HomeMy WebLinkAboutReport 1KRRV Development, LLC August 15, 2013
Subsoils
Our evaluation of the subsurface conditions was based on our observations of four
exploratory test pits within the property. Approximate locations of the onsite test pits
and the previous adjoining test pits are shown on Figure 2. Logs of the onsite test pits
are presented in Appendix A. Subsoils encountered in our test pits were found to
include some minor fill and natural glacially constJlidated soils.
Fill soils were encountered in TP-4 located at the lower south side of the property as
shown on Figure 2. Fill soils at TP-4 were silty crushed gravel and were only about 1.5
feet thick at that location.
Natural soils encountered at the test pit locations were generally silty fine or very fine
sand with some medium to coarse sand and gravel. The upper soils were typically
loose to medium dense soils to depths of about 2 to 3 feet below the natural surface
becoming very dense and hard and cemented at greater depths.
Ground Water
No ground water or seepage was observed in any of the test pits. Typically the shallow
soils were classified as slightly moist and the deeper soils were classified as slightly
moist to moist. The measured moisture contents of the soils generally ranged from
about 5 to 9 percent.
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Subsurface Variations
Based on our experience, it is our opinion that some variation in the continuity and
depth of subsoil deposits and ground water levels should be anticipated due to natural
deposition variations and previous onsite structures and grading. Due to seasonal
moisture changes, ground water conditions should be expected to change with time.
Care should be exercised when interpolating or extrapolating subsurface soils and
ground water conditions between or beyond our test pits .
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KRRV Development, LLC August 15, 2013
SITE EVALUATIONS
General
The referenced geologic map of Figure 1 indicates the site vicinity to have surface
exposures of glacial till (Qgt) soils. The Qgt glacial till soils are highly consolidated,
heterogeneous mixtures of sand, silt, clay and gravel soils deposited during the
advance of the Vashon glaciation, the last glacial advance into the Puget Sound area,
approximately 13,000 to 16,000 years ago.
Based on the soils observed on the site and review of the referenced map, it is our
opinion that the natural very dense/hard silty sand with gravel soils underlying the
property and are most likely glacially consolidated till deposits (Qgt).
Based on the results of our field investigations combined with our own experience and
judgment, it is our opinion that the geotechnittal site conditions are suitable for the
proposed development provided our recommendations are followed.
Hazard Assessment
Landslide: The Renton Sensitive Areas Maps indicate the site is not within a Landslide
Hazard area. In addition, the geologic map of Figure 1 indicates no mapped landslides
within the site vicinity and our site observations indicate the site is currently stable.
Considering the very gentle slope gradients and the observed glacial till soils, it is our
opinion that the potential for future instability on the site is very low to nil.
Erosion: The Renton Sensitive Areas Maps indicate the site is not within a Erosion
Hazard area. We observed that the site is well vegetated we observed no indication of
any seepage or concentrated water flow or current or past erosion on the site. Based
on our site observations and explorations it is our opinion that there is no unusual
erosion risk at this site and any potential erosion potential resulting from development
will be mitigated by our recommended grading procedures and drainage/erosion control
measures and by final re-vegetation/landscaping incorporated into the proposed
development plans. •
Coal Mine: The Renton Sensitive Areas Maps indicate the site is not within a Coal Mine
Hazard area.
Seismic: The Renton Sensitive Areas Maps indicate the site is not within a Seismic
Hazard area, however the Puget Sound region is a seismically active area. About 17+
moderate to large earthquakes (M5 to M7+) have occurred in the Puget Sound and
northwestern Cascades region since 1872 (141 years) including the 2/28/01 M6.8
Nisqually earthquake and it is our opinion that the proposed structures will very likely
experience significant ground shaking during their useful life.
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KRRV Development, LLC August 15, 2013
Based on a recently published study the site lies only about 2.5 miles south of the
southem mapped location of the Seattle fault and about 18 miles southwest of the
estimated trace of the South Whidbey-Lake Alice fault both of which have postulated
maximum credible magnitudes of 7.0 to 7.5. Another recent study of the Vashon-
Tacoma area presents evidence for the east-west trending Tacoma Fault which is
indicated to pass through the south end of Vashon and the middle of Maury Island
about 10.5 miles southwest of the site. The stu~y suggests that the Tacoma Fault and
the Seattle fault may be linked by a master thrust fault at depth.
The Seattle fault has been documented to have moved at its west end (Bainbridge
Island) about 1000 to 1100 years ago and evidence of movement at the east end has
also recently been documented. Some experts feel that the recurrence interval
between large events on the Seattle Fault may be on the order of several thousands of
years but our calculations indicate it may be on the order of 1200 to 1400 years. The
activity of the documented Tacoma fault is considered to be on the same order as the
Seattle fault. The recurrence of a maximum credible event on the South Whidbey fault
is not known but some experts have assigned a recurrence of about 3000 years,
however smaller events will occur more frequently as evidenced by the 5.3 event on
May 2, 1996 which was attributed to that fault.
In addition to Puget Sound seismic sources, a great earthquake event (M8 to M9+) has
been postulated for the Cascadia Subduction Zone (CSZ) along the northwest Pacific
coast of Oregon, Washington and Canada. The current risk of a future CSZ event is
not known at this time. Published reports have indicated recurrence intervals for a CSZ
event to range from as little as 100-200 years to as long as 1000+ years and the time of
the last event is reported to have been about 31. years ago.
The 2009 Intemational Building Code (IBC) adopted by the City of Renton requires
consideration of a spectral acceleration level with probability of exceedance of 2
percent in 50 years for seismic structural design. This corresponds to about a 2475-
year recurrence interval earthquake ground motion. Based on the short period spectral
response accelerations presented in Figure 1613.5(1) of the 2009 IBC, adjusted as per
equations 16-36, 16-38 and factored as per section 1803.5.12(2), we estimate the IBC
peak ground acceleration for soils and foundation design at this site to be about 0.38g.
Please note that the 0.38g peak ground acceleration includes the additional reduction
factor of section 1803.5.12(2) and is not intended for structural analyses. We
recommend the site be considered a Site Class D for structural design.
Secondary seismic hazards due to earthquake ground shaking include induced slope
failure, liquefaction, lateral spreading and ground settlement. Considering the very
dense/hard nature of the soils recommended for bearing at the site, it is our evaluation
that the potential for damage to the structures due to liquefaction, lateral spreading and
settlement is very low to nil. The potential for seismically induced shallow failures is
also considered very low to nil.
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KRRV Development, LLC August 15, 2013
Structure Support Considerations
In our opinion the undisturbed very dense/hard natural glacial till soils encountered in
our explorations should provide good support for the proposed structure foundations.
Bearing soils are expected to be encountered at depths ranging from about 2 to 3 feet
below the natural ground surface at the site.
Foundations should penetrate through any existing fill, topsoil and loose/medium dense
soils to bear on undisturbed very dense/hard natural soils. Conventional spread
footings are considered appropriate for support of the proposed structures considering
that bearing soils are at shallow depths. However, if any deep fill areas are encountered
on the site, lean concrete footing extensions or pipe piles could be used to transfer
foundation loads to the deep bearing soils in those areas. We have included
recommendations for spread footings and lean concrete support in this report .
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RECOMMENDATIONS
The following subsections present our recommendations for design of foundations, site
grading, drainage control and erosion control. Also included are recommendations for
plan review and observations and testing during construction.
Spread Footing Foundations
Conventional spread footings founded on undisturbed very dense/hard natural glacial till
soils should provide good support for the proposed structures. Bearing soils are
expected to be encountered at depths ranging from about 2 to 3 feet below the natural
ground surface of the site.
Continuous wall footings should be at least 18 inches wide. Square footings for column
support should be at least 24 inches wide. Footings supported on undisturbed very
denselhard natural glacial till soils may be designed based on an allowable bearing
pressure of 2000 pst.
All footings should be founded at least 18 inche; below the lowest adjacent final grade.
Where the natural bearing soils slope, the footing excavation should be stepped to
maintain a horizontal bearing surface.
If deep fill or other unsuitable soils are encountered, foundation loads may be
transferred from the recommended minimum foundation depths to the recommended
very dense/hard bearing soils by a monolith of lean concrete having a minimum
compressive strength of 1000 psi. The width of an un-reinforced lean concrete
monolith should be at least as wide as the footing or at least one-third of the monolith
height, whichever is greater. Reinforced monoliths should be designed by a structural
engineer. A suitable width trench should be excavated with a smooth edged excavator
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KRRV Development, LLC August 15, 2013
bucket (no teeth) to expose the dense/very dense bearing soils under observation by
our office and backfilled as soon as possible with the lean concrete to the footing
elevation.
The estimated settlement of a 18-inch wide continuous footing carrying a load of 3 kips
per foot is on the order of 1/4 to 1/2 inch. Our settlement estimates assume that
foundations are supported on undisturbed very dense/hard natural bearing soils and
that all fill and loose/disturbed material is removed from the bearing surface prior to
concrete pour. Maximum differential settlement within the proposed structures is
expected to be 1/2 inch or less. Settlements are expected to occur primarily during
construction.
• Resistance to lateral loads can be assumed to be provided by friction acting at the base
of foundations and by passive earth pressure. A coefficient of friction of 0.45 may be
assumed with the dead load forces in contact with on-site soils. An allowable static
passive earth pressure of 250 psf per foot of depth may be used for the sides of
footings poured against undisturbed medium dense to dense natural soils or properly
compacted structural fill. An allowable static passive earth pressure of 150 psf per foot
of depth may be used for the sides of footings or grade beams poured against existing
loose soils.
The vertical and lateral bearing values indicated above are for the total dead load plus
frequently applied live loads. For short duration dynamic loading caused by seismic or
wind forces, the vertical bearing values may be increased by 50 percent and allowable
lateral passive pressures may be increased by 33 percent.
Site Grading
Site grading is expected to consist primarily of excavation for proposed foundations and
subgrade preparation for slab and pavement areas and utility trenches. Onsite granular
soils cleaned of debris and organics are c6nsidered suitable for use in general
compacted fills but in our experience the onsite glacial till soils will be moisture
sensitive with regard to grading and compaction characteristics. Grading should be
scheduled for the late summer months if possible. Wet weather grading may require
the use of imported clean granular fill soils which are more easily compacted at higher
moisture levels. Recommendations for site preparation, temporary excavations,
structural fill, subgrade preparation, site drainage and trench backfill are presented
below.
Site Preparation: Existing vegetation, debris, fill soils, and loose or organic natural soils
should be stripped from the areas that are to be graded. During rough grading, excess
soils may be stockpiled for later use. Stripping in subgrade areas is expected to
average about 1 foot. Soils containing more than 1% by weight of organics may be
used in planter areas, but should not be used for structural fill. Stumps, debris and
trash, plus rocks and rubble over 6 inches in size, should be removed from the site.
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KRRV Development, LLC August 15, 2013
Subsoil conditions on the site may vary from those encountered in our test pits.
Therefore, our office should observe the prepared areas prior to placement of any new
fills.
Temporarv Excavations: Sloped temporary construction excavations may be used
where planned excavation limits will not undermine existing structures or interfere with
other construction. Where there is not enough room for sloped excavations, shoring
should be provided.
Based on the subsurface conditions encountered in the test pits, it is our opinion that
sloped temporary excavations may be made vertically to depths of 4 feet or less.
Excavations up to 10 feet in depth should be sloped no steeper than 1:1 within
loose/medium dense soils and no steeper than. %: 1 (horizontal:vertical) within the un-
weathered, hard natural glacial till soils. It should be noted that the contractor is
responsible for safety and maintenance of construction slopes.
We recommend that cuts over 4 feet in depth be covered with visqueen tarp to help
control ravelling and sloughing. Surface drainage should be directed away from the top
edge of cut slopes. Surcharge loads should not be allowed within 5 feet of the top of the
slope or within a 1: 1 (horizontal:vertical) plane extending up from the toe of excavation,
whichever is greater.
Structural Fill: Provided that soil moisture can be reduced and maintained near
optimum, excavated onsite soils cleaned of organiCS and debris may be used for
general structural fill but the onsite soils are expected to be moisture sensitive and
during the rainy season the soils may become too wet for practical compaction.
Therefore imported granular fill soils should be used if moisture conditions cannot be
adequately controlled.
Loose soils, formwork and debris should be removed prior to placing fill or backfill.
Structural fill should be placed in horizontal lifts not exceeding 8 inches in loose
thickness and compacted to at least 90 percent of the maximum dry density as
determined by the ASTM 01557 test method. •
Imported granular fill should consist of clean, well-graded sand and gravel materials
free of organic debris and other deleterious material. Imported material for wet weather
grading should be a sand/gravel mixture with less than 5 percent fines based on the
sand fraction.
Slab/Pavement Support: Siabs-on-grade and pavement should be supported directly on
undisturbed dense natural soils or on properly compacted structural fill over medium
dense natural soils. Where unsuitable soils such as existing fill, loose/disturbed soils
(from tree stump removal) and organic soils exist at subgrade level, subgrade
preparation should include excavation of the unsuitable soils as required to expose
medium dense natural soils or to a maximum depth of 2 feet (or deeper as required to
remove all loose/disturbed soils from tree stump removal) and placement of structural
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KRRV Development, LLC August 15, 2013
fill to final subgrade elevation. Subgrade fill should be placed in accordance with the
recommendations for structural fill except that the top 6 inches of the subgrade fill
should be compacted to at least 95 percent of the ASTM 01557 maximum dry density
in pavement and driveway areas.
It should be noted that where the proposed slabs cross a fill/natural contact line, there
will be a high risk of cracking. Risk of cracking can be reduced by placing construction
joints at the contact and by proper steel reinforcement of the slab. Interior concrete
slabs should be underlain by a capillary break c&nsisting of a polyethylene vapor barrier
of at least 6 mil thickness.
Utilitv Trenches: Buried utility conduits should be bedded and backfilled around the
conduit in accordance with the project specifications. Bedding material should extend
from six inches below the pipe to six inches above the pipe. Where conduit underlies
pavement or slabs-on-grade, the remaining backfill above the pipe should be placed
and compacted in accordance with the recommendations for structural fill. If imported
granular fill is used for trench backfill it should be capped with 12 inches of onsite silty
soils.
Drairiage Control
Surface drainage from the site and adjoining upslope areas should be controlled and
diverted around the development area in a non-erosive manner. Adequate positive
drainage should be provided away from the structures and on the site in general to
prevent water from ponding and to reduce percolation of water into subsoils. Granular
backfill should be capped with paving or 6 inches of onsite silty soils. A desirable slope
for surface drainage is 2% in landscaped areas and 1 % in paved areas.
Roof drains should be tightlined into the storm drain system (no discharge on the
ground surface). A permanent perimeter drain, independent of the roof drain system,
should be placed adjacent to the base of the continuous exterior foundations. The
drain should consist of a four-inch diameter perforated PVC drain pipe placed in at least
one cubic foot of washed drain gravel per lineal foot along the base of the foundations.
