalt, concrete vertical curb and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Do note encroachments. Do include a "LEGEND" block for the short plat drawing, detailing the symbols used therein. Do not include "OWNERS" and "SITE SERVICES" blocks on the final short plat submittal. Do not include any references to use, density or zoning on the final submittal. Note the research resources on the short plat submittal. The City of Renton "APPROVALS" block is signed by the City of Renton Administrator. Department of Public Works. h:\file sys\lnd -land subdivision & surveying records\lnd-20 -short plats\0548\rv090804.doc Addressee Name Page 3 of 3 Date of Memo Here Include a declaration block on the drawing, titled "OWNERS' DECLARATION". A pertinent King County approval block is also needed. Provide signature lines as required. All vested owner(s) of the subject short plat, at the time of recording, need to sign the final short plat submittal. The latest title report reviewed (dated June 22, 2009) states that the vested owners are Chuc T. Nguyen and Yvonne T. Bui. The drainage tract (Tract "A") needs to be identified as having an owner. Is there to be a Homeowners' Association created for this purpose? The current position of the city regarding ownership of a drainage tract should be noted on the final short plat submittal (if a Homeowners' Association is created) as follows: Upon the recording ofthis plat, Tract "A" is hereby granted and conveyed to the Short Plot of Lakeside Fairwood Homeowners' Association (HOA) for a drainage tract. All necessary maintenance activities for said Tract will 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 short 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. Otherwise (with no Homeowners Association), use the following language on the final short plat drawing: Lots 1 through 8, inclusive, shall have an equal and undivided ownership interest in Tract "A". The foregoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the short plat, or reference a separate recording instrument detailing the same. Note that ifthere are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated document(s) are to be given to the Project Manager as a package. Reference the associated document(s) on the short plat drawing and provide spaces for the recording numbers thereof. Fee Review Comments: The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. h:\file sys\lnd -land subdivision & surveying records\lnd-20 -short plats\0548\rv090804.doc Pr' ERTY SERVICES FEE REVIEW No. 2009-_I D This fee review supersedes and caHcels fee review no._ ______ ___ dated , i APPLICANT: i 12tJI > :ivouwe: $-Ct+UC T-bl<:;ll',£1-l..__R_EC,;_E_.n_'E_D_F_R_O_M_: .Lr ________________ _ I JoBAooREss· I· 1a.ii1 1iai A~ ~~ ·· · ······· · ·· I '-· .sHoP(f ""/:>J:k-r, NATUREOFWORK: JA-1_~} ;~:;:=. .. -~-·. 'C">I A;:; I • j LNDNo. I .....•.. -.,,, . I !'")I::' t:-x' 1-. ' ZCI -0.54A -,_ ______ ... ---·-·· ·"--"-~-"i"" .. .... ' ........ -·-·--------·------· '"·---•'-· .. __ ,, -------' SUBJECr PROPERTY PARENT PID No(s): ;:,~;eaos -q, I ."'I .. " " " ASSESSMENT "' ~ "' .•. f-< "' DIST. PARCEL NO.OF DISTRICTS < "' f-< ~ <tl 0 No. No. METHOD OJ; ASSESSMENT UNITS AMOUNT 0SAD D LATECOMER D D D -o- 0SAD D LATECOMER D D D -o- DSAD D LATECOMER D D D -o- 0SAD D LATECOMER D D D -o- DSAD D LATECOMER D D D ·o - JOINT USE AGREEMENT (METRO) D D D - i'~'fs@MDEVJltC/PMF.NT CHARGlfs-wATE.l.l'~-W-A.sTEWATBR I'.' , ·.1 11 . . . . • •.... . . ·' .. .• . WATER' WASTEWATER' METER SIZE Water Service Fee Amount Fire Service Fee Amountbc Wastewater Fee Amount 5/8" X 3/4'' $2,236 $292 $1,591 1" $5,589 $729 $3,977 jl/2'' $11,179 $1,458 $7,954 2" $17,886 $2,332 $12,726 3" $35,711 $4,665 $25,452 4" $55,893 $7,288 $39,768 6" $111,786 $14,577 $79,537 8" $178,857 $23,323 $127,258 a Actual fee will be based on total of new meters minus total credit of existing meters b Ba~ed upon the size of the fire service {NOT detector bypa.'is meter) C Unless a separate fire service is provided, the System Development Charge(s) shall be based upon the size of the meter installed and a separate fire service fee will not be chanred. ;s{sTEM OEVELO*Mt°NT C~Rq'Es -Stmi'l\'~VV];\;.'fER , .. 1 • 1:': •. . ·.· •• LAND USE TYPE No. OF UNITS/ SQ. FTG. Neiv Single Family Residential (SFR) ,i $1,012/unit x e. Addition of 2 500 sf to existing SFR'-'(3 $0.405/sq ft of new impervious area x All Other Uses Y $0.405/sq ft of new impervious area x a Includes mobile home dwellings and manufactured homes p Fee shalt not be greater than $1,012 y Fee shall not bP less than $1,012 • It is the intent of this development fee analysis to put the developer/owner on notice, that the quoted fees may be applicable to the subject site upon development of the property. All quoted fees arc potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. • The quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees, the cost of water meters, or traffic benefit fees. • If subject property is within an LID, it is the developer's responsibility to check with the Finance Dept. for paid/un-paid status. • Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of requirement to pay per Ordinance EFFECTIVE: January 26, 2009 P: \ K_!vlcF\ Administrative \Forms\ Fec-Revie,-v\ 2009FeeRvw.doc .. .... SOC FEE 4' e.oqi:;.oo "' N " 0 "' 0 ;;· '° ~ ., Ul " s "' " "' City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REV/£; REVIEWING DEPARTMENT: 0D ' APPLICATION NO: LUA09-079, ECF, SHPL-H COMMENTS DUE: AUGUST 11, 2009, DATE CIRCULATED: JULY 28, 2009 CITY OF HENTON APPLICANT: Yvonne Bui PLANNER: Jer Wasser PROJECT TITLE: Lakeside Fairwood Short Plat PLAN REVIEWER: Jan Illian SITE AREA: 58,520.61 s uare feet EXISTING BLDG AREA ross: 1,810 s uare feet LOCATION: 186211161 h Avenue SE PROPOSED BLDG AREA ross N/A WORK ORDER NO: 78086 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for storm water detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (61 O sf on-site, 828 sf total). The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern rortion of the sile and a man-made slope of greater than 15% in the northwest corner of the site. The proposed projec is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre. Lots range ,n size from 4,508 to 6,701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. 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 Housinq Air Aesthetics Water Lioht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoorfafion Environmental Health Public Services Energy/ Hisforic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14.000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date p 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 Environment and Development Application Review Sheet Location: 18621 116 Avenue SE-Lakeside Fairwood Short Plan Community Services Review and Comment August 7, 2009 I. Streetscape Comments Along 116 Avenue • Street trees -add: o Carpinus betulus: • Minimum caliper shall be 2 inches • Specimen quality including single stem with a dominant main leader • Planter strips -specify groundcover type (not shown on plan) 2. Streetscape Comments Along New 186 Place • Planter strips -none exist on either side of the proposed new roadway. If 6-foot wide planter strips were added and planted with trees and other vegetation, they would function as rainfall interceptors and markedly reduce or eliminate runoff from sidewalks and reduce runoff from other impervious surfaces (roofs and streets) as trees became larger over time. One lot-tree could be placed in these planter strip locations and one tree per lot-yard. Compared with the detention pond, which measures 2, I 00 square feet, these planter strips would provide an additional 3,700 square feet ofpervious surface capable of intercepting rainfall. Increasing pervious surfaces within the subdivision might reduce detention pond requirements which may make adjacent buildable lots more salable and preserve some existing trees. • New lot trees -add: o Acer platanoides: • Minimum caliper shall be 2 inches • Specimen quality including single stem with a dominant main leader • Spacing shall be a minimum of 40 feet on-center; 3. Other Requirements: • 30 feet spacing from street lights • 6 feet spacing from fire hydrants • IO feet spacing from drive openings Comments By: T. Flatley " City of Renton Department of Community & Economic Development O ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEWCSHEET s: C") REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 11, 2009 APPLICATION NO: LUA09-079, ECF, SHPL-H DATE CIRCULATED: JULY 28, 2009 APPLICANT: Yvonne Bui PLANNER: Jer Wasser PROJECT TITLE: Lakeside Fairwood Short Plat PLAN REVIEWER: Jan Illian SITE AREA: 58,520.61 s uare feet EXISTING BLDG AREA ross: 1,810 s uare fecJll LOCATION: 18621116th Avenue SE PROPOSED BLDG AREA ross N/A I WORK ORDER NO: 78086 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for storm water detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the si{e and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre. Lots range ,n size from 4,508 to 6,701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo,.. Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liaht!Glare Plants Recreation Land!Shorehne Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS ~aAQJZDcP'»~ f2) 6~4 C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where a ditional information is need properly assess this proposal. 7-a,9--o9 Date / .. FIRE & EMERGENCY SERVICES DEPAR_T_M-EN_T _____ ...... _OC(s;@~@@ e M E M O R A N D U M DATE: TO: FROM: SUBJECT: July 29, 2009 Jan Illian, Plan Reviewer Bill Flora, Deputy Fire Chief/Fire Marshal Lakeside Fairwood Short Plat LUA 09-079, ECF SHPL-H A review of current plans and material has disclosed that all of the comments from Plans Review Inspector Corey Thomas' pre-application response memo, dated April 28, 2009, are still applicable. These comments referenced the requirements for fire flow, fire mitigation fees and fire apparatus access. BF/kc c: Jerry Wasser, Planner City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT Fi ,re_ APPLICATION NO: LUA09-079, ECF, SHPL-H APPLICANT: Yvonne Bui PROJECT TITLE: Lakeside Fairwood Short Plat SITE AREA: 58,520.61 square feet LOCATION: 18621 116" Avenue SE COMMENTS DUE: AUGUST 11, 2009 DATE CIRCULATED: JULY 28, 2009 PLANNER: Jerrv Wasser PLAN REVIEWER: Jan Illian EXISTING BLDG AREA loross\: 1,810 sauare feet PROPOSED BLDG AREA loross\ N/A WORK ORDER NO: 78086 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 1.34-acre parcel into 8-lols for the eventual development of single-family residences with a tract for storm water detention. The aJJplicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total). The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre. Lots range 1n size from 4,508 to 6,701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mora Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housioo Air Aesthetics Water Liaht/G!are Plants Recreation Land/Shoreline Use Utilities Animals Transport a/ion Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Prese,vation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. k_L~ Signaiure C:t Directoror Authorized Representative 7/2-9~7 Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPL/CATION REVIEW SHEET REVIEWING DEPARTMENT: \(1 COMMENTS DUE: AUGUST 11, 2009 APPLICATION NO: LUA09-079, ECF, SHPL-H DATE CIRCULATED: JULY 28. 2009 APPLICANT: Yvonne Bui PLANNER: Jer Wasser PROJECT TITLE: Lakeside Fairwood Short Plat PLAN REVIEWER: Jan Illian SITE AREA: 58,520.61 s uare feet EXISTING BLDG AREA LOCATION: 18621 1161h Avenue SE PROPOSED BLDG AREA WORK ORDER NO: 78086 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for storm water detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site, 828 sf total/-The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the si e and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre. Lots range ,n size from 4,508 to 6,701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mo.-e Environment Minor Major Information impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Setvices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe additional information is neede to properly assess this proposal. Date &33\ l'i*}J '1:is:{§ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE LAND USE NUMBER· PROJECT NAME: July 25. 200~ LUAGY-GIY. [U'. SH'L-H LakesirlH F~11w,,m, Short Plat PROJECT DESCRIPTION. The applicaPI ,s req,rnsting EP•nonr11t'11lal (SEPAi Rev,cw and th approval uf a Prelim,nary Plat tor the subd,,%,on of a 1 .34-acrn parcel rnt<: 8-l"ls for ;he e,·entual developmcnl or s,ngle-fam,,y residences with a tract for storm waler detenl1on The applicanl ,s abu requ~.stm~ a Cr,t,cal Areas Exemption 10, a small Ca\egory 3 Wetland (610 st on.s,te, B2B sr total). The site ~<meral,y sinpes duwciward toward the cenlcr w 1tn a 6-foot l~ndscap,, berm 1n lhe e:astern port,on of the s,le ond a man-made slope of grealw lh>1n 15% m '.he noclhwest corner of the site. The proposed proJecl 1s 1n Ille Res1denl1JI -8 Cumc (R-ei zone a_rd has a prop,,sed dens1ly ol 7.~2 dwelling units per nel acre Lois range 1n size from 4.508 to 6.701 square feet. The site would Im a,;cessed from 116th Avenue SE via,; new read. An ex1sl1r.g house and garage are proposed lo t:,c removed PROJECT LOCATION 1b62 l 116'" Avenue ~£ OPTIONAL_DETERMINATION Of NON-SIGNIFICANCE. MITIGATED (DNS·M). As t.1e Lea:J '-.~er1Gy :h" C1ly of t~enton has determined th.al s1gnif1o.:ant envrronmenlal impacts are uol,kely lo r,:,su-! fro,n the p,oposecl µcoJ<ecl T11ereforn. as permitted under lhe RCW 43 21C 110. llie City of Renton 1s us,ng lhe Opl1onJI DNS-M process lo give no(1~e :h31 3 ONS M is likely to be issued Comment periods for the prn1er:1 am, :he proposed DNS-M ~,e integrated into ~ '""JI~ ~om men\ penod There w,11 be no commerl period fo11owi'lg !11e ,s~c,a.nce ur toe Threshold l)eterm1nation of Ncn·S,gni/:ca.nce· M1t,gatOO (DNS-M). A 14-day appeal period will follow lhe 1SWJrn;e oi \he DNS-M PERMIT APPLICATION DATE· July 22, 200~ NOTICE OF COMPLETE APPLICATION. July 2~. 200~ APPLICANT/PROJECT CONTACT PERSON Yvonne Bui: Address: 3520 S 19S" Street. SsaTac, WA 9616B Permits/Review Requested Environmental (SEPAi Review, Hearing EJ<aminer Short Plat approval Other Permits which may he required: Construction and Buildir,g Perm,ta Requested Studies· Wetland Oetsrm1nation, Geo1echnrcal, and Drainage Reports Location where application m:ay be reviewed: PUBLIC HEARING CONSISTENCY OVERVIEW: Zoning/Land Use· Environmental Documents tha! Evaluate the Proposed Project Development Regulations Used For Project Mitigation; Department of Community & Economic Development {CED) -Pl:anning Division, S1~th Floor Fhm!on City Hall. 1 055 South Grady Way, Renton, WA 9B057 Public he,:mnq ,s tentalfveiv sche,h,l~n for September 8 2009 before the Remor Hear,ng E~Jmtner 1n Renton Cmm,Ji Cha1111Je,s Hearings beg,n ;ii 9:00 AM;~-- the 7tt1 lloor of Urn new Renton Cly '"IJll localed at 1055 South Grady V<ev The subject site 1s de~,gnat~d Res1cenl1al Single Family 1RSF) nn th~ C,ty 01 Renton Comprnloensi·,e Lane Use Map and Res1denlial. fl {R·8> "" 11,e City s Zoning Map En,·ircnmentJI (SEFA) Checklist Th~ ;orowct w:11 be su~Jec: lo the Cit/a SEPA n-d1rw1ce. fU,1C 4-2-1 IOA RMC 4 ~-050C and other ;i~pl1c;ible cojes anJ rngula11or,s as appropr:Jle Proposed Mit>galion Measures. T~e 'ollow1ng M,t,gat1on fMasurns "' I 11,~ly be 101poscd on :h,:, proposed prJ1ecl These •ecommcnded Mi;1g"t1on Meas•Jres ~ddr~,s pro:oct ,mpa.cls not covernd by ex1sl1n£ coCes ar,d regulations as c,le~ above Ti,~ .applicant wi/.' be reouired to pay file .apprnprraf~ T,.;no·porla/rm Mllig~!1cn Fee The Dpphcanl will be req,!lred lo ,iay /Im approprrate F1rn Mit,gat10n Fee The appilcanl will be requ,red lo pay the appropnate Parks Miliga!rcm Fee. Th~ applicanl will be reqwred /o complf wr/h fl,e re,;,11w,,e,,r1~1.:,:r" of /he Geolecnnica.' [,agmeerin;, Swc'y prepared by Geo/ec/1 Comul/Jnts, Inc, dated )L"ne 19, 2009; and The Dpp/rcan! w1.'I ce reqaired lo c·u"T,piy .,,,th the recommendarions of rile 1-'ret1m1nary Oramag8 Rep"•/, p,epdr&d by Jaeger Er,gmeenng, daled June 18. 2009 Comments on !he above appli~a1ion must be submitted in writing to Gerald C. Wasser. Associate Planner, CED- Planning Dl~i,;ion, 1055 South Grady Way, Renton, WA 95057. by 5:00 PM on August 11, 2009. This matter is also tentatively scheduled for a public hearing on September 8, 2009, at 9:00 AM. Council Cl·.amhe:s. Se,·enlh Floor Renton Ci:,, Hall. 1055 South Grady Way. R•mlon If you are •nlercs\(!d in attend1n~ the heanng. pl.,3se rnnt,itl the Devclopmen\ Services Di.·1s1or1 to ensure tl1at the heanng hJ:. not been rescheduled at (425) ·1~0·72R2 ,f co111~1enls cannot be sut:,m1Ued 1n v,nt1n~ by the date ind:cated above, you may still appe:,r al lhe hearir,g ~nd µresent your commecls on the proposal before the Hearing Examiner If you have queshons abou\ lh1s proposal. or wish \o :,e rnade a party of record and receive add1honal ,nformat1on by mail, please contact \he pro1ecl manager. An1-or1e "'ho s•.Jbrnits written comments will automal1cally become a party of r~w,d ~nd will be not1(ied or ani dec1soon on this proie~t CONTACT PERSON: Gerald C. W.isser, Associate Planner; Tel: {425) 430-7382; Eml: gwasser@rentonwa.gov If you would like to be made a party of record lo receive furtl1er irifor<:1albn on this prnr,r.sed prnJncl, complete this form and return lo City of Renton, CED-Planning Division. 1055 So. Grndy Way. R~rtton, WA !!8057 Name/File No Lakeside Fa1rwood Short Plat/LUA09-079 ECF, SHPL-H NAME MAILING ADDRESS TELEPHONE NO CERTIFICATION SIGNED: / ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in -;;. ortlo 'on tl1e 30 day of ,:J • • Q~ CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT · PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 28th day of July, 2009, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, & Site Plan PMT documents. This information was sent to: Name Agencies -NOA, Env. Checklist, & PMT See Attached Yvonne Bui Owner Richard Hudson Contact Surrounding Property Owners -NOA only See Attached (Sigoat,re of s,ooec)~~ ~ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Recresentlna I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act f~~~P, purposes mentioned in the instrument. ,#~·;'~.:·':::S'.l,)•i~t I J :!Tl,.._r,. 1:. r...: Dated 7 /Q "& o j -. ~ ,t. · ·~ ,,; r Notary Public in and the Sate~f ~ashii'!gt011 ; i~\ ~8-L~ j Notary(Print): \j\wJo>Q.\"" &l(nO \jc,QQ.y.-A.~''9-~ My appointment expires: ,,,, 1~As" ~ ... ~ O~\<l-\O 111 111 ""'''"- Project Name: Lakeside Fairwood Short Plat Project Number: LUA09-079, ECF, SHPL-H tE~mplate -affidavit of service by malling Dept. of Ecology • Environmental Review Section PO Box 47703 Olvmoia, WA 98504-7703 WSDOT Northwest Region • Mtn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-971 O US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers • Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher• Muckleshoot Indian Tribe Fisheries Dept. ' 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172"' Avenue SE Auburn, WA 98092 Duwamish Tribal Office* Muckleshoot Cultural Resources Program • 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Gretchen Kaehler 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 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 Attn: SEPA Coordinator 7~C Fifth Avenu0. Sui'.e 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, Site Plan PMT, and the notice of application. template. affidavit of service by mailing 911700020009 BASKIN JOHN 11419 SE 186TH ST RENTON WA 98055 619780006505 BRYAN scon D+BRENDA M 18434 116TH AVE SE RENTON WA 98058 322305928200 CHURCHILL BRETI J+JO M 18624 114TH AVE SE RENTON WA 98055 619780010002 DEMARIA JEFFERY 18608 116TH AVE SE RENTON WA 98058 911700017005 HARRIS JOAN PO BOX 1023 MAPLE VALLEY WA 98038 322305903302 MJF HOLDINGS INC 215 E MEEKER KENT WA 98032 911700003005 PODAR MARIUS+MONICA 11442 SE 186TH ST RENTON WA 98055 911700008004 STERNOD JACQUELINE A 11404 SE 186TH ST RENTON WA 98055 911700002007 ZEMANEK GREGG 11448 SE 186TH ST RENTON WA 98055 911700021007 BOLIN RICHARD N+BOLIN GRACE 25716 SE 398TH ENUMCLAW WA 98022 911700018003 CASTRO JULLIAN C+ WILLIE M JR 11435 SE 186TH ST RENTON WA 98055 911700005000 CLAYTON PATRICIA L 11426 SE 186TH ST RENTON WA 98055 322305914903 FACILITIES & OPERATIONS CTR OFFICE OF THE EXECUTIVE DIR 300 SW 7TH ST RENTON WA 98055 911700022005 MCNEILLY CAROL 11403 SE 186TH ST RENTON WA 98055 322305911305 NGUYEN CHUC T+BUI YVONNE T 18621 116TH AVE SE RENTON WA 98058 911700001009 REYES MARIA M 11456 SE 186TH ST RENTON WA 98055 619780016009 TRINITY BAPTIST CHURCH 18652 116TH AVE SE RENTON WA 98058 619780008204 BROWN MABEL L 18444 116TH AVE SE RENTON WA 98058 911700019001 CHO JIMMY H 11427 SE 186TH ST RENTON WA 98055 619780008006 DAY OWEN 2025 OAKGROVE DR NW ALBANY OR 97321 911700004003 FOLEY FRANCIS J 11434 SE 186TH RENTON WA 98055 619780012503 MITCHELL RICHARD E+ROBERTA PO BOX 20291 SEATILE WA 98102 911700007006 PERGAMO JOSEPH F+IRENE B 11412 SE 186TH ST RENTON WA 98055 322305914705 RUGA SHEILA+NOVELITO PO BOX 59921 RENTON WA 98058 911700006008 VALBUSH HOWARD M+BRENDA LC 11420 SE 186TH ST RENTON WA 98005 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: July 28, 2009 LAND USE NUMBER: LUA09-079, ECF. SHPL-H PROJECT NAME: lakeside Fairwood Short Plat PROJECT DESCRIPTION: The applicant 1s requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 1.34-acre parcel into 8-lots for the eventual development of single-family residences with a tract for storm water detention. The applicant is also requesting a Critical Areas Exemption for a small Category 3 Wetland (610 sf on-site. 828 sf total) The site generally slopes downward toward the center with a 6-foot landscape berm in the eastern portion of the site and a man-made slope of greater than 15% in the northwest corner of the site. The proposed project is in the Residential -8 du/ac (R-8) zone and has a proposed density of 7.92 dwelling units per net acre Lots range in size from 4,508 to 6.701 square feet. The site would be accessed from 116th Avenue SE via a new road. An existing house and garage are proposed to be removed. PROJECT LOCATION: 18621 1161h Avenue SE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed proJect. Therefore, as permitted under tl1e RCW 43.21C.110, the City of Renton is using the Optional DNS-r'v1 process to give notice that a DNS- M 1s likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-S1gnificance- M1tigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: July 22. 2009 July 28. 2009 APPLICANT/PROJECT CONTACT PERSON: Yvonne Bui; Address: 3520 S 1981h Street -SeaTac, WA 98188 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review. Hearing Examiner Short Plat approval Construction and Building Permits Wetland Determination, Geotechnical, and Drainage Reports Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for September 8 1 2009 before the Renton Hearing Examiner in_Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The sub1ect site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential -8 (R-8) on the City's Zoning Map Environmental (SEPA) Checklist The project will be subject to the City s SEPA ordinance, RMC 4-2-110A, RMC 4- 3-050C and other applicable codes and regulations as appropriate I Proposed Mitigation Measures: The following rv1it,f18t1011 Me8sures will I kely be imposed or the proposed project These recor1mended rvlit1gation f,Jleasures address proJeci impacts not covered hy ex1st1r1~1 codes and rP.9ulatiur1s as cited a!Jove The applicant will be required to pay the appropriJto Transportation Mitigation Fee: The applicant will be required to p,1y the appropriate Fire Mitigation Fee; The applicant will be required to pay the appropriale Parks M!/igat1on Fee; The applicant will be required to comply with the recommendations of the Geotechnical Engineering Study. prepared by Geo tech Consultants. Inc .. dated June 19. 2009; and The applicant will be required to comply with the recommendations of the Preliminary Drainage Report, prepared by Jaeger Engineering, dated June 18. 2009 Comments on the above application must be submitted in writing to Gerald C. Wasser, Associate Planner, CED - Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 11, 2009. This matter is also tentatively scheduled for a public hearing on September 8, 2009, at 9:00 AM, Council Chambers, Seventh Floor. Renton City Hall. 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services D1v1sion to ensure that the !1earing has not been rescheduled at (425) 430-7282 If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on ttie proposal before H1e Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the proJect manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project CONTACT PERSON: Gerald C. Wasser, Associate Planner; Tel: (425) 430-7382; Eml: gwasser@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So Grady Way, Renton, WA 98057. Name/File No: Lakeside Fairwood Short Plat/LUA09-079, ECF, SHPL-H NAME: MAILING ADDRESS TELEPHONE NO.: Denis Law Mayor July 28, 2009 Richard Hudson Consultant R & D Enterprises 21936 234th Avenue SE Maple Valley, WA 98038 Department of Community & Economic Development Subject: Notice of Complete Application Lakeside Fairwood Short Plat, LUA09-079, ECF, SHPL·H Dear Mr. Hudson: The Planning Division 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 August 17, 2009. 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 September 8, 2009 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) 430-7382 if you have any questions. Sincerely, ~~~~ Gerald C. Wasser Associate Planner cc: Yvonne Bui/ Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor July 28, 2009 Michael Fortson Department of Transportation Renton School District 1220 N 4'" Street Renton, WA 98055 Subject: Lakeside Fairwood Short Plat LUA09-079, ECF, SHPL·H r t, ............ ,.,,,. ... Department of Community & Economic Development The City of Renton's Department of Community and Economic Development (CED) has received an application for an 8-lot single-family subdivision located at 18621 116'" Avenue SE. Please see the enclosed Notice of Application for further details. In order to process this application, CED 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, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by August 11, 2009. Elementary School: ______________________________ _ Middle School: High School: ------------------------------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes __ _ No __ _ Any Comments: _______________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, Gerald C. Wasser Associate Planner Encl. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov f- ' City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: \/VoNNf IS V\ I ADDRESS: ,SS)o <; i (l t ti,, St. PROJECT OR DEVELOPMENT NAME: l.Jt\'.--f<; t {) E f rh 12-woo D PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Setthc ZIP: <if? 1&8' \v(c,Z I t t io 1i-1 Av·e_ sF .. , '1 scss . ·, TELEPHONE NUMBER: { 2ob 066-L/123 1 )ol-.1 l,10 n -W Z ,_ . ., APPLICANT (if other than owner) KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): )2). 7;,() S C( 11 ~.., NAME: EXISTING LAND USE(S): <1v11 \e h.ev1i [ y COMPANY (if applicable): PROPOSED LAND USE(S): S1n~\< -f.::t .. ,i ly ADDRESS: EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ' • I ' • ! ' . I . ' I'S \I'. • , . ' ' . \ V.., .. I lo' ,1 I '\./ ' CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): NIA TELEPHONE NUMBER EXISTING ZONING: \Z--B CONTACT PERSON PROPOSED ZONING (if applicable): N / A NAME: ~,ch t-\ w.l <;.C,v) , cor1sv1\tllht SITE AREA (in square feet): St\, S.;2.0, io I SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): J2_ 1-. D L: nit',( p v \''·, c S ADDRESS ;I_ \ <'.(; &, :J.) Lf1" ,kv e_ t:,E DEDICATED: G-l't SQUARE FOOTAGE OF /RIVA TE ACCESS EASEMENTS: N ~ PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ~le VaJky ZIP: cl \?(J~J' ACRE (if applicable): 8 NUMBER OF PROPOSED LOTS (if applicable): g TELEPHONE NUMBER AND E-MAIL ADDRESS: (ljz<;) 4?>2 · 4-~,o(;, l'C\-e,y\--,:rpr1se,:;(,-· Co tticas·1, net" NUMBER OF NEW DWELLING UNITS (if applicable): 8 Q:web/pw/devserv/forms/planning/masterapp.doc 09/19/05 I'< \ PROJECT INFORMATION (continued) ~-~~----~----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): \ SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 2..C:,60 -l~O(! Sq, tt V SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): r,i IA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable}: fJ I A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): jll / It NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): Ni A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NiA PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE 0 AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS AND LAKES )ii WETLANDS ___ sq.ft. ___ sqft. ___ sq.ft. ___ sq.ft. sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE S'. [:; QUARTER OF SECTION ?2-, TOWNSHIP 'Z-3, RANGE :,-, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Short p\0c\' 3. . 2. 4 . / Staff will calculate applicable fees and postage: $ ___ _ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) "N Nf::... f>M; Ch 0\.C tJ !\ f t:}Jeclare that I am (please check one) v-;e current owner of the property involved in this application or __ the authorized representa 1ve 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. Q:web/pw/devserv/fonns/plarming/masterapp.doc I certify that I know or have satisfactory evidence that · 1 o>1 JU f,v ·\'d-("11.;L ~~h signed this instrument and acknowledged it to be his/he eir ee and voluntal)' act for the uses and purposes mentioned in the instrument. JOHN :J. WEBB ----lJ.'--------+ NOTARY PUBLIC STATE OF WASHINGTON MY COMMISSION EXPIRES Notary (Print)_~•~)-~-~-vi~O~WJ~.R_t;h _____ _ My appointment expire5' __ ~1-/_-~/ C/~'_2._0_\_c. __ 2 11-19-12 09/19/05 •• Policy No. 6405013-1 LEGAL DESCRIPTION SCHEDULE A CONTINUED The land referred to herein is described as follows: The east half of the east half of portion of the south half of the northeast q1 ,arter of the southeast quarter in Section 32, Township 23 north, Range 5 east, W.M., in King County, 'Nashington, lying northerly of the southerly 505.1 feet of said subdivision; EXCEPT the east 30 feet conveyed to King County for 116th Avenue Nort1east by deed recorded under Recording Number 2698240. City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter1 on project site: 1. _4~0~ ___ trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous 2 trees Trees in proposed public streets -""19.___ trees Trees in proposed private access easements/tracts trees Trees in critical areas3 and buffers trees Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 3. __ 1,_,9'--__ trees 21 trees --~~-- 4. Next, to determine the number of trees that must be retained4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. 6.3 trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4: 5. 15 trees 6. Subtract line 5 from line 4 for trees to be replaced: (If Qne 6 is less than zero, stop here. No replacement trees are required). 6. __ --=8"'".7 ___ trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. ------ 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. ------ 9. Divide line 7 by line 8 for number of replacement trees 6: (if remainder is .5 or greater, round up to the next whole number) 9. '· Measured at chest height ------ inches inches pertree trees '· Dead, diseased or dangerous trees must be certified es such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3 · Critical Areas, such as wetlands, streams, floodplains and protected slo,pes, are defined in Sed:ion 4-3-050 of the Renton Municipal Code (RMC). '· Count only those trees to be retained outside of critical areas and buffers. '· The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a '· Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to r.-the tree replacement requifament C:\DocumenlS and Settings\llP _ Ownel\Desktop\Drawings\Lakeside\Prelim\TreeRetentionWorksheet.d-Ocx 12/08 04/30/2009 20:24 FAX 2066 23 LAKESIDE REAL ESTATE ~001/008 Cit~0 PREAPPLICATION MEETING Fo~;Renton Division LAKESIDE REI 18621 116TH AVE SE CITY OF RENTON Department of Community and Economic Development Current Planning Division PRE09-019 April 30, 2009 Contact Information: Planner: Gerald Wasser Phone: 425.430. 7382 Public Works Reviewer: Jan Illian Phone: 425.430.7216 Fire Prevention Reviewer: Dave Pargas Phone: 425.430. 7023 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. consider giving copies of It to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager (planner) to have It pre- screened before making all of the required copies. The pre-appllcation meeting Is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal wlll be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). 04/30/2009 20 24 FAX 20888 23 LAKESIDE REAL ESTATE lti002/008 DATE: TO: April 28, 2009 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM Gerald Wasser, Associate Planner FROM: Corey Thomas. Plans Review Inspector Preliminary Comments for Lakeside REI Short Plat SUBJECT: 1. 2. 3. CT:ct lake.side The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Applicant shall submit a water availability from Soos Creek Water and Sewer District. The fire mitigation fees are applicable at the rate of $488.00 per single family unit. This fee Is paid prior to recording the plat. Fire department apparatus access roadways are required to be minimum 20.feet wide fully paved. with 25-feet inside and 45-feat outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the bulldings. The cul-de-sac turnaround is required to be a minimum of 45-feet radius. All building addresses shall be visible from a public street. Street widths less than 28-feet shall be posted "No Parking Any Time on both sides of the street. 04/30/2008 20 25 FAX 20868 3 LAKESIOE REAL ESTATE DATE: TO: FROM: SUBJECT: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM April 23, 2009 Jerry Wasser, Planner Jan TI!ian, Plan Review Utility and Transportation Comments for laakeslde REI 7 lots PRE 09-019 18621-116"' Ave SE Ii!] 003/008 NOTE: The applicant is cautioned that infonnation contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official city decision- makers. Review comments may also need to be revised based on site planning and other design c!15e_s f!9~~:.~l'. Citx, staff or made b the licant. I have complcled a preliminary review for the above-Teferenced development proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service will be provided by Soos Creek Water ond Sewer Dislrict. 2. Existing hydrant(s) to be counted as fire protection will require a 5" storz quick disconnect fitting to be installed if not already in place. SANITARY SF.WF.R I. Sewer service will be provided by Soos Creek Water and Sewer District. SURFACE WATER l. There is no storm conveyance pipe system fronting the site 116"' Ave SE. There is a storm pipe in the sidewalk, south of the site at the school. 2. A preliminary drainage plan and drainage report will be required with the site plan application. The report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. All corc md any special requirements shall be contained in the report. If preliminary calculations show detention will bo required under the 1990 Kina County Surface Water Manual, staff will recommend a condition requiring the project to comply with the 2005 Kin& County Surface Water Design Manual. Note to applicant: A new Surface Water Manual will be adopted In mid August of 2009. Drainage requirements will change at that time. PRE 09-019 PRCommeoll Rcvisod-do< 041301200s 20 25 FAX 2ossr 23 Lakeside REI Short P!:it Pa&e 2 of2 April 23, 2009 LAKESIDE REAL ESTATE li!]004/00S 3. Surface Water System Development Charges (SDC) will be assessed at a rate of $1,012.00 per new single family lot. Credit will be given to the existing horne(s). Fee is payable at the tm1e the utility permit is issued. 4. Erosion control shall comply with the 2005 Department of Ecology's Stormwater Manual. TRANSPORTATION I. Half street improvements including paving, a five foot sidewalk, six foot planter strip with curb, a five foot bike lane, storm drainage and striping with be required fronting the site in 1161b Street. 2. Applicant will be required to dedicate five feet to the City for right of way in 116" Ave SE, 3. The City may allow the internal roadway to he reduced to a 42 foot right of way if the extra area from the reduction is used for the creation of an additional lot or the platting under the required width by City code results in lot widths less than 100 feet in depth, Up to a 10 foot easement may be required for franchise utilities, water meters, and lighting behind sidewalk within the short plat. The roadway will be public. 4. Roadways over 150 feet and under 300 feet in length require a hammerhead rumaround or cul-de· sac as approved by the fire department. 5. Street lighting will be required onsite and in 116" Ave SE fronting the site if not already in place. 6. Traffic mitigation fees of $75 per additional gcncral<:d !rip shall be assessed. The rate is $717.75 per new single family lot. Credit will be given to existing home(s). Fees arc payable prior to recording of the short plat. 7. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles arc required to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS l. All plans shall conform to the Renton Drafting Standards 2. When approval is granted and utility plans are complete, please submit permit application, three (3) copies of drawings, \WO (2) copies of the drainage report, and an itemized cost of construction estimate and application fee at Lhe counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the pcnni t system. r RE 09-019 PRComment:s Revised.doc 04/30/2009 20 26 FAX 2066 23 DATE: TO: FROM: SUB.IECT: LAKESIDE REAL ESTATE DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM April 30, 2009 Pre-application File No. J..ll A09-019 Gerald Wasser, Associate Planner Lakeside REI Renton Short Plat General: We h,we complclc<l a preliminary review of the pre-application for the above- referenced development proposal. The following comments on developme11t and permitting issues arc based on the pre-application suhmittals made to the City of Renton by the applicant and the codes in effect 011 the date of review, The applicant iR cautioned that infoimlltion contained in this sumrnary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Developmc.'1ll Administrntor, Public Works Administrator, l'lanninit Dirc.-ctor, Development Services Director, and City Council). Review comments may also need lo 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 sootions of the Renton Municipal Code. The Development Regulations are available for purcha.,e for $50.00 plus tax, from the Finance Division on the first tloor of City Ball or ,m!ine at www.rentonwa.wv Project Proposal: The subject property is k1catc<l m1 the west side of 116"" Avenue SE, in the Benson !IilJ annexation area. The project site slopes gently to the nortb, tntals 1.36 acres in area and is zoned .Rc,iicfontial -8 dwelling Wlits per acre (R-8). The applicant is proposing to subdivide the property into 8 lot•. A small wetland exists in the northwest comL-r nfthe subject site. Access to all loL, would be from 116'" Avenue SE via an inlemal roadway. Note: The submitted site plan does uot conform to City of Renton standards. The project depicted is currently vested to King County standards and the site plan reflect• those standsrds. The applicant states thllt the small wetland In the northwest corner of the site h a Catc11ory 3 wetland according to Renton standards. The submitted Wetland Determination, prepared by J.S. Jones & A .. ociatcs, Inc., dated March ll, 2008, discusses this wetland as part of the King County project and states that it is a Category 4 wetland. An addendum to the W ctlaod Determination addreHing City of Renton wetland standards would be required at the time of formal application. Current Use: A house and garage currently exist on the properry. These structuro; would be removed to accommodate the proposal. Zoning/Den~ity Requirementt: The subject property is zoned Rcsid~11lial-8 dwelling Wlits per acre (R.-8). The deruiity range required in the R-8 zone is a minimum of 4.0 to a ma,dmum of 8.0 dwelling units per acre (du/ac). The applicar,t ha.~ submitted a deruaity worksheet. However, that worksheet addn::sscs a 7-lot short plat. 1be public street, right-ol~way dedication, the temporary cul-de-sac, and the wetland areas would he deducted from the gross area of the property in onlcr to detennine net density. Because a site plan drawn to City of Renton standard,; bas not been h:\ced\plan ning\currc:nt planninglpreapp,\09·0I9.jerry\pre08-019,hort plat.doc ~005/009 04;30;2oos 20:2s FAX 2ossr l\1g1.· 2 tif .;J April }O. ~OOl/ 23 LAKESIDE REAL ESTATE submitted, it is difficult to assess whether the proposed project meets the density requirement. Developmem Standards: The project wou!J be subject to RMC 4-2-1 IOA. ··Developmcm Standards for Single Family Zoning Designations·• effective at the time of complete application. A copy of these standards is included. li!JOOB/009 M_inimum Lot Si?c, __ Width and P•'JlLh -The minimum 1<11 size permitted in 7.one R-8 is 4.500 syuare tt,et for lots greater than 1 acre in size and 5,000 square feet for hits 1 acre or Jess in si,e. The total lot area of the ,ubject site is more than l acre; therefore, a minimum lot size of 4,500 square feet it applicable to tl,e proposed project. A minimum lot width of 50 feet for interior lots and oO foci for corner lots, as well as a minimum lot depth of65 feet, is sl,n rc,1uired. RMC 4-7-170F smles that the porti<ln of the lot narrower than eighty percent (80%) nfthc ntiuimurn pennitted width shall not be used for Jot area calculations or fr>r measurement of rcquir~d from yartl setbacks. Lots shown on the submitted site plan cfo mil ,uccl the minimum Jot :,;i1.i::, widll, :ind depth n~quircmcnts. Building Srnrn.!arcl.s-The R-8 zo,te ullvws a maximum building coverage of35% of tho lot"'"" ,>r 2,500 square feet, whichever is greeter for lots over 5,000 square feet in si,e. Lots less than S.llOIJ square feet in si,.c :,re pennitted a maximum building coverage of SO% oflhe lot area. fluildin1: height is restricted to 30 feet and 2-stories. Octached accessory •tructurcs muSl remain helow a hei~ht of 15 fed and one-story. The b'l"Os• floor area must be lc.s. th,m that of the primary structure. Acce~sury structures are also included in bttilding lot covcn,gc calcul.a1ion$. The exislln~ residence is proposed to rr:main. Compliance with building starulanJs will be determin•d at the time of building permit review for any new structures. Setbacks -Setb'1tk, arc the minimum required distance between the buildiny it>(ltprint mid the property li111; and any privutc access cnsement. The requirc..·d setbclcks in the Zone R-8 cm;: Front yard -15 fret for the primaiy structure and 20 feet in front for an auacl,~,I garage: Ri.;nr yard -20 feet; Side yar<IA -15 !eet along streols (inducting access easements) for the primary stmcturc i>lld W t'eet along strec:l~ (including access eas.crm:nls) for an attached garage. This rt:ljuin::111<:nt also includes the temporary cul .. dc-sac. The setbacks for new construction will be verified durln2 building permit review. Access/Parking: The submitted site plan indicates that access for all Jots would be via an inten,al ro~dway (which would be a public street) from 116"' Avenue SE. This internal street must be extended to the westerly properly line and have an adequate turnaround. The intcn1nl street must be extended to the westerly property line. A sign would bt required at the end of the street ,tnti11g the street will be ••t~-nded in the future. At such time as the Jots are shown to comply with City of Renton development standards this internal roadway may need to be realigned. Each lot is required Ln accommodate off street parking for a minimum of tw,, vehicles. Landscaping and Open Space: 116" Avenue SE is a minor arterial street. For plats abutting principal, minor and collector artenal streets the minimum off-~ite landscaping is a ten ( I 0) feet wide irrigated or drought resistant landscape strip. Proposed T Alls J and 2 would be subject to this requirement. If there is additional wtdeveloped right-of-way in excess of 10 feet, this also must be landscaped, unless othe.rwise detemlined by the rcvi~-wing official during the subdivision process. Tree requirements for plats include at least two trees of a City approved species with a minimum caliper of l Y, inches per tree which must be planted in the front yard or planting strip of each lot prior to building (JCCupancy. h:\c~J\p]anning\current plunning\prcapps\09-Ul Y jeny\preOR-0 I <>short plat doc 04/30/2008 20 26 FAX 2066f 23 LAKESIDE REAL ESTATE P,ge .l of 4 April JO, 2009 A conceptu•l landseapc plan must be provided with the formal land use application u prep1tred by a rei:i~tercd Landscape Architect, a certified nuneryman or other certified professional. Tbe plan shall show the minimum 10-foot landscaping $trip and two trees within the front yards or planting strip of each lot. Significant Tree Retention: A tree inventory and a tree retention plan along with a tree rcremion worksheet shall be pmvided with the formal land use "!'Plication. The tree ret~-ntk\n plan must slmw preservation of at least 30 percent of significant lrcc.<;, and i11dicate how proposed building footprints would be sited to accommodate preservation or $igniticant trees that would he retained. If the trees canrn,t he retained, they may he replaced with minhnum 2 inch caliper trees at a ratio of six to one. Staff suggests that applicant retain trees at the rear of Lots 2 and 3. Critical AreRS: The upplicaul has indicated that a small (610 square foot) wetland exists in the northwest corner of the site. A Wetland Determination, prepared by J.S. Jones & Associates, prepared March 12, 2008, was submitted with the pre-application materials and indieate• that the size of the wetland is approxim1ttely 2,SOO square feet in size. This determination was prepared for submittal to King County and It identifies the wetland A• a King County Category 4 wetland, AD addendum Jetter to the Wetland Determination addre••ing City of Renton wetland standard• would be required at the time of formal application. The applicant believes that th• wetland may be a Category 3 wetland in the City or Renton. Category 3 wetlands are exempt only if they arc less than 2,200 square feet in area (RMC 4- 3-050Ml). Catei:ory 3 wctland11 which are less than 2,200 square feet only may be eligible for a Critical Are11 Exemption per RMC 4-3--0SOCSf. This wetland docs not appear to be eligible for a Critical areu •:xemption. Environmental Review: The site contains a wetland and, th~"Teforc, Environmental Review would be nece,sary. l'ermlt Rec1uirement1: The 1>roposal would require approval of a Hearing Examiner Short Plat. The Short Plat wnLlld he reviewed within an estimated time frame of 10 to 12 weeks for prclimit1ary approval. The fee for the short plat would be $1,000.00 and the ~.,,vimnrnental review fee is an additional $500.00. Detailed infonnation regarding the land llSC application submittal is provided in the attached handout,. Upon receipt of preliminary approval, the applicant must complete any required improvements, such sidewalks, fire hydrant• and gradini:. A separate construction permit i11 required for these Improvements. The applicant must •180 sati8fy any conditions of the preliminary approval before the short plat can be recorded. A separate {no,.,fee) submittal Is required for the tinal short plat. The newly created lotM may be sold only after the plat has been recorded. The applicant can submit plans for building permit review for new construction before the short plat is .recorded, however, the City can i1Sue building permits only when the plat bas been recorded. Fees: In addition to the applicable bLlilding and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. • A Transportation Miligation Fee based on $75.00 per each 11_,:,w average daily trip attributable to the project; • A Fire Mitigation Fee based on $488.00 per new single-family residence; and • A Parks Mitigation Fee based on $530. 76 per each new single family lot. h:iced1planninglcurrcnt pltuming\pn,upps\09-0 t 9.jerrylpn:08,0 l 9short pl•Ld,,c 14]007 /009 04/30/2009 20 27 FAX 2ossr Pag.t -l of 4 Apnl 30, 21)(1Q 23 LAKESIDE REAL ESTATE A handout listing all nf the City's Developrncn1 r~latect fees in attached for your review. Expiration: Upon approval, the preliminary ,ho!'! plal is valid for twn years with a possible one yeur cx1cnsion h:\ccd\p!ann in.~'cum .. -nl planning\prcapps\09-019.j~"IT}'\;irt.-O~-O I C).~hor1 plnt.dl)i.." ~008/009 04/30/2008 20 27 FAX 2066 123 LAKESIDE REAL ESTATE H4 -29 T23N R5E E 1/2 ~008/008 ·---~---' --- CA CA ·: , ·-·j- --··: _,L. -A-a-; -·-1 - _j -~--1- . --: . .,.::. --~ •--t. ·--t~~ __ ,; : ', ·~ L •• ' ' -• .r--=:" ---: ·--. )--~ .. ;·::- ' C .. [;-t. ...... : ~f- -: (' ·'· ,. 4'- -' ' , . , -~~;-r·· ~;::::_;c...;_·-.~-·_;_J·-, p : ~. . ' :-.•.-: ""'" : ' I --r1-:_ -~ . -- !--- '"·~--- : ,~c_~;-· ' ~; ' • ---• I ~--;-R.e-·. : =--- , · 1 : ·-Tl I , . , ' ' . .~ ·'·--· ,' ,--, --·-,·-·· . . ----( --_ .. :_ .. _.:..._ ! L._J_ !-..J ----·-·-' -··· ·;·-r-T t' ... \ ' ' ' . ··---------l . .----,--. -. ' ZONING .PW Ttclrmc'..41. ff.RVIO:S 0?/l~ • ,, I :,~{ ~ .;. • .L ' •··:' : .... ..:....:.,.:.. ' ' ,----------·- ---· •·· ' --,.-,--·--.• : ' . --, ! . ·-,-- J4 -05 T22N R5E E 1/2 • 200 1-tJ 1:000 <00 I, ... ---; .J ••• ,r-··-,-~· ~------- ... • , ... 1~ : L. .. , -·-·-··1 ____ ~ ' ' ---: ......... l ' : • ; ------·-·· 14 32 T23N R5E E 1/2 illl • t PLANNING DIVISION WAIVI OF SUBMITTAL REQUI :MENTS FOR LAND USE APPLICATIONS LANO USE PERMIT SUBMITTAL . . WAIVED·• MODIFIED COMMENTS: -v,. 2 21000 . ·.• REQUIREMENTS: . . . . . .sv:· .. ... · BY:.· .. : . '. :. ;· =: .' ,'[;ii.." .= : ~ Calculations, " Ill§;: © /§;, n" Colored Maps for Oisploiy 4 .· • .. . :•• . .... . • -C/ If:; /I. . . . . . :· .. :'. . . . . . . Construction Mitigation Description 2 AND 4 Deed of ~ighl'-Of•Way Dedication . . :.1= .. .. . •.• .·:·: . · . . _:. •,•: Density Worksheet 4 ; .:; ::: ,: .:: : ·: ••• • . := -: :: : : .> Drainage Con(rolPlan, . . ·. ' . ·::: . -.-:.: Drainage Report 2 tievalk)ns,<Afc;:hjfecturaJ j ANQ4 . . . . . < ........ · .• ····:·• . .• . . ,·, ·:··-,.'' '. ·-;,_ ' . . ·. ·• Environmental Checklist, E:xiiititjg <}:i~~narits (Recorded Copy)} . :, . ·:. ';' •• ·••· ... ·· > • • • • •••• Existing Easements (Recorded Copy) , FloodHafafuData, ... " : ' : : : •• •• • ········ ·•· ·. ·•· ..... .. :· .• .......... .. ', : .. ,· Floor Plans ,AND• (319p\~i::hnicalReport2.AND3 ·•· > ....... > _.· . . < _, : ' .. .. > >> .· .. Grading Plan. Conceptual , Grading F'l~ri. Detailed, . . . ..... ·····:·· .· ..... . . · .···•··· .·. . . . . I-: .. :.:: .:. -.. 1 Habitat Data Report 4 )mprqvetnentDef19rral 2 . . · •. :· .•···.:·: ·•·:· ... . .. .• •. :.: ::·: Irrigation Plan 4 King Cfootj19Assessor's Map lhdi<;alihgSite, · .· ••.•• •• • Landscape Plan, Conceptual, Lan<:ls<:;E1pe Plan, Detailed, . · ... • •• •• Legal Description, . : ' :. ' List of Sµrmundihg Property Owners, Mailing Labels for Property Owners, Map of Existing Site Conditions, Master Application Form4 Monument Cards (one per monument), \Jeighborhood Detail Map 4 rh1s requirement may be waived by. I . Property Services Section > Public Works Plan Review Section Building Section Planning Section H:\Forrns\Plann1ng\waiverofsubrn1tta!reqs.xls . •.• .. · •: . ·.' ·, ·. ·:.·· .·.:···· .... ·.······ <<• < ····:· . : . ••• ••• . .. ... . . .• ····· ... /'. .-... . •••• •• . •••••••••• • ... . .· .... · .• .. .· . .. ... .. ..... . •. : .. :, . > . . . .. > :······ ............. ·. .. . .. ··.··· ... . . ..... ·-: .. ' :' ... :·. ', :: <··· ••• .· .. < .•• ·. .·:. T •.••.... · >< .••.• • • ••• . . ·-. ·.-:-.',: ... ·•··:· ..... .... .......... ... .. . .. . . -·:, ·:· :·: ' . . . ... ........ . .. ••• • .. •· . :. : :, • •• ••• • • .• . • .. . •· . . . . ... •• .. ·· ..... •· ....... .. .. •·· .···: .. • •••••••• •••• . •. · ... . . ·-·:. .• :•: <···.· .· ... · ........ .. ······• ... ·.···· . . . • .•· . ,;-·:· .··· ....... ••••• . ·• ... < ··•·· · . ',: .:-·. .. . . . ··. • •• • •• • •• • . •. •····.·· .. ·. ... . . •·. . ......... :• .·. ·• .. . . .... ' . . ·.·· .. ·· ····.· ,·,; .. -, . . •.•. . · . . .. . . .• • . . .. . I~ 0'7-0(/ 02108 v PLANNING DIVISION WAIVEF F SUBMITTAL REQUIRI ENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL REQUIREMENTS: . Parking, Lot Coverage & Landscaping Analysis, Plan Reductions (PMTs), Plat Name Reservation , Preapplication Meeting Summary 4 Stream or Lake Study, Supplemental 4 Topography Map, Tree Cutting/Land Clearing Plan 4 Utilities Plan, Generalized 2 !'\le~Jridffylltigation Plan. F.inal 4 Netlands Mitigation Plan, Preliminary 4 N~tlandi Report/Delineation 4 Nireless: Applicant Agreement Statement 2 ANO 3 Inventory of Existing Sites 2 ANO 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations , AND 3 his requirement may be waived by: WAIVED. . MODJFIED ff(: SY: CbMIVIEIIITS: /7/:.f= oe:j -0/ / Property Services Section Public Works Plan Review Section Building Section PROJECT NAME,?'.~£~ ;~ t">C/-J / DATE ~/?;~~~~~ Planning Section H ·\Forrns '.Plann1ng1w~i verofsubrrnttalreqs xis 02/08 Project Narrative Project Name: Lakeside Fairwood Short Plat Size: 58, 521 sq ft (1.34 acres) Location: 18621116'h Ave SE, Renton 98058 Parcel No.: 3323059113 Land use permits required: short plat & demolition permit C . ,_1tYofR ,,,. . ento1~ • ,;-;nnine ')· . ' di. ,v,sion JUL 2 2 2UOg The proposed Lakeside Fairwood Short Plat is an application for an 8 lot single family residential short subdivision situated on an existing large residential lot with an area of 1.34 acres. It is located on the west side of 116'h Ave SE, north of and adjacent to Benson Hill Elementary School. This property is within the Benson Hill Annexation Area. This project will require preliminary short plat approval from the City of Renton. The site is zoned R·8, residential, and the density is 7.92 dwelling units per acre. The proposed use of the property as an 8 lot residential will be consistent with the surrounding development. The surrounding land use is existing detached single-family residential except for immediately south of the site where the elementary school is located. The adjacent property of the west is undeveloped, but available for a similar development. The City residential zoning classification for properties on the east side of 116'h Avenue SE is R-4 zoning. The site currently has an existing house, located near the northeast corner, and a detached garage. Both structures will be removed with the development of this short plat. Access is provided to the site via 116'h Avenue SE which fronts the entire site. This street is a minor arterial. It is currently in excellent condition, well maintained, two lane paved road with an eight foot paved shoulder along the sites frontage. The existing driveway connection to 116'h Ave SE will be eliminated and access to all of the proposed lots will be from a centrally located new public street, SE 186'h Place, that connects to 116th Ave SE and runs west to the west property line. A hammerhead turnaround will be provided. It will remain as part of the permanent public ROW, even after the road may be extended further to the west. The proposed lots will range from the minimum 4508 SF to a maximum of 6701 SF. The square footage of each new residential building will range from 2500 to 3000 square feet. The improvements proposed include curb, gutter, and sidewalk with planting strip on frontage road, 116th Ave SE (for proposed lots 1 & 6). Also, an additional 5' ROW will be dedicated for 116th Ave SE. A road modification/variance will be requested from the City to allow for a 42' wide ROW for the new internal public street. It is also proposed that one fire hydrant will be installed within 300-feet of the proposed buildings. A water main of approximately 350 feet will be installed as well as a 420 feet offsite and on site sanitary sewer main. The site topography is fairly flat with a slight slope to the west. The site slopes down from east and south property lines to a low area along the north property line from the center of the northwest corner. The northwest corner is the lowest point of the property. The slope from the east property line (116th Ave SE) to the low area drops at approximately 7%. The steepest slope on the site is approximately 25% near the northwest corner. There are no regulated sensitive areas (in accordance with the City's Critical Areas definition) on site. There is one very small 828 square feet isolated Type 3 wetland shown in the northwest corner of the site, of which 610 square feet is located onsite. It has been highlighted on the site plan and the area per the surveyed boundaries is shown. In accordance with the City of Renton's development regulations, a Type 3 wetland under 2200 square feet in size is exempt and therefore not required to be protected. A level 1 drainage report, an Addendum Wetland Report, as well as the geotechnical report, have been prepared and are included with the submittal application. The drainage report and the associated Conceptual Drainage Plan were done in accordance with the 1990 King County Surface Water Drainage Manual Design criteria. The site vegetation is primarily grasses and scattered native trees. There are approximately 40 trees on the site. The trees are generally around the perimeter of the property. Existing tree locations and their sizes are provided on the tree inventory plan. The middle area is well- maintained lawn. Approximately 85% of the site vegetation will be removed. Twenty-five trees will be removed, mostly along the east property line for the ROW improvements to 116th Ave SE. The existing grasses (outside the wetland) in the central portion of the site will be removed due to regrading. All effort will be made to save existing perimeter trees where feasible, like the trees on lot 2 and 3. The site will also have a 10 foot landscaping strip and two trees within the front yards. A geotechnical engineering report has been completed for this site. The soils on the site are a fine silty loam of the Alderwood Series. There are approximately 7 feet of fill soils overlying native soils. The native soils typically consists of one-half to one foot of topsoil overlying loose to medium-dense weathered silty sand with gravel that became dense and unweathered approximately 2 to 3 feet below the topsoil layer. The existing drainage sheet flows across the property to the low area in the center and then to the northwest property corner and then to the west. The property to the west is undeveloped. The proposed drainage system will include an open drainage detention pond with a combination wetpond for water quality enhancement. The majority of the runoff will be from the new central public street and the ROW improvements along 116" Ave SE. All lots will be served with public water and sewer through the Soos Creek Water & Sewer District. There is an existing water main in 1161 h Ave SE. A new water main will be installed in the new street and end at the west property line. A new sewer main will be installed in the new street and connect to the existing sewer system via an off-site easement (easement has been obtained) at the northwest property corner. Developers' extension agreements for the water and sewer will be obtained from Soos Creek. The site will require fill to be placed for the construction of the internal street. The elevation of the road needs to be raised about 2 feet in the existing low central area. The building pads for the lots will not require any significant grading. The estimated amount of grading is 1200 CY. It is anticipated that the fill material will be obtained from excavations on-site, including the drainage pond. The total estimated construction cost for 8 single family residences is 2.2 to 2.6 million. This estimate is building costs only and does not include City development fees, permits, improvements, and other professional services. These costs are estimated to be $200,000.00 to $250,000.00. The estimated fair market value of each single family residence is $550-600,000.00 LAKESIDE FAIRWOOD PRELIMINARY SHORT PLAT CONSTRUCTION MITIGATION DECRIPTION The Lakeside Fairwood preliminary short plat is an 8 lot residential short subdivision located on the west side of 116th Ave. SE, in the Benson Hill Annexation Area. It is anticipated that the construction of the plat will begin in the summer of 2011 and continue through the fall of that same year. The construction of the houses will likely begin in the spring or summer of 2012, depending on the economy. The house construction will likely continue for approx. 12 months, depending upon the local demand for housing. The construction will occur from 7:00 AM to 6:00 PM, Monday through Friday and possibly on Saturday. If work is to be outside of these hours, previous approval will be received from the City. The proposed hauling and construction traffic routes will be along 108th Ave. SE (SRSl 5) from the north and/or south. The traffic will then proceed east on SE 1761h St. (Petrovitsky Road), if coming from the north and then turn south on 116th Ave. SE to the project site. If coming from the south, the traffic will proceed east on SE 192nd ST and then turn north on 116th Ave. SE. to the project site. Construction that occurs during the dry summer period can produce dust. This will be controlled using water trucks. Impacts to traffic will be regulated by getting a traffic control plan approved by the City for work within the existing ROW. The tracking of dirt and mud will be reduced by constructing a quarry spoil construction access point as one of the initial items of development. DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 ..... 1. Gross area of property: 1. _5=8=5=5=7~_ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets•• Private access easements•• Critical Areas• Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 14678 square feet 0 square feet 0 square feet 2. 14678 square feet 3. 43 879 square feet 4. __ 1.01 acres 5. __ 8. ___ units/lots 6. Divide line 5 by line 4 for net density: 6. 7.92 = 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. C:\Documents and Settings\s l 923c0 l \Local Settings\Temporary Internet Files1Content.IE5\2XD6Z2H4ldensityworksheet[ I ].doc 1 Last updat, PLANNING DIVISION Or, ENVIRONMENTAL CHECKLIS~;~:: .._ ____________________________ ;a,,n City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 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 quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. C:\Documents and Settings\s1923c01\Local Settings\Temporary lntemet Files\Content.lE5\1WROORJB\Renton SP environmental checklist[1].doc -1 -02/08 A. BACKGROUND 1. Name of proposed project, if applicable: Lakeside Fairwood Short Plat 2. Name of applicant: Lakeside REI, Michael & Yvonne Nguyen 3. Address and phone number of applicant and contact person: Applicant's address: 3520 S 198 1 " Street, SeaTac, WA 98188; phone# (206) 660-4267 Contact Person/Rich Hudson, Rand D Enterprises, address: 21936 234 1" Avenue SE, Maple Valley, WA 98038; phone# (425) 432-4806 4. Date checklist prepared: June 10, 2009 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): No project phasing is anticipated at this time. Once preliminary approval is granted for the short plat, site development (roads and utilities) will commence as soon as engineering and civil plans are approved by the City and Soos Creek Water & Sewer District. Construction of roads and utilities will begin in summer 2011 and house construction in spring or summer 2012. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. N/A 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Level 1 Drainage Analysis Conceptual Drainage Plan Wetland Site Evaluation & Report Geotechnical Report 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. N/A 1 O. List any governmental approvals or permits that will be needed for your proposal, if known. Short plat approval -preliminary and final http:/lnawebremez06/exchange/michael.d.nguyen1/lnbox/Fwd:.EMU1_multipart_xF8FF _2_Renton SP environmental checklist.doc/C58EA28C-18C0-4a97-9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach==1 -2 -02/08 Engineering plan approval for road and drainage facilities Demolition permit for the removal of the existing house and garage 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The site is 1.34 acres in size and eight detached single-family residential lots are being proposed. The lot sizes range from 4500 square feet to 6700 square feet and a drainage tract of approximately 3900 square feet as part of the site plan. One access from 1161" Avenue SE will serve the proposed lots. An existing house and detached garage will be demolished prior finalizing the short plat. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including 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 reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site address is 18621 -1161 " Avenue SE, Renton, WA, 98058 and the subject property lies on the west side of 116th Avenue SE approximately 120feet south of S.E. 186th Street. The site is also immediately north of and adjacent to Benson Hill Elementary School. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other_ fairly flat with a slight slope to the west _____ _ b. What is the steepest slope on the site (approximate percent slope?) approximately 6-10% c. 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. There are approximately 7 feet of fill soils overlying native soils. The native soils typically consists of one-half to one foot of topsoil overlying loose to medium-dense weathered silty sand with gravel that became dense and unweathered approximately 2 to 3 feet below the topsoil layer. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. N/A e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. http://nawebremez06/exchange/michael.d.nguyen1/lnbox/Fwd:.EMU1_multipart_xF8FF _2_Renton SP environmental checklist.doc/C58EA28C-18C0-4a97 -9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach=1 -3 -02/08 The elevation of the road needs to be raised about 2 feet in the existing low central area. The building pads for the lots will not require any significant grading. The estimated amount of grading is 1200 CY. It is anticipated that the fill material will be obtained from excavations on-site, including the drainage pond. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. no g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 55% of the site will be covered with impervious surface which includes buildings and road improvements. All lots will be restricted to 2500square feet maximum impervious area per the conceptual drainage plan. Lawn and other grass areas make up approximately 45% of the remaining areas. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion control plan and numerous pre-construction meetings prior to any on-site construction activity will ensure all potential site issues will be dealt with on site. All approved construction plans will be approved prior to any construction and elements of those plans will address erosion control & any other site development impacts. 2. AIR 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. Normal auto emissions and dust associated with road development and house construction is anticipated. Following construction there would be normal auto emissions associated with detached single family residential use houses/vehicles. These are acceptable emissions that were deemed appropriate per the City's & Adopted zoning density. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. no c. Proposed measures to reduce or control emissions or other impacts to air, if any: none 3, WATER a. Surface Water: 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 isolated Type 3 wetland located in the northwest corner of the site. The http://nawebremez06/exchange/michael.d.nguyen1 /Jnbox/Fwd:. EMU1 _multipart_xFBFF _2_Renton SP environmental checklist.doc/C58EA28C-18C0-4a97-9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach= 1 . 4. 02108 total 828 square feet of area extends partially offsite to the west with 610 square feet of wetland being located onsite. This total wetland area (under 2200 square feet) and wetland classification meet the city's development regulations for an exemption per RMC 4-3- 050C5f. 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. N/A 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. None 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 flood plain? If so, note location on the site plan. no 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. N/A b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. no 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. none c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) 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 applicant has provided a detailed Level 1 Drainage Analysis and Conceptual Drainage plan. This plan calls out a stormwater detention/wetvault treatment with dispersion into a rock pad near. All roof runoff will be routed through perforatred stubouts prior to entering http://nawebremez06/exchange/michael.d.nguyen1/lnbox/Fwd:.EMU1_multipart_xF8FF _2_Renton SP environmental checklist.doc/C58EA2BC-18C0-4a97-9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach=1 -5-02/08 the road conveyance system. These stormwater drainage facilities will comply with the 1990 King County Surface Water Manual. 2) Could waste material enter ground or surface waters? If so, generally describe. no d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: The drainage measures are in accordance with 1990 KC's Surface Water Manual. All construction for site development facilities (roads, drainage and eventual house foundations) will require approved plans prior to any construction. Included with the proposal is a Conceptual Drainage Plan which calls out planned drainage facilities and limitations/restrictions. 4. PLANTS a. Check or circle types of vegetation found on the site: _X deciduous tree: alder, maple, aspen, other __ evergreen tree: fir, cedar, pine, other shrubs _X grass __ pasture __ crop or grain __ X wet soil plants: cattail, buttercup, bull rush, skunk cabbage, other water plants: water lily, eel grass, mil/oil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? The existing grasses in the central portion of the site will be removed due to regrading. Approximately 25 trees onsite will be removed, which are mostly along the east property line for the ROW improvements to 1161h Ave SE. All effort will be made to save existing perimeter trees where feasible. All lots will be re-grassed areas/lawns outside the 2500 square foot impervious limitations for houses, driveways and patios. Landscaping will be required with Renton street requirements. c. List threatened or endangered species known to be on or near the site. N/A d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: All perimeter trees will be preserved where feasible and any landscaping provided will emphasize native plants if possible. The landscaping plan will include a 10 feet landscaping strip and two trees in front of each lot. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, ~. other ___ X. _____ _ Mammals: deer, bear, elk, beaver, other __________ _ http://nawebremez06/exchange/michael.d.nguyen1/lnbox/Fwd:.EMU1_multiparLxF8FF _2_Renton SP environmental checklist.doc/C58EA28C-18C0-4a97-9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach=1 -6 -02/08 Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. N/A c. Is the site part of a migration route? If so, explain N/A d. Proposed measures to preserve or enhance wildlife, if any: N/A 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. Either electric or natural gas energy sources will be used for heating. 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: Unknown, as the project develops conservation features will be evaluated for use in house construction. 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. no 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Typical noise associated with urban development -traffic and neighboring school. http://nawebremez06/exchange/michael.d.nguyen1/lnbox/Fwd:.EMU1_muftipart_xF8FF _2_Renton SP environmental checklist.doc/C58EA28C-18C0-4a97-9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach= 1 -7 -02/08 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. Short term site development construction noise and then typical urban noises associated with long term housing developments -pretty minimal due to only 8 lots/houses being proposed. Hours of site construction are limited to 7am to 6pm Monday through Friday and possibly on Saturday. If work is to be outside of these hours, previous approval will be received from the City. 3) Proposed measures to reduce or control noise impacts, if any: The applicant's goal is to finish site construction as quickly as possible so that impacts from noise are reduced in length. All construction activity will be coordinated to reduce equipment time on the site as much as possible. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Single family residences surround the site except on the south side where Benson Hill Elementary School is located. b. Has the site been used for agriculture? If so, describe. no c. Describe any structures on the site. A single family residence and detached garage d. Will any structures be demolished? If so, what? Both the house and detached garage will be demolished. e. What is the current zoning classification of the site? R-8 f. What is the current comprehensive plan designation of the site? Residential single family (rsf) g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. A small isolated Type 3 wetland (610sq ft) is located onsite in the extreme northwest corner of the site. This wetland extends slightly offsite to the west and it contains a total of 828 square feet of area i. Approximately how many people would reside or work in the completed project? http://nawebremez06/exchange/michael.d.nguyen1/lnbox/Fwd:.EMU1_multipart_xF8FF _2_Renton SP environmental checklist.doc/C58EA28C-1 BC0-4a97 -9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach=1 . 8. 02/08 Approximately 21 people ( average 2.5 people for 8 lots) J. Approximately how many people would the completed project displace? N/A k. Proposed measures to avoid or reduce displacement impacts, if any: N/A I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The density & land use for this short plat are in accordance with the City's Comprehensive Plan and current zoning. The lot areas are well over the minimum required for buildable lots and the site fronts a street arterial for beneficial traffic circulation 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Eight detached residential housing units will be provided and it is anticipated that these will be middle income housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One existing single family detached home will be demolished, however it's being replaced due to 8 new houses being proposed. c. Proposed measures to reduce or control housing impacts, if any: The applicant is trying to coordinate and hold down site construction costs as much as possible. 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. Building plans are not done at this time. However, zoning code limits the building height to 30 ft base height. It is anticipated that exterior building material will be wood or a recyclable type material that resembles wood surface. b. What views in the immediate vicinity would be altered or obstructed? none c. Proposed measures to reduce or control aesthetic impacts, if any: Landscaping and street trees will be provided and all new structures/housing will benefit the immediate area aesthetically. Perimeter trees will be retained where feasible. 11. LIGHT AND GLARE http://nawebremez06/exchange/rnichael.d.nguyen1/1nbox/Fwd:.EMU1_multipart_xF8FF _2_Renton SP environmental checklist.doc/C58EA28C-18C0-4a97-9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach= 1 -9 -02/08 a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Those typical with residential housing. A street light will be required at the short plat entrance road where it intersects 1161" Avenue SE and on the internal street where required by code. This is a small residential project and light and glare is anticipated to be minimal. b. Could light or glare from the finished project be a safety hazard or interfere with views? N/A c. What existing off-site sources of light or glare may affect your proposal? None are anticipated d. Proposed measures to reduce or control light and glare impacts, if any: N/A 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? There are none in the immediate area. Adjacent to the site is the Benson Hill Elementary School which has playground equipment and playfields. b. Would the proposed project displace any existing recreational uses? If so, describe. no c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: none 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. no b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. N/A c. Proposed measures to reduce or control impacts, if any: N/A 14. TRANSPORTATION http://nawebremez06/exchange/michael.d.nguyen1/lnbox/Fwd:.EMU1_multipart_xFBFF _2_Renton SP environmental checklist.doc/C58EA28C-18C0-4a97-9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach=1 -10 · 02/08 a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The proposal has direct access to 1161 " Avenue SE which is a fully constructed minor arterial via an onsite access road. The existing driveway connection to 1161 " Ave SE will be eliminated and access to all of the proposed lots will be from a centrally located new public street, SE 1861" Place, that connects to 116 Ave SE and runs west to the west property line. A hammerhead turnaround will be provided. It will remain as part of the permanent public ROW, even after the road may be extended further to the west. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No. The nearest bus stop is approximately .5 miles west of the site at 108'" Avenue SE & SE 186'" Street. A second bus stop option is approximately .7 miles to the north at 1161 " Avenue SE & SE 1761" Street. Additionally, a Metro transit station is located in downtown Renton and a Metro park and ride lot is located on Grady Way a few blocks west of Rainier Avenue. c. How many parking spaces would the completed project have? How many would the project eliminate? The proposed 8 lots will have two parking spaces per lot for a total of 16 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? Yes. The frontage along 1161" Avenue SE will be improved with curb, gutter and sidewalk. The access to the proposed 8 new lots will be served internally by a new road with curb, gutter and sidewalk. The internal road will be a public road. 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. Using 10 trips per day per lot the anticipated trips per day would be 80. It is anticipated that normal morning (6-8am) and evening (4-6pm) peak hour times would contain the peak volume of cars. g. Proposed measures to reduce or control transportation impacts, if any: The applicant will have one access point to the frontage arterial 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. Yes, but only in proportion to eight new lots. Fire District 40 has reviewed the short plat as well as the Renton School District -taxes and levies pay appropriate amounts per future http://nawebremez06/exchange/michael.d.nguyen1/lnbox/Fwd:.EMU1_multipart_xFBFF _2_Renton SP environmental checklist.doc/C58EA28C-18C0-4a97-9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach=1 -11 -02108 house evaluation and districts involved. Again, the City's zoning and comprehensive plan have deemed this level of development (8-lots) as appropriate for this area. b. Proposed measures to reduce or control direct impacts on public services. if any. See a. above 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. 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. Full urban facilities are available to the site. Water and Sewer availability certificates have been obtained from Soos Creek W & S District. PSE provides power and Qwest provides phone service C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: Date: http://nawebremez06/exchange/michael.d. nguyen1 /In box/Fwd:. EMU1 __ multipart_xFSFF _2_Renton SP environmental checklist.doc/C58EA2BC-18C0-4a97-9AF2-036E93DDAFB3/Renton SP environmental checklist.doc?attach=1 -12 -02/08 .. •. TICOR TITLE ~oMPANY 600 SW 39th Street, Ste 100, Renton, WA 98057 (425)255-7575 FAX (425)255-0285 Date: June 22, 2009 at 08:00 AM Order No.: Your Reference: Charge: Prepared For: Alpine Real Estate, LLP 3230 Rainier Ave. S. #2 Seattle, WA 98144 INQUIRIES SHOULD BE MADE TO: UNIT 1 (425)255-7472 Donna Roetter SECOND REPORT PLAT CERTIFICATE SCHEDULE A TITLE IS VESTED IN: Chuc T. Nguyen and Yvonne T. Bui, each as a separate estate LEGAL DESCRIPTION: Tax: 6405013-1 Nguyen & Bui/ $ 325.00 $ 28.93 ·'"'. I..J.(f· The east half of the east half of portion of the south half of the northeast quarter of the southeast quarter in Section 32, Township 23 north, Range 5 east, W.M., in King County, Washington, lying northerly of the southerly 505.1 feet of said subdivision; EXCEPT the east 30 feet conveyed to King County for 116th Avenue Northeast by deed recorded under Recording Number 2698240. PLAT Certificate Schedule A EXCEPTIONS: PLAT CERTIFICATE SCHEDULE B 1. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: DATED: November 7, 1996 RECORDED: November 18, 1996 RECORDING NUMBER: 9611180694 PURPOSE: Application and agreement for special service: for special permission to connection to the Districts System, including costs related thereto 2. DEED OF TRUST, AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Chuc T. Nguyen, a married woman as her separate estate and Yvonne T. Bui, a married woman as her separate estate TRUSTEE: Pacific Northwest Title Company, a Washington corporation BENEFICIARY: Clarion Mortgage Capital, Inc. ADDRESS: 6530 South Yosemite Street, #300 Greenwood Village, CO 80111 LOAN NO.: 161666369 AMOUNT: $417,000.00 DATED: May 29, 2007 RECORDED: May 31, 2007 RECORDING NO.: 20070531002567 3. General property taxes and special district charges, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1st; 2nd half delinquent on November 1st) Total Taxes for Year 2009 Amount Billed: $5,015.28 Amount Paid: $2,507.64 Amount Due: $2,507.64 Tax Account Number: 322305-9113-05 Levy Code: 2128 Current Assessed Value: Land: $255,000.00 Improvements: $233,000.00 4. LIEN: CLAIMED BY: Child Support AGAINST: IN AMOUNT OF: RECORDED: RECORDING NUMBER: State of Washington, Department of Social and Health Services Division of Chuc Nguyen $513.00 ( and interest) September 23, 2008 20080923001361 5. QUESTION OF THE EXISTENCE OF AN "AUTOMATIC HOMESTEAD": If the subject property is, or will be, the residence of a marital community, even though the interest therein may be intended to be the separate property of either spouse, execution of the proposed encumbrance, conveyance or contract to convey must be by both husband and wife, pursuant to R.C.W. 6. 13, which provides for an "automatic homestead", and R.C.W. 26.16.030. 6. HISTORY SEARCH: A) Petritsch to Richardson recorded September 20, 1947 under Recording Number 3725760, copy attached. B) Richardson to Devaney recorded July 1, 1982 under Recording Number 8207010208, copy attached. C) Devaney to Pfluger recorded October 23, 1998 under Recording Number 9810233162, copy attached. SCHEDULE B (Continued) 7. Effect of City of Renton Ordinance No. 5327 annexing certain territory of the City of Renton (Benson Hill Communities Annexation; File No. A-06-02) and recorded under King County Auditor's No. 20080109000833. NOTES: A. Abbreviated Legal for purposes of King County Recorders Office is: Ptn SE 1/4, Sec 32, T23N, R5E BM/kr/01 /17/2008 /an/06/30/2009 PLAT Certificate Schedule B I i101 .i " " • -.......TR.A ! 081300.~ '" "'Ji'~ 002IJ ~ <; -~· B" I " Tt-t;t ADD. ,"{J YOI.. Kll•l3 """ ... KCSP L95S00\7 9803268004 t -' --- ,,., 7 .•• -1-11 • 1n ,c ""' ' ~ ~~-J . """ ~ ,,J ~ .... ' !)I I( ... ------ e t . . -; i l 00<( • 1.0 l( " 0.0 •t : "" -"" ,, ... "" 1ll0l0 ""·"·"' _.:111,· /'-;n , .. ,c ... ,,1,t ... ,.. ' ' );J ... . 0170 s;·· "'' "" "'' "" " 11< • " ,1," ""' . ----------~· llh t( "" Jilt '"' 1)1,r '"' + ' ' ! •z 0 ~ " . - ' C i . le )lit~ ""' Q " - ~ ... • - " .... ' ' .... " a - " - This certificate provides information necessary to evaluate development proposals. Certificate : 4387 JU/ 22 SOOS CREEK WATER AND SEWER DISTR1Ci1 .... CERTIFICATE OF WATER AVAILABILITY u/g(C;f~J}'rf@i[[jJ Type: Preliminary Plat or PUD : Applicant's Name: Yvonne Bui Proposed Use: 9 Single Family Residences Location: Lot: 113 Block: Parcel: 322305 9113 Information: WATER PURVEYOR INFORMATION Development: Address: 18621 116TH A VE SE, RENTON I. a Water will be provided by service connection only to an existing Null inch water main, Null feet from the site. And/Other b Ti/1 Water service will require an improvement to the water system of: Water service for the proposed plat will require the installation of approximately 350 If of water main. Final water requirements and layout will be based on the final site development plan, road, storm grading, sewer and City of Renton Fire Marshal requirements. All plans must be approved by and meet the requirements of the Renton Fire Marshal and Soos Creek Water and Sewer District. 2. a ~ The water system is in conformance with a County approved water comprehensive plan. b The water system improvement will require a water comprehensive plan amendment. 3. a j.;,, 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. b Annexation or Boundary Review Board approval will be necessary to provide service. 4. a :-1., Water is/or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 480 feet from the building/property ( or as marked on the attached map): Rate of Flow: 1,000 gpm Duration: 2 hours b Water system is not capable of providing fire flow. Cross Connection Control devices must be in conformance with state laws. Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. This District is not representing that its facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I hereby certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature. SOOS CREEK WATER & SEWER DISTRICT --------- Agency Name Development Coordinator Title Soos Creek Water & Sewer District "rpLAvai!SingleParcdAtldWater" 216/96 Lynn Ramsey 6/1112009 Signatory Name Uate ~Ju10cn~1 ·. ~ ---'---7"'. Signature I ' J, This certificate provides information necessary to evaluate development proposals. Certificate : 5235 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY Type: Preliminary Plat or PUD Applicant's Name: Yvonne Bui Proposed Use: 9 Single Family Residences Location: Lot: 113 Block: Development: Parcel: 322305 9113 Information: Address: 18621 116TH A VE SE, RENTON ( Attach map & Legal description if necessary ) SEWER PURVEYOR INFORMATION 1. a Sewer service will be provided by service connection only to an existing sewer main Null feet from the site and the sewer system has the capacity to serve the proposed area. b ~ Other (describe): Sewer service to the proposed plat will require the installation of approximately 420 If of offsite and onsite sanitary sewer main. Final sewer layout will be detennined based on final site development plans, road, storm, water and grading. All plans must be approved by KCWTD and Soos Creek Water and Sewer District. 2. a " The sewer system is in conformance with a County approved sewer comprehensive plan. 3. b The sewer system improvement will require a sewer comprehensive plan amendment. 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. b Annexation or Boundary Review Board approval will be necessary to provide service. 4. Service is subject to the following: a 1/ Co1U1ection Charge: Yes b ~ Easement (s): Onsite and Offsite Easements c ~ Other: A Right of Way and Grading pennit will be required. Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. This District is not representing that it's facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I hereby certify that the above sewer purveyor information is true. This certification shall be valid for one year from date of signature. SOOS CREEK WATER & SEWER DISTRICT Agency Name Development Coordinator Title Sou:S Creek Water & Sewer Distncl "rptAvai1SinglePaicelAdd.Sewer" 2/b/% Lynn Ramsey Signatory Name 6/11/2009 Date AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON COUNTY OF KING ) ) duly sworn on oath, deposes and says: being first /\'tr' r. ' 1. On the ~ day of v\\l,v , 2o_Qj_, I installed_...,__ public information sign(s) ang', plastic flyer box on the property located at _ _,_,\ Pi'-"0,_t"-1'---'\"'"\ (pt:"--_fw'-""·"'"-"S=t: ______ for the following project: to.,\,esi N-·ftt.·1 v wvvul ' Prof-·ect name d>'i er N~114Y 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Si s Install ·on" handout package. '/! . . JOHN ,J. VVC:83 NOTARY PUBLIC STATE OF WASHINGTON MY COMMISSION EXPIRES 11-19-12 I, .. / (__. , 20..QJ_. NOTARY BLIC in and for the State of Washington, residing at 5..,,,,,-fflt . My commission expires on I (-/C,-z. 0 I z http://rentonwa.gov/uploadedFiles/Business/PBPW /DEVSER V/FORMS _ PLANNING/pubsign.doc . 3. 03/0 Printed: 07-22-2009 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA09-079 Receipt Number: Total Payment: 07/22/2009 01 :51 PM 1,500.00 Payee: MC/YVONNE BUI Current Payment Made to the Following Items: Trans Account Code Description 5008 000.345.81.00.0004 Binding Site/Short Plat 5010 000.345.81.00.0007 Environmental Review Payments made for this receipt Amount 1,000.00 500.00 Trans Method Description Amount Payment Credit C MC Master Card Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 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, Hobbyk, Fence 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional 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} 5954 650.237.00.00.0000 DO NOT USE -USE 3954 5955 000.05.519.90.42.l Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 1,500.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .oo .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R0903066 ___________ sillk. .,. ___________ _ .J. S. .J o n e e An d A e e o c i a. t e e , ][ n c. May 8, 2009 Mrs. Yvonne Bui Lakeside REI 3520 S. 198th Street Seatac, Washington, 98188 RE: Tax Parcel 322305-9113 18621 1161h Ave. S.E. Renton, Washington 98058 Dear Mrs. Bui: The original Wetland Determination dated March 12, 2008 concluded a Category IV Wetland is present in a narrow depression along the northern boundary. The Western Washington Wetland Rating System (Hruby, 2004) was used to determine the category. Wetland A is rated a Category 3 wetland as defined in Title IV, Chapter 3.M of the Renton Municipal Code (RMC). Wetland A has severely disturbed vegetation as evidenced by the preponderance of Himalayan blackberry (Rubus armeniacus). Himalayan blackberry becomes established in areas of disturbance. The hydrology of wetland A results from historical grading that modified the conveyance of water to the toe of a fill slope. The field on the Western Washington Wetland Rating System form requires the reviewer to estimate size of the wetland. I estimated the wetland to be less than 2,500 square feet. The survey calculated the onsite area of the wetland to be 610 square feet. In the report it was stated that Wetland extends approximately 25 feet to the west from the northwest boundary and infiltrates to the ground. Assuming Wetland A is at most 10 feet wide, that would increase the area of the wetland an additional 218 square feet to 828 square feet in total (see attached revised Wetland Map). Category 3 wetlands that are less than 2,200 square feet are exempt from developmental regulations Sincerely, ~~~r Robert King Professional Wetland Scientist 402 EAST MAIN STREET, SUITE 110 AUBURN, WASHINGTON 98002 253-804-2645 / FAX 253-333-8584 ____ A ___ • __ _ .Jr. S. .J o n e s a n d A s s o c i a t e s , I n c • WETLAND DETERMINATION of the Bui Property 186211161h Ave. S.E. Renton, Washington, 98058 Tax Parcel Numbers: 322305-9113 Southeast Quarter of Section 32, Township 23N, Range SE Prepared for: Yvonne Bui 3520 S. 1981h Street Seatac, Washington, 98188 Dated: March 12, 2008 Prepared by: Robert King, Wetland Scientist 4 0 2 E AS T M A I N ST RE E T, S U IT E 1 I 0 A U B U R N, W A S H I N G T O N 9 8 0 0 2 253-804-2645 1/ FAX 253-333-8584 Table of Contents 1.0 Project Description .......................................................................................................... 1 2.0 Site Address, Identification and Directions .................................................................... 1 3.0 Methodology ................................................................................................................... ! 4.0 General Site Description ................................................................................................. 1 5.0 Vegetation ....................................................................................................................... 2 5.1 Vegetation Methodology .............................................................................................. 2 5.2 Vegetation Results ........................................................................................................ 2 6.0 Hydrology ....................................................................................................................... 3 6.1 Hydrology Methodology ............................................................................................... 3 6.2 Hydrology Results ........................................................................................................ 3 7.0 Soils ................................................................................................................................. 3 7.1 Soils Methodology ........................................................................................................ 3 7 .2 Soil Series .................................................................................................................... .3 7.3 Soils Results ................................................................................................................. .4 8.0 Wetland Determination, Rating, and Buffers ............................................................... ..4 9.0 Impacts ............................................................................................................................ 5 I 0.0 Authority ....................................................................................................................... 5 11.0 Limitations ................................................................................................................... .5 12.0 References ..................................................................................................................... 6 Tables 1.0 Plant Indicator Status ..................................................................................................... .2 September 2007 Attachments Routine Field Data Forms Western Washington Wetland Rating Forms Vicinity Map Soils Map Wetland and Streams Inventory Map Wetland Sketch J. S. Jones and AssociaJes, Inc. 1.0 Project Description The applicant is submitting a wetland study to determine the boundaries and ratings for a proposed subdivision. 2.0 Site Address, Identification, and Directions The property is located at 18621 l 16'h Ave. S.E., in unincorporated King County Washington (see attached Vicinity Map). The site can be further described as located in the southeast quarter of Section 32, Township 23 North, Range 5 East, of the Willamette Meridian. The tax parcel number is 322305-9 l l 3. Directions to the site from 1-5 is as follows: take exit 154A on the left to merge onto I--405 N toward Renton and travel north for 2 miles; take exit 2 to merge onto Valley Fwy/SR-167 N toward Renton and travel for 0.8miles; tum right at S. Grady Way and travel for 0.5 miles; tum right at Talbot Road S/SR-515, continue to follow SR-515 for 2.1 miles; tum left at S.E. 1761h Street and travel for 0.5 miles; tum right at I 16th Ave. S.E. and travel for 0.6 miles; the property will be on the west side of 116111 Ave. S.E. at house number 18621. 3.0 Methodology The wetland assessment and delineation were performed using the Routine Methodology as described in Part IV, Section D of the Corps of Engineers Wetlands Delineation Manual (COE, 1987), and the Washington State Wetlands Identification and Delineation Manual (DOE, 1997). The Routine Small Area Methodology is "used when the project area is small, plant communities are homogeneous, plant community boundaries are abrnpt, and the project is not controversial." The wetland determination was based on the presence of the three criteria for jurisdictional wetlands, hydric soils, wetland hydrology, and hydrophytic vegetation. All three criteria must be present in order to classify an area as a wetland. The assessment included a review of the King County GIS Data, the Department of Natural Resources stream inventory and the USDA Soil Conservation Service's Soil Survey of the King County Area, Washington (Snyder, 1973). Sample Locations were collected by J.S. Jones and Associates, Inc using a Trimble Geo XH GPS unit. Wetland points were surveyed by the Cramer Northwest. Robert King performed the field work and authored the wetland assessment. 4.0 General Site Description The property is approximately 1.36 acres and roughly measures 190 feet wide by 300 feet deep. The property is has a single-family home that was originally constrncted in 1959. Other features include a detached garage and storage shed. Most of the vegetation is landscape yard except for the western half perimeter that has some bigleaf maple and black cottonwood, with a Himalayan blackberry understory. The topography is rolling with a drainage pattern in the middle of the property. There are some slopes greater than 15 percent near the western boundary. A French drain is present in the drainage pattern that conveys water to the northern boundary. Adjacent properties are single-family residential. March 2008 I J. S. Jones and Associates, Inc. 5.0 Vegetation 5.1 Vegetation Methodology Hydrophytic vegetation has adaptations that allow these species to survive in saturated or inundated environments. These environments are classified according to the Classification of Wetlands and Deepwater Habitats of the United States (Cowardin, 1979). The probability of species being found in wetland environments has been determined by the U.S. Fish and Wildlife Service in the National List of Vascular Species that Occur in Wetlands: 1996 National Summary (USFWS, 1996). An indicator status was applied to each species according to its probability of occurring in wetlands (see Table l ). Table 1.0 Plant Indicator Status Indicator Catesmrv Svmbol Occurrence in Wetlands Oblie:ate Wetland OBL >99% Facultative Wetland FACW 67-99% Facultative FAC 34-67% F acultative Doland FACU 1-33% Doland UPL < 1% Note: FACW, FAC, and FACU have+ and--values to represent species near the wetter end of the spectrum (+) and the drier end of the spectrum (-) (USFWS, 1996). Vegetation data was recorded at twelve sample locations. At each sample location, the dominant species were assessed by indicator status to determine if the plant community was predominantly hydrophytic. Rules for determining dominant species were established in the Washington State Wetlands Identification and Delineation Manual (DOE, 1997). Dominants were determined using the 50/20 rule. Using this rule, percent cover was added by order of descending cover until 50% cover was reached. These species were considered dominants. The next most common species was also included as a dominant if it had over 20% cover. 5.2 Vegetation Results At sample location 1 (SL-I), the plant community is dominated by black cottonwood (Populus balsamifera, FAC) and Himalayan blackberry (Rubus armeniacus, FACU). Himlayan blackberry is commonly found in seasonal disturbed wetlands. The plant community is hydrophytic because more than 50% of the dominant species are OBL, FACW, or FAC. At SL-2, the plant community is dominated by black cottonwood (Populus balsamifera, FAC) and Himalayan blackberry (Rubus armeniacus, FACU). The plant community is hydrophytic because more than 50% of the dominant species are OBL, FACW, or FAC. At SL-3, the plant community is dominated by unidentified grasses, (Gramineae, spp., FAC). Most grasses in Western Washington are tolerant of saturated soils for prolonged durations and are assumed to be FAC. The plant community is hydrophytic because more than 50% of the dominant species are OBL, FACW, or FAC. At SL-4, the plant community is dominated by unidentified grasses, ( Gramineae, spp., FAC). Most grasses in Western Washington are tolerant of saturated soils for prolonged durations and are assumed to be FAC. The plant community is hydrophytic because more than 50% of the dominant species are OBL, FACW, or F AC. March 2008 2 J S. Jones and Associates, Inc. 6.0 Hydrology 6.1 Hydrology Methodology The Corps of Engineers Wetlands Delineation Manual (COE, 1987) and the Washington State Wetlands Identification and Delineation Manual (DOE, 1997) require inundation, flooding, or saturation to the surface for at least 5% of the growing season to satisfy the hydrology requirements for jurisdictional wetlands. Areas that are saturated between 5% and 12.5% of the growing season may or may not be wetlands. The growing season can either be defined by the number of frost-free days (temperatures above 28°F), or the period during which the soil temperature at a depth of 19.7 inches is above biological zero (41°F). The presence of primary and secondary wetland hydrological indicators was determined at each sample location by evaluating a variety of direct and indirect indicators. In addition to direct visual observation of inundation or saturation, secondary hydrologic indicators were used to infer wetland hydrology. Secondary indicators include oxidized channels (rhizospheres) associated with living roots and rhizomes, water marks on vegetation or fixed objects, drift lines, water-borne sediment deposits, water stained leaves, surface scoured areas, wetland drainage patterns, morphological plant adaptations, and hydric soil characteristics. 6.2 Hydrology Results SL-1 has wetland hydrology. The sample location has a saturated profile to the surface and a water table present within the upper 12 inches early in the growing season. The soil profile is seasonally or occasionally flooded. SL-2, SL-3 and SL-4 do not have wetland hydrology. These sample locations are dry to the surface. The water table is not present within the upper 18 inches. There are no soil indicators of seasonal wetland hydrology. 7.0 Soils 7 .1 Soils Methodology Hydric soils are soils that are "saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part (COE, 1987)". They are either organic soils (peats and mucks), or are mineral soils that are saturated long enough to produce soil properties associated with a reducing environment. These soils have hydric characteristics such as a reduced matrix (a matrix that changes color when exposed to air), redox depletions (gleying), or redox concentrations (mottles). Soils were assessed for organic content and hydric characteristics in an 18-inch soil pit at each sample location. In Washington State, soil color is the main indicator used to determine if a soil is considered hydric. Soil color immediately below the "A" horizon or at a depth of 10 inches below ground surface was determined using Munsell Soil Color Charts (MacBeth, 2000). Soils that had a one-chroma matrix or a two-chroma matrix with mottles were determined to be hydric. 7.2 Soil Series The USDA Soil Conservation Service (SCS) mapped the on-site soils as Alderwood gravelly sandy loam, 0 to 6% slopes (AgB). On-site investigation confirms the Alderwood mapping unit. There is evidence ofhistorical grading and filling during the original construction of the single family home since some of the "A" horizon is not present. March 2008 3 J. S. Jones and Associate:,;, Inc. Alderwood gravelly sandy loam is a "moderately well drained that formed under conifers in glacial deposits. In a typical profile, the surface layer and subsoil are very dark brown, dark- brown, and grayish-brown gravelly sand loam about 27 inches thick. The substratum is grayish- brown, weakly consolidated to strongly consolidated glacial till that extends to a depth of 60 inches or more. Included with this soil in mapping are small areas Indianola loamy sand, Norma sandy loam or Dupont Muck." 7.3 Soils Results The soil at SL-I is a hydric gravelly sandy loam. From O to 18+ inches the soil is a very dark grayish brown (IOYR 3/2) gravelly sandy loam with mottling. The soil is hydric because it has a two-chroma matrix with mottling immediately below the A horizon (Department of Ecology l 997)." The soil at SL-2 is an Alderwood gravelly sandy loam. From O to 16 inches the soil is a very dark brown (I OYR 2/2) gravelly sandy loam without mottling. From 16 to 18+ inches the soil is a brown (IOYR 4/3) gravelly sandy loam without mottling. The soil is non-hydric because it does not have a "one-chroma matrix without mottling or a two-chroma matrix with mottling immediately below the A horizon or IO inches, whichever is shallower (Department of Ecology 1997)." The soil at SL-3 is in a depression adjacent to the French drain. The soil profile is the "B" horizon of a historically graded Alderwood gravelly sandy loam. From Oto 12+ inches the soil is a brown (IOYR 4/3) gravelly sandy loam without mottling. The soil is non-hydric because it does not have a "one-chroma matrix without mottling or a two-chroma matrix with mottling immediately below the A horizon or 10 inches, whichever is shallower (Department of Ecology 1997)." The soil at SL-4 is an Alderwood gravelly sandy loam. The soil profile is the "B" horizon of a historically graded Alderwood gravelly sandy loam. From O to 18+ inches the soil is a brown (IOYR 4/3) gravelly sandy loam with mottling. The soil is non-hydric because it does not have a "one-chroma matrix without mottling or a two-chroma matrix with mottling immediately below the A horizon or 10 inches, whichever is shallower (Department of Ecology 1997)." 8.0 Wetland and Aquatic Area Determination Rating, and Buffers The GIS Data King County and the Department of Natural Resources (DNR) do not map wetlands or streams within 315 feet of the property's boundary (see Wetland and Stream Inventory Map attached). On-site investigation found one wetland along a portion of the northern property line (Wetland A). Wetland A originates from a 4-inch PVC pipe which discharges water towards the northwest corner. The water flows along the base of a fill slope that saturates a narrow stripe of land approximately 6 feet wide. Wetland A continues to flow off-site eventually infiltrating into the ground approximately 25 feet west from the northwest boundary. Wetland A has low water quality and hydrologic functions since it is not densely vegetated and has a slope greater that 5%. It also has low habitat features that includes one fallen tree, one standing snag and nearby wetlands within one-half mile. According to the King County Code (KCC), wetlands are rated using the Department of Ecology's Wetland Rating Form for Western Washington Rating (Hruby 2004) per KCC Chapter March2008 4 .I. S. Jones and Associates, Inc. 21A.24.335. Wetland A is rated as Category IV scoring 11 points for habitat and 20 points overall (see attached data sheets). Since Wetland A is located inside the urban growth area and will require a 50-foot buffer per section 21A.24.325.Al of the KCC. Buildings and other structures shall be set back a distance of 15 feet from the edges of a critical area buffer per 21 A.24.200 of the KCC. Site investigation did not reveal ponding water, saturated soils, dominant hydrophtic vegetation or hydric soils in the areas out side of Wetland A .. 9.0 Impacts Impacts cannot be determined at this time as the applicant does not have a site plan that incorporates the boundary of Wetland A. 10.0 Authority This wetland and stream determination is in accordance with Section 404 of the Clean Water Act, the objective of which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (DOE, 1997). Wetlands are "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas (EPA, 40 CFR 230.3 and CE, 33 CFR 328.3)". 11.0 Limitations Stream and wetland determinations and delineations are not final until approved by regulatory agencies and/or local jurisdictions. J. S. Jones and Associates, Inc. does not guarantee acceptance or approval by regulatory agencies, or that any intended use will be achieved. March 2008 5 J. S. Jones and Associates, Inc. 12.0 References Cowardin, Lewis M. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service. Jamestown, North Dakota. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1. US Army Corps of Engineers Waterways Experiment Station, Vicksberg, MS. Federal Register. 1980. 40 CPR Part 230: Section 404(b )(I) Guidelines for Specification of Disposal Sites for Dredged or Fill Material. Vol. 45, No. 249, 85352-85353. US Government Printing Office, Washington D.C. Federal Register. 1982. Title 33: Navigation and Navigable Waters; Chapter II, Regulatory Programs of the Corps of Engineers. Vol. 47, No. 138, p 31810. US Government Printing Office, Washington D.C. King County, King County Code. Current through September 24, 2007. http://www.kingcounty.gov/ council/legislation/kc code.aspx MacBeth. 2000. Munsell Soil Color Charts-Revised Washable Edition. 617 Little Britain Road, New Windsor, NY 12553. ]Op+ 9 charts. Snyder, D.E. 1973. Soil Survey of King County Area, Washington. United States Department of Agriculture Soil Conservation Service. USFWS. 1996. National List of Plant Species that Occur in Wetlands: 1996 National Summary. U.S. Fish and Wildlife Service. St. Petersburg, FL. Washington Department of Fish and Wildlife. July 17, 2007. Habitat and Species Map for King County and Vicinity Washington State Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Publication# 96-94 March 2008 6 J. S. Jones and Associates, Inc. Attachments March 2008 7 J. S. Jones and Associares, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: 18621 116'" Ave S.E., Renton 98058 Tax Parcel 322305-9113 Applicant/Owner: Yvonne Bui 3520 S. 1981 " Street Seatac, Washington, 98188 I nvestiQator( s ): R. KinQ Do normal circumstances exist on the site? Yes~ NoLJ Is the site significantly disturbed (atypical situation)? YesD No 1:8] Is the area a potential Problem Area? YesO No 1:8] Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Date: 03/12/208 County: King State: WA SfT /R: SE 32/23N/5E Community ID: Transect ID: Plot ID: SL-1 Dominant Plant Sl"lQl"ies Stratum % Cover Indicator Dominant Plant Soecies Stratum % Cover Indicator black cottonwood (Populus T FAC ' balsamifera) i Himalayan blackberry (Rubus V FAcu· i anneniacus) ' ! HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC 100 Check all indicators that apply & explain below: Visual observation of plant species growing in Physiological/reproductive adaptation D Areas of prolonged inundation/saturation 1:8:1 Wetland plant database D Morphological Adaptation R Personal knowledge of regional plant communities D Technical Literature Other(exolain): Hydrophytic vegetation present? Yes l2SI Nou Rationale for decision/Remarks: More than 50% of dominant vegetation is hydrophytic. ·Himalayan blackberry is an invasive plant commonly found in disturbed wetlands HYDROLOGY Water Marks: yes LJ Nou Sediment Deposits: Is it the growing season? Yes 1:8:1 No D On Yes n No 15?1 Based on: D soil temp (record temp __ ) Drift Lines: yes U No l2SI Drainage Patterns: 1:8:1 other (exolainl: Visual Yes lxf No D Dept. of inundation: N/A inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: 12 inches Channels <12 in. ves n no l'xl Yes n No 1:8] Depth to saturated soil: 0 inches I FAC Neutral yes u no 1:8:1 Water-stained Leaves: Yes n No 15<1 ' Check all that apply & explain below: : Other (explain): Stream, Lake, or gauge data: D Arial photoaraphs: D Other: I ' Wetland hydrology present? Yes 1:8:1 No D March 2008 J.S. Jones and Associates, Inc Sample Location:_~-- -·----- SOILS I Map Unit Name: Alderwood gravelly sandy loam Drainage Class: moderately well-drained (Series & Phase) 0 to 6% slopes, (AgB) Yes n No [gJ Taxonomv (subaroun\: Entic Durchreots Field observation confirm manned tvne? Profile Description Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match descliotion. \ 0-18 A/B 10YR 3/2 10YR 4/4 Few, Medium, Gravelly distinct sandy loam Hydric Soil Indicators: (check all that apply) D Histol [gJ Matrix chroma :s 2 with mottles D Histic Epipedon D Mg or Fe Concretion D Sulfidic Odor D High Organic Content in Surface Layer of Sandy Soils [gJ Aquic Moisture Regime D Organic Streaking in Sandy Soils [gJ Reducing Conditions R Listed on National/Local Hydric Soils List D Gleyed or Low-Chroma (=1) matrix Other ( exolain in remarks\ Hydric soils present? Yes l2SI No LJ Rationale for decision/Remarks: Several hydric soil indicators are present Wetland Determination Hydrophytic vegetation present? Yes [8;J No D Is the sampling point within a wetland Yes [8;J No D Hydric soils present Yes [8;J No D Wetland hydrolom, oresent? Yes [8;J No D Rationale/Remarks: All three wetland indicators are present. Notes: March 2008 J.S. Jones and Associates, Inc DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: 18621 116"' Ave S.E., Renton 98058 Tax Parcel 322305-9113 Applicant/Owner: Yvonne Bui 3520 S. 1981h Street Seatac, Washington, 98188 lnvestioator(s): R. KinQ Do normal circumstances exist on the site? Yes 12',J NoLJ Is the site significantly disturbed (atypical situation)? YesO No~ Is the area a potential Problem Area? YesD No~ Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Date: 03/12/2008 County: King State: WA S/T/R: SE 32/23N/5E Community ID: Transect ID: I Plot ID: SL-2 i Dominant Plant Soecies Stratum % Cover Indicator Dominant Plant $nAcies Stratum % Cover Indicator black cottonwood (Populus T FAC : ba/sami{era) Hima1ayan blackberry (Rubus V FACU* I armeniacus) HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC 100 Check all indicators that apply & explain below: Visual observation of plant species growing in Physiological/reproductive adaptation D Areas of prolonged inundation/saturation D Wetland plant database D Morphological Adaptation D Personal knowledge of regional plant communities D Technical Literature D Other(explain): Hydrophytic vegetation present? Yes LJ No~ Rationale for decision/Remarks: More than 50% of dominant veqetation is hvdrophvtic. HYDROLOGY Water Marks: yes LJ No 12',J Sediment Deposits: Is it the growing season? Yes~ NoO On Yesn No~ Based on: D soil temp (record temp __ ) -· yes D No 125:1 Drift Lines: Drainage Patterns: ~ other (explain}: Visual Yes n No l'xl Dept. of inundation: N/A inches Oxidized Roots ( I ive roots) Local Soil Survey: Depth of free water in pit: >18 inches Channels <12 in. ves n no Yes n No Fxl Depth to saturated soil: >18 inches FAG Neutral yesOno~ Water-stained Leaves: Yesn No Check all that apply & explain below: Other (explain): Stream, Lake, or gauge data: D Arial (:)hotogra(:)hs: D Other: Wetland hydrology present? Yes D No 125:1 March 2008 J.S. Junes and Associates, Inc Sample Location:_2._ __ .. -·. ---·----- SOILS Map Unit Name: Alderwood gravelly sandy loam Drainage Class: Moderately well drained (AgB) (Series & Phase) 0 to 6% slopes Field observation confirm mapped type? Yes [gl No 0 Taxonomy (subQrouo\: Entic durochrepts Profile Descriotion Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match descriotion. l 0-16 A 10YR 3/2 Gravelly I sandy loam i 16-18+ B 10YR 4/3 " I ! ! l Hydric Soil Indicators: (check all that apply) D Histol D Matrix chroma s 2 with mottles D Histic Epipedon D Mg or Fe Concretion D Sulfidic Odor D High Organic Content in Surface Layer of Sandy Soils D Aquic Moisture Regime D Organic Streaking in Sandy Soils D Reducing Conditions D Listed on National/Local Hydric Soils List D Gleved or Low-Chroma (=1) matrix D Other/ exolain in remarks\ Hydric soils present? Yes LJ No ~ Rationale for decision/Remarks: Hydric soil indicators are not present Wetland Determination Hydrophytic vegetation present? Yes [gl No 0 Is the sampling point within a wetland Yes O No l8l Hydric soils present Yes O No l8l Wetland hydroloov present? Yes O No [gl Rationale/Remarks: Not All three wetland indicators are present. Notes: I I I March 2008 J.S. Jones and Associates, Inc DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: 18621 116'" Ave S.E., Renton 98058 Tax Parcel 322305-9113 Applicant/Owner: Yvonne Bui 3520 S. 1981 " Street Seatac, Washington, 98188 I nvestiQator( s ): R. KinQ Do normal circumstances exist on the site? Date: 03/12/2008 County: King State: WA S/T/R: SE 32/23N/5E Community ID: Yes~ No b:J Is the site significantly disturbed (atypical situation)? Yes O No 0 Transect ID: Yes O No 0 I Plot ID: SL-3 Is the area a potential Problem Area? Explanation atypical or Problem Area: ---~~-~~---~~ VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant s~ies Stratum % Cover Indicator Dominant Plant Soecies Stratum % Cover Indicator unidentified grasses, (Gramineae H FAG gnn.) HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAG 100 I Check all indicators that apply & explain below: Visual observation of plant species growing in Physiological/reproductive adaptation D Areas of prolonged inundation/saturation D Wetland plant database D Morphological Adaptation R Personal knowledge of regional plant communities D Technical Literature Other(explain): Hydrophytic vegetation present? Yes l2SI NoO Rationale for decision/Remarks: More than 50% of dominant veQetation is hvdrophvtic. HYDROLOGY Water Marks: yes LJ No l2SI Sediment Deposits: Is it the growing season? Yes 0 NoO On YesO No0 Based on: D soil temp (record temp ___ ) Drift Lines: yes D No l2SI Drainage Patterns: 0 other (explain\: Visual YesO No0 Dept. of inundation: N/A inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: >18 inches Channels <12 in. yes D no 15<1 Yes D No 15<1 Depth to saturated soil: >18 inches FAG Neutral yes LJ no l2SI Water-stained Leaves: YesO No0 Check all that apply & explain below: Other (explain): Stream, Lake, or gauge data: 0 Arial photoaraohs: n Other: Wetland hydrology present? Yes LJ No l2SI - March 2008 J.S. Jones and Associates, Inc Sample Location:~3~-- SOILS Map Unit Name: Alderwood gravelly sandy loam Drainage Class: Moderately well drained (AgB) (Series & Phase) 0 to 6% slopes Field observation confirm mapped type? Yes 0 No D Taxonomv (suburounl: Entic durochrepts Profile Description Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match descriotion.) 0-12 N(histori 10YR 4/3 Gravelly cally B) sandy loam Hydric Soil Indicators: (check all that apply) D Histol D Matrix chroma s 2 with mottles D Histic Epipedon D Mg or Fe Concretion D Sulfidic Odor D High Organic Content in Surface Layer of Sandy Soils D Aquic Moisture Regime D Organic Streaking in Sandy Soils D Reducing Conditions D Listed on National/Local Hydric Soils List D Gleved or Low-Chroma (=1) matrix D Other ( exolain in remarks) Hydric soils present? Yes D No 12SJ Rationale for decision/Remarks: Hydric soil indicators are not present. Soil is compacted at 12 inches. Wetland Determination Hydrophy1ic vegetation present? Yes0 NoD Is the sampling point within a wetland YesO No0 Hydric soils present YesO NolZJ Wetland hvdroloov present? YesO No0 Rationale/Remarks: Not All three wetland indicators are present. i I ' Notes: March 2008 J.S. Jones and AssociaJes, Inc DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: 18621 116'" Ave S.E., Renton 98058 Tax Pa reel 322305-9113 Applicant/Owner: Yvonne Bui 3520 S. 198'h Street Seatac, Washington, 98188 I I lnvestinatorlsl: R. Kinn I Do normal circumstances exist on the site? Yes~ ' NoD ! Is the site significantly disturbed (atypical situation)? YesD No [8J ' Is the area a potential Problem Area? YesD No [8J Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Date: 03/12/2008 County: King State: WA S/T/R: SE 32/23N/5E Community ID: Transect ID: Plot ID: SL-4 Dominant Plant ~ecies Stratum % Cover Indicator Dominant Plant Soecies Stratum % Cover Indicator unidentified grasses, (Gramineae H FAG s--.,\ HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAG 100 Check all indicators that apply & explain below: Visual observation of plant species growing in Physiological/reproductive adaptation D Areas of prolonged inundation/saturation D Wetland plant database D Morphological Adaptation D Personal knowledge of regional plant communities D Technical Literature D i Otherlexnlainl: Hydrophytic vegetation present? Yes [8J NoD Rationale for decision/Remarks: More than 50% of dominant venetation is hvdroohvtic. 1 HYDROLOGY Water Marks: yes LJ No~ Sediment Deposits: i Is it the growing season? Yes [8J No D On Yes D No [8J Based on: D soil temp (record temp __ ) Drift Lines: yes LJ No~ Drainage Patterns: [8J other lexplainl: Visual Yes D No [8J Dept. of inundation: N/A inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: >18 inches Channels <12 in. ves n no Yes D No [8J Depth to saturated soil: >18 inches FAG Neutral yes Uno I Water-stained Leaves: Yes n No [8J Check all that apply & explain below: Other (explain): Stream, Lake, or gauge data: D Arial nhotonranhs: r'i Other: Wetland hydrology present? Yes LJ No~ .. March 2008 J.S. Jones and Associates, Inc I I : i ' ' ' Sample Location:_4""------ SOILS Map Unit Name: Alderwood gravelly sandy loam Drainage Class: Moderately well drained (AgB) (Series & Phase) 0 to 6% slopes Field observation confirm mapped type? Yes t8l No D Taxonomv (subaroun\: Entic durochreots Profile Description Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell. Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match descriotion. \ 0-18+ NB 10YR 4/3 10YR 4/6 Few, medium, Gravelly prominent sandy loam I i I I Hydric Soil Indicators: (check all that apply) D Histol D Matrix chroma :5 2 with mottles D Histic Epipedon D Mg or Fe Concretion D Sulfidic Odor D High Organic Content in Surface Layer of Sandy Soils D Aquic Moisture Regime D Organic Streaking in Sandy Soils D Reducing Conditions D Listed on National/Local Hydric Soils List D Gleved or Low-Chroma /=1) matrix D other I exolain in remarks) Hydric soils present? Yes D No 12SJ Rationale for decision/Remarks: Hydric soil indicators are not present. Wetland Determination Hydrophytic vegetation present? Yes t8l No D Is the sampling point within a wetland Yes D No t8l Hydric soils present Yes D No t8l Wetland hvdrolonv oresent? Yes D No t8l Rationale/Remarks: Not All three wetland indicators are present. Notes: March 2008 J.S. Jones and Associates, Inc Department of Ecology Wetland Rating Form for Western Washington Name of Wetland:_,_W.:..eaata.:la:::n:.:ad'-'A'-'-------------- Person(s) Rating Wetland:R.King Date of site visit:03/12/2008 Trained by Ecology? [81Yes 0No Location: Section:32Township:23N Range:5E Map of Wetland Rating Unit: Figure __ Date of Training: 05/2005 Estimated Size:< 2,500 SO. FT. SUMMARY OF WETLAND RA TING Category Based on FUNCTIONS provided by wetland: D Category I D Category II Category I -Score > 70 Category II = Score 51 --69 Category III= Score 30 -50 Category IV -Score< 30 D Category Ill [81 Category IV Score for Water Quality Functions -§_ Score for Hydrologic Functions = ;}_ Score for Habitat Functions= 11 TOTAL SCORE FOR FUNCTIONS= wa- Category Based on Special Characteristics of Wetland: D1 D II [81 Does Not Apply Final Category (choose the "highest" category from above) IV ec rnnropnate Ch kA T rne an d Cl ass o et an emg ate fW I dB . R d Wetland Tvne Wetland Class Estuarine I Depressional Natural Heritage Wetland D Riverine Bog I Lake-fringe Mature Forest D Slope X Old Growth Forest Flats Coastal Lagoon Fresh Water Tidal Interdunal None of the Above D J S Jones and Associates, Inc. Page 1 :Vetland A Does the wetland being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special characteristics found in the wetland. Check List for Wetlands That Need Special Protection, and YES NO That Are Not Included in the Ratin2 SPl. Has the wetland been documented as a habitat for any Federally listed Threatened Or Endangered plant or animal species (TIE species)? For the purposes of this rating system, "documented" means the wetland is on the D i:gJ appropriate State or Federal database. SP2. Has the wetland been documented as habitat for any State listed Threatened or Endangered plant or animal species? D i:gJ For the purposes of this rating system, "documented" means the wetland is on the appropriate State or Federal database. SP3. Does the wetland contain individuals of Priority species listed by the WDFW for the State? D i:gJ SP4. Does the wetland have a local significance in addition to its functions? For Example, the wetland has been identified in the Shoreline Master Program, the D i:gJ Critical Area Ordinance, or in a local management plan as having special Significance. To complete the next part of the data sheet you will need to determine the Hydrogeomorphic class of the wetland being rated The hydrogeomorphic classification groups wetlands into those that function in similar ways. This simplifies the questions needed to answer how well the wetland functions. The hydrogeomorphic class of a wetland can be determined using the key below. Seep. 24 for more detailed instructions on classifying wetlands. J S Jones and Associates, Inc. Page2 Wetland A Classification of Wetland Units in Western Washington I. Are the water levels in the entire unit usually controlled by tides (i.e. except during floods)? il:JNO -go to 2 DYES -the wetland class is Tidal Fringe If yes, is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? DYES-Freshwater Tidal Fringe il:JNO-Saltwater Tidal Fringe (Estuarine) ff your wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. ff it is Saltwater Tidal Fringe it is rated as an Estuarine wetland. Wetlands that were called estuarine in the first and second editions of the rating system are called Salt Water Tidal Fringe in the Hydrogeomorphic Classification. Estuarine wetlands were categorized separately in the earlier editions, and this separation is being kept in this revision. To maintain consistency between editions, the term "Estuarine" wetland is kept. Please note, however, that the characteristics that define Category I and II estuarine wetlands have changed (seep. ). 2. The entire wetland unit is flat and precipitation is the only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit. il:JNO -go to 3 DYES -The wetland class is Flats If your wetland can be classified as a "Flats" wetland, use the form for Depressional wetlands. 3. Does the entire wetland unit meet both of the following criteria? _The vegetated part of the wetland is on the shores of a body of permanent open water (without any vegetation on the surface) at least 20 acres (8 ha) in size; _At least 30% of the open water area is deeper than 6.6 ft (2 m)? il:JNO-go to 4 DYES-The wetland class is Lake-fringe (Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? __x_ The wetland is on a slope (slope can be very gradual), ___lLThe water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks. ___lLThe water leaves the wetland without being impounded? NOTE: Surface water does not pond in these type of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3ft diameter and less than I foot deep). D NO -go to 5 il:JYES-The wetland class is Slope If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in questions 1-7 apply, and go to Question 8. J S Jones and Associates, Inc. Page3 Wetland A 5. Does the entire wetland unit meet all of the following criteria? __ The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river __ The overbank flooding occurs at least once every two years. NOTE: The riverine unit can contain depressions that are filled with water when the river is not flooding. [8J NO -go to 6 DYES -The wetland class is Riverine 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at some time during the year. This means that any outlet, if present, is higher than the interior of the wetland. [8:JNO -go to 7 DYES -The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. [8:JNO -go to 8 D YES -The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within your wetland. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the class listed in column 2 is less than 10% of the unit; classify the wetland using the class that represents more than 90% of the total area. HGM Classes within the wetland unit beinJ! rated HGM Class to Use in RatinJ! Slope + Riverine Riverine Slope + Depressional Depressional Slope+ Lake-fringe Lake-fringe Depressional + Riverine along stream within boundarv Depressional Depressional + Lake-fringe Depressional Salt Water Tidal Fringe and any other class of freshwater Treat as Estuarine under wetlands with special characteristics wetland If you are unable still to determine which of the above criteria apply to your wetland, or if you have more than 2 HGM classes within a wetland boundary, classify the wetland as Depressional for the rating. J S Jones and Associates, Inc. Page4 Y.,1etland A s Slope Wetlands Points WATER QUALITY FUNCTIONS -Indicators that the wetland unit ( only 1 score per box) functions to improve water quality. S I. Does the wetland unit have the potential to improve water Seep.64 oualitv? S 1.1 Characteristics of average slope of unit: D Slope is I% or less (a 1 % slope has a I fool vertical drop in elevation for every JOO ft horizontal distance) points= 3 D Slope is 1%-2% points= 2 0 Slope is 2% -5% points= I 0 Slope is greater than 5% points= 0 0 S 1.2 The soil 2 inches below the surface (or duff layer) is clay or organic (use NRCS definitions) 0 YES = 3 points IZJ NO = 0 points 0 S 1.3 Characteristics of the vegetation in the wetland that trap sediments and Figure U pollutants: Choose the points appropriate for the description that best fits the vegetation in the wetland. Dense vegetation means you have trouble seeing the soil surface (> 75% cover), and uncut means not grazed or mowed and plants are higher than 6 inches. D Dense, uncut, herbaceous vegetation > 90% of the wetland area points= 6 IZI Dense, uncut, herbaceous vegetation > I /2 of area points= 3 D Dense, woody, vegetation> Y, of area points= 2 D Dense, uncut, herbaceous vegetation > 1/4 of area points= I D Does not meet any of the criteria above for vegetation points= 0 Aerial photo or map with veqetation polvaons 3 Total for SI 3 Add the points in the boxes above S 2. Does the wetland unit have the opportunity to improve water (see p.67) quality? Answer YES if you know or believe there are pollutants in groundwater or surface water coming into the wetland that would otherwise reduce water quality in streams, lakes or groundwater downgradient from the wetland. Note which of the following conditions provide the sources of pollutants. A unit may have pollutants coming.from several sources, but any single source would qualify as opportunity. D Grazing in the wetland or within 150ft D Untreated stormwater discharges to wetland D Tilled fields, logging, or orchards within 150 feet of wetland IZI Residential, urban areas, or golf courses are within 150 ft upslope of wetland D Other Multiplier is 2 IZI YES multiplier is 2 D NO multiplier is I s TOTAL-Water Quality Functions Multiply the score from SI by S2 6 Add Score to Table on p. l S Slope Wetlands Points I J S Jones and Associates, Inc. Pages Wetland A HYDROLOGIC FUNCTIONS -Indicators that the wetland unit functions to (only 1 score reduce flooding and stream erosion per box) S 3. Does the wetland unit have the potential to reduce flooding and (see p.68) stream erosion? S 3. I Characteristics of vegetation that reduce the velocity of surface flows during storms. Choose the points appropriate for the description that best fit conditions in the wetland. (stems o_fplants should be thick enough (usually> J/8in), or dense enough. to remain erect during surface flows) D Dense, uncut, rigid vegetation covers > 90% of the area of the wetland. points= 6 t8l Dense, uncut, rigid vegetation> 1/2 area of wetland points= 3 D Dense, uncut, rigid vegetation> 1/4 area points= I D More than 1/4 of area is grazed, mowed, tilled or vegetation is not rigid points= 0 3 S 3 .2 Characteristics of slope wetland that holds back small amounts of flood 0 flows: The slope wetland has small surface depressions that can retain water over at least I 0% of its area. D YES points = 2 t8] NO points= 0 Add the voints in the boxes above 3 S 4. Does the wetland have the opportunity to reduce flooding and (see p.70) erosion? Is the wetland in a landscape position where the reduction in water velocity it provides helps protect downstream property and aquatic resources from flooding or excessive and/or erosive flows? Note which of the following conditions apply. D Wetland has surface runoff that drains to a river or stream that has flooding problems. D Other (Answer NO if the major source of water is controlled by a reservoir (e.g. wetland is a seep that is on the downstream side of a dam) Multiplier is D YES multiolier is 2 t8J NO multiolier is 1 1 s TOTAL -Hydrologic Functions Multiply the score from S 3 by S 4 Add score to table on p. 1 3 J S Jones and Associates, Inc. Page6 ,Wetland A These auestions annlv to wetlands of all HGM classes. Points HABIT AT FUNCTIONS -Indicators that wetland functions to provide important habitat H 1. Does the wetland have the notential to provide habitat for many species? HI.I Vegetation Structure (seep. 72) Figure U Check the types of vegetation classes present ( as defined by Cowardin) if the Class covers more than 10% of the area of the wetland or V, acre. D Aquatic bed D Emergent plants ~ Scrub/shrub (areas where shrubs have >30% cover) ~ Forested (areas where trees have >30% cover) D Forested areas have 3 out of5 strata (canopy, sub-canopy, shrubs, herbaceous, Moss/ground cover) Add the number of vegetation types that qualify. ff you have: 4 types or more present points= 4 3 types present points= 2 2 types present points= 1 I I tvne present points= 0 H 1.2 Hydroperiods (seep. 73) Figure U Check the types of water regimes (hydro period) present within the wetland. The water regime has to cover more than 10% of the wetland or V, acre to count. (.see text for description of hydroperiods) D Permanently flooded or inundated ~ Seasonally flooded or inundated ~ Occasionally flooded or inundated ~ Saturated only D Permanently flowing stream or river in, or adjacent to the wetland D Seasonally flowing stream in, or adjacent to the wetland D Lake-fringe wetland = 2 points D Freshwater tidal wetland = 2 points 4 types or more present points= 3 3 types present points= 2 2 types present points= I 2 H 1.2 Richness of Plant species (seep. 75) Count the number of plant species in the wetland that cover at least IO sq. ft. (different patches of the same species can be combined to meet the size threshold) You do not have to name the species Do not include Eurasian Mi/foil, reed canarygrass, purple looses/rife, Canadian thistle. List species if you want: If you counted: D > 19 species points= 2 ~5 -19 species points= I I D< 5 species points= 0 J S Jones and Associates, Inc. Page 7 ,Wetland A H 1.4 Interspersion of Habitats Decide from the diagrams below whether interspersion between types of vegetation ( described in H 1.1 ), or vegetation types and unvegetated areas ( can include open water or mudflats) is high, medium, low or none. Q ... ~~,.~-~ ~~. ~ + / (riparian braided channels) D High = 3 points NOTE: If you have four or more vegetation types or three vegetation types and open Water the rating is always "HIGH" Use map of Cowardin vegetation classes H 1.5 Special Habitat Features (seep. 77) Check the habitat features that are present in the wetland. The number of checks is the number of points you put into the next column. IZJ Large, downed, woody debris within the wetland (>4 in. diameter and 6 ft long). IZJ Standing snags ( diameter at the bottom > 4 inches) in the wetland D Undercut banks are present for a least 6.6 ft (2m) and/or overhanging vegetation extends at least 3.3 ft (Im) over a stream for at least 33 ft (I Om) D Stable steep banks of fine material that might be used by beaver or muskrat for Denning (>30 degree slope) OR signs ofrecent beaver activity are present D At least Y. acre of thin-stemmed persistent vegetation or woody branches are Present in areas that are permanently or seasonally inundated (structures for egg- Laying by amphibians) D Invasive !ants cover less than 25% of the wetland area in each stratum of !ants Comments: J S Jones and Associates, Inc. H 1. TOT AL Score -Potential for providing habitat Add the scores om HJ.I, Hl.2, Hl.3, Hl.4, Hl.5 2 7 Page8 ,Wetland A H 2. Does the wetland have the onnortunitv to orovide habitat for manv soecies? H2.l Buffers (seep. 80) Figure U Choose the description that best represents condition of buffer of wetland The highest Scoring criterion that applies to the wetland is to be used in the rating. See text for definition of "undisturbed". D 100 m (330ft) ofrelatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also means no-grazing) Points= 5 D 100m (330ft) ofrelatively undisturbed vegetated areas, rocky areas, or open water >50% circumference Points = 4 D 50m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% circumference Points =4 D !OOm (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water >25% circumference Points = 3 0 50m ( 170ft) of relatively undisturbed vegetated areas, rocky areas, or open water >50% circumference Points = 3 If buffer does not meet any of the three criteria above D No paved areas (except paved trails) or buildings within 25m (80ft) of wetland >95% circumference. Light to moderate grazing, or lawns are OK Points= 2 D No paved areas or buildings within 50m (170ft) of wetland >95% circumference. Light to moderate grazing, or lawns are OK Points = 2 D Heavy grazing in buffer. Points = I D Vegetated buffers are< 2m wide (6.6ft) for more than 95% of the Circumference ( e.g. tilled fieldds, paving, basalt bedrock extend to edge of wetland. Points = 0 0 Buffer does not meet anv of the criteria above. Points= I I H2.2 Corridors and Connections (seep. 81) H2.2.1 ls the wetland part of a relatively undisturbed and unbroken vegetated corridor ( either riparian or upland) that is at least 150 ft wide, has at least 30% cover of shrubs, forest or native undisturbed prairie that connects to estuaries, other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian corridors. heavily used gravel roads, paved roads, are considered breaks in the corridor). D Yes=4Points(gotoH2.3) C8J No=gotoH2.2.2 H2.2.2 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor ( either riparian or upland) that is at least 50 ft wide, has at least 30% cover of shrubs or forest, and connects to estuaries, other wetlands, or undisturbed uplands that are at least 25 acres in size? OR a Lake-fringe if it does not have an undisturbed corridor as in the question above? D Yes= 2 points (go to H2.3) C8J No= go to H 2.2.3 H2.2.3 Is the wetland: D within 5 mi (8 km) of a brackish or salt water estuary OR D within 3 mi of a large field or pasture(> 40 acres) OR D within I mi of a lake greater than 20 acres? D Yes= 1 point C8J = 0 points Total this page J S Jones and Associates, Inc. 0 I Page 9 'yt1etland A H2.3 Near or adjacent to other priority habitat listed by WDFW (seep. 82) Which of the following priority habitats are within 330 ft (IOOm) of the wetland? see text for a more detailed descrintion of these nrioritv habitats) D Riparian: the area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other D Aspen Stands: Pure or mixed stands of aspen greater than 0.8 ha. (2 acres). D Cliffs: Greater than 7.6m (25ft) high and occurring below 5000ft. D Old-Growth Forest: (Old-growth west of Cascade crest) Stands of at least 2 tree species, forming a multi-layered canopy with occasional small openings; with at least 20 D trees/ha. (8 trees /acre) >81 cm (32 in.) dbh or >200 years of age. Mature Forests: Stands with average diameters exceeding 53 cm (21 in.) dbh; crown cover may be less than 100%; crown cover may be less than I 00%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old-growth; 80 -200 years old west of the Cascade crest. D Prairies: Relatively undisturbed areas (as indicated by dominance ofnative plants) D where grasses and/or herbs forbs form the natural climax plant community. Talus: Homogeneous areas of rock rubble ranging in average size 0.15-2.0 m (0.5 - 6.5 ft), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine tailings. Maybe be associated with cliffs. D Caves: A naturally occurring cavity, recess, void, or system of interconnected passages. D Oregon White Oak: Woodlands stands of pure oak or oak/conifer associations where D canopy coverage of the oak component of the stand is 25%. Urban Natural Open Space: A priority species resides within or is adjacent to the open space and uses it for breeding and/or regular feeding; and/or open space functions as a corridor connecting other priority habitats, especially those that would otherwise be isolated; and/or the open space is an isolated remnant of natural habitat larger than 4 ha. D ( 10 acres) and is surrounded by urban development. Estuary/Estuary-like: deepwater tidal habitats and adjacent tidal wetlands, usually semi-enclosed by land but with open, partly obstructed or sporadic access to the open ocean, and in which ocean water is at least occasionally diluted by freshwater runoff from the land. The salinity may be periodically increased above that of the dilution of the sea water. Estuarine habitat extends upstream and landward to where ocean-derived salts measure less than 0.5% during the period of average annual low flow. Includes D estuaries and lagoons. Marine/Estuarine Shorelines: Shorelines include the intertidal and subtidal zones of beaches, and may also include the backshore and adjacent components of the terrestrial landscape (e.g. cliffs, snags, mature trees, dunes, meadows) that are important to shoreline associated fish and wildlife and that contribute to shoreline function (e.g. sand/rock/log recruitment, nutrient contribution, erosion control). D If wetland has 3 or more priority habitats = 4 points D If wetland has 2 priority habitats = 3 points D If wetland has 1 priority habitat = 1 point [8J No habitat= 0 ooint 0 J S Jones and Associates, Inc. Page 10 • Wetland A H2.4 Wetland Landscape -(choose the One description of the landscape around the Wetland that best lits) (see o. 84) u There are at least 3 other wetlands within Y, mile, and the connections between them are relatively undisturbed (light grazing between wetlands OK, as is lake shore with some boating, but connections should NOT be bisected by paved roads, fill, fields, or other developments. Points= 5 u The wetland is Lake-fringe on a lake with little disturbance and there are 3 other lake- fringe wetlands within Y, mile. Points= 5 l2SI There are at least 3 other wetlands within Y, mile, BUT the connections between them are disturbed. Points= 3 3 u The wetland is Lake-fringe on a lake with disturbance and there are 3 other lake-fringe wetland within Y, mile. Points= 3 I I There is at least I wetland within Y, mile. Points= 2 I I There are no wetlands within Y, mile. Points= 0 0 H 2. TOT AL Score -Opportunity for providing habitat Add the scores from H2.1,H2.2, H2.3, H2.4 4 TOTAL SCORE FOR HABITAT FUNCTIONS-Addpointsfor HI and H2, record results on P. 1 11 JS Jones and Associates, Inc. Page 11 .Wetland A CATEGORIZATION BASED ON SPECIAL CHARACTERISTICS Please determine if the wetland meets the attributes described below and circle the appropriate answers and category. Wetland Type Check off any criteria that apply to the wetland. Circle the Category when the annrovriate criteria are met. SC 1.0 Estuarine Wetlands (seep. 86) Does the wetland unit meet the following criteria for Estuarine wetlands? __ the dominant water regime is tidal. __ Vegetated, and __ With a salinity greater than 0.5 ppt. 0Yes =Goto SC 1.1 0No __ SC 1.1 Is the wetland unit within a National Wildlife Refuge, National Park, Category National Estuary Reserve, Natural Area Preserve, State Park or Category I Educational, Environmental, or Scientific Reserve designated under WAC 332-30-151? 0Yes = Cate1wrv I 0 No 20 to SC 1.2 SC 1.2 Is the wetland unit at least 1 acre in size and meets at least two of the Following three conditions? YES= CATEGORY I NO=Category II D The wetland is relatively undisturbed (has no diking, ditching, Filling, cultivation, grazing, and has less than I 0% cover of non-native plant species. If the non-native Spartina spp. are the only species that cover more than I 0% of the wetland, then the wetland should be given a dual rating (1/11). The area of Spartina would be rated a Category II while the relatively undisturbed upper marsh with native species would be a Category I. Do not, however, exclude the area of Spartina in determining the size threshold of 1 acre. D At least :Y. of the landward edge of the wetland has a 100 ft Buffer of shrub, forest, or ungrazed or un-mowed grassland. D The wetland has at least 2 of the following features: tidal Channels, depressions with open water, or contiguous Freshwater wetlands. J S Jones and Associates, Inc. Category I Category II Dual Rating 1/11 Page 12 ,Wetland A SC 2.0 Natural Heritage Wetlands (seep. 87) Natural Heritage wetlands have been identified by the Washington Natural Category I Heritage Program/DNR as either high quality undisturbed wetlands or wetlands that support state Threatened, Endangered, or Sensitive plant species. SC 2.1 Is the wetland unit being rated in a Section/Township/Range that contains a Natural Heritage wetland? (this question is used to screen out most sites before you need to contact WNHP/DNR) S/T/R information from Appendix D _ or accessed from WNHP/DNR web site _ DYES -contact WNHP/DNR (seep. 79) and go to SC 2.2 i:8JNO SC 2.2 Has DNR identified the wetland as a high quality undisturbed wetland or as or as a site with state threatened or endangered plant species? DYES = Category I i:8JNO not a Heritage Wetland SC 3.0 Bogs (seep. 87) Does the wetland unit ( or any part of the unit) meet both the criteria for soils and vegetation in bogs? Use the key below to identify if the wetland is a bog. If you answer yes you will still need to rate the wetland based on its Junctions. 1. Does the unit have organic soil horizons (i.e. layers of organic soil), either peats or mucks, that compose 16 inches or more of the first 32 inches of the soil profile? (See Appendix B for a field key to identify organic soils)? DYes -go to Q. 3 i:8JNo -go to Q. 2 2. Does the unit have organic soils, either peats or mucks that are less than 16 inches deep over bedrock, or an impermeable hardpan such as clay or volcanic ash, or that are floating on a lake or pond? DY es -go to Q. 3 i:8JNo -Is not a bog for purpose ofrating 3. Does the unit have more than 70% cover of mosses at ground level, AND other plants, if present, consist of the "bog" species listed in Table 3 as a significant component of the vegetation (more than 30% of the total shrub and herbaceous cover consists of species in Table 3)? DY es -Is a bog for purpose of rating i:8JNo -go to Q. 4 NOTE: If you are uncertain about the extent of mosses in the understory you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16" deep. If the pH is less than 5.0 and the "bog" plant species in Table 3 are present, the wetland is a bog. I. Is the unit forested (> 30% cover) with sitka spruce, subalpine fir, western red cedar, western hemlock, lodgepole pine, quaking aspen, Englemann's spruce, or western white pine, WITH any of the species ( or combination of species) on the bog species plant list in Table 3 as a significant component of the ground cover(> 30% coverage of the total shrub/herbaceous cover)? J S Jones and Associates, Inc. Page 13 ,Wetland A 2. LJYES = Category I [61No_ Is not a bog for purpose of rating Category I SC 4.0 Forested Wetlands (seep. 90) Does the wetland unit have at least 1 acre of forest that meet one of these criteria for the Department of Fish and Wildlife's forests as priority habitats? Jfyou answer yes you will still need to rate the wetland based on its functions. D Old-growth forests: (west of Cascade crest) Stands of at least two tree species, forming a multi-layered canopy with occasional small openings; with at least 8 trees/acre (20 trees/hectare) that are at least 200 years of age OR have a diameter at breast height ( dbh) of 32 inches (81 cm) or more. NOTE: The criterion for dbh is based on measurements for upland forests. Two-hundred year old trees in wetlands will often have a smaller dbh because their growth rates are often slower. The DFW criterion is and "OR" so old-growth forests do not necessarily have to have trees of this diameter. D Mature forests: (west of the Cascade Crest) Stands where the largest trees are 80 -200 years old OR have average diameters ( dbh) exceeding 21 inches (53cm); crown cover may be less that 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old-growth. DYES = Category I [8JNO not a forested wetland with special characteristics Category I SC 5.0 Wetlands in Coastal Lagoons (seep. 91) Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? D The wetland lies in a depression adjacent to marine waters that is wholly or partially separated from marine waters by sandbanks, gravel banks, shingle, or, less frequently, rocks D The lagoon in which the wetland is located contains surface water that IS saline or brackish (> 0.5 ppt) during most of the year in at least a portion of the lagoon (needs to be measured near the bottom) D YES = Go to SC 5.1 IZJNO_ not a wetland in a coastal lagoon SC 5.1 Does the wetland meets all of the following three conditions? D The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing), and has less than 20% cover of invasive plant species (see list of invasive species on p. 74). D At least '!. of the landward edge of the wetland has a I 00 ft buffer of Category I shrub, forest, or un-grazed or un-mowed grassland. D The wetland is larger than 1/10 acre (4350 square feet) Category II DYES = Categorv I ONO = Category II J S Jones and Associates, Inc. Page 14 .wetland A SC 6.0 Interdunal Wetlands (seep. 93) Is the wetland unit west of the 1889 line (also called the Western Boundary of Upland Ownership or WBUO)? DYES -go to SC 6.1 0 NO -not an interdunal wetland for rating I/you answer yes you will still need to rate the wetland based on its functions. In practical terms that means the following geographic areas: • Long Beach Peninsula-lands west of SR 103 • Grayland-Westport-lands west of SR 105 • Ocean Shores-Copalis-lands west of SR 115 and SR I 09 SC 6.1 Is the wetland one acre or larger, or is it in a mosaic of wetlands that is once acre or larger? D YES = Category II 0NO -go to SC 6.2 SC 6.2 Is the unit between 0.1 and 1 acre, or is it in a mosaic of wetlands that Is between 0.1 and 1 acre? DYES = Category III Category of wetland based on Special Characteristics Choose the "highest" rating if wetland falls into several categories. and record onp.1. If you answered NO for all types enter "Not Applicable" on p. l J S Jones and Associates, Inc. Category II Category III NIA Page 15 • N A 0 0.25 0.5 Legend KC Roads [:]site KC Parcels Bui Property Vicinity Map 1 Miles SE 164th E 196th St 1 inch equals 0.5 miles E 184th t SE 1 2n St £ 0 w ;:!: " ~ ii: .c '° "' ' .N A 0 50 100 Legend LJsite LJ KC Parcels Mapping Unit ,---------: S -1 X 200 Feet SL-4 X Bui Property Soils Map 1 inch equals 100 feet SL-3 X L__J Alderwood Gravelly sandy loam, 0 to 5% slopes (AgB) X Sample _Locations .N A Bui Property Wetlands and Stream Inventory Map 0 0.125 0.25 0.5 -c::::aac=::..---• Miles Legend t:Jsite D KC Parcels -KC Stream -... -.... DNR Stream [ __ -=] KC Wetlands 1 inch equals 0.25 miles ' N A Bui Property Wetland Sketch 0 60 --===---=-----Feet 15 30 1 inch equals 30 feet legend site Wetland_Points Sample_ Locations KC Parcels JA GER ENGINEE ING 9419 S. 204 PLACE -KENT, WASHINGTON 98031 PHONE (253) 850-0934 FAX (253) 850-0155 June 18, 2009 PRELIMINARY DRAINAGE REPORT LAKESIDE PRELIMINARY SHORT PLAT SLOTS 18621116th A VE. SE RENTON, WA. PREPARED FOR: Lakeside Real Estate Investments Yvonne Bui 3520 S. 198th St. SeaTac, WA. 98188 PREPARED BY: James J. Jaeger, P.E. TABLE OF CONTENTS I. OVERVIEW II. CORE DRAINAGE REQUIREMENTS Ill. OFFSITE DRAINAGE IV. PREDEVELOPED DRAINAGE V. DEVELOPED DRAINAGE I. OVERVIEW The proposed Lakeside Short Plat is an application for an 8 lot single family residential short subdivision situated on an existing large residential lot with an area of 1.34 acres. It is located on the west side of 1161h Ave. SE, north of and adjacent to Benson Hill Elementary School. This property is within the Benson Hill Annexation Area. This project will require preliminary short plat approval from the City of Renton. The site is zoned R-8, residential. All of the proposed lots will be single family detached residences. The surrounding properties are also similarly zoned R-8 and used as such, except for the adjacent elementary school. The site currently has an existing residence located near the northeast corner. The existing residence and all existing structures will be removed. The existing house has a driveway connection to 1161h Ave. SE that will be eliminated. Access to all of the proposed lots will be from a centrally located new public street. SE 186th Place. that connects to 116th Ave. SE and runs west to the west property line. A hammerhead turnaround will be provided. It will remain as part of the permanent public ROW, even after the road may be extended further to the west. The frontage road, 116'h Ave. SE. will be improved with curb, gutter & sidewalk with planting strip. Also, an additional 5' of ROW will be dedicated for 116'h Ave. SE. A modification will be requested from the City to allow for a 42' wide ROW for the new internal public street. The site slopes down from east and south property lines to a low area along the north property line from the center to the northwest corner. The northwest corner is the lowest point of the property. The slope from the east property line ( 1161h Ave. SE) to the low area is drop is approx. 7%. The steepest slope on the site is approx. 25% near the northwest corner. There is a small wetland on the site, in the northwest corner. However, this wetland is small and will not be regulated per the City Code. A wetland evaluation was performed by a wetland biologist. There are numerous trees located on the site, generally around the perimeter of the property. The middle area is well-maintained lawn. There are 40 trees on the site. 25 trees will be removed, mostly along the east property line for the ROW improvements to 116th Ave. SE. The soils on the site are a fine silty loam of the Alderwood Series. The existing drainage sheet flows across the property to the low area in the center and then to the northwest property corner and then to the west. The property to the west is undeveloped. The proposed drainage system will include an open drainage detention pond with a combination wetpond for water quality enhancement. The majority of the runoff will be from the new central pubic street and the ROW improvements along 116th Ave. SE. The detention system will be private and maintained by the homeowner's association. Water and sewer service is provided by Soos Creek Water & Sewer District. There is an existing water main in 1 J 6th Ave. SE. A new water main will be installed in the new street and end at the west property line. A new sewer main will be installed in the new street and connect to the existing sewer system via an off-site easement (easement has been obtained) at the northwest property comer. Developer's extension agreements for the water and sewer will be obtained from Soos Creek. . " 0 " , •. ,E 60"0ll 3 OS-SO-Z N 60 · 0.;'l t.o· ozr l 6Z-)O-Z N 3 U-lO-t N eo· on ao on I !i :ii ·- 1--' "' ' . t--,,,.,, . .,,...,",-...J~ :.:n-n-2111~ ~ .. = ~ 3 ~t-60-Z N £O"Oll ,, § -:-r-'"'"' "''t'r-'i"'i-r'..!'-:-i------------J ~I £o·oz, u;i M C") :::'-!;;l 80 OZ! J 05-50-Z N 80 · ,'.Ill ,, .r sr-zo-z N BO· OZT 80 OZ! :; " : f! 2 :, ~ ~i 3 10-6S-1 N ' 1 so·on . ~ ·~ ..:; ? • bO · 061 /II l0-6S-l s ~ /II 50-L)-l 0 . . ~~ t-\\U.. E1.e~~~i 'Sc.t-{oo L. < N . 0 r Page 1 of 2~ · King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 1 PROJECT OWNER AND PROJECT ENGINEER PART 3 TYPE OF PERMIT APPLICATION D Subdivision Cg; Short Subdivision D Grading D Commercial D Other PART 4 OTHER PERMITS D DOF/GHPA D Shoreline Management D COE404 D Rockery D DOE Dam Safety D Structural Vaults ek.- D FEMA Floodplain ~ Other Soos 0-.e . D COE Wetlands D HPA w. j :s. D,~. PART 5 SITE COMMUNITY AND DRAINAGE BASIN Drainage Basin 'P Q .. Ar-J-~ v-Cr-e....e.k.. / DI.) u.) ()....JM I rl\ K. I \}Q.., I PART 6 SITE CHARACTERISTICS D River------------ 0 Stream------------ 0 Crilical Stream Reach D Depressions/Swales D Lake------------ 0 Steep Slopes D Lakeside/Erosion Hazard .. ,.,.. Soil Typ_e A I\ Slopes "% A,~ C -~oD!'--~5=%-"------"2'---"Sc+-"----- D Additional Sheets Anatched D Floodplain -------------- 0 Wetlands -------------- 0 Seeps/Springs D HighGroundwaterTable D Groundwater Recharge D Other --------------- Erosive Velocities 5 f:f'S-+ 1/90 Page 2 of 2 Kl .. ., County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 8 DEVELOPMENT LIMITATIONS ........ _. REFERENCE LIMITATION/SITE CONSTRAINT • · · ~ Ch. 4 • Downstream Analysis ft* ~I-~Pw1erl D D D D D D Additional Sheets Attatched PART 9 esc REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION MINIMUM ESC REQUIREMENTS FOil.OWiNG CONSTRUCTION D Sedimentation Facilities ~ Stabilized Construction Entrance R Perimeter Runoff Control ,~Clearing and Grading Restrictions ~ Cover Practices ~ Stabilize Exposed Surface M Construction Sequence D Other PART 10 SURFACE WATER SYSTEM D Grass Lined Channel ~ Pipe System D Open Channel ~ Dry Pond ~WetPond D Tank D Vault D Energy Dissapator D Wetland D Brief Description of System Operation i. to e,tf\ -h ()-('\ ~ Remove and Restore Temporary ESC Facimies .12(' Clean and Remove All Silt and Debris ~ Ensure Operation of Permanent FaciMies 0 Rag Limits of NGPES D Other Infiltration Depression Flow Dispersal Method of Analysis ${$UH Compensatiorl!Mitigation of Eliminated Site Storage i'r acility Related Site Limitations Reference Facility Limitation 0 Additional Sheets At1atched PART 11 STRUCTURAL ANALYSIS (May require special structural revieW) D Cast in Place Vault D Other D Retaining Wall D Rockery>4'High D Structural on Steep Slope PART 12 EASEMENTS/TRACTS ~Drainage Easement D Access Easement D Native Growth Protection Easement 1$;l,iract D Other PART.14 SIGNATUREOFPROfESSIDNALENGINEER ·. ·, ·.. · · · . · · · -·. I or a civil engineer under my supervision have visited the srte. AciuaJ site conditions as observed were incorporated into this worksheet and the attatchme-n1s. To the best of my knowled'ge the information provided here is accurate. l/90 II. CORE DRAINAGE REQUIREMENTS 1. Discharge at Natural Location: The site will continue to discharge the stormwater at the northwest property comer, along the natural drainage course to the west. The drainage will be piped to a detention pond/westpond with an outlet to the existing small wetland area in the northwest comer. 2. Off-Site Analysis: An upstream and downstream drainage analysis has been performed and is detailed in section Ill of this report. 3. Runoff Control: This project is providing peak rate runoff control for the 2, 10 and 100 year storm events using a detention pond with an orifice type flow restrictor. 4. Conveyance System: The project will provide conveyance piping for the street drainage and the lot roof downspouts. The piping will be sized to handle the 100 year developed storm event. 5. Erosion and Sedimentation Control Plan: An erosion control plan will be prepared and will be included with the engineering plans. This erosion control system will include silt fencing along the northern and west property lines. where appropriate. construction entrance, seeding & mulching and clearing limits. A sediment pond will not be proposed because the amount of grading on this site is very minimal. 6. Maintenance and Operation: The roads for this site will dedicated to the City and will be maintained by the City. The drainage pond will be private and maintained by the homeowners association. 7. Bonds and Liability: The appropriate bonding and insurance forms will be secured prior to any construction on the site. SPECIAL DRAINAGE REQUIREMENTS There are 12 special drainage requirements that may apply to any project. In this case, none of them apply to this project. iMAP ~ King County Date: 6J'23l2009 Source: King County iMAP • Stormwlda!N' (nttp:/MWW.melrokc..gov/GIS/IMAP) Ill. OFFSITE DRAINAGE A. UPSTREAM DRAINAGE The upstream offsite drainage contribution to this site should be minimal. The west and north property lines are down-gradient from the site and would not have any runoff entering the site from those directions. The south property line is the Benson Hill Elementary School. This school was recently renovated and now includes a drainage system that controls all of the runoff generated on that property. No runoff enters the subject site from the school. The remaining direction is from the east. This is the 1161h Ave. SE ROW. The drainage along this road is contained in front of the school, but not along the subject short plat frontage. The street is relatively flat. but with a low point near the center of the site's frontage, near where the new internal road will be constructed. The runoff from the west half of the existing road pavement appears to sheet flow onto the site, across the gravel shoulder. It is absorbed into the pervious area within the site. The proposed drainage system for the short plat will collect the 116th Ave. SE runoff and pipe it into the drainage pond. B. DOWNSTREAM DRAINAGE The drainage from the site will be discharged from the detention pond in the center of the north property line, through a flow restrictor and then piped to a quarry spoil discharge pad in the existing small wetland in the northwest corner of the site. This wetland will overflow to the west, along the north property line of the adjacent undeveloped property. This property is has many trees and vegetation along this natural flow path. 1. The natural flow path is approx. 250' long and runs along the north property line of the adjacent lot to the west. This flow path is heavily vegetated. A small wetland area appears to be contained within this flow path. There is no well-defined channel for the flow. The lots to the north have rear yards that abut to this flow path. These lots are along SE 1861h St. and are developed. 2. The runoff moves from the vegetated flow path to the north to SE 186th St. The movement of the runoff appears to be sheet flow. There are no visible signs of a conveyance mechanism to transfer the runoff across these lots, from the rear to the front yards. There are several catch basins in the low area along SE 186th St. that would collect the runoff after it passes across the lots. There may also be private drainage collection systems in these yards that are not visible and connect to the catch basins in the street. 3. There are a series of 3 type 1 catch basins along the south side of SE 186th St. These CB's are connected by 12" piping. They are situated in a low dip area of the street. 4. These CB's are piped across the street, to the north, and into a type 1 CB that has a solid, locking lid. This appears to collect the runoff from the CB's in the low dip area of the road. This CB likely discharges to the northwest to a network of CB's along the west side of 1141h Ave. SE, north of SE 186'h St. 5. These CB' s have 12" pipe that runs to the north for approx. 150' to a panhandle driveway for a lot on the north side of l 14'h Ave. SE. There is a CB at the start of this panhandle. The pipe out of this CB runs to the north, under the panhandle driveway and into a CB at the end of the driveway. 6. At the end of this driveway, there is drainage pond facility on the parcel to the west/southwest. The runoff from this CB. and the discussed downstream drainage system, enters this drainage pond. SUMMARY The drainage from the project will be discharged into the on-site wetland in the northwest comer where the existing site runoff is accumulated. However. there is no defined drainage conveyance system to transfer the runoff from this corner to the catch basins in SE 186'h SI. The runoff must pass across or under several existing residential yards. As such, the project drainage pond will be designed to a higher standard than that required by the City Code. The standard design requires matching the 2 year and 10 year storm events. In this case, we will also design for the 100 year storm event. Additionally, the pond will be oversized so that the flow restrictor can significantly reduce the discharge to rates that are less than the pre-developed discharge rates. This should help to mitigate for un- defined downstream drainage system. : 1 H 1c;.H . Pf .. , J . ,.,~-------.--~----------·- I /' I } i ' \ \ \,, \ I ' J I .I ,. i ' I :rt I ' C .. • 0 -' > • " .. • • I ~ IV. PREDEVELOPED DRAINAGE The drainage from the existing site currently sheet flows towards the low area in the center of the northern property line. This area will in turn overflow into the small wetland located at the northwest property corner. This area is characterized by vegetation and trees, both on-site and to the west. There are no drainage improvements on the site. The project drainage area was determined to be the entire property area plus the half ROW along the frontage of 1161h Ave. SE. Since the existing runoff from this half ROW enters the site, it should be considered as part of the project drainage system. The total on-site area is 1 .34 acres. The half ROW frontage area is 0.12 acres. The sum, l .48acres was used as the project drainage area. The existing drainage analysis was performed using the "Waterworks" hydrology software and its summary tables and charts are attached for reference. The methods outlined in the King County Surface Water Drainage Manual were used as guidelines. Following this page are the data sheets used for the computer input data. The computer summary sheets for peak flow and time of concentration calculations are also attached. Below is a brief description of the existing drainage characteristics: Time of concentration: 2 year peak flow: 1 O year peak flow: 100 year peak flow: total area: pervious area: curve number: impervious area: curve number: 26.47 minutes 0.20 CFS 0.41 CFS 0.67 CFS 1.48 acres 1.25 acres 83 (averaged) 0.23 acres 98 (all impervious) !! B. 0 . ---~ --- . . C. . T\M£. OF Cot-...1CE-NTK~-rlo1--.1' . -0----~--_1-l~e~Fr~ ~; F:!:+/ s~ ~~ ~~----·-- L = 2$0', S-[Cf"-= 50? :-'-4-'6'0 1 -=-4.~% z_.:SC, I ~",11~-s--~:+ flow: 0. z.c+-·( D.<2-v\s-e. ~ Tc.;:: 20 ,.,..-1 rr,,\/\ute...s- • ..J ' ----------------------------- n_. ___ --v ·---------+---- ------~----------·-··---------------· ----------- ---------------,--------------------------------------:1 ---------··-·-~------- ,,: ;, ----, .. ------ ______ J·'_ ,: --------~--1 ~ l ~------------------------ 0 ' I . ,I \ .: r; -----.;._~ iii 11: ---'-'1- Jaeger Engineering LAKESIDE SHORT PLAT SBUH HYDROGRAPH ANALYSIS LEVEL POOL ANALYSIS ------===================================---------------------------- BASIN ID: AlO SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : TIME OF CONC ..... : ABSTRACTION COEFF: BASIN SUMMARY NAME: PRE-DEVELOPED, 10 YEAR 1.48 Acres USERl 2.90 inches 10.00 min 26 .47 min 0.20 BASEFLOWS: 0.00 cfs PERVIOUS AREA AREA .. : 1.25 Acres CN .... : 83.00 IMPERVIOUS AREA AREA .. : 0.23 Acres TcReach -Sheet L: 250.00 PEAK RATE: 0.41 cfs VOL: CN .... : 98.00 ns:0.2400 p2yr: 2.00 s:0.0480 0.19 Ac-ft TIME: 480 min BASIN ID: AlOO SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : TIME OF CONC ..... : ABSTRACTION COEFF: NAME: PRE-DEVELOPED, 100 YEAR 1.48 Acres USERl 3.90 inches 10.00 min 26.47 min 0.20 BASEFLOWS: 0.00 cfs PERVIOUS AREA AREA .. : 1.25 Acres CN .... : 83.00 IMPERVIOUS AREA AREA .. : 0.23 Acres TcReach -Sheet L: 250.00 PEAK RATE: 0.67 cfs VOL: CN .... : 98.00 ns:0.2400 p2yr: 2.00 s:0.0480 0.30 Ac-ft TIME: 480 min BASIN ID: A2 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : TIME OF CONC ..... : ABSTRACTION COEFF: NAME: PRE-DEVELOPED, 2 YEAR 1.48 Acres USERl 2.00 inches 10.00 min 26.47 min 0.20 BASEFLOWS: 0.00 cfs PERVIOUS AREA AREA .. : 1.25 Acres CN .... : 83.00 IMPERVIOUS AREA AREA .. : 0.23 Acres TcReach -Sheet L: 250.00 PEAK RATE: 0.20 cfs VOL: CN .... : 98.00 ns:0.2400 p2yr: 2.00 s:0.0480 0.11 Ac-ft TIME: 480 min eF SHEET FLOW CALCULATOR -INITIAL 300 FEET 'Mannings Sheet Flow ..... : 0.2400 'Flow Length (ft) ........ : 250. 00 '2 yr 24 hr rainfall ( in) : 2. 00 'Land Slope (ft/ft) ...... : 0. 0480 COMPUTED TRAVEL TIME (min): 26.47 TYPICAL MANNINGS VALUES FOR INITIAL 300 FT Smooth Surfaces .................................. : 0.011 Fallow Fields of Loose Soil Surface .............. : 0.05 Cultivated Soil with residue cover (S<=0.2 ft/ft): 0.06 Cultivated Soil with residue cover ( s>O. 2 ft/ft) . : 0. 1 7 Short prairie grass and lawns .................... : 0.15 Dense grasses .................................... : O. 24 Bermuda grass .................................... : o. 41 Range (natural) .................................. : O .13 Woods or forest with light underbrush ............ : 0.40 Woods or forest with dense underbrush ............ : 0.80 V. DEVELOPED DRAINAGE The developed project will include the new drainage pond and wetpond. The runoff from the new internal road, the new lot drainage, and the runoff from the half ROW along 116th Ave. SE will be routed into the pond using catch basins and pipes located within the new road. Each new lot will be furnished with a piped drainage stub that will be connected to the street drainage system or piped directly into the pond. The project drainage area used to calculate the flows were the same as those areas used in the predeveloped drainage calculations. The detention pond was sized to meet the performance criteria established by the City of Renton standards. This criteria is that the pond can only release at a rate not to exceed the 2 year predeveloped peak flow while retaining the 2 year developed peak flow. This is the same for the 1 O year and 100 year peak flows. A 30% additional volume factor of safety is added to the detention pond design volume that was calculated for the 2 year and 10 year storms. The 100 year storm volume is not subject to the additional volume factor. The drainage tract does not have the area available for a biofiltration swale. Thus, a wetpond will be used to meet the water quality standards. The wetpond will utilize the detention pond and will provide the required dead storage below the detention live storage. The volume for the dead storage will equal the volume of the water quality design storm, the 6 mos. storm. Per the King County Manual, the 6 mos. storm is calculated using 1 /3 of the 2 year storm isopluvial. Similar to the existing condition. the SBUH hydrograph method was used to determine the peak flows for the various storm events. A level pool analysis was performed to evaluate the pond performance during the various required scenarios. The computer data sheets for the developed flows follow this page as well as the works sheets and the time of concentration calculations. A brief summary of the developed drainage characteristics are: time of concentration: 2 year peak flow: 10 year peak flow: l 00 year peak flow: total area: pervious area: curve number: impervious area: 10.0 minutes 0.54CFS 0.85 CFS 1.21 CFS 1.48 acres 0.49 acres 86 0.99 acres, curve number: 98 ... ..i 1! ul G ~ 0 I' i5 •I ,= 15 .. < , .. ~,0,-C:W (fwJ -~ Ka),,,,GCf ,~ -....., 1roN w 'Jla)f ~ "'* wnvs lit ONl~33NION3 ~ • ,r ~---L ____ _J I I J I / SJ01 6 J Y1d JI/OHS GIi 3fJIS3W1 -~ f'. t -o,·.···· \'" . --·----- e. D ,:,1· '' ' ' ,,, '!,: ' LAK.E S1DE --·------- -. C?s?./ELDPE-b f)AAIN~ ------·-------------- _ _ _____ 'Cf_v ELO f'e.P r' E-f,-je... fL()L..) s: [ , 2 ___ "1.~ · -=: 0, 54--q: 5 -o--'2--IQ'f", = 0, W CFS ~~ 3 __ JQQ__~_c: --~-\,2l CFS ____ _ (;: --T.SDfLU\/if\-LS \. 2..-'i"'. ~ 2. j l'.) ,,,... ; ;. I v D 'i,r< Jaeger Engineering LAKESIDE SHORT PLAT SBUH HYDROGRAPH ANALYSIS LEVEL POOL ANALYSIS =--------========-===================----====---------------------==- BASIN ID: B10 SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : TIME OF CONC ..... : ABSTRACTION COEFF: BASIN SUMMARY NAME: DEVELOPED, 10 YEAR 1.48 Acres USERl 2.90 inches 10.00 min 10.00 min 0.20 BASEFLOWS: 0.00 cfs PERVIOUS AREA AREA .. : 0.49 Acres CN .... : 86. 00 IMPERVIOUS AREA AREA .. : 0.99 Acres CN .... : 98.00 PEAK RATE: 0.85 cfs VOL: 0.28 Ac-ft TIME: 480 min BASIN ID: BlOO SBUH METHODOLOGY NAME: DEVELOPED, 100 YEAR TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : TIME OF CONC ..... : ABSTRACTION COEFF: 1.48 Acres USERl 3.90 inches 10.00 min 10.00 min 0.20 PEAK RATE: 1. 21 cfs VOL: 0.40 BASEFLOWS: 0.00 cfs PERVIOUS AREA AREA .. : 0.49 Acres CN .... : 86.00 IMPERVIOUS AREA AREA .. : 0.99 Acres CN .... : 98.00 Ac-ft TIME: 480 min BASIN ID: B2 SBUH METHODOLOGY NAME: DEVELOPED, 2 YEAR TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : TIME OF CONC ..... : ABSTRACTION COEFF: 1.48 Acres USER1 2.00 inches 10. 00 min 10.00 min 0.20 PEAK RATE: 0.54 cfs VOL: 0.18 BASEFLOWS: 0.00 cfs PERVIOUS AREA AREA .. : 0.49 Acres CN .... : 86.00 IMPERVIOUS AREA AREA .. : 0.99 Acres CN .... : 98. 00 Ac-ft TIME: 480 min SBUH HYDROGRAPH ANALYSIS LEVEL POOL ANALYSIS Jaeger Engineering LAKESIDE SHORT PLAT --------------------------------------------------------------------- STORAGE STRUCTURE LIST TRAPEZOIDAL BASIN ID No. 1 Description: DETENTION POND Length: 36.00 ft. Width: 18.00 ft. Side Slope 1: 2 Side Slope 3: 2 Side Slope 2: 2 Side Slope 4: 2 Infiltration Rate: 0.00 in/hr TRAPEZOIDAL BASIN STORAGE STRUCTURE ID: 1 Name: DETENTION POND Length .......... : Length Sslope 1: Length Sslope 2: Infiltration Rate .. : Starting Elevation.: Max Elev of Basin .. : Stage-Ste Increment: Structure Vol (cf).: Ac-ft. : 36.00 2.00 2.00 0.00 484.00 490.00 0.10 8928.00 0. 20 Width .......... : Width Sslope 3: Width Sslope 4: 18.00 2.00 2.00 ,)'; ./A _, ..... J .,,, . . - . . "' Jaeger Engineering LAKESIDE SHORT PLAT SBUH HYDROGRAPH ANALYSIS LEVEL POOL ANALYSIS DISCHARGE-STRUCTURE LIST MULTIPLE ORIFICE ID No. 1 Description: FLOW RESTRICTOR Outlet Elev: 483.00 Elev: 481.00 ft Orifice Diameter: Elev: 486.10 ft Orifice 2 Diameter: o MULTIPLE ORIFICE 0 DISCHARGE STRUCTURE ID: 1 0 1.5000 in. 2.0000 in. 0 Name: FLOW RESTRICTOR 0 Peak Dsgn Release Rate: 0 0rifice Coefficient ... : 0 Lowest Orifice Dia (in) .. : 0 hl: Outlet to 2nd Orifice: 0 Second Orifice Dia (in) .. : 0 h2: 2nd to 3rd Orifice ... : 0 Third Orifice Dia (in) .. : 0 h3: 3rd to 4th Orifice ... : ~Fourth Orifice Dia (in) .. : 0 h4: 4th to 5th Orifice ... : 0 Top Orifice Dia (in) .. : 0.20 cfs 0.62 Orif /flow/elev 0 1. 50 3.10 2.00 0.00 0.00 0.00 0.00 0.00 0.00 0 Elevation of Lowest Orifice .... : 0 0utlet Elevation ............... : 0 Max Elev Above Outlet .......... : 0 Stage-Disch Increment .......... : 0 481.00 483.00 490.00 0.10 Dia (in)/cfs/ ft 1.50 0.16 cfs 486.10 ft 0.85 0.04 cfs '· Jaeger Engineering LAKESIDE SHORT PLAT SBUH HYDROGRAPH ANALYSIS LEVEL POOL ANALYSIS ===================================================================== LEVEL POOL TABLE SUMMARY MATCH INFLOW ST DI <-PEAK-> STORAGE <--------DESCRIPTION---------> (cfs) (cfs) id id <-STAGE> id VOL (cf) ======================================================================= 2 YEAR ...................... . 0.20 0.41 0.67 0.54 1 1 0.85 1 1 1.21 1 1 4?6.05 11 1833.24 10 YEAR ..................... . 486.90 12 487.97 13 100 YEAR .................... . DESCRIPTION ROUTING COMPARISON TABLE MATCH INFLOW STO DIS PEAK PEAK PEAK No. No. STG '---....-..-' PEAK OUT OUT HYD ----------------------------=====================-================= 2 YEAR 10 YEAR 100 YEAR \J D \ u "'-9- 0.20 0.41 0.67 0.54 0.85 1.21 1 1 1 1 486.05 0.11 11 1 486.90 0.22 12 1 ~ 0.28 13 4e,e,. 0 U>f I oo '(eµ.r e ~ _t __ :. @is .4 er) lf:=-'-IE.L. -Poo1..._ P.,NPrL"'{S1S" SuMN\~'( Pro" lc:Q.eJ: 4-ro<a.o (wf)= L?o<x-?S1.::: ZJD'D~ 't<c>4. O ( bo lfv0 "' 44 r x I 'i 1 =-8 3~ Sf" (!100;__~~~') 4 1 ckf = @2 c_f) P1<6> D~· Dt:SJ. f'o1o.1D SBUH HYDROGRAPH ANALYSIS LEVEL POOL ANALYSIS Jaeger Engineering LAKESIDE SHORT PLAT -----=====================================-------------------------== HYDROGRAPH SUMMARY PEAK TIME VOLUME HYD RUNOFF OF OF Contrib NUM RATE PEAK HYDRO Area cfs min. cf-AcFt Acres --------------------------------------------- 0.200 480 4636 cf 1.48 0.409 480 8429 cf 1.48 0.669 480 13041 cf 1.48 4 0.540 480 7887 cf 1.48 5 0.853 480 12396 cf 1.48 6 1. 209 480 17540 cf 1.48 11 0.107 780 7895 cf I.48 12 0.218 550 12414 cf 1.48 D1SC+\'· 13 0.285 570 17542 cf 1. 48 SBUH HYDROGRAPH ANALYSIS WATER QUALITY HYDROGRAPH Jaeger Engineering LAKESIDE SHORT PLAT ===================================================================== BASIN ID: BWQ SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : TIME OF CONC ..... : ABSTRACTION COEFF: BASIN SUMMARY NAME: WATER QUALITY 1/3 2 YR 1.48 Acres USERl 0.66 inches 10.00 min 10.00 min 0.20 BASEFLOWS: 0.00 cfs PERVIOUS AREA AREA .. : 0.49 Acres CN .... : 86. 00 IMPERVIOUS AREA AREA .. : 0.99 Acres CN .... : 98. 00 PEAK RATE: 0.12 cfs VOL: 0.04 c-ft TIME: 480 min B) y~~ R~1r-ec:P · /% of "t-r-bu~ ~ ~4~0( Sf ~ -h--1.~ ~ ,,. /, 40 Pie..-:: ~u,reJ '0 I ( (o't4t51) ;-{o44',01 'Sr ~ ~ SU~ o..r..e.o.. prcvthl· @ I I 03Co ..51:::: 44 Is:-\ 9 :: ---~ . .; --, ....... .... -=':~:::. .. - ~ . .:: .. -" ·- STORKlfATER KMAGEM!:NT MANUAL 1'0R THE PUCJ:T SOUND BASIN ' . . Table III-1. 3 (Publi•h•d by scs in 1982) scs We•t•rn Wa•hinqton Runoff Curv• Nlllllher• Runoff curve number• for ••l•ctad agricultural, auburban and urban land u•e for Type 1A rainfall di•tribution, 24-hour •torm duration. -LAND USE DESCRIPTION CURVE NUMBERS BY HYDROLOCIC SOIL CROUP A B C D . Cultivated land!lls winter condition 86 91 94 95 Mountain o.,.n area•• low orowino bru•h 5 ora•aland• 74 82 89 92 Meadow or pa•tures 65 78 85 89 Wood or fore•t lands undhturbad 42 64 76 81 Wood.or fore•t lands young •econd growth or bruah 55 72 81 86 orchard, with covar croo 81 88 92 94 Open •pace•, lawn•, parka, golf cour•••, cemeteriea, land•caping. Cood condition: gr••• cover on ~75\ of the 68 BO 86 90 area Fair condition: gra•• cover on 50-75\ of 77 BS 90 92 the area Gravel road•, parking lot•• 76 85 89 91 Dirt road• , parking lot•: 72 82 87 89 Imperviou• eurfaceB, pavement, roof• etc. 98 98 98 98 nn..n water bodi••• lake•, wetland•, nnnda etc. 100 100 100 100 Single family reaidential(2): Dwelling Unit/Cro•• Acre \Imperviou• (3) Separate curve number 1.0 DU/GA 15 shall be •elected for l. 5 DU/GA 20 pervioua , imperviou• 2.0 DU/GA 25 portion• of the Bite 2.5 DU/GA 30 or-basin 3.0 DU/CA ... ·-34 3.5 DU/CA 38 4.0 DU/CA 42 4.5 DU/GA 46 s.o DU/CA 48 5.5 DU/GA 50 6.0 DU/CA 52 6.5 DU/GA 54 7.0 DU/GA 56 PUD'e, condo•, apartment•, 'II impervious - conmercial buainesaea ' muat be indu•trial area• computed ( l) ( 2) (3) For a more detailed description of agricultural land use curve number• refer to National Engineering Handbook, Sec. 4, Hydrology, Chapter 9, August 1972. Aaaumea roof and driveway runoff ia directed into street/storm syatem. The remaining parvioua areas (lawn) are considered to be in good condition for theee curve numbers~ III-1-12 FEBRUARY, 1992 GEOTECh CONSULTANTS. INC. Lakeside Real Estate Investments 3520 South 198th Street Seatac. Washington 98188 Attention: Michael Nguyen and Yvonne Bui ,r·•, . lY256 ~onhca~t 20th Street. Suite 16 Bcllcvut::. Wa~hington 98005 (42:'i) 747-)618 rAX 1425) 747-8561 ._,i~)I Of Pian _ Rento June 19, 2009 nmg D· . fJ 11,;, . 810n JN 09120 )UJ • 2 9 '•o " ii/0!} I~ J;if: IA ff:: "'° ~is;;~ 'w IE ft)) via email Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Short Plat 18621 -116th Avenue Southeast Renton, Washington Dear Mr. Nguyen and Ms. Bui: We are pleased to present this geotechnical engineering report for the proposed short plat to be constructed in Renton. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, and pavements. This work was authorized by your acceptance of our proposal, P-7798, dated May 29, 2009. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. cc: Cramer N.W. JMJ/MRM jyb Respectfully submitted, GEOTECH CONSULTANTS, INC. Marc R McGinnis, P.E. Principal GEOTECH CONSULTANTS, INC GEOTECHNICAL ENGINEERING STUDY Proposed Short Plat 18621 -116th Avenue Southeast Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed short plat to be located in Renton, Washington. Development of the property is in the planning stage, and detailed plans were not made available to us. The plat plan provided to us showed site topography and the proposed configuration of eight potential lots. Based on this information, we anticipate that the existing house and outbuilding will be removed, a new road constructed east to west at approximately the midline of the property, and a new single-family residence constructed in each new lot Information regarding final grades and actual house designs had not yet been completed. If storm detention is needed, it would possibly be located on the proposed northwestern lot, or under the new road. There is a 25-foot wetland buffer indicated at the northwest site corner, along the north sides of two proposed lots. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site. The rectangular-shaped lot has 195 feet of road frontage along 116th Avenue Southeast and a depth of approximately 301 feet It is neighbored to the south by Benson Hill Elementary School and to the north, east, and west by single-family residences. None of the residences is directly adjacent to the subject site. The residences to the north are on relatively small lots, while the houses to the west and east are on small-acreage lots. Site topography consists of mostly gentle slopes that decline toward the center of the site. Exceptions to this include a steep slope that declines steeply to very steeply over a height of approximately 10 feet to the wetland in the northwestern site corner, and a 6-foot soil berm that has been mounded along the east side of the property for landscape purposes. The short slope in the northwestern corner of the property is inconsistent with the gentle to moderate natural topography of the surrounding area, and has obviously been created by previous grading. We saw no signs of recent instability on the northwestern slope at the time of our site visits. The subject site is currently developed with a single family residence on its eastern side with an asphalt driveway running in front of the residence, and a detached garage situated at the south- central portion of the property. The central backyard is mostly gently sloping grass with a few trees. The site perimeter is overgrown with blackberry vines and numerous medium-sized deciduous trees. The area around the residence has more formal landscaping. GEOTECH CONSULTANTS, INC. Lakeside Real Estate Investments June 19, 2009 SUBSURFACE JN 09120 Page 2 The subsurface conditions of the property were explored by excavating eight test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The test pits were excavated on June 8, 2009 with a rubber-tired backhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 6. Soil Conditions Our explorations encountered up to 7-feet of fill soils overlying the native soils. The native soils typically consisted of one-half to one foot of topsoil overlying loose to medium-dense weathered silty sand with gravel that became dense and unweathered approximately 2 to 3 feet below the topsoil layer. This dense, silty sand with gravel has been compressed under the weight of glacial ice, and is commonly referred to as glacial till. We have commonly found similar weathered and glacial till soils on other sites in the vicinity. Overlying the native, glacial deposits in most of the test location were loose, silty sand fill soils as follows 7 feet in TP-1 at the northwest portion of the site, 4.5 feet in TP-2 at the southwest, 2 feet in TP-3 at the north-central, 1 to 1. 5 feet in TP-3 and TP-4 at the center, 1 foot in TP-7 at the northeast, and 3 feet in TP-8 at the southeast. The results of TP-1 confirm that the steep slope in the northwest corner of the property was created by previous grading. Test pit TP-4 encountered gravel from the old septic drainfield and was terminated close to the ground surface. No obstructions were revealed by our explorations. However, debris, buried utilities, and old foundation and slab elements are commonly encountered on sites that have had previous development. Although our explorations did not encounter cobbles or boulders, they are often found in soils that have been deposited by glaciers or fast-moving water. Groundwater Conditions Perched groundwater seepage was observed at a depth of 4 to 7 feet in test pits TP-5 and TP-8. The test pits were conducted following a relatively wet fall and winter, but were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. It should be noted that groundwater levels vary seasonally with rainfall and other factors. It is typical to find at least localized seepage perched on top of low permeability glacial till soils following extended wet weather. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information GEOTECH CONSULTANTS, INC. Lakeside Real Estate Investments June 19, 2009 JN 09120 Page 3 only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are interpretive descriptions based on the conditions observed during excavation. The compaction of test pit backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test pits conducted for this study encountered up to 7 feet of loose, silty sand fill soils overlying native soils, though fill depths were typically on the order of 1 to 3 feet. The native soils typically consisted of one-half to one foot of topsoil overlying loose to medium-dense weathered silty sand with gravel that became dense and unweathered approximately 2 to 3 feet below the topsoil layer. Single-family residences may be supported on conventional foundations bearing on the medium- dense or dense, native silty sand, or on structural fill placed above this competent, native soil. No foundations, slabs or other settlement-sensitive elements should bear over the existing fill soils. In areas of deeper fill soils, particularly the northwest site corner, basements should be considered to reduce the amount of overexcavation needed to reach bearing soils. Adjacent to the steep northwest slope, structures should bear directly on dense, native soils as discussed below. The steep slope at the northwest corner of the property was created during previous grading activities and consists mostly of loose, silty sand fill soils. This slope is currently at, or near, its angle of repose, particularly near the toe of the slope. Depending on conditions at the base of the slope, future undercutting is possible from water flowing in the wetland area which could decrease the stability of the slope. This and continued weathering of the surface of the slope create the potential for some movement of the slope. If allowed by the building department, this slope's stability could be increased by grading it back to an inclination of no more than 2.5: 1 (Horizontal:Vertical), and installing large rock at the toe of the slope for scour resistance. If this slope cannot be modified to increase its stability, we recommend that all structures be set back a minimum of 15 feet from the top of the slope, and bear directly on the dense glacial till. In that way, any future soil movement on the steep slope would not adversely impact structures. Additionally, it would be important to not place any more fill in the area above, and on, the steep slope, in order to avoid reducing its stability further. If storm water detention for the site is needed in the northwest portion of the site, a detention pond should not be used; rather a detention vault bearing on the glacial till soils would be appropriate. If the northwest slope is not stabilized, any outlet for the storm system that extends down the northwest slope should be installed with as limited disturbance to the slope as possible. This would require a relatively narrow and shallow trench, or installing the pipe on the surface of the slope. Also, setting catch basins or other control structures near the top of the steep slope should be avoided, as they could settle or shift due to soil movement. GEOTECH CONSULTANTS, INC. Lakeside Real Estate Investments June 19, 2009 JN 09120 Page4 A significant geotechnical consideration for development of this site is the overly moist to wet condition of the silty soils. Based on our observations, and the results of our laboratory tests, the moisture contents of the on-site soils are generally 10 or more percent above the optimum moisture content necessary for the required structural fill compaction. These fine-grained, silty soils are sensitive to moisture, which makes them impossible to adequately compact when they have moisture contents even 2 to 3 percent above their optimum moisture content. The reuse of these soils as structural fill to level the site will be difficult and only possible during hot, dry weather. Aeration of each loose lift of soil will be required to dry it before the lift is compacted. Alternatively, the soil could be chemically dried by adding lime, kiln dust, or cement, provided this is allowed by responsible building department. Regardless of the method of drying, the earthwork process will be slowed dramatically, and we have typically found that having to dry soil before compaction is not efficient in small areas, such as beneath foundations and behind retaining walls. The earthwork contractor must be prepared to rework areas that don't achieve proper compaction due to high moisture content. Utility trench backfill in structural areas, such as pavements, must also be dried before it can be adequately compacted. Improper compaction of backfill in utility trenches and around control structures is a common reason for pavement distress and failures. Imported granular fill will be needed wherever it is not possible to dry the on-site soils sufficiently before compaction. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. We anticipate that a silt fence will be needed around the downslope sides of any cleared areas. Rocked construction access roads should be extended into the site to reduce the amount of soil or mud carried off the property by trucks and equipment. Wherever possible, these roads should follow the alignment of planned pavements, and trucks should not be allowed to drive off of the rock-covered areas. Depending on the construction sequencing, it would be prudent to clear only the areas that will be immediately worked. Installing the road and storm system early in the project is often beneficial, as it reduces erosion problems substantially. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. GEOTECH CONSULTANTS, INC. Lakeside Real Estate Investments June 19, 2009 JN 09120 Page 5 We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations, SEISMIC CONSIDERA T/ONS In accordance with Table 1613.5,2 of the 2006 International Building Code (!BC), the site soil profile within 100 feet of the ground surface is best represented by Site Class Type C (Very Dense Soil and Soft Rock). As noted in the USGS website, the mapped spectral acceleration value for a 0,2 second (S,) and 1 O second period (S1) equals 1.36g and 0.46g, respectively. The dense soils that will support the new structures are not susceptible to seismic liquefaction. CONVENTIONAL FOUNDATIONS The proposed structures can be supported on conventional continuous and spread footings bearing on undisturbed, medium-dense and dense, native silty sand or on structural fill placed above this competent native soil. See the section entitled General Earthwork and Structural Fill for recommendations regarding the placement and compaction of structural fill beneath structures. Adequate compaction of structural fill should be verified with frequent density testing during fill placement. Prior to placing structural fill beneath foundations, the excavation should be observed by the geotechnical engineer to document that adequate bearing soils have been exposed. We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively. Exterior footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface for protection against frost and erosion. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Depending on the final site grades, overexcavation may be required below the footings to expose competent native soil. Unless lean concrete is used to fill an overexcavated hole, the overexcavation must be at least as wide at the bottom as the sum of the depth of the overexcavation and the footing width. For example, an overexcavation extending 2 feet below the bottom of a 2-foot-wide footing must be at least 4 feet wide at the base of the excavation. If lean concrete is used, the overexcavation need only extend 6 inches beyond the edges of the footing. An allowable bearing pressure of 2,500 pounds per square foot (psf) is appropriate for footings supported on medium-dense and silty sand or structural fill placed above this competent native soil. A bearing pressure of 5,000 psi can be used for the design of detention vault or retaining wall footings bearing directly on dense glacial till at least 5 feet below the existing ground surface. A one-third increase in these design bearing pressures may be used when considering short-term wind or seismic loads. For the above design criteria, it is anticipated that the total post-construction settlement of footings founded on competent native soil, or on structural fill up to 5 feet in thickness, will be about one-half inch, with differential settlements on the order of one-quarter inch in a distance of 50 feet along a continuous footing with a uniform load. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. GEOTECH CONSULTANTS, INC Lakeside Real Estate Investments June 19, 2009 JN 09120 Page 6 We recommend using the following ultimate values for the foundation's resistance to lateral loading: Coefficient of Friction 0.45 Passive Earth Pressure 350 pcf Where: {i) pcf is pounds per cubic foot, and (ii) passive earth pressure is computed using the equivalent fluid density. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. PERMANENT FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: Active Earth Pressure • 35 pcf Passive Earth Pressure 350 pcf Coefficient of Friction 0.45 Soil Unit Weight 135 pcf Where: (i) pcf is pounds per cubic foot, and (ii) active and passive earth pressures are computed using the equivalent fluid pressures. * For a restrained wall that cannot deflect at least 0.002 times its height, a uniform lateral pressure equal to 10 psf times the height of the wall should be added to the above active equivalent fluid pressure. The values given above are to be used to design only permanent foundation and retaining walls that are to be backfilled, such as conventional walls constructed of reinforced concrete or masonry. It is not appropriate to use the above earth pressures and soil unit weight to back-calculate soil strength parameters for design of other types of retaining walls, such as soldier pile, reinforced earth, modular or soil nail walls. We can assist with design of these types of walls, if desired. The passive pressure given is appropriate for the depth of level structural fill placed in front of a retaining or foundation wall only. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1. 5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls. GEOTECH CONSULTANTS, INC. Lakeside Real Estate Investments June 19, 2009 JN 09120 Page 7 This is intended to reduce the amount of cracking that can occur where a wall is restrained by a corner. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. Retaining Wall Backfill Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. The on-site soils have a high silt content, and are not free-draining. If the on-site soils can be dried enough to adequately compact as wall backfill, a minimum 12-inch width of free-draining gravel should be placed against the walls for vertical drainage down to the footing drain. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. It is critical that the wall backfill be placed in lifts and be properly compacted, in order for the above-recommended design earth pressures to be appropriate. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. The section entitled General Earthwork and Structural Fill contains additional recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls, or to prevent the formation of mold, mildew or fungi in interior spaces. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. There are a variety of different waterproofing materials and systems, which should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining GEOTECH CONSULTANTS, INC. Lakeside Real Estate Investments June 19, 2009 JN 09120 Page 8 walls. We recommend that you contact a specialty consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. SLABS-ON-GRADE The building floors can be constructed as slabs-on-grade atop non-organic native soils, or on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. This can affect moisture-sensitive flooring. cause imperfections or damage to the slab, or simply allow excessive water vapor into the space above the slab. All interior slabs-on-grade should be underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No. 4 sieve) of no more than 10 percent. Where basements are utilized, a minimal underslab drainage system should be included to capture any groundwater that may bypass the perimeter footing drains. Such an underslab system would consist of at least 6 inches of gravel, in which perforated pipes would be buried on 20-to 25-foot spacing. These pipes can be laid essentially level, and be tied into the perimeter footing drain system. As noted by the American Concrete Institute (AC!) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. AC! also notes that vapor retarders, such as 6-mil plastic sheeting, have been used in the past, but are now recommending a minimum 10-mil thickness. A vapor retarder is defined as a material with a permeance of less than 0.3 perms, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where vapor retarders are used under slabs, their edges should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by AC!, is a product with a water transmission rate of 0.01 perms when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. DRAINAGE CONSIDERA T/ONS Foundation drains should be used where (1) crawl spaces or basements will be below a structure, (2) a slab is below the outside grade, or (3) the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). The potential need for underslab drainage is discussed in the previous section. At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 8. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. GEOTECH CONSULTANTS, INC. Lakeside Real Estate Investments June 19. 2009 JN 09120 Page 9 As a minimum. a vapor retarder, as defined in the Slabs-On-Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an outlet drain is recommended for all crawl spaces to prevent a build up of any water that may bypass the footing drains. Groundwater was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations. slabs, or pavements are to be constructed. Final site grading in areas adjacent to a building should slope away at least 2 percent. except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. Water from roof, storm water, and foundation drains should not be discharged onto slopes; it should be tightlined to a suitable outfall located away from any slopes. PAVEMENT AREAS The pavement section may be supported on competent, non-organic native soil, structural fill or on existing fill compacted to a 95 percent density. Because the site soils are silty and moisture sensitive, we recommend that the pavement subgrade be in a stable. non-yielding condition at the time of paving. Granular structural fill or geotextile fabric may be needed to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in the section entitled General Earthwork and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt-treated base (ATB). We recommend providing heavily loaded areas, such as the new roadway, with 3 inches of AC over 6 inches of CRB or 4 inches of ATB. Increased maintenance and more frequent repairs should be expected if thinner pavement sections are used. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil. and other deleterious material. It is important that existing foundations be removed before site development. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs GEOTECH CONSULTANTS, INC. Lakeside Real Estate lnves,ments June 19, 2009 JN 09120 Page 1 O to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: Use of On-Site Soil Beneath footings, slabs 95% oiwalkwa s Filled slopes and behind 90% retainin walls 95% for upper 12 inches of Beneath pavements subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum di)' density, as determined in accordance with ASTM Test Designation D 1557-91 (Modified Proctor). If grading activities take place during wet weather, or when the silty, on-site soil is wet, site preparation costs may be higher because of delays due to rain and the potential need to import granular fill. The on-site soil is generally silty and therefore moisture sensitive. Grading operations will be difficult during wet weather, or when the moisture content of this soil exceeds the optimum moisture content. The moisture content of the silty, on-site soil must be at, or near, the optimum moisture content, as the soil cannot be consistently compacted to the required density when the moisture content is significantly greater than optimum. The moisture content of the on-site soil was generally 10 percent, or more, above the estimated optimum moisture content at the time of our explorations. The use of the underlying site soils will be difficult and are only possible if grading operations are conducted during hot, dry weather, when drying the wetter soil by aeration is possible. During excessively dry weather, however, it may be necessary to add water to achieve the optimum moisture content. Moisture-sensitive soil may also be susceptible to excessive softening and "pumping" from construction equipment, or even foot traffic, when the moisture content is greater than the optimum moisture content. It may be beneficial to protect subgrades with a layer of imported sand or crushed rock to limit disturbance from traffic. The General section should also be reviewed for considerations related to the reuse of on-site soils. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with GEOTECH CONSULTANTS. INC Lakeside Real Estate Investments June 19, 2009 JN 09120 Page 11 a silt or clay content of no more than 5 percent The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Lakeside Real Estate Investments, and its representatives, for specific application to this project and site. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold. bacteria, mildew and fungi in either the existing or proposed site development. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The following plates are attached to complete this report: Plate 1 Vicinity Map GEOTECH CONSULTANTS, INC. Lakeside Real Estate lnves .... ents June 19. 2009 Plate 2 Plates 3 -6 Plate 7 Plate 8 Site Exploration Plan Test Pit Logs Grain-Size Analysis Typical Footing Drain Detail JN 09120 Page 12 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. JMJ/MRM jyb Respectfully submitted, GEOTECH CONSULTANTS, INC. ~~ Jeffrey M. Johnson Geotechnical Engineer Marc R. McGinnis, P.E. Principal GEOTECH CONSULTANTS, INC. _,, i ' ,. : I SE 1111I+l.llT , , SE 181ST<ST i , . SE 111l!ND'S'T ~ ~ r _-, __ ·-.. ___ _ "---,__ 1 {) '--, __ ) r.::~ ,HJ ----=---__ _:: ' __ . .--..._ __ · .. \ ( -....... GEOTECH CONSULTANTS, INC. ,,...~t~-~,-~--- ·-.... , / ., ·----·· ;if~}:~~{t SE181STST~1illll!IOJ ':'./ \ -, SE 1El!!TI! ST Cl (Source: King County Assessor, 2004) VICINITY MAP 18621 -116th Avenue Southeast Renton, Washington 'Job No: 09120 I Date: I June 2009 'Plate: -~-=--•---~ N ··-··-··-r-··-··-··, -. __ ,, r--•. -•• -··-•• -•• -•• • • -•• -•• -•• TP-2 !:iii -··--·-··-··-··-··-··-··-··-··-··-··-··-··- Existing Garage TP-6 !:iii -··-··-··-··-··-··-"-··-··-··-··-··-··-··-··-· TP-5 !:iii TP-4 !:iii '"··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-·· .. TP-8 [;ii !:iii \ ' TP-1 \ I I I I 'N : U} : :e I~ I <l> I :, ', 0- 1 " \~ ' "' I -I I ' ' ', "' ....... )--.... __ J / / / / / / / / _,/ TP-3 / !:iii ··-··-··-··-··-··-··-··-··-··-··-··- Existing Residence !:iii TP-7 . -. ·-.. -. ·-.. -.. -.. -.. -.. -.. -.. -.. -. ·-·. -··-.. -··-.. _. 116th Avenue Southeast GEOTECH CONSULTAJ\'TS, INC. 1"""'~~~-"'1'1"'y--e'l""'·-=-""""'"'"""""" ....... SITE EXPLORATION PLAN 18621 -116th Avenue Southeast Renton, Washington Job No: Date: Plate: 09120 June 2009 No Scale 2 ., \ ,0 01~ TEST PIT 1 ~ '-" \, \. ' ·,j, f-\,0 ;s-+o '-01'(} ~0 00 \/l (}<:-o../P 00 Description -FILL Gray-brown silty SAND with gravel, fine-to medium-grained, moist, loose (FILL) .. .. .. 9.8% 5 -.. -Toosoil -1:1 ; 11.+i1 Orange-brown silty SAND with gravel, fine-to medium-grained, moist, loose -:1~1 to medium-dense 10 -' : SM -becomes medium-dense -: 1iiiij'T'jj1 -becomes gray-brown, medium-dense to dense (Sandy Glacial Till) -I r!1 1ld1 -i :i: :i:i: -becomes very moist to wet 111111111 -* Test Pit was terminated at 14 feet on June 8, 2009. 15-* No groundwater seepage was observed during excavation. \ ,0 ~\~ TEST PIT 2 ~-.,,<>'" 0'-\,0' ;s-+o~ '-01'0 ~e, 00 <;P'i 000 o.,o9 00 Description FILI Gray-brown silty SAND with gravel, fine-to medium-grained, moist, -loose (FLL) ---,-' nd 5 -'I'' :1 Orange-brown silty SAND with gravel, fine-to medium-grained, very moist, .. ·:i:1 ,, :1 loose to medium-dense (Weathered Glacial Till) .. : SM :I -becomes gray-brown, dense (Glacial Till) .. ~11 .. ,1i1,1i1r II -becomes cemented, very dense 11t1111 r 11 10 -111111,111 -* Test Pit was terminated at 10 feet on June 8, 2009. -* No groundwater seepage was observed during excavation. -- 15- ~II TEST PIT LOG GEOTECH 18621 -116th Avenue SE CONSULTANTS, INC. Renton, Washington i 1 ' Job I Date: I Logged by: I Plate: ~ / 09120 June 2009 JMJ 3 \ {C ~~\ TEST PIT 3 ~· . 0\v '"\, \,e} ?S" ~o' \c .s,oc ,,_0 cS' <:;Jc</ co'>' c:.,tP ,f;, Description -FILL Gray-brown silty SAND with gravel, fine-to medium-grained, moist, loose IF/LLI ... IODSOil ... 204% ll"'l'll urange-orown silty 'w1tn gravel, line-to mernum-grainea, very moist, ,1il11,1 " ... 1::1:::,::: loose to medium-dense (Weathered Glacial Till) 5 -111111111 -becomes gray-brown, cemented, very dense (Glacial Till) '!' ' ,I ... : SM: -I> 1' 11 111111111 -111,111111 (Irr T Ill -1111111:1.1 :::::!:1: 10 -J '1''111:1: , , 'I', 'I' -11,!11111 11ll111 -11111111 :1:111,,111 ,,I ' --* Test Pit was terminated at 13 feet on June 8, 2009. 15 -* No groundwater seepage was observed during excavation. \ {0 ~\;\ TEST PIT 4 ~· . ~\" «-\(i,\ ?S" ~o'" \"' :;,.oc ,,_0 0S <;,0</ co'>' 'l '\(J> \jg Description I Sentic field ... * Test Pit was terminated at 1 foot due to Septic Field on June 8, 2009 . ... * No groundwater seepage was observed during excavation . ... - 5 -----10 ----- 15- ~ii TEST PIT LOG GEOTECH 18621 -116th Avenue SE CONSULTANTS, INC. Renton, Washington ~ '-Job I Date: I Logged by: I Plate: I ~-09120 June 2009 JMJ 4 ; 5 10 15 5 10 15 18.8% 15.6% ~i, FILL TEST PIT 5 Description rown s1 ty ine-to me 1um-gra1ne , mo1s , loose FILL Orange-brown silty SAND with gravel, fine-to medium-grained, very moist, loose -becomes gray-brown, mottled with orange, very moist to wet, medium-dense -becomes gray-brown, very moist, dense (Glacial Till) • Test Pit was terminated at 8 feet on June 8, 2009. • Slight perched groundwater seepage, between 4 to 5 feet, was observed during excavation. • Slight caving between 4 to 5 feet, was observed during excavation. TEST PIT 6 Description Gray-brown mottled with orange silty SAND with gravel, fine-to medium-grained, moist, medium-dense (Glacial Till) -becomes tan-brown, dense -becomes gray-brown, cemented, very dense * Test Pit was terminated at 5.5 feet on June 8, 2009. * No groundwater seepage was observed during excavation. GEOTECH CONSULTANTS, INC. ~~-!tlo!!o~ ~'?~~---!Job D9l?Q TEST PIT LOG 18621 -116th Avenue SE Renton, Washington I Date: I Logged by: I Plate: !I 1ne 2DD9 ,JM:I 5 , 5 10 15 5 10 22.2% ~i:1 FILL I 11 i'11111 11111111 TEST PIT 7 Description o me 1um-gra1ne , very moist, Topsoil Orange-brown silty SAND with gravel, fine-to medium-grained, very moist, loose to medium-dense -becomes gray-brown, mottled with orange, dense (Glacial Till) -becomes gray-brown, partially cemented, very moist to wet * Test Pit was terminated at 7.5 feet on June 8, 2009. * No groundwater was observed during excavation. TEST PIT 8 Description Brown silty SAND, fine-to medium-grained, very moist, loose (FILL) Topsoil range-brown s1 ty with gravel, 1ne-to me 1um-gra1ned, very moist, loose to medium-dense -becomes tan-brown mottled with orange, medium-dense to dense (Glacial Till) -becomes tan-brown, dense, very moist to wet * Test Pit was terminated at 9.5 feet on June 8, 2009. • Slight perched groundwater seepage at 7 feet was observed during excavation. • Slight caving at feet was observed during excavation. GEOTECH TEST PIT LOG 18621 -116th Avenue SE Renton, Washington CONSULTANTS, INC. ~1',,,~~~-~~~==--Job 09120 Date: June 2009 Logged by: JMJ Plate: 6 Percent Passed 8 0 D D O O g 9 D 0 ~ ~ ~ ro ~ © ~ ~ ,., N 0 1---.q l ---1 I I O I I j I --~ ! I I _j __ J__ I 1--I ----- 1 -,-J-+~-· -----~ : I '__ J_-: -1~.--1 -I ! -I -I I 1---[_ __ I ~I----, ~==--JI_ ---+-:--.. -.==± I #200 ~1--~ --,--+-----: I i I I I 1#100 _j_____,~ ' -j---------- 1 ' I . i I i 1 f ~ j" 1 .. " ~ .r ---·----!_,_,__-"--+-l--+-'-----1-_I T---~ ~ q_.---------_1_1 ····_-,.:._' ----'-----2. 0 . G i··:_ --Cl a> . I I .!: > . ~ 1· I ; .!!? I c.. V,' ! _J 0 4---I 1----l---!---#10 !/ j ! I, -~ l '_J_-_ -;,---·-----,---+-....,! v, I I ____ I ___ , ----'----r : i :---u#4 ----"-,-· 1 .... 1 .. -~~• 6"--·-11----'--~-------1---J' :_-3/8" _~11 I : I I ~ / .-1,-. I -:, -,·=-=-_t-:. ----;_ ":_:_:J 11/2" ~--~---~ -~-~-!--' i -j 1.-,--o~ ·---~-----. --I +-_J__~ . ~,_____[_I -1~_! I .· .. ---j--_: ' , I _L -' 0 ~ GEOTECH CONSULTA.NTS, INC. ~" n I I I LJ ~'.l,,....t,4_..,~;,c--""'·· =-...... -~ SIEVE ANALYSIS 18621 -116th Avenue Southeast Renton, Washington I Job No: 09120 I Date: June 2009 I Plate: 7 .. Slope backfill away from foundation. Provide surface drains where necessary. Backfill (See text for requirements) c· ... :o J ,;:; ,ni ·,:c ;-C _:, . Tightline Roof Drain (Do not connect to footing drain) Nonwoven Geotextile Filter Fabric (0 ,_i __ .. __________________ _ -.·-iU. .... 0 Washed Rock (7/8" min. size) i Possible Slab Vapor Retarder/Barrier and Capillary Break/Drainage Layer (Refer to Report text) NOTES: '---4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage, waterproofing, and slab considerations. ~i, GEOTECH CONSULT ANTS, INC. ,..._~· '="""-=""""""=----....,.,, s;:.>~=------- FOOTING DRAIN DETAIL 18621 -116th Avenue Southeast Renton, Washington 'Job No: 09120 I Date. I June 2009 8