The drain gravel zone around the pipe should be encapsulated with a membrane of
Mirafi 140 filter fabric or equivalent between the drainage zone and onsite silty soils.
Erosion Control
Although we observed no evidence of erosion, onsite soils are expected to be erodible
when disturbed and exposed to concentrated water flows. Siltation fences or other
detention devices should be provided around the downslope side of the disturbed site
area and soil stockpile areas during construction to control the transport of eroded
material. The lower edge of the silt fence fabric should have "J" shaped embedment in
a trench extending at least 12 inches below the ground surface .
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Project No. 13-121-01 Page 9
KRRV Development, LLC • August 15, 2013
Surface water flow should be collected in area drains and tightlined to the storm water
system, no water should be discharged on the site unless via a properly designed and
approved infiltration/dispersion system. Exposed final graded soil areas should be
planted immediately with grass and deep rooted plants.
Plan Review
This report has been prepared to aid in the evaluation of this site and to assist the
architect, structural and civil engineers in the design and construction of the project. It
is recommended that this office be provided the opportunity to review the final design
drawings and specifications to determine if the recommendations of this report have
been property implemented and to make any supplemental design recommendations
which may be required.
Observations and Testing During Construction •
Recommendations presented in this report are based on the assumption that soil
conditions exposed during construction will be observed by our office so that any
necessary design changes or supplements may be made. Foundation excavations
should be observed to verify that they expose undisturbed very dense/hard bearing
soils and that excavations are free of loose and disturbed materials.
All structural fill and slab/pavement subgrade areas should be observed by a
representative of this office after stripping and prior to placing fill. Drainage control
systems should be observed by our office to verify proper construction. Proper fill
placement and compaction should be verified with field and laboratory density testing
by a qualified testing laboratory.
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KRRV Development, LLC August 15, 2013
CLOSURE
This report was prepared for specific application to the subject site and for the exclusive
use of KRRV Development, LLC and their representatives. The findings and
conclusions of this report were prepared with thll skill and care ordinarily exercised by
local members of the geotechnical profession practicing under similar conditions in the
same locality. We make no other warranty, either express or implied.
Variations may exist in site conditions between those described in this report and actual
conditions encountered during construction. Unanticipated subsurface conditions
commonly occur and cannot be prevented by merely making explorations and
performing reconnaissance. Such unexpected conditions frequently require additional
expenditures to achieve a properly constructed project. If conditions encountered
during construction appear to be different from those indicated in this report, our office
should be notified.
Respectfully submitted,
GEOSPECTRUM CONSULTANTS, INC.
\!~6~
Principal Engineer
Ene!: Figures 1 and 2
Appendix A
Dist: 2/Addressee
Project No. 13-121-01
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Page 11
=f: C-.eologic Map of the Renton Q.Jadrangle
by D. R. Mullineaux, USGS Map GQ-405, 1965
Enlarged Scale: 1 "=1000'
SITE VICINITY GEOLOGIC MAP
Proposed 4-IDt 7th Street North Plat
3506 NE 7th Street
Renton, Washington
Proj. No.13-121 Date 8/13 Figure 1
ref: Site Plan provided by client,
undated, scale: 1"= 40'
GEOSPECTRUM CONSULTANTS, INC.
SITE DEVELOPMENT & EXPLORATION PLAN
Proposed 4-lDt 7th street North Plat
3506 NE 7th street
Renton, Washington
Proj. No.13-121 Date 8/13 Figure 2
APPENDIX A
FIELD EXPLORATION
Our field exploration included a site reconnaissance and test pit explorations. During
the site reconnaissance, the surface site conditions were noted, and the locations of the
test pits were approximately determined.
The test pits were approximately located using the existing structures as a guide. The
approximate locations of the test pits are shown on Figure 2. Test Pit elevations were
estimated based on the topographic mapping shown on Figure 2.
Test pits were advanced using a trackhoe excavator. Soils were continuously logged
and classified in the field by visual examination, in accordance with the ASTM Soil
Classification system.
• Logs of the on-site test pits are presented on the test pit summary sheets A-1 and A-2.
The test pit summaries include descriptions of the soils and pertinent field data. Soil
consistency and moisture conditions indicated on the logs are interpretations based on
the conditions observed in the field. Boundaries between soil strata indicated on the
logs are approximate and actual transitions between strata may be gradual.
•
• 'II
TEST PIT NO.1
Logged by JAD
Date: 7/24/13 Elevation: 406'
Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments
0 OL I : duff & ivv Sli8fs~Y -brown
loose m IS
1 -SM gravelly Silty Sand, fine
-wlabundant roots to y.'
5.1
2-~omwmentation' g:rdium unng ense ................
-~8~~ 3-
verv hard .. 4.6
4-
Maximum depth 3.5 feet -
5-No ground water observed.
-
6-
-
7-
-
TEST T NO.2
Logged by JAD
Date: 7/24/13 Elevation: 403'
Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments
0 .OL : duff loose WiHrsfi brown -
SM Silty fine Sand wlsome m-c sand ...............
1 -to ~~ht 7.3 -moist own
2-
verv hard 7.5
3-Maximum depth 2.5 ft.
-No ground water observed.
4-
-
5-
-
6-
-
7-
-
fEOS~ Proposed 4-Lot t n Street North Plat
3506 NE th Street
Renton, ,,', ~~"'''~I'V''
Proj. No. 13-121 Date 8/13 I Figure A-1
TEST PIT NO.3
Logged by JAD
Date: 7/24/13 Elevation: 404'
Depth Blows Class. Soil Description Consistency Moisture Color W(%} Comments
0 OL Organic duff & decayed wood l:,1,~ SligtW y brown -m IS
1 -
SM ·t~!~~~~·~ -5.8
2-
-with some cementation medium ~~~n ense
3-
verY hard .. 5.8
4-
Maximum depth 3.5 feet. -
5-No ground water observed.
-
6-
-
7-
-
TEST IT 4
Logged by JAD
Date: 7/24/13 Elevation: 400'
Depth Blows Class. Soil Description Consistency Moisture Color W(%} Comments
0 !Of -;mer dry FI! -S~~~y ;L
1 -~W Silly Gravel, crushed to 3" dense ~ht m IS ay
2-5M ~~~~es~~8e Sand w/n,n I!. 'nnll loose slits\ly dkbm m IS
brown -
,rigist 9.0
3-
-
m riP"'''' 4-
v rI""",, • L RR
5-Maximum depth 4.5 ft.
-No ground water observed.
6-
-
7-
-
GEOS~ Proposed 4-Lot th Street North Plat
r~ .. 3506 NE th Street
.., c·
'''flU Renton, ¥va""II' ,'UII
Proj. No. 13-121 Date 8f13 I Figure A-2
Section 7: Other Permits
None applicable at this time
Section 8: CSWPPP Analysis and Design
The proposed development and improvements comprise of 0.73 acres of property. The actual exposed and
"worked" area on the project will consist of widening NE 7ti1 Street and installing a private access road along
the west side of the property. This "open and worked" construction area will be 0.20 acres. All construction
activities will be concentrated on NE 7ti1 Street. The entire property is NOT proposed to be graded and
worked. Erosion control for the project will consist of filter fabric fencing along the westerly edge of the new
private road. The existing paved driveway will be used for construction entry. The Developer constructing
the improvements on NE 7 th North Short is also the same developer that is constructing the NE 7ti1 (three)
short plats on the south side of NE 7ti1 • The project to the south is under construction and properly
protected from erosion. All staging of materials and vehicle parking will be provided off site on the project
to the south. Therefore minimizing disturbance to the NE 7ti1 north property can be accomplished. This will
provide for more un-disturbed surface areas to filtering and minimize erosion runoff during construction.
A temporary pond is not proposed due to allow for minimal disturbance of the property.
There is an existing house and crawl space on the property that will be demolished under a separate permit.
The crawl space area will provide a localize depression if additional filtration is necessary. This area could be
used as a small ponding depression.
Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
A Declaration of Covenant (Operation, maintenance, and restrictions) is attached for the proposed BMP's
shown on the dvil construction plans.
Section 10: Operation and Maintenance Manual
The Operation and Maintenance of the proposed BMP's provided will be included within the Declaration of
Covenant from Section 9. These documents will be provided for review on as part of the utility permit
submittal.
APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES
-
) NO.5 -CATCH BASINS AND MANHOLES
Maintenance Defect or Problem Condition When Maintenance Is Needed Results Expected When
Component Maintenance Is Performed
Structure Sediment Sediment exceeds 60% of the depth from the Sump of catch basin contains no
bottom of the catch basin to the invert of the sediment.
IQlNeSt pipe into or out of the catch basin or is
within 6 inches of the invert of the lowest pipe
into or out of the catch basin.
Trash and debris Trash or debris of more than '% cubic foot which No Trash or debris blocking or
Is located immediately in front of the catch basin potentially blocking entrance to
opening or is blocking capacity of the catch basin catch basin.
by more Ihan 10%.
Trash or debris in the catdi basin that exceeds No trash or debris in the catch basin.
1/3 the depth from the bottom of basin to invert the
I01NeSt pipe into or out of the basin.
Oead animals or vegetation that could generate No dead animals or vegetation
odors that could cause complaints or dangerous present within catch basin.
gases (e.g., methane).
Deposits of garbage exceeding 1 cubic foot in No condition present which would
volume. attract or support the breeding of
insects or rodents.
Damage to frame Comer of frame extends more than % inch past Frame is even with curb.
andlor top slab curb face into lhe slreet (If applicable).
Top slab has holes larger than 2 square inches or Top slab is free of holes and cracks.
cracks wider than Y. ind'!o
Frame not sitting flush on top slab, i.e., Frame is sitting flush on top slab.
separation of more than :y. inch of the frame from
the lop slab.
) Cracks in walls or Cracks wider than '!.4 inch and longer than 3 feet, Catch basin is sealed and
bottom any evidence of soil particles entering catch strudurally sound.
basin through aacks, or maintenance person
judges that catd'! basin is unsound.
Cracks wider than ~ inch and longer than 1 foot No cracks mo~ than 1/. inch wide at
at the joint of any inlet/outlet pipe or any evidence the jOint of inlet/outlet pipe.
of soil partides entering catch basin through
cracks.
Settlement/ Catch basin has settled more than 1 inch or has Basin replaced or repaired to deSign
misalignment rotated more than 2 inches out of alignment. standards.
Damaged pipe joints Cracks wider than ~nch at the joint of the No cracks more than Y..-inch wide at
inlet/outlet pipes or any evidence of soil entering the joint of inlet/outlet pipes.
the cald'! basin at the joint of the inlet/oullet
pipes.
Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of
pollution as oil, gasoline, concrete slurries or paint. according to applicable regulalions.
Source control 8MPs implemented if
appropriate. No contaminants
present other than a surface oil film.
InleUOulfel Pipe Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes dear of sediment.
accumulation
Trash and debris Trash and debris accumulated in inlet/ouUet No trash or debris in pipes.
pipes (indudes floatables and non-floatables).
Damaged Cracks 'Hider than !4-inch at the joint of the No cracks more than X-inch wide at
inlet/outlet pipes or any evidence of soil entering the joint of the inlet/outlet pipe.
at the joints of the inlet/ouUet pipes.
2009 Surliu;e Waler Design Manual -Appendix A 1/912009
A-9
APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES
) NO.5 -CATCH BASINS AND MANHOLES
Maintenance Defect or Problem Condition When Maintenance is Needed Results Expected When
Component Maintenance is Performed
Metal Grates Unsafe grate opening Grate with opening wider than 7/8 inch. Grate opening meets design
(Catch Basins) standards.
Trash and debris Trash and debris that is blocking more than 20% Grate free of trash and debris.
of grate surface. footnote to guidelines for disposal
Damaged or missing Grate missing or broken member(s) of the grate. Grate is in place and meets design
Any open structura requires urgent standards.
maintenance.
Manhole Cover/Lid Covernid not In place Covernid is missing or only partially In place. Covernld protects opening to
Any open structure requires urgent structure.
maintenance.
Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools.
Not Working maintenance person with proper tools. Botts
cannot be seated. Self-locking coverllid does not
wort<.
Covernid difficult to One maintenance pef50n cannot remove Coverllid can be removed and
Remove coverAid after applying 80 lb •. of lift. reinstalled by one maintenance
person.
1/9/2009 2009 Surf""" Water Design Manua/-Appendix A
A-to
APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES
NO.6 -CONVEYANCE PIPES AND DITCHES
Maintenance Defect or Problem Conditions When Maintenance is Needed Results Expected When
Component Maintenance Is Performed
Pipes Sediment & debris Accumulated sediment or debris that exceeds Water flows freely through pipes.
accumulation 20% of the diameter of the pipe.
Vegetation/rools Vegetation/roots that reduce free movement of Water Haws freely through pipes.
water through pipes.
Contaminants and Any evidence of contaminants or pollution such Malerials removed and disposed of
pollution as O~, gasoRne, concrete slurries or paint. according to applicable regulations.
Source control BMPs implemented if
appropriate. No contaminants
present other than a surface oil film,
Damage to protective Protective coating is damaged; rust or corrosion Pipe repaired or replaced.
coating or corrosion is weakening the structural integrity of any part of
pipe.
Damaged My dent thai decreases the aoss section area of Pipe repaired or repfaced.
pipe by more than 200A:, or is determined to have
weakened structural integrity of the pipe.
Ditches Trash and debris Trash and debris exceeds 1 cubic foot per 1 ,000 Trash and debris cleared from
square feet of ditch and slopes. ditches.
Sediment AGcumulated sediment that exceeds 20% of the DH:ch cleanedltlushed of aJi sediment
accumulation design depth. and debris so that it matches design.
Noxious weeds Any noxious or nuisance vegetation which may Noxious and nuisance vegetation
constitute a hazard to County personnel or the removed according to applicable
public. regulations. No danger of noxious
, vegetation where County personnel
or the public might normally be.
)
Contaminants and Arroj evidence of contaminants or pollution such Materials removed and disposed of
pollution as oil, gasoline, concrete slurries or paint according to applicable regulations.
Source control 8MPs implemented if
appropriate. No contaminants
present other than a surface oil film.
Vegetation Vegetation that reduces free movement of water Water flows freely through ditches.
through ditches.
Erosion damage to Any erosion observed on a ditdl slope. Slopes are not eroding.
slopes
Rock lining out of One layer or less of rock exists above native soil Replace rocks to design standards.
place or missing (If area 5 SQuare feet or more, any exposed native
Applicable) soil.
)
2009 Surface Water Design Manual -Appendix A 1/912009
A_ "
SUBDIVISION GUARANTEE
Guarantee No.: G.{3329-000003319 Fee: $300.00
Order No.: 01148-30989 Dated: April 08, 2014
Issued by
STEWART TITLE GUARANTY COMPANY
Stewart Title Guaranty Company (the "Company"), guarantees the County of King and any City within
which said subdivision is located in a sum not exceeding $1,000.00 that, according to those public
records which. under the recording laws, impart constructive notice of matters affecting the title to the
land included within the exterior boundary shown on the map of the subdivision, the only parties having
any record title interest in said land whose signatures are necessary, on the certificates consenting to
the recordation of said map and offering for dedication any streets, roads, avenues and other
easements offered for dedication by said map as referred to in the guarantee.
Signed under seal for the Company, but this Guarantee is to be valid only when it bears an authorized
countersignature.
Countersigned by:
Stewart Title Company
18000 International Blvd, Suite 500
SeaTac, WA 98188
Agent ID: 470047
Guarant&e
Serial No.
stewart
title guaranty company ,~~
Matt Morris
President and CEO
~
Secretary
G-6329-000003319
In writing this company please address it at P.O. Box 2029, Houston, Texas 77252, and refer to the printed Serial Number.
I~ECE:IVtD
APR 2 j ., .'
CITY Of R!:NTON
f.l1.A"',Ii':!f\iC l),'.JIS!()i',
WA Subdivision Guarantee
SUBDIVISION GUARANTEE
Order Number: 01148-30989
Effective Date: April 08, 2014 at 8:00 am
Customer Reference: Scott Donogh HomesfTBD
OWNERS: Scott Donogh Homes Inc., a Washington Corporation
LEGAL DESCRIPTION:
Prepared by:
Stewart Title Company
18000 International Blvd, Suite 500
SeaTac, WA 98188
Guarantee No.: G-6329-000003319
Premium: $300.00
Sales Tax: $28.50
Total: $328.50
Lot 9, Block 1, Stewart's Highland Acre Tracts, according to the plat thereof recorded in Volume 43 of Plats, Page(s) 17,
records of King County, Washington.
Situate in the County of King, State of Washington.
SUBJECT TO:
1. General taxes:
Year:
Amount Billed:
Amount Paid:
Amount Due:
First half delinquent May 1; Second half delinquent November 1:
2014
$2,971.54
$1,485.77
Tax Account No.:
$1,485.77, plus interest and penalty if delinquent
801110-0045-05
Levy Code: 2100
Land: $166,000.00
Improvements: $ 42,000.00
Note: King County Treasurer, 500 4th Avenue, 6th Floor Admin. Bldg., Seattle, WA 98104 (206) 296-7300
Web Address: http://webapp.metrokc.gov/kctaxinfol.
2. Liability for supplemental assessments for improvements not presently carried or being taxed on the general tax
rolls.
3. Liability for sewer treatment capacity charges that may be assessed but not disclosed in the public records.
Please contact the King County Capacity Charge Department for further information at 206-296-1450.
Page 1 of 3 STEWART TITLE
GUARANTY COMPANY
WA Subdivision Guarantee
cs
4. Deed of Trust and the terms and conditions thereof:
Grantor: Scott Donogh Homes Inc., a Washington Corporation
Trustee: Rainier Title
Beneficiary: M& T Bank
Amount: $150,000.00
Dated: January 3, 2014
Recorded: January 13, 2014
Recording No.: 20140113001133
The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or
assumed should be ascertained from the holder of the indebtedness secured.
5. Deed ofTrust and the terms and conditions thereof:
Grantor: Scott Donogh Homes Inc., a Washington Corporation
Trustee: Rainier Title
Beneficiary: M&T Bank
Amount: $644,000.00
Dated: March 19,2014
Recorded: March 26, 2014
Recording No.: 20140326000984
The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or
assumed should be ascertained from the holder of the indebtedness secured.
6. Exceptions and Reservations contained in deed from Northern Pacific Railroad Company, whereby the Grantor
excepts and reserves all oil, gases, coal, ores, minerals, fossils, etc., and the right of entry for opening, developing
and working the same and providing that such rights shall not be exercised until provision has been made for full
payment of all damages sustained by reason of such entry, recorded under Recording No. 241450.
NOTE: No examination has been made to determine the present record owner of the above minerals, or mineral
lands and appurtenant rights thereto, or to determine matters which may affect the lands or rights so reserved.
7. Restrictions, easements, dedications, and delineated matters contained on the face of the Plat of Stewart's
Highland Acre Tracts as recorded in Volume 43 of Plats, Page(s) 17, and any amendments thereto.
8. Covenants, conditions and restrictions contained in instrument:
Recorded: February 3, 2014
Recording No.: 20140326000984
Page 2 013 STEWART TITLE
GUARANTY COMPANY
WA Subdivision Guarantee
SUBDIVISION GUARANTEE
Order Number: 01148-30989 Guarantee No.: G-6329-000003319
This Guarantee and the legal description given herein are based upon information supplied by the applicant as to the
location and identification of the premises in question, and no liability is assumed for any discrepancies resulting
therefrom. This report does not represent either a commitment to insure title, an examination of or opinion as to the
sufficiency or effect of the matters shown, or opinion as to the marketability of title to the land.
Page 3 of3 STEWART TITLE
GUARANTY COMPANY
L§!ewart
ORDER NO 01148-30989
This sketch is provided without charge for information It is not intended to show all matters related to the
property including, but not limited to area, dimensions, encroachments or locations or boundaries. It's not
a part of, nor does it modify, the commitment or policy to which it is attached. The company assumes NO
LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for
further information.
• • --
on!'>
_. -
.--
0110
12 is
2BI'.U, s::r
ODI!iO
--
Branch :STK,User :8714
KING,WA
Document: DED WAR
20130930000700
Order: 01148-30989 Title Officer: Comment:
""l i H~'P.ln TITLE
Vlll-iEN RECOROED RETURN TO:
Scot! Donogh Homes, Inc.
3~06 NE 7th Slreet
Fi:enlon, WA 98056
EKrow Number: 01148-21989
Filed f(lf Record at Request of' StfW"1f TiUe C"mpllny
E2633013
r.I'30/2tlU 10::37
lCING COUNT'f, Uill s~ $2'::W:::
STATUTORY WARRANTY DEED
:')13Jnl000700 001
THE GRANTOR(S). Randy Ralph Johnson and Kevin Stanley Johnson, each as their separate estate for
and in consideration ofTen Dollars and olhergood and valuable consideration in hand paid, conveys and
wam;mts to Scott Donogh Homes, Inc., a Washingon Corporation the following de:;c;ribed rei'll ~~fe,
situaled in the County of King. State of Washington:
Lot(s} 9, BlOCk 1, Stewart's Highland Acre Tracts, according to the plat thereof recorded In Volume 43 of
Plats. Page{q) 17, records of King County, Washington.
Situate in the County of King. State of Washinglon.
Subject to: This conveyance is subject to covenants, conditions, restriCtions and easements, if any
affecting title wtlich may al)pear in the public record, including those shown on any recorded pial or
sun.oey.
Abbreviated Legal: [R.qul~ If full legal net insllrted abllVtl,~
Tax Parcel Number(s): 801110-0045-05
State of washington
os.
County of King
I cer1ify lhat I kr"lOw or have satisfactory evidence that Randy Ralph Johnson and Kevin Stanley Johnson
are the persons who appeared before me, and said persons acknowledged that they ~gned this
instrument and acknowledged it to be their free and volunU:iry !;let for lhe uses and purposes mentioned in
this instrument.
Dated: September ;2&,'f-h 2013
CATHY A. STEO~
S:r"fE OF ~~Ot.
NOTARY PU9UC
.. f8tfOOf.:tMISStON EXPRES
D1-04-1'
LPB lo.0~I)
Pllge1011
Station ld :09FM
Page 1 of 1 Printed on 4114/2014 9:17:28 AM
RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:
CITY CLERK'S OFFICE
CITY OF RENTON
1055 SOUTH GRADY WAY
RENTON, W A 98057
DECLARATION OF COVENANT
FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL BMPS
Grantor: Sc.oIT 1:>oNoc.1" 1INDf.S, INc" A Wfl~.M.)bTo'" c.O~P0Ii!.ffl10N
Grantee: City of Renton
Legal Description: Lar 9, BLOC!!. 1, STEI.!.')AC1'S. UUaHLAND flute TLa'TS J
A""ep" .. u .. 70'THE PLAT JHEryoF 'BE<,oCOeO IN Vl:Lumt!. 1./3 of BaTS •
'B .. ;.e '1 'BeC.Qc'[)$ Of 14,,,,,& COUNTY, WasH!!JWfObl, SITUATE lbl'fItC (l,.uJfy
j Of ",.N'" , ST'l'Int of Wt'lSHII'361l"O","
Additional Legal(s) on: -======--=~==~.:..:.:.=-=--==-=~-=:.-=-:-=-__
Assessor'sTaxParcellD#: ~O'"0 -DaY5 Kt t'll1 t-\ 6Rt\o.. S I¢t!, VIM'
~506 I-\~ ~ ':::>r,
IN CONSIDERATION of the approved City of Renton(check one of the following) 0 residential
building permit, !J commercial building permit, 0 clearing and grading permit, !J subdivision permit, or
~ort subdivision permit for Application File No. LUA/~ 13 ·001131 relating to the
,.. sl ..!i:W P 'l. l' -Z. -:r iD
real property ("Property") described above, the Grantor(s), the owner(s) in ree of that Property, hereby
covenants(covenant) with City or Renton, a political subdivision of the state of Washington, that
he/she(they) will observe, consent to, and abide by the conditions and obligations set forth and described
in Paragraphs I through 8 below with regard to the Property. Grantor(s) hereby grants(grant),
covenants(covenant), and agrees(agree) as follows:
I. GrantorCs) or hislherCtheir) successors in interest and assigns ("Owners") shall retain, uphold,
and protect the stonnwater management devices, features, pathways, limits, and restrictions, known as
now control best management practices ("BMPs"), shown on the approved Flow Control BMP Site Plan
for the Property attached hereto and incorporated herein as Exhibit A.
2. The Owners shall at their own cost, operate, maintain, and kecp in good repair, the Property's
BMPs as described in the appro\'ed Design and Maintenance Details for each BMP attached hereto and
incorporated herein as Exhibit B.
3. City or Renton shall provide at least 30 days written notice to the Owners that entry on the
Property is planned for the inspection of the BMPs. After the 30 days, the O"l1ers shall allow the City of
Renton to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the City, the
Owners may elect to engage a licensed civil engineer registered in the state of Washington who has
expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the
engineer option is chosen, the D\\l1ers shall provide wrillen notice to the City of Renton within fifteen
days of receiving the City's notice of inspection. Within 30 days of giving this notice, the <A\l1ers, or the
engineer on behalf of the Owners, shall provide the engineer's report to the City of Renton. If the report
is not provided in a timely manner as specified above, the City of Renton may inspect the BMPs without
further notice.
4. If the City determines from its inspection, or from an engineer's report provided in accordance
with Paragraph 3, that maintenance, repair, restoration, and/or mitigation work is required for the BMPs,
The City shall notify the <Avners of the specific maintenance, repair, restoration, and/or mitigation work
(Work) required under RMC 4-6-030. The City shall also set a reasonable deadline for completing the
Work or providing an engineer's report that verifies completion of the Work. After the deadline has
passed, the Owners shall allow the City access to re-inspect thc BMPs unless an engineer's report has
been provided verifying completion of the Work. If the work is not completed properly within the time
frame set by the City, the City may initiate an enforcemcnt action. Failure to properly maintain the BMPs
is a violalion of RMC 4-6-030 and may subject the Omlers to enforcement under the RMC 1-3, including
fmes and penalties.
5. Apart from performing routine landscape maintenance, the Owners are hereby required 10
obtain written approval from the City or Renton before performing any allerstions or modifications 10 the
BMPs.
6. Any notice or approval required to be given by one party to the other under the provisions of
this Declaration of Covenant shall be effective upon personal delivery to the other party, or after three (3)
days from the date that the notice or approval is mailed with delivery confirmalion to the current address
on record with each Party. The parties shall notify each other of any change to their addresses.
7. This Declaration of Covenant is intended to promote the efficient and effective management of
surface water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of
Renton and its successors and assigns. This Declaration of Covenant shall run with the land and be
binding upon Grantor(s), and Grantor's(s') successors in interest and assigns.
8. This Declaration of Covenant may be terminated by execution of a written agreement by the
Owners and the City of Renton that is recorded by King County in its real property records.
IN WITNESS WHEREOF, this Declaration of Covenant for the Maintenance and Inspection of
Flow Control BMPs is executed this 13TJ>'dayof Decem&e:e. ,20..l.:L.
STATE OF WASHINGTON
COUNTY OF KING )ss.
,~
GRANTOR, owner of the Property
GRANTOR, owner of the Property
On this day personally appeared before me: Scan DQI\)O(-:JH , to me
known to be the PlZ.f5!D£/IS"f of Sc.o7T DONOcaH HoI'OC5,
INC..) a ,vA5HIr,)I':oTobl f.oe.eo2ATION described in and who executed the
within and foregoing instrument and acknowledged that they signed the same as HJ:3 free and
voluntary ad and deed. for the uses and purposes therein stated.
ill ~_
Given under my hand and official seal this a day of J..,)Ec.e:msg .20...L3....
Printed name
Notary Public in and for the State of Washington,
residing at BEL.L.E.Y'W:;"
My appointment expires 04 / I(~/ @013= r 4
_____________ ---=c. PERFORAT~D f'n'E C01\C>:ECTIO","
Q TEXT OF INSTRUCTIONS
Your property contains a stormwater management flow control BMP (best management practice) called a
"perforated pipe connection," which was installed to reduce the stormwater runoff impacts 01 some or all of
the Impervious surface on your property. A perforated pipe connection is a length of drainage conveyance
pipe with holes in the oonom, designed to "leak" runoff, conveyed by the pipe, Into a gravel filfed trench
where it can be soaked into the surrounding soil. The connection is intended to provide opportunity for
infiltration of any runoff that is being conveyed from an impervious surface (usually a roof) to a focaf
drainage system such as a ditch or roadway pipe system
The size and composition of the perforated pipe connection as depicted by the flow control BMP site plan
and design details must be maintained and may not be changed without wrlnen approval either from the
King County Water and Land Resources Division or through a future development permit from King
County, The soil ovel10p of the peliorated portion of the system must not be compacted or covered with
impervious materials,
FIGURE C.2.II.A PERFORATED I'O'E CO~NE(:TlO~ FOR A SL~GLE FAMILY RE"mENCE
random fill
fitter fabric
6" pert pipe
"h-· 3/.-washed rock
TRENCH X-SECTION
NTS
slope_
PLAN VIEW OF ROOF
NTS
~J09 SttrfJ..:.e Water Design Man\lJl-Appendix C
C·8t
r-
V
:r
to road
drainage system
2' X to'
levef trenet)
wlpeli pipe
c.~.~ Hn.J .IKFD .. TRATIOK
F1t:lilU; C2.2.C TYPICAL DRYWELL E\FIL'I'RATION SYSTEM
House
/
House
Roof Downspout
Roof
Downspout
-+ flow
Roof Downspout
Overflow
r-Sollash Block
-+ flow
Fine Mesh Screen
DRY WELL
PLAN view
NTS
Calell
(Yard Drain)
Min. 4" dia.
PVC Pipe
Sides of Hole
Lined with .
Filler FabriC
1---------15' min. ---------/.:1'1'
DRY WELL
SECTION
NTS
2fJ09 SurfaCe". W.ttc[' Dtsitm Man\lJ.l-Ap~ndjx C.
C-I7
o
48 Incl, Diameter
Hole Filled with
1'12-3"Washed
Drain Rock
Mark Center of Hole
with I" Capped PVC
01 Otller means
Flush WiUl Surface
..
48 Inch Diameter
Hole Filled with
l'12-3"Washed .:
Drain Rock
Varies
Min. l' above Seasonal
High Groundwaler Table
t
lI9I!OO'J
..,..
<:> <:> ..... ,....,
• ...:
LLENTIRE PARCEL
Lot Closure Report -Lot : ENTIRE PARCEL
file-c:\Users\Eric
]orgenson\Desktop\Site\2013\13296KRRV-NE7THST\SP\4-18-2014\SP13296KRRV
North.msj\lc_ENTIRE PARCEL. txt
Friday, April 18, 2014, 4:21:21p.m.
starting location (North, East) = ( 183432.03, 1309452.25 )
(In the table below, the Len9th of curves refers to the chord length.
and the Bearlng of curves refers to the chord bearing.)
Leg Segment Bearing Length Front End_Northing End_Easting
--------------------------------------------1 Line s88'49'07"E 96.00 NO 183430.05
1309548.23
2 Line NOO'09'34"W 299.00 NO 183729.05
1309547.40
3 Line N88'46'58"w 96.00 NO 183731.09
1309451.42
4 Line SOO'09'34"E 299.06 No 183432.03
1309452.25
Ending location (North, East) = ( 183432.03, 1309452.25 )
Total Distance
Total Traverse Stations
Misclosure Direction
Misclosure Distance
Error of Closure
Frontage
Frontage/perimeter
AREA
traverse)
***********
790.06
5
s88'56'15"w (from ending location to starting location)
0.00
1:554873.6
0.00
0.0 percent
28698.597 sq. ft. (straight segment added to close
= 0.658829 Acres
page 1 RECEIVED
LCLOT 1
Lot Closure Report -Lot : LOT 1
file-c:\users\Eric
Jorgenson\Desktop\site\2013\13296KRRV-NE7THST\SP\4-1S-2014\SP13296KRRV
North.msj\lc_LOT 1.txt
Friday, April lS, 2014, 4:15:07p.m.
starting location (North, East) : ( 183432.03, 1309452.25 )
(In the table below, the Len9th of Curves refers to the chord length.
and the Bearlng of Curves refers to the chord bearing.)
Leg Segment Bearing Length Front End_Northing
---------------------------------1 Line S88"49'07"E 96.00 NO 183430.05
1309548.23
2 Line NOO"09'34"W 70.02 No 183500.07
1309548.04
3 Line N8S"49'07"w 96.00 NO 183502.05
1309452.06
4 Line SOO"09'34"E 70.02 No 183432.03
1309452.25
Ending location (North, East) : ( 183432.03, 1309452.25 )
Total Distance
Total Traverse Stations
Misclosure Distance
Error of Closure
Frontage
Frontage/perimeter
AREA
***********
332.04
5
< 0.001000
1: INFINITY
0.00
0.0 percent
6720.079 sq. ft.
: 0.154272 Acres
page 1
End_Easting
-----------
Lot Closure Report -Lot : LOT 2
file-c:\users\Eric
Jorgenson\Desktop\Site\2013\13296KRRV-NE7THST\SP\4-18-2014\SP13296KRRV
North.msj\lc_LOT 2.txt
Friday, April 18, 2014, 4:16:57p.m.
Starting location (North, East) = ( 183502.05, 1309452.06 )
(In the table below, the Len9th of curves refers to the chord length.
and the Bearlng of curves refers to the chord bearing.)
Leg segment Bearing Length Front End_Northing
---------------------------------
1 Line s88'49'07"E 96.00 No 183500.07
1309548.04
2 Line NOO'09'34"w 65.02 No 183565.09
1309547.86
3 Line N88'49'07"w 96.00 No 183567.07
1309451.88
4 Line SOO'09'34"E 65.02 NO 183502.05
1309452.06
Ending location (North, East) = ( 183502.05, 1309452.06 )
Total Distance
Total Traverse stations
Misclosure Distance
Error of Closure
Frontage
Frontage/perimeter
AREA
***********
322.04
5
< 0.001000
1: INFINITY
0.00
0.0 percent
6240.211 sq. ft.
= 0.143256 Acres
page 1
End_Easting
-----------
LCLOT 3
Lot Closure Report -Lot : LOT 3
=================================
file-c:\users\Eric
]orgenson\Desktop\site\2013\13296KRRV-NE7THST\SP\4-18-2014\SP13296KRRV
North.msj\lc_LOT 3.txt
Friday, April 18, 2014, 4:18:13p.m.
Starting location (North, East) = ( 183567.07, 1309451.88 )
(In the table below, the Len9th of curves refers to the chord length.
and the Bearlng of curves refers to the chord bearing.)
Leg Segment Bearing Length Front End_Northing
---------------------------------
1 Line s88'49'07"E 96.00 No 183565.09
1309547.86
2 Line NOO'09'34"W 82.02 No 183647.11
1309547.63
3 Line N88 • 49 , 07"w 96.00 No 183649.09
1309451. 65
4 Line SOO'09'34"E 82.02 No 183567.07
1309451. 88
Ending location (North, East) = ( 183567.07, 1309451.88 )
Total Distance
Total Traverse Stations
Misclosure Distance
Error of closure
Frontage
Frontage/perimeter
AREA
***********
356.04
5
< 0.001000
1: INFINITY
0.00
0.0 percent
7871.764 sq. ft.
= 0.180711 Acres
page 1
End_Easting
-----------
LCLOT 4
Lot closure Report -Lot : LOT 4
=================================
file-c:\users\Eric
Jorgenson\Desktop\site\2013\13296KRRV-NE7THST\SP\4-18-2014\SP13296KRRV
North.msj\lc_LOT 4.txt
Friday, April 18, 2014, 4:19:39p.m.
starting location (North, East) = ( 183649.09, 1309451.65 )
(In the table below, the Len9th of curves refers to the chord length.
and the Bearlng of curves refers to the chord bearing.)
Leg Segment Beari ng Length Front End_Northing
---------------------------------
1 Line s88'49'07"E 96.00 NO 183647.11
1309547.63
2 Line NOO'09'34"W 81.94 No 183729.05
1309547.40
3 Line N88'46'58"W 96.00 No 183731. 09
1309451.42
4 Line SOO'09'34"E 82.00 No 183649.09
1309451. 65
Ending location (North, East) = ( 183649.09, 1309451.65 )
Total Distance 355.94
5
End_Easting
-----------
Total Traverse Stations
Misclosure Di.rection
Misclosure Distance
Error of Closure
Frontage
Frontage/perimeter
AREA
s88'56'15"w (from ending location to starting location)
0.00
1:249983.2
0.00
traverse)
0.0 percent
7866.851 sq. ft. (straight segment added to close
= 0.180598 Acres
***********
page 1
CITY OF RENTOl\,
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: December 9, 2013
To: City Clerk's Office
From: Lisa M. Mcelrea
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: NE 7th Street North Short Plat
LUA (file) Number: LUA-13-001131, SHPL-A
Cross-References:
AKA's:
Project Manager: Elizabeth Higgins
Acceptance Date: October 28, 2013
Applicant: Kyle Miller, KRRV Development
Owner: Kevin and Randy Johnson
Contact: Darrell Offe, Offe Engineers
PID Number: 8011100045
ERC Determination: Date:
Appeal Period Ends:
Administrative Decision: Approved Date: November 22, 2013
Appeal Period Ends: December 6 2013
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Appeal Period Ends:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description: The proposed project is a 4 lot short plat subdivision located in the R-8 zone
on 0.66 acres in the Highlands Planning Area.
Location: 3506 NE 7th Street
Comments:
.. ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of
Non-Significance-Mitigated; DS -Determination of Significance.
PLAN REVIEW COMMENTS (
.13-001131_) -----.",..,..Aj1t~]iil:01jJ)
PLAN ADDRESS: NE 3506 7TH ST
RENTON, WA 98056·3845
APPLICATION DATE: 08/22/2013
DESCRIPTION: The proposed project is a 4 lot short plat subdivision located in the R·B zone on 0.66 acres in the Highlands Planning Area.
Engineering Review Rohini Nair Ph: 425·430·7298 email: rnair@rentonwa.gov
December 09, 2013
Recommendations: J have completed a preliminary review for the above-referenced 4 lot short plat proposal at 3506 NE 7th
Street The following comments are based on the application submittal made to the City of Renton by the applicant.
EXISTING CONDITIONS
WATER: The site is located in the City of Rentan water service area.
SEWER: The site is located in the city of Renton sewer service area.
STORM: There are no existing storm facilities in the site.
STREETS: NE 7th Street is a residential street with a right of way width of 60 feet.
CODE REQUIREMENTS
Water
1. An existing fire hydrant is located near the entrance of the proposed private road with NE 7th Street. Submitted project
description does not include plans for larger houses. Therefore, the 4" diameter water main in the proposed private road is fine.
Informational comment -for larger houses (i.e. houses larger than 3,600 square feet) requiring fire flow rate of 1,500 gpm, a
second fire hydrant will be required to be located near the hammerhead in the private road. In that scenario, the size of water
main in the private road from NE 7th Street up to the new hydrant will need to be of 8" diameter, and beyond that the water main
diameter can be 4".
2. Water service details will be reviewed upon construction penni! application. The current submitted plans show a dead end
private road with a hammerhead. A 4" water main line is shown extending from the existing 8ft water main on NE 7th Street
fronting the site up to the south property line of the proposed Lot 4.
3. The water main is to be located at a minimum distance of three feet from the edge of the pavement of the private road.
4. The minimum diameter of individual lot water service and setter is 1 inch.
5. Relocate the existing water meter to be away from the paved driveway approach.
6. System development fee for water is based on the size of the new domestic water meter that will serve the new home on
each new lot. Fee for J,{-inch or 1-inch water meter install is $2,523.00.
7. Fee for a J,{-inch meter installed by the City is $2,668.00. Fee for a 1-inch meter installed by the City is $2,870.00. Credit may
apply for the existing home.
Sanitary Sewer
1. All lots of the short plat will be connected to the city of Renton sewer service.
The submitted plans show the sewer main extension along the entire site frontage on NE 7th Street. If the 8" sewer on NE 7th
Street, west of the site, that is labeled as under construction, is not completed as per City standards at the time of construction
permit of the subject short plat, the proposed 8" diameter sewer main on the site frontage should connect with the existing
sewer main located to the west of the site. An 8" diameter sewer main is proposed to extend from the proposed sewer main on
NE 7th Street, along the private road, up to the south property line of proposed Lot 4. Individual side sewers are provided to
each lot.
Service details will be reviewed with the' construction permit. Plans must meet minimum city standards.
2. This proposal is located in the East Renton Interceptor Special Assessment District (SAD). This SAD fee is $316.80 per
conneclion and shall be paid at the time a construction permit is issued.
3. Sanitary Sewer System Development Fee (SOC) is based on the size of the domestic water meters. These fees are
collected at the time a construction permit is issued. Credit may apply for the existing house.
Storm
1. The Surface Water System development fee for 2013 is $1,120.00 per each new lot Fee is payable prior to issuance of
the construction permit.
2. A drainage report has been submitted by Ofte Engineers with the land use application. Based on the City's flow
control map, this site falls within the Peak Rate Flow Control Standard Existing Site Conditions. The applicant engineer has
included information in the drainage report that flow control is not required, but water quality is required. The final drainage
report submitted during construction permit must include all the core requirements and any special requirement. The final
drainage report must also include the pavement widening on NE 7th Street to provide the 26 feel paved width on NE 7th Street.
Analysis will be reviewed at that time to verify if the calculations with the added pavement widening will trigger flow control.
The report mentions that storm water BMP's will be applicable on the individual lots -covenant limiting the amount of impervious
area allowed on the new lots, and restrictive covenant limiting the amount of impervious area allowed on the lots. Drainage
plans and a final drainage repart based on the City adopted 2009 King County Surface Water Drainage Manual and City
Amendments is required to be submitted with the Construction permit.
Page 1 of 3
Fire Review -Construction
Technical Services
December 09, 2013
3. A geotechnical report prepared in 2013 by Geospectrum Consultants Inc. was suhmitted by the applicant. Final
recommendations from t otech regarding infiltration will be reviewed with the cons n permit.
Transportation
1. Installation of curb, gutter, 8' wide landscaped planter, and 5' wide sidewalk, on the full frontage of the parcel being
developed is required. The 0.5 feet wide curb is outside the 8 feet wide planter. Additional right of way dedication is not required
on NE 7th Street. A 26 feet wide paved surface is required on a residential street such as NE 7th Street.
2. The proposed private road has easement width of 26 feet and has a paved width of 20 feet and a minimum pavement
thickness of 4" of asphalt over 6" of crushed rock.
3. A hammerhead turnaround is proposed for the private road. All the four lots of the short plat are proposed to gain access
via the private road.
4. A road name and address sign will be required to be provided by the developer prior to recording.
5. Parking will not be allowed on the 20 feet wide paved private road and no parking signs are required to be installed by the
developer.
6. All electrical, phone, and cable services and lines serving the proposed development must be underground. The
construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat.
7. Traffic Impact Fees -The transportation impact fee s applicable on new houses based on the applicable fee at the time of
building permit application and payment is due at the time of issuance of the building permit
8. A minimum of 5 feet separation is required between any access and property line.
9. Fixed objects that may be situated in the location of the proposed access must be relocated, after obtaining owner
approval.
10. Informational comment -traffic safety guidelines mention a minimum of 20 feet between driveways.
General Comments
1. All construction or service utility permits far drainage and street improvements will require separate plan submittals. All utility
plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer.
2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report,
permit application, an itemized cost of construction estimate. and application fee at the counter on the sixth floor.
Corey Thomas Ph: 425--430-7024 email: cthomas@rentonwa.gov
Recommendations: 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 9pm 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. There is one existing fire hydrant that can be counted toward the requirements, it does need to
be fitted with a storz fitting. It appears there is adequate fire flow in this area.
2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat.
Credit will be granted for the existing home to be removed.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-f8et inside
and 45-feet outside turning radius. Fire access roadways shall be constructed 10 support a 3D-ton vehicle with 322-psi pOint
loading. Access is required within 1 SO-feet of all points on the buildings. Approved apparatus turnarounds are required for
dead end roads exceeding 150-feet. Hammerhead turnarounds are allowed for dead end streets up to 300-feet long. Access
as proposed appears adequate.
Bob MacOn;e Ph: 425-430-7369 email: bmacanie@rentonwa.gov
Recommendations: Note the City of Renton land use action number and land record number, LUA13-001131 and LND-20-0590,
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.
Show two ties to the City of Renton Survey Control Network.. The geometry will be checked by the city when the ties have been
provided.
Provide short plat and lot closure calculations.
Note what was found when visiting the existing monuments.
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.
See the attached lot addresses. Note said addresses on the final short plat drawing.
Do note encroachments, if any.
Do include a "LEGEND" block for the short plat drawing, detailing any symbols used thereon.
Do not include topography and utility infrastructure as they are only part of the initial submittal requirements unless they have a
Page2of3
Police Review
December 09, 2013
direct influence on the subdi.ision.
Note all easements, cov . s and agreements of record on the drawing.
Note any relevant researched resources on the short plat submittal.
Note the plat name and lot and tract numbers of the adjoining properties or note as "Unplatted:.
Remove the building setback lines noted on the final short plat lots. Setbacks will be determined at the time that building permits
are issued.
The City of Renton Administrator, Department of Community and Economic Development, is the only city official who signs the
final short plat. Provide an appropriate approval block and signature line. Pertinent King County approval blocks also need to be
noted on the drawing.
All vested owner(s) of the subject final short plat need to sign the final short plat drawing. Include notary blocks as needed.
Include a declaration block on the drawing, titled "OWNERS' DECLARATION" not "CERTIFICATION" or other.
Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision,
they can be recorded concurrently with the final short plat. The final short plat drawing and the associated document(s) are to
be given to the Project MaQager as a package. The recording number(s) for the associated document(s) are to be referenced
on the final short plat drawing. Provide spaces for the recording numbers thereof.
The new easements for ingress, egress, utilities, etc, shown for the benefit of future owners of the proposed lots each need a
note defining the rights associated with the easement at issue. Since these new "proposed" easements shown aren't "granted
and conveyed" until the benefited andlor burdened lots are conveyed to others add the following language on the face of the
short plat drawing:
DECLARATION OF COVENANT:
The owners of the land embraced within this short plat. in return for the benefit to accrue from this subdivision, by signing
hereon covenant and agree to convey the beneficial interest in the new easement shown on this short plat to any and aU future
purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this short plat.
The preceding statement obligates the selJer of the lots Cleated to ~expressly grant and convey" the lots "together with andlor
subject to" any new private easements delineated on the short plat in the conveying document.
The private ingress, egress and utility easements require a "New Private Easement for Ingress, Egress and Utilities Maintenance
Agreement" statement. Note the attachment on the drawing.
Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov
Recommendations: +4 CFS estimated annually upon completion of construction.
Minimal impact on police services.
Page:3 of 3
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE SHORT PLAT REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST
REPORT DATE:
Project Name:
Project Number:
Project Manager:
Owner:
Applicant:
Contact:
Project Location:
Project Summary:
Exist. Bldg. Area:
Site Area:
October 28, 2013
NE t h Street North Short Plat
LUA13-001131; SHPL-A
Elizabeth Higgins, Senior Planner
Kevin Johnson and Randy Johnson; 12624 -17th PI SE; Renton WA 98059
Kyle Miller; KRRV Dev, LLC.; P.O. Box 908; Ravensdale WA 98051
Darrell Offe; Offe Engineers; 13932 SE 159th PI; Renton 98058
3506 NE 7th St; Renton WA 98056
The applicant has proposed subdividing a 0.66 acre property, located at
3506 NE 7th St, in the Highlands neighborhood of Renton, into 4 lots
suitable for single-family residential development. The proposed action, a
short plat, is an administrative process. The property is designated
Residential Single-Family in the City of Renton Comprehensive Land Use
Plan and zoned Residential 8 (R-8). The proposed development density is
8.37 dwelling units per net acre.
1,210 sf Proposed New Bldg. Area: 10,400 sf
28,709 gsf (0.66 acre) Total Building Area GSF: N/A
----------------------------------------------------------------
Project Location Map
City of Renton Department of Comml . & Economic Development
NE 7TH STREET NORTH SHORT PLAT
Admi )tive Short Plat Report & Decision
WA13-001131; SHPL-A -
Report of October 28, 2013
B. EXHIBITS:
Exhibit 1: Administrative Short Plat Report and Decision
Exhibit 2: Neighborhood Detail/Zoning Map
Exhibit 3: Site Plan
Exhibit 4: Tree Retention Plan
Exhibit 5: Topographic Plan
Exhibit 6: Utility Plan
Exhibit 7: Assigned Addresses
Exhibit 8: Comment Letter from Mr. James Wilson
Exhibit 9: Property Services Comments
C. GENERAL INFORMATION:
Page 2 of 16
1. Owner(s) of Record: Kevin Johnson and Randy Johnson; 12624-
177'h PI SE; Renton WA 98059
2. Zoning Designation: Residential 8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF)
4. Existing Site Use: Residential
5. Neighborhood Characteristics: Residential
a. North:
b. East:
c. South:
d. West:
6. Access:
7. Site Area:
Single family residential use in R-8 zone
Single family residential use in R-8 zone
Single family residential use in R-8 zone and NE 7th St
Single family residential use in R-8 zone
N E 7th Street
28,709 sf (0.66 acre)
D. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation
E. PUBLIC SERVICES:
1. Utilities
Land Use File No.
N/A
N/A
N/A
Ordinance No.
5100
5100
1475
a. Water: Water service would be provided by the City of Renton.
b. Sewer: Sewer service would be provided by the City of Renton.
Date
11/01/04
11/01/04
03/25/54
c. Surface/Storm Water: There are no existing storm water control facilities at the site.
Short Plat Repart_13-001131
City of Renton Deportment of Community & Economic Development
NE 7TH STREET NORTH SHORT PLA T
Administrative Short Plat Report & Decision
WA13-001131; SHPL-A
Report of October 28, 2013 Page 3 of 16
2. Streets: NE i h Street paved, residential street with a right-of-way width of 60 feet. There are
no curbs, gutters, or sidewalks at or near the project site.
3. Fire Protection: City of Renton Fire Department provides service.
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design Standards and Open Space
2. Chapter 4 Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations
b. Section 4-4-060: Grading, Excavation and Mining Regulations
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-030:. Drainage (Surface Water) Standards
b. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements
and Minimum Standards
c. Section 4-7-150: Streets -General Requirements and Minimum Standards
d. Section 4-7-170: Residential Lots-General Requirements and Minimum Standards
S. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single-Family (RSF) land use designation
2. Community Design Element: Established Residential Neighborhoods
H. DEPARTMENT ANAL YSIS:
1. Project Description/Background
The proposed project is an infill subdivision of an 0.66 acre lot in the Highlands neighborhood
of Renton (Exhibit 2). The proposed project would, if approved, result in four new lots accessed
indirectly from NE i h Street, a public street. A one-story, single-family residence, built in 1962,
would be removed prior to construction of up to 4 detached, Single-family houses.
The area is deSignated Residential Single-Family (RSF) in the City of Renton Comprehensive
Land Use Plan. The objectives and policies ofthe RSF designation are implemented by the
Short Plot Report_13-001131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PLAT
Report of October 28, 2013
Administrative Short Plat Report & Decision
WA13-001131; SHPL-A
Page 4 of 16
Residential 8 zoning (Exhibit 2). The proposed density for the development would be 7.87
dwelling units per net acre (du/a).
The site has gradual slopes of between 3 and 6 percent (downward to the west/southwest).
There is residential landscaping on the site. Eleven mature evergreen trees will be retained and
new trees will be planted with other landscaping.
Subsurface exploration of the site by Geospectrum Consultants, Inc. included excavation of
four test pits. This activity and further research resulted in a determination that no potential
hazards from landslides, erosion, seismic activity (liquefaction), or coal mines are anticipated.
No groundwater was encountered during the excavation.
Natural soils generally consist of silty fine or very fine sand with some medium to coarse sand
and gravel. The upper soils were typically loose to medium dense soils to depths of about 2 to
3 feet below the natural surface, becoming very dense and hard and cemented at greater
depths. In the opinion of the geotechnical engineers, the site would be suitable for the type of
development that has been proposed.
2. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from
SEPA Environmental Review pursuant to WAC 197-11-800(6)(a).
3. Compliance with ERC Conditions
N/A
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to
identify and address issues raised by 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 "Advisory Notes to the Applicant" at the end of this
report.
S. Comment from the Public
Comments were received from Mr. James Wilson (Exhibit 8).
6. 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:
SHORT PLAT REVIEW 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.
(.r Compliant; Note 1: Partially compliant; Note 2: Not compliant; Note 3: Compliance not yet
Short Plat Report_13-001131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PIA T
Administrative Short Plat Report & Decision
LUA13-00113l; SHPL-A
Report of October 28, 2013 Page 5 of 16
demonstrated)
1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site has the Comprehensive Land
Use deSignation of Residential Single Family (RSF). Land designated RSF is intended to be used for
high quality detached, single-family residential development organized into neighborhoods at
urban densities. It is intended that larger subdivisions, 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 Element policies, if all conditions of approval are met, unless noted otherwise:
Policy LU-158. Net development densities should fall within a range of 4.0 to S.O
./ dwelling units per acre in Residential Single Family Neighborhoods. The proposed
density would be 7.87 du/a. The proposed density is within the preferred range.
Objective CD-C. Promote reinvestment in and upgrade of existing residential
neighborhoods through redevelopment of small, underutilized parcels with infill
./ development, modification and alteration of older housing stock, and improvements to
streets and sidewalks to increase property values. Infill development will occur, as will
frontage improvements alang NE t" Street.
Policy CD-12. Sidewalks or walking paths should be provided along streets in established
neighborhoods, where sidewalks have not been previously constructed. Sidewalk width
./ should be ample to safely and comfortably accommodate pedestrian traffic and, where
practical, match existing sidewalks. The project proponent will construct a sidewalk
along the public street frontage. There are no sidewalks on either side of NE J'h Street
on this block. Compliant because sidewalks will be provided.
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. New housing stock will be provided.
Policy CD-15. Infill development should be reflective of the existing character of
established neighborhoods even when designed using different architectural styles, and
/or responding to more urban setbacks, height or lot requirements. Infill development
Note should draw on elements of existing development such as placement of structures,
1
vegetation, and location of entries and walkways, to reflect the site planning and scale of
existing areas. Proposed lot sizes are generally smaller than existing lots, although
recent similar subdivision of land in the area created similar-sized lots. Detailed site
and architectural designs, which would be reviewed to determine compatibility with
the context of the site, are not yet available.
2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: Objectives and policies ofthe
Comprehensive Land Use Plan RSF designation are implemented by ResidentialS zoning (R-S).
RMC 4-2-110A provides development standards for development within the R-S zoning
classification. The proposal is consistent with the following development standards if all
conditions of approval are met, unless noted otherwise:
Density: The minimum density allowed in the R-S zone is 4 dwelling units per net acre
./ (du/a). The maximum density permitted in the R-S zone is S.O du/a. Net density is
calculated after the deduction of critical areas, areas intended for public rights-of-way,
and private access easements. Calculations for minimum or maximum density that
Short Plat Report_13-001131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PLA T
Administrative Short Plat Report & Decision
WA13-00113l; SHPL-A
Report of October 28, 2013 Page 6 of 16
oF
Note
3
result in a fraction that is 0,50 or greater shall be rounded up to the nearest whole
number. Those density calculations resulting in a fraction that is less than 0.50 shall be
rounded down to the nearest whole number.
The gross site area is 28,709 sf; a deduction of 6,550 sf for the private access easement
results in a net site area of 22,148 s/ (0-508 a). There/ore, the density for the proposed
project is 7.87 du/a.
Lot Dimensions:
Proposed Lots Lot Size Width Depth
5,000 SF minimum 50 feet minimum 65 feet minimum
Lot 1 6,720 sf 70 ft 96 ft
Lot 2 6,240 sf 65 ft 96 ft
Lot 3 7,872 sf 82 ft 96 ft
Lot 4 7,872 sf 82 ft 96 ft
Setbacks: All lots would front on the new private access street. Therefore, the front yard
of Lot 4 would face south and the rear yard would abut the north property boundary of
the plat. The other 3 lots would have front yards facing west with rear yards abutting the
east boundary ofthe plat.
The minimum front yard setback in the R-8 zone is 15 feet; minimum side yard is 5 feet
and, if along a public street, as with Lot 1, 15 feet for the primary structure; minimum
rear yard is 20 feet. As shown on the site plan (Exhibit 3) all houses would meet the
building setback requirements.
Building Standards: The R-8 zone permits one single family residential structure per lot.
Accessory structures are permitted at a maximum number of two per lot with a
maximum size of 720 square feet each, or a maximum of one per lot with a maximum of
1,000 square feet. Accessory structures are permitted only when associated with a
primary structure located on the same parcel of land.
The maximum building height in the R-8 zone is 30 feet. Building height is based on the
measurement of the vertical distance from the grade plane to the average height ofthe
roof surface. The grade plane is the average of existing ground level adjoining the
building at exterior walls. Where the finished ground level slopes away from the exterior
walls, the reference plane shall be established by the lowest points within the area
between the building and the lot line, or where the lot line is more than 6 feet from the
building, between the building and a point 6 feet from the building.
The maximum building coverage in the R-8 zone, for lots larger than 5,000 sf, is 35
percent or 2,500 sf, whichever is greater.
The maximum impervious surface area is 75 percent.
Building elevations, which would be used to determine building height, have not been
submitted. They would be submitted for building permit review (compliance not yet
demonstrated).
Short Plat Report_13-001131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PLAT
Report of October 28, 2013
Administrative Short Plat Report & Decision
LUA13-001131; SHPL-A
Page 7 of 16
landscaping: Landscaping is required for all subdivisions, including short plats. A
detailed landscape plan must be approved prior to issuance of street or utility
construction permits.
A ten foot-wide landscaped area is required along all public street frontages, with the
exception of areas for required crosswalks and driveways. This landscaped area shall be
on-site and shall include 1 street tree and ground cover at a minimum. Two trees are
required in the front yard of each lot if street trees are not provided. Landscaping must
be inst'alled prior to occupancy. The landscape plan indicates the landscape
requirements would be met.
Tree Retention: Existing trees shall be retained where feasible. RMC 4-4-130 requires 30
percent of trees to be retained. If the required number of trees cannot be retained, they
must be replaced according to RMC 4-4-130H. There are 45 significant trees (diameter
greater than 6 inches) on the site_ Fourteen existing trees will be removed from the
utility easement and access areas (not included in tree retention calculations) and 11
trees would be retained (Exhibit 4)_ No trees are required as replacements. Regardless,
there are 8 new trees shown on the landscape plan.
Parking: Off-street parking for 2 vehicles per residential unit is required. There is
sufficient space to provide on-site parking as required on each lot.
3. DESIGN STANDARDS: Residential Design and Open Space Standards (RMC 4-2-115) are
applicable in the R-8 zone. The Standards implement policies established in the Land Use and
Community Design Elements of the Comprehensive Plan. Compliance with Site Design Standards
must be demonstrated prior to approval of the subdivision. Compliance with Residential Design
Standards would be verified prior to issuance of building permits. The proposal is consistent with
the following design standards, unless noted otherwise:
lot Configuration: Lots should be configured to encourage variety within the
development. The layout of Lot 4 would provide required variation in lot configuration.
Garages: The minimization of the visual impact of garages contributes to creating
communities that are oriented to people and pedestrians, as opposed to automobiles.
One of the following is required (some options are not listed here due to lack of site
feasibility, i.e. garages accessed from alley):
1. Recessed from the front of the house and/or front porch at least 8 feet, or
2. Located so the roof extends at least 5 feet (excluding eaves) beyond the front of
Note the garage for at least the width of the garage, plus the porch/stoop area, or
3 3. Sized so that it represents no greater than 50 percent of the width of the front
fa<;ade at ground level, or
4. Detached.
The portion of the garage wider than 26 feet across the front shall be set back at least 2
feet. Building plans, which would be used to determine visual impact of garages, have
not been submitted yet_ They would be submitted for building permit review
(compliance not demonstrated).
Short Plat Report_13-001131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PLAT
Administrative Short Plat Report & Decision
WA13-001131; SHPL-A
Report of October 28, 2013 Page 8 of 16
Primary Entry: Entrances to houses shall be a focal point and allow space for social
interaction. One of the following is required:
1. Stoop: minimum 4 feet by 6 feet and 12 inches above grade, or
Note 2. Porch: minimum 5 feet deep and 12 inches above grade.
3 Exception: An ADA accessible route may be taken from a front driveway. Building
designs, which would be used to evaluate design of entrances, have not been
submitted yet. They would be submitted for building permit review (compliance not
demonstrated).
Note
3
Note
3
Note
3
Fat;ade Modulation: Buildings shall not have monotonous facades along public areas.
One of the following is required:
1. An offset of at least one story that is at least 10 feet wide and 2 feet in depth on
fat;ades visible from the street, or
2. At least a 2-foot offset of second story from first story on one street-facing fat;ade.
Building designs, which would be used to evaluate design af fa~ades, have not been
submitted yet. They would be submitted far building permit review (compliance not
demonstrated).
Windows and Doors: Windows and front doors are an integral part ofthe architectural
character of a house. Windows and doors shall constitute 25 percent of all fat;ades
facing street frontage. Building designs, which would be used to evaluate design of
windows and doors, have not been submitted yet. They would be submitted for
building permit review (compliance not demonstrated).
Scale, Bulk, and Character: Neighborhoods shall have a variety of home sizes and
character. Abutting houses shall have differing architectural elevations. Building
designs, which would be used to evaluate scale, bulk, and character of structures, have
not been submitted yet. They would be submitted for building permit review
(compliance not demonstrated).
Roofs: Roof forms and profiles are an important architectural component. One ofthe
following is required:
1. Hip or gabled roof with at least a 6:12 pitch for the prominent form of the roof
Note (dormers, etc., may have lesser pitch, or
3 2. Shed roof.
Building designs, which would be used to evaluate roof forms, have not been
submitted yet. They would be submitted for building permit review (compliance not
demonstrated).
Eaves: Eaves and overhangs act as unifying elements in the architectural character of a
house. Both ofthe following are required:
Note 1. Eaves projecting from the roof of the entire building at least 12 inches with
3 horizontal fascia or fascia gutter at least 5 inches deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of 2 inches from the surface of
exterior siding materials.
Short Plat Report_13-001131
City of Renton Deportment of Community & Economic Development
NE 7TH STREET NORTH SHORT PLA T
Administrative Short Plat Report & Decision
LUA13-001131; SHPL-A
Report of October 28, 2013 Page 9 of 16
Note
3
Building designs, which would be used to evaluate design of eaves and overhangs,
have not been submitted yet. They would be submitted for building permit review
(compliance not demonstrated).
Architectural Detailing: Architectural detailing contributes to the visual appeal of a
house and the community. If one siding material is used on any side of the dwelling that
is two stories or greater in height, a horizontal band that measures at least 8 inches is
required between the first and second story. Also, one ofthe following is required:
1. Minimum 3-1/2 inch trim surrounds all windows and details all doors, or
2. A combination of shutters and minimum 3-1/2 inch trim details all windows and
minimum 3-1/2 inch details all doors.
Building designs, which would be used to evaluate architectural detailing, have not
been submitted yet. They would be submitted for building permit review (compliance
not demonstrated).
Materials and Color: A variety of materials and color contributes to the diversity of
housing in the community. Abutting houses shall be different colors. Color palettes for all
new dwellings, coded to the building elevations, shall be submitted for approval.
Additionally, one ofthe following is required:
1. A minimum of 2 colors shall be used on the building (a main color with different
Note trim color is acceptable), or
3 2. A minimum of 2 different siding materials shall be used on the building. One siding
material shall comprise a minimum 30 percent of the street-facing fa~ade. If
masonry siding is used, it shall wrap the corners no less than 24 inches.
Building designs, which would be used to evaluate material and color choices, have not
been submitted yet. They would be submitted for building permit review (compliance
not demonstrated).
4. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for
proposed subdivisions. The proposed project is consistent with the following subdivision
regulations if all conditions of approval are complied with:
Access: Each lot must have access to a public street, private road, or by a private access
" easement per the requirements of the street standards. The new lots would be
accessed from a private access easement.
Note
1
Streets: Installation of curb, gutter, 8' wide landscaped planter, and S' wide sidewalk, on
the full frontage of the parcel being developed is required. The O.S-foot wide curb is
outside the 8-foot wide planter. Additional right-of-way dedication is not required on NE
7th Street. A 26-foot wide paved surface is required on a residential street such as NE ]'h
Street.
The proposed private road has an easement width of 26 feet and has a paved width of
20 feet and a minimum pavement thickness of 4" of asphalt over 6" of crushed rock.
A hammerhead turnaround is proposed for the private road. All four lots of the short
plat are proposed to gain access via the private road.
Short Plat Report_13-001131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PLAT
Administrative Short Plat Report & Decision
LUA13-001131; SHPL-A
Report of October 28, 2013 Page 10 of 16
A road name and address sign will be required to be provided by the developer prior to
recording.
Parking will not be allowed on the 20-foot wide paved, private road and "No Parking"
signs are required to be installed by the developer.
All electrical, phone, and cable services and lines serving the proposed development
must be underground. The construction ofthese franchise utilities must be inspected
and approved by a City of Renton inspector prior to recording the plat.
A minimum of 5 feet separation is required between access and property lines.
Fixed objects that may be situated in the location of the proposed access must be
relocated, after obtaining owner approval.
[Informational comment -traffic safety guidelines mention a minimum of 20 feet
between driveways.]
N/A
Blocks: Blocks shall be deep enough to allow two tiers of lots. No new blocks would be
formed.
5. AVAILABILITY AND IMPACT ON PUBLIC SERVICES:
./ Police: The Renton Police Department has commented that the proposed project would
have probable minor impacts.
Fire: Sufficient resources exist to furnish services to the proposed development, subject
to the condition that the applicant provides Code required improvements and fees.
Fire department apparatus access roadways appear adequate. For sufficient access,
roadways are required to be a minimum of 20 feet wide, fully paved, with 25-foot inside
and 45-foot outside turning radii. Fire access roadways shall be constructed to support a
30-ton vehicle with 322-psi point loading.
The fire flow requirement for a single-family residence is minimum 1,000 gpm for
structures up to 3,600 sf {including attached garage and basement}. If dwelling{s) exceed
./ 3,600 sf, a minimum of 1,500 gpm would be required .
A minimum one fire hydrant is required within 300 feet of the proposed buildings and
two hydrants if the fire flow requirement increases to 1,500 gpm. Existing fire hydrants
can be counted toward the requirements as long as they meet current code including 5-
inch "Storz" fittings, which they currently do not have. Fire Impact Fees shall be paid
prior to issuance of building permits. This fee is assessed per new single family lot at
the rate in place at the time the building permit is issued. As of the date of this report
the fee is $479.28 'per new single family lot. The fee shall be payable to the City as
specified by the Renton Municipal Code prior to building permit issuance. Credit would
be given for one existing residence.
Schools: The Renton School District has verified that existing schools would have
./ capacity to accommodate the anticipated increased enrollment from the proposed
project. Students would attend Honeydew Elementary Schaol, Dimmitt Middle School,
and Renton High School.
Short Plat Report_13-001131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PLAT
Administrative Short Plat Report & Decision
WAH·OO1l31; SHPL·A
Report of October 28, 2013 Page 11 of 16
School impact fees shall be paid prior to issuance of building permits. This fee is
assessed per new single family lot at the rate in place at the time the building permit is
issued. As of the date of this report, the fee is $6,395 per dwelling and shall be paid
prior to building permit issuance. Credit would be given for one existing residence.
Parks: Although there would be no significant impacts to the City of Renton Park System
anticipated from the proposed project, an impact fee is required of all new residential
development .
./ Park impact fees shall be paid prior to issuance of building permits. This fee is assessed
per new single family lot ot the rate in place at the time the building permit is issued.
As of the date of this report, the fee is $530.76 per dwelling. Credit would be given for
one existing residence.
Stormwater: There is no stormwater control system in NE 7TH St. A drainage report was
submitted by Offe Engineers with the land use application. Based on the City's flow
control map, this site falls within the Flow Control Duration Standard for Forested
Conditions and the information is included in the report. The drainage report includes
the need for a facility sized for both detention and water quality.
A drainage report was submitted by Offe Engineers with the land use application. Based
on the City's flow control map, this site falls within the Peak Rate Flow Control Standard
Existing Site Conditions. The applicant's engineer has included information in the
drainage report that flow control is not required, but water quality is required. The final
drainage report submitted during construction permit must include all the core
requirements and any special requirements. The final drainage report must also include
the pavement widening on NE 7th Street to provide the 26 feet paved width on NE 7th
Street. Analysis will be reviewed at that time to verify if the calculations with the added
./
pavement widening will trigger flow control.
The report mentions that stormwater Best Management Practices (BMP) will be
applicable on the individual lots with a covenant limiting the amount of impervious area
allowed on the new lots. Drainage plans and a final drainage report based on the City·
adopted 2009 King County Surface Water Drainage Manual and City amendments is
required to be submitted with the construction permit.
A geotechnical report prepared in 2013 by Geospectrum Consultants Inc. was submitted
by the applicant. Final recommendations from the geotechnical engineer regarding
infiltration will be reviewed with the construction permit.
Storm water drainage plans for individual lots will be required prior to issuance of
construction permits. The Surface Water System Development fee, at the date of this
report, is $1,120 per new lot. Fees are payable prior to issuance of the construction
permit. Credit will be given for the existing house. A covenant for storm water drainage
flow cantrol facilities will be required for each new lot.
Water Service: An existing fire hydrant is located near the intersection of the proposed
./ private road with NE ]'h Street. The submitted project description does not include plans
for larger houses. Therefore, the 4" diameter water main in the proposed private road is
Short Plat Report_13·001131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PIA T
Report of October 28, 2013
Administrative Short Plot Report & Decision
LUA13-001131; SHPL-A
Page 12 of 16
acceptable. [Informational comment -for larger houses (i.e. houses larger than 3,600
square feet) requiring fire flow rate of 1,500 gpm, a second fire hydrant would be
required to be located near the hammerhead in the private road. In that scenario, the
size of water main in the private road from N E ]'h Street up to the new hydrant would
need to be 8" diameter, and beyond that the water main diameter can be 4"]
Water service details will be reviewed upon construction permit application. The current
submitted plans show a dead end private road with a hammerhead. A 4" water main
line is shown extending from the existing 8" water main in NE ]'h Street fronting the site
up to the south property line of the proposed Lot 4.
The water main is to be located at a minimum distance of three feet from the edge of
the pavement of the private road.
The minimum diameter of individual lot water service is 1 inch.
The existing water meter shall be relocated to be away from the paved driveway
approach.
System development fee for water is based on the size of the new domestic water meter
that will serve the new home on each new lot. The fee for )4-inch or 1-inch water meter
install is $2,523.00. The fee for a )4-inch meter installed by the City is $2,668.00. The fee
for a 1-inch meter installed by the City is $2,870.00. Separate water meters shall be
provided to each lot. Credit may be given for the existing house.
Sanitary Sewer Service: All lots of the short plat will be connected to the City of Renton
sewer service.
The submitted plans show the sewer main extension along the entire site frontage on NE
]'h Street. If the 8" sewer on NE 7th Street, west of the site, that is labeled as under
construction, is not completed as per City standards at the time of construction permit
of the subject short plat, the proposed 8" diameter sewer main on the site frontage
should connect with the existing sewer main located to the west ofthe site. An 8"
diameter sewer main is proposed to extend from the proposed sewer main on NE ]'h
Street, along the private road, up to the south property line of proposed Lot 4.
Individual side sewers shall be provided to each lot.
Service details will be reviewed with the construction permit. Plans must meet minimum
city standards.
This proposal is located in the East Renton Interceptor Special Assessment District (SAD).
The SAD fee is $316.80 per connection and shall be paid at the time a construction
permit is issued.
Sanitary Sewer System Development Fee (SOC) is based on the size of the domestic
water meters. Six-inch sanitary sewer stubs shall be provided to each new lot. Credit
may be given for the existing home if previously connected to sewer. Fees are payable
prior to issuance of the construction permit.
Transportation: Impacts to the city transportation system are expected, due to
Short Plat Report_13-1JOl131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PLA T
Report of October 28, 2013
Administrative Short Plat Report & Decision
LUA13-001131; SHPL-A
Page 13 of 16
increased vehicle trips to and from the proposed project. Although Traffic Impact Fees at
the rate of $717.75 per new dwelling unit are currently in effect, this fee will increase
January 1, 2014, to $1,430.72 per single family permit. The Transportotion Impact fee
would be calculated and assessed at the rate in effect when the building permits are
issued. Credit would be given for the existing house.
I. FINDINGS:
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The project proponent has requested approval of a short plat subdivision of a 28,709
sf (0.66 acre) property in the Highlands into 4 lots suitable for development with single-family
residential structures. The project would have a density of 7.87 du/a.
2. Application: The property, located at 3506 NE i h St, is owned by Kevin Johnson and Randy
Johnson. The application was submitted, determined complete, and is compliant with the 120
day review period.
3. Comprehensive Plan: The property has a Comprehensive Plan land use designation of
Residential Single-Family (RSF). The proposed project furthers the objectives and policies of the
RSF section of the Land Use Element of the Comprehensive Plan. The objectives and policies of
the Community Design Element are also supported by the project as it has been proposed.
4. Zoning: Objectives and policies of the RSF designation are implemented by standards and
regulations of the Residential 8 zone. The project, as proposed, meets or exceeds the R-8 zone
standards and regulations.
5. Subdivision Regulations: The short plat, as proposed, would meet the requirements of RMC 4-
7 Subdivision Regulations.
6. Existing Land Uses: The site has a detached, single-family residential structure located in the
north half of the property. The one-story building was constructed in 1962 and would be
demolished.
7. Setbacks: Minimum setback requirements would be met.
8. System Development Charges: As ofthe date of this report the Surface Water System
Development Fee is $1,120 per new lot; the Water System Development Fee for * -inch or l-
inch water meter install is $2,523; and the Sanitary Sewer System Development Fee for a *-
inch or a 1-inch water meter install is $1,812 per new lot.
9. Public Utilities: Impacts to public services are assessed on a per Single-family dwelling basis at
the impact fee rate in place at the time the construction permit is issued.
J. CONCLUSIONS:
1. The subject site is designated Residential Single Family (RSF) in the Comprehensive Land Use
Plan and complies with the goals, objectives, and policies established with this deSignation.
2. The subject site is zoned Residential 8 (R-8) and complies with the zoning and development
standards established with this designation, provided the applicant complies with the Renton
Municipal Code, mitigation measures, and conditions of approval.
Short Plat Report_13-001131
City of Renton Department of Comm '& Economic Development
NE 7TH STREET NORTH SHORT PLAT
Report of October 28, 2013
Admi 1tive Short Plat Report & Decision
WA13-001l31; SHPL-A
Page 14 of 16
3. The proposed 4-lot short plat complies with the subdivision regulations as established by City
Code and state law provided all advisory notes and conditions are complied with.
4. The proposed NE 7th Street North Short Plat complies with the street standards as established
by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein.
K. DECISION:
The NE 7th Street North Short Plat, File No. LUA13-001131; SHPL-A, is APPROVED.
DECISION ON LAND USE ACTION:
SIGNATURE: 1\ (
C~i \) \ ~ sfJ-
C.E. "Chip" Vincent, CED Administrator
TRANSMITTED this 28" day of October. 2013 to the Contact/Applicant/Owner!s):
Contact:
Darrell Offe
Offe Engineers
13932 5E 159'" Place
Renton WA 98058
Applicant:
Kyle Miller
KRRV Dev., LLC
PO Box 908
Ravensdale WA 98051
TRANSMITTED this 28'" day of October, 2013, to the Party!ies) of Record:
Mr. lames Wilsan
3519 NE 8'" 5t
Renton WA 98056
Cindy Keats
P.O. Box 88671
Tukwila WA 98138
TRANSMITTED this 28th day of October, 2013, 2013 to the following;
Neil Watts, Development Services Director
lan Conklin, Development Services
Carrie Olson, Development Services
lennifer Henning, Current Planning
Fire Marshal
Renton Reporter
\6!'2.[(13)
Date
Owner!s);
Kevin lohnson and Randy lohnson
12624 -lTlh PI SE
Renton WA 98059
L. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final ifthe decision is not appealed within 14 days of
the decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before S:OO PM on November 15, 2013. An appeal of the decision(s) must
be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal
Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing
together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way,
Short Plat Report_13-001131
City of Renton Department of Community & Economic Development
NE 7TH STREET NORTH SHORT PLAT -
Report of October 28, 2013
Administrative Short Plat Report & Decision
LUA13-001131; SHPL-A
Page 15 of 16
Renton, WA 98057. Additional information regarding the appeal process may be obtained from the
City Clerk's Office, Renton City Hall-7th Floor, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision.
A single one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days ofthe decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not
readily discoverable prior to the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to
amend the original decision, there will be no further extension of the appeal period. Any person
wishing to take further action must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the
initial decision, but to Appeals to the Hearing Examiner as well. All communications after the
decision/approval date must be made in writing through the Hearing Examiner. All communications
are public record and this permits all interested parties to know the contents of the communication
and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could
result in the invalidation of the appeal by the Court.
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 section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single-family and other nonresidential construction activities shall be
restricted to the hours between 7 am and 8 pm, Monday through Friday. Work on Saturdays shall be
restricted to the hours between 9 am and 8 pm. No work shall be permitted on Sundays.
3. Within 30 days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground
cover over any portion of the site that is graded or cleared of vegetation and where no further construction
work will occur within 90 days. Alternative measures such as mulch, sodding, or plastic covering as specified
in the current King County Surface Water Management Design Manual as adopted by the City of Renton
may be proposed between the dates of November 1~ and March 31" of each year. The Development
Services Division's approval of this work is required prior to final inspection and approval of the permit.
4. The applicant may not fill, excavate, stack, or store any equipment, dispose of any materials, supplies, or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area
defined by the drip line of any tree to be retained.
5. The applicant shall erect and maintain 6-foot high chain link, temporary construction fencing around the
drip lines of all trees to be retained, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every 50 feet with the words, "NO TRESPASSING -Protected Trees" or on each side of
the fencing, if less than 50 feet. Site access to individually protected trees or groups of trees shall be fenced
and signed. Individual trees shall be fenced on 4 sides. In addition, the applicant shall provide supervision
whenever equipment or trucks are moving near trees
Short Plot Report_13-001131
City of Renton Deportment of Comm
NE 7TH STREET NORTH SHORT PLA T
'& Economic Development Admi )tive Short Plot Report & Decision
WAH-001131; SHPL-A
Report of October 28, 2013 Page 16 of 16
~~-----------------------------------------------------------------,
Utilities
1. Plans must meet minimum city standards subject to review at construction permit stage.
2. All lots of the short plat are to be connected to the City of Renton sanitary sewer.
3. Individual side sewers will be provided to serve each lot of the proposed development.
4. Provide a manhole instead of a clean-out on Pierce Court NE.
Transportation
1. Transportation mitigation fees will be assessed at the rate in place when building permits are issued.
Streets
1. Road name and address signs will be required to be provided by the developer prior to recording.
2. Parking will not be allowed on the 20-foot wide, paved private road and "No Parking" signs are required to
be installed by the developer.
3. All electrical, phone, and cable services and lines serving the proposed development must be underground.
The construction of these franchise utilities must be inspected and approved by a City of Renton inspector
prior to recording the plat.
4. Fixed objects that are currently situated in the location of the proposed access must be relocated, after
obtaining owner approval.
Schools
1. School mitigation fees will be assessed per single-family residence at the rate in place when building
permits are issued.
Fire Prevention
1. Fire mitigation fees will be assessed per Single-family residence at the rate in place when building permits
are issued.
2. Fire Department apparatus access roadways are required to be a minimum of 20 feet wide, fully paved,
with 25-foot inside and 45-foot outside turning radii.
3. Fire access roadways shall be constructed to support a 3D-ton vehicle with 322-psi point loading. Access is
required within 150 feet of all points on the buildings.
General Plan Review
1. All construction utility permits for drainage and street improvements will require separate plan submittals.
All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil
Engineer.
2. When the utility plans are complete, 3 copies of the drawings, 2 copies of the drainage report, the permit
application, an itemized cost of construction estimate, and the application fee shall be submitted at the
counter on the sixth floor of Renton City Hall.
3. All subdivisions shall provide water, sewer, and storm stubs to each new lot prior to recording of the plat.
4. Separate permit and fees will be required for the water meter installation, side sewer connection, and
storm water connection.
Short Plot Report_13-001131
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EXHIBIT 7
Jim Wilson
Elizabeth
I've never responded to a planning/development/real estate application before, but feel compelled to do so now.
regarding 3506 NE ]'h st North Short Plat/lua13-001131,SHPL-a. this area of the highlands has been getting cut down &
chopped up faster than ever. I would like to go on record as being against this short plat, and any others on 7th st (I live
on 8 th st). my water pressure is almost double "now, due to having to push more water further out to meet existing
building. Big swaths of huge trees are being felled all over in this area for further development. The roads and other
infrastructure are not keeping pace. Houses with a decent size lot are being torn down & mUltiple "McHouses" are
thrown in. there is a time & place for this (begrudgingly), but this area on 7th is not it. It will diminish the whole area.
Thanks
Jim Wilson
3519 ne 8 th st
EXHIBIT 8
1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
ME M 0 RAN DUM
September 30, 2013
Elizabeth Higgins
Bob Mac Onie
SUBJECT: NE 7 th Street North Short Plat, LUA-13-001131-SHPL
Form and Legal Description Format
I have reviewed the above referenced preliminary short plat submittal and have the
following comments:
Recommendations: Note the City of Renton land use action number and land record number,
LUA13-001131 and LND-20-0590, 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.
Show two ties to the City of Renton Survey Control Network. The geometry will be checked by
the city when the ties have been provided.
Provide short plat and lot closure calculations.
Note what was found when visiting the existing monuments.
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.
See the attached lot addresses. Note said addresses on the final short plat drawing.
Do note encroachments, if any.
Do include a "LEGEND" block for the short plat drawing, detailing any symbols used thereon.
Do not include topography and utility infrastructure as they are only part of the initial submittal
requirements unless they have a direct influence on the subdivision.
Note all easements, covenants and agreements of record on the drawing.
Note any relevant researched resources on the short plat submittal.
EXHIBIT 9
Property Services Comments
Page 2 of 2
September 30, 2013
Note the plat name and lot and tract numbers of the adjoining properties or note as
"Unplatted_"
Remove the building setback lines noted on the final short plat lots_ Setbacks will be determined
at the time that building permits are issued_
The City of Renton Administrator, Department of Community and Economic Development, is the
only city official who signs the final short plat Provide an appropriate approval block and
signature line. Pertinent King County approval blocks also need to be noted all the drawing.
All vested owner(s) of the subject final short plat need to sign the final short plat drawing.
Include notary blocks as needed.
Include a declaration block on the drawing, titled "OWNERS' DECLARATION" not
"CERTIFICATION" or other.
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 final short plat. The
final short plat drawing and the associated document(s) are to be given to the Project Manager
as a package. The recording number(s) for the associated document(s) are to be referenced on
the final short plat drawing. Provide spaces for the recording numbers thereof.
The new easements for ingress, egress, utilities, etc. shown for the benefit of future owners of
the proposed lots each need a note defining the rights associated with the easement at issue.
Since these new "proposed" easements shown aren't "granted and conveyed" until the
benefited and/or burdened lots are conveyed to others add the following language on the face
of the short plat drawing:
DECLARATION OF COVENANT
The owners of the land embraced within this short plat, in return for the benefit to accrue from
this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the
new easement shown on this short plat to any and all future purchasers of the lots, or of any
subdivisions thereof. This covenant shall run with the land as shown on this short plat.
The preceding statement obligates the seller of the lots created to "expressly grant and convey"
the lots "together with and/or subject to" any new private easements delineated on the short
plat in the conveying document.
The private ingress, egress and utility easements require a "New Private Easement for Ingress,
Egress and Utilities Maintenance Agreement" statement Note the attachment on the drawing.
'Denis law
Mayof'
September 12, 2(113
Nancy Rawls
Department ofTralisportatioil "
Renton School Distrkt
420 Park Avenue N,
-Renton, WA 98055
Department of Community and Eco'nomkDevelopt:nent
, , t.E. 'Chip'Vincent,'Administrator
, ,
'Subject:, ' 3506 NiO 7th Street'North Short Plat', '
LUA13-00i131~ SHPL-A:
'The City of R,enton'sDepartinent ~f Ccim~unity and Economic Developmen! (CED) has received "
" anapplicatioli for a 4-lot single-family subdivIsion'located'at 3506 N'E 7'" Street, Please see the"
"enclos~d Notice of Applitatioriforfurther ijetails" ' " '
'Ino~der, to process this application;: CED needs to know which Renton s~t)ools would, be
attended by 'children living, in,residences 'at, the location', indicated above. ,Please 'fjllin the
approp~iate schoois on th~list below and ~eturri'this I,etter to my attention; City Of Renton"CED,
'Planning Division, 1055 South,G'rady,Way, R'enton"Washington98057 or"fa~to'(425) 43.0-7300,',
by5eptembe,r'2ii, ~013.· ." , , ' " , ' ,
, Eiementary School:~, _~~~:le...+-.Jt;~24i,\L..~"""":'_-,-"':"-.--=--'--'-_-'---.,-'.....c..:~
Midd,le School,: -,:._.:....._IdJ<~~~o&d.&l..:~ __ ...:,....-'---'--~'--'---'-,_~-.:.....~
, High, School: -,:-~'-,--.c..4U&!'J:':l~...o....::.'-""'o;--"':"'.,--"':"':~~-~--,--"':"'':''--~
,,'Wi~1 the'schoolsyou 'have indicated be'able to handle the, i~At of the, additional stUdents,
, estimated to come from the ,Proposed development? Yes ' " 'No ", " '. ,,'
.', . -,.' '. ~,'.'. . .' " '. '. : . ~ . ":.' ",:., -.... . -: . ,~ ..
. . ~ :".'-:
,Thank YouTor providing thi,s important inf,ormation, , If you have any.~~estions rega,rdirig this
project, please contact l11e at (425) 430-6581, ,
Sincerely,
, EjizabethHiggins
Se!1ior Planner,
Enciosure :.:
. ".-
"', '.
, ReriU;n' City Hall'. 1055 5o.;u, Grady Way.~ Re'nton, virashi~gton 98057,. rento;;w,;,gov '
",
.. :
Jim Wilson
Elizabeth
I've never responded to a planning/development/real estate application before, but feel compelled to do so now.
regarding 3506 NE ]'h st North Short Plat/lua13-001131,SHPL-a. this area of the highlands has been getting cut down &
chopped up faster than ever. I would like to go on record as being against this short plat, and any others on ]'h st (I live
on 8th st). my water pressure is almost double now, due to having to push more water further out to meet existing
building. Big swaths of huge trees are being felled all over in this area for further development. The roads and other
infrastructure are not keeping pace. Houses with a decent size lot are being torn down & multiple "McHouses" are
thrown in. there is a time & place for this (begrudgingly), but this area on 7th is not it. It will diminish the whole area.
Thanks
Jim Wilson
3519 ne 8th st
1
Wilson
NE8th St.
WA 98056-38301
SEATTLE WA 9<:')0
16 SEP2013 PN 3 L
~:-'j'_ ( 7 ,\ St([ t+ (11 ;AJ 5
o error-CO .. 1-1M o,y rCi:a'O/!1/C .LXv'
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NOTICE OF APPLICATION
"M~.t., Appl\C1tlon~ .. !>eon flied. and atcl!pted w~h the D~p.!"I,""nt a/Community & Economlo Dovelopment
ICEDj-Pl:lnn1ntl Division of tho City 01 Renton. The lollowl", briefly d •• <rl~ .. the appllcotlon ond the nec .. "'v
publkApproval ••
!lATE OF NOTICE OF APPLICATION:
PROJECT NAME/NUMlIER:
PROJECT DESCRIPnON:
PRQUCT lOCATION:
PUBUC APPROVP.L.S:
APP'UCANT/PROJECI CONTACT PERSON:
PUBUC HEARING:
September 12, 20H
3506 NE 7th Street North Short Plot I LUAB-OOl1l1. 5HPl-A
n.. proposed pmjoct 1>.4 kit .""Ii pl't subdivision localed in tr>e~..g 10""
on 0.66 ~rO$ in the Highl.nd, PI.nnlng "" ...
3S06 NE 1"' SUeel
Admlnlm.tIve Short M't Rtvlew
Dlrrell Offe; Off. En8ln""rs, PlLC; 13932 SE 159"'; ~.nlon. WA 9S05B
"I'
tammenU on IbtI.ban applh;.tlon mU$t b •• ubmltted In wrlIlni to EIIubotl1 HIUln$, Sen,lor PI,nntl, OejUrtment of
& E I Dnelopmonl lOSS South G .... dy W~, R,nton, WA 98051, by 5.00 p.m. on SePle~btr 16, ~~",;n~u h.':°qn':~~n •• bout IIIIS ~rol""'~ or wl.hto btl! made a plTiye! rHetti and r~<e"", add~lonlll)Dtlr.tllion
by "';'I~ ~nlilct tI1e Pro!ect Mlnlger It 142S) H0-6581. AA'f""" who submit. written [omment. will automatically
btl!wm'! ~ p"Tiy 01 rewrd Ind will be notitled of any dec"l"" on till. project.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE Of APPlICATION: AuGUst 22, 2013
September 12, 2013
Ilyou w<>uld ~ke to be mad<!. p.rtyo! ",,,erc! to rueive funherlnformalion on thi. proposed prolect ,ompl~t. thi.
form and rdum to, City 01 !\<!nten, CEO, Pllnnirc Di'i1.ion, )055 South G ... dy Way, Renton. WA 98057.
File Nome I No.' !506 NE 7th Slr.el ~orth Short Plat / LUA13-OO1Bl. SHPL-A
NAME'~~~~======================~~~~================ MAIUNG ADDRESS, Clty/SIII./ZIp;
TElEPHONE NO.:
CERTIFICATION
I, j;U..:1~1!,:T1-1-I·H &-[.,0 1""!7 hereby certify that '? copies ofthe above document
were posted in __ conspicuous places or nearby the described property on
Date: t:.?e-yre.H P,e.JZ..
STATE OF WASHINGTON
COUNTY OF KING
I Z. ' t-p I "1::> •
)
) SS
)
Signed: &~ ~:..-.,.
I certify that I know or have satisfactory evidence that G I.:;;" h dL ! I4£{ ,n,;:
signed this instrument and acknowledged it to be his/her/their free and voMfhary act for the
uses and purposes mentioned in the instrument.
~""\\"'III A I .-,-., I, 2013 ___ -"y""'-"'''':':t_J/4-'"-........ ' ,-,' .... ''-"'-________ _
lie in and for the State of Washington Notary
,o~,:~,(, ~ '" ~ : Notary (print):_---'-!;"'"'o.J,J1 b*_];-\'4C:4.I' l;.:i I,,"~II:.,;'?;"'·· ______ _
5,"; : My appointment eXPires:' __ A::J,.Ji..\.'f~'A..,Id.l.-_.::l~~~lr---",'2~C",'1,.;1 5''--____ _
CITY OF RENTON
DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 12th day of September, 2013, I deposited in the mails of the United States, a sealed envelope conta ining
Acceptance Letter and Notice of Application documents. This information was sent to:
Name Representing
Darrell Offe Contact
Kyle Miller Applicant
Kevin Johnson & Randy Johnson Owners
300' Surrounding Property Owners See attached
(Signature of Sender): ~.-"S!."",-;~...!}a",. :t""'1J"':..t'l----"/_1}')...:1_~_"""""~d..Io"""'~. ________ _
STATE OF WASHINGTON
COUNTY OF KING
)
) SS
)
I certify that I know or have satisfactory evidence that Stacy M. Tucker
signed this instrument and acknowledged it to be his/her/their free and voluntary ".·.frll ..... ,
mentioned in the instrument. ()~:"'i"''''-P" .t.~-
Dated: 4fkm.liul I) eM! j
J otary Public in and for the State of Washington
Notary (Print).: __ ..JI:!..1 '''-J' bi!,!.l.r. _l...J...-"-LlLd.:J i~.(~.r);....·· ____________ _
My appointment expires: II I;' '1" 61 7 /-v'l <; r OJ( I >I. T
OJ
3506 NE 7th Street North Short Plat
LUA13-001131, SHPL-A
WILLIAMSON KATHLEEN M
661 NEWPORT CT NE
RENTON, WA 98056
CARLSON KAREN A
3354 W AMES LAKE PL NE
REDMOND, WA 98052
SLATER KIM
3507 NE 7TH ST
RENTON, WA 98056
CAPPONI DARIN WAYNE
3606 NE 7TH ST
RENTON, WA 98056
JOHNSON KEVIN
12624 177TH PL SE
RENTON, WA 98059
LUEDKE NORMAN L TRUST
3408 NE 7TH ST
RENTON, WA 98056
RAMOS JULIAN
3607 NE 8TH ST
RENTON, WA 98056
SHANE DANIEL C
4607 FOREST AVE SE
MERCER ISLAND, WA 98040
PLOEG MAN CHRISTOPHER J
3431 NE 8TH ST
RENTON, WA 98056
NIX E G
3413 N E 8TH ST
RENTON, WA 98055
TRAN TUYET+LUU HUNG CHI
660 NEWPORT CT NE
RENTON, WA 98059
SWITZLER CHARLES W
3517 NE 7TH
RENTON, WA 98055
PH AM THUONG+NGUYEN NIEM THI
3554 120TH AVE NE
BELLEVUE, WA 98006
CRAIG BETTY JEAN
3518 NE 7TH ST
RENTON, WA 98055
LU HUNG+VAN VO
684 NEWPORT CT NE
RENTON, WA 98056
PRESSEY CHRIS+BEVERLY
PO BOX 40173
BELLEVUE, WA 98015
SILVA LUIS H
3525 NE 8TH ST
RENTON, WA 98056
KEAns CINDY B
14741 SE 185TH PL
RENTON, WA 98058
CUNANAN OSCAR M+AURORA
3425 NE 8TH ST
RENTON, WA 98056
KELLY JOSEPH W+JEANNIE R
3407 NE 8TH ST
RENTON, WA 98387
LANG ROBERT D SR & JOAN L
9640 E NIDO AVE
MESA, AZ 85209
STIRN A J
3513 NE 7TH ST
RENTON, WA 98056
PALANCIUC VLADIMIR+LUIBA
3610 NE 7TH ST
RENTON, WA 98056
DOUWES scon A G
3512 NE 7TH ST
RENTON, WA 98056
LU HUNG VIET
3414 NE 7TH ST
RENTON, WA 98056
WNV LLC
PO BOX 606
MEDINA, WA 98039
WILSON JAMES H JR+DAWN I
3519 NE 8TH ST
RENTON, WA 98056
WEBSTER TIMOTHY 5
3501 NE 8TH ST
RENTON, WA 98056
DAYTON8 LLC
554 ROSARIO AVE SE
RENTON, WA 98059
CIOCANAS MARIA
3600 N E 8TH ST
RENTON, WA 98056
CLUPHF JASON N
3424 NE 8TH ST
RENTON, WA 98056
BERKEBILE PETER R+MILDRED L
804 OLYMPIA AVE NE
RENTON, WA 98056
SMITH WALTER+MILLICENT J
811 OLYMPIA AVE
RENTON, WA 98056
BAUSCH MICHAEL W+KELLI A
810 OLYMPIA AVE NE
RENTON, WA 98056
LU HUNG
684 NEWPORT CT
RENTON, WA 98056
FERNANDEZ NESTOR Y
804 NEWPORT CT NE
RENTON, WA 98056
DELATORRE JUAN
3510 NE 8TH ST
RENTON, WA 98056
HUNTER DEREK+MARY ELLEN
PO BOX 1268
DUVALL, WA 98019
LOZADA JUAN C
815 OLYMPIA AVE NE
RENTON, WA 98056
KREICK JOY A & CONRAD R
23606 SE 11ITH ST
ISSAQUAH, WA 98027
HIGGINS STUART
805 PIERCE AVE NE
RENTON, WA 98056
YOUNG MARY L
3604 NE 8TH ST
RENTON, WA 98056
SABINE LAWRENCE R
811 PIERCE AVE NE
RENTON, WA 98056
KING STEPHEN M & NARANJOE
670 NEWPORT CT NE
RENTON, WA 98056
GUAJARDO-VARGAS USSIEL M+MA
3607 N E 8TH ST
RENTON, WA 98056
NOTICE OF APPLICATION
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CED) -Planning Division of the CIty of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: September 12, 2013
PROJECT NAME/NUMBER: 3506 NE 7th Street North Short plat / LUA13-Q01131, SHPL-A
PROJE(T DESCRIPTION: The proposed project is a 4 lot short plat subdivision located in the R-8 zone
on 0.66 acres in the Highlands Planning Area.
PROJECT LOCATION: 3506 NE 7 th Street
PUBLIC APPROVALS: Administrative Short Plat Review
APPLICANT/PROJECT CONTACT PERSON: Darrell Offe; Offe Engineers, PLLC; 13932 SE lS9th ; Renton, WA 98058
PUBLIC HEARING: N/A
Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Department of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on September 26,
2013. If you have questions about this proposal, or wish to be made a party of record and receive additional notification
by mail, contact the Project Manager at (425J 430-6581. Anyone who submits written comments will automatically
become a party of record and will be notified of any decision on this project.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: August 22,2013
NOTICE OF COMPLETE APPLICATION: September 12,2013
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, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057.
File Name I No.: 3506 NE 7th Street North Short Plat I LUA13·001131, SHPL·A
NAME: __________________________________________________________________ __
MAlll NG ADDRESS: _______________________________ City/State/Zip: __________________ _
TELEPHONE NO.: ____________________________ __
Denis Law
Mayor
September 12, 2013
Darrell Offe
Offe Engineers, PLLC
13932 SE 159'h Place
Renton, WA 98058
Depart[T1ent of CO[T1[T1unity and Econo[T1ic Develop[T1ent
C.E."Ch i p"Vi ncent, Ad [T1 i nistrator
Subject: Notice of Complete Application
3506NE 7th Street North Short Plat, LUA13-00U31, SHPL-A
Dear Mr. Offe:
The Planning Division of the City of Rentonhas determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
You will be notified if any additional information is required to continue processing your
application.
Please contact me at (425)430-6581 if you have any questions. . . ,
Sincerely,
/:3~~,J~J~r"-
Elizabeth Higgins
Senior Planner
cc: Kevin Johnson I Owner{s)
. Kyle Miller I Applicant
Renton City Hall. 1055South GradyWay·. Renton,Washington 98057. rentonwa,gov
September 12, 2013
Nancy. RaWls
Department of Transportation
Renton School District
420 Park Avenue N
Renton, WA 98055
Department of Community and Economic Development
C.E."Chip"Vincent, Administrator
Subject: 3S06 NE 7th Street North Short Plat
LUA13-001131, SHPL-A
The City of. Renton's Department of Community and Economic Development (CED) has received
, an application for a 4-lot single-family subdivision located at 3506 NE 7" Street. 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 !tie 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, Washinglon98057 orfax to (425) 430-7300,
,by September'.26, Z013.
Elementary School: __ --'-----"---------'--------_~_
Midd,le School: ---'-__ '--__ ---_---_-----_---~--
HighSchool: ___ -----------------~--_----
Will the schoo.!s 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 youfor providing this important information. If you have any questions regarding this
project, please contact me at (425) 430-6581.
Sincerely,
Elizabeth Higgins
Senior Planner
EnClosure
Renton' City Hall • 1 ass South Grady Way • Renton, Washington 98057 • rentonwa.gov
\1;> -00 I [:01
City of Renton
LAND USE PERMIT [<ECEIVED
I ur ')" C':"~ 14 U ~ ~ {J Ie
MASTER APPLICATIOf\!ITYOF RENTON
PROPERTY OWNER(S) PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
NAME: Kevin Johnson & Randy Johnson NE 7th St North
ADDRESS 12624 17rth Place SE
PROJECT/ADDRESS(S)lLOCATION AND ZIP CODE
3506 NE 7th Street
Renton, WA 98056
CITY: Renton, WA ZIP: 98059
TELEPHONE NUMBER: 425-228-5782
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S).
801110-0045
APPLICANT (if other than owner)
EXISTING LAND USE(S):
NAME: Kyle Miller Single Family
COMPANY (if applicable): KRRV DEV., LLC
PROPOSED LAND USE(S).
Single Family
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION.
ADDRESS: P.O. Box 908 RSF -Residential Single Family
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY: Ravensdale, WA ZIP: 98051 (if applicable)
N/A
EXISTING ZONING
TELEPHONE NUMBER: 425-432-5932 R-8
CONTACT PERSON PROPOSED ZONING (if applicable):
N/A
NAME: Darrell Offe
SITE AREA (in square feet):
28,709
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable): Offe Engineers DEDICATED: ()
ADDRESS 13932 SE 159th Place
SQUARE FOOTAGE OF ~TE ACCESS EASEMENTS.
(pJ, 0
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: Renton, WA ZIP: 98058 ACRE (if applicable) --; 87
TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable)
425-260-3412 4
Darrell.offe@comcast.net
NUMBER OF NEW DWELLING UNITS (if applicable)
4
P JECTINFORMAT~IO~N~(c~o~n~ti~I,=ue~d=) ____________ __ ---
NUMBER OF EXISTING DWELLING UNITS (if applicable) PROJECT VALUE:
1 Completed houses $2,000,000
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable)
Approx 2,6005f Each
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable)
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 0 CJ AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL CJ AQUIFIER PROTECTION AREA TWO
BUILDINGS (if applicable) 0
CJ FLOOD HAZARD AREA sq. ft.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable) 0 CJ GEOLOGIC HAZARD sq. ft.
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if CJ HABITAT CONSERVATION sq. ft.
applicable):
CJ SHORELINE STREAMS & LAKES sq. ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): CJ WETLANDS sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE SF: QUARTER OF SECTION.....:t, TOWNSHIP -'23, RANGE~, IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) Kevin S. Johnson & Randy R. Johnson each as to their separate estate, declare under p'ena~y of perjury under the
laws of the State of Washington that I am (please check one) __ the current owner of the property in ed in this application or __
the authorized representative to act for a corporation (please attach proof of authorization) an at oregoing statements and
.. -"_. 00."... """' ,-'" "'L:;;~;:OO"" ct, ". "" .......... ~
Date Sig ",ate
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that \6EII'1\\ g. :rOHNSON E I2.At.lPY e. :loHIIISot-J
signed this instrument and acknowledge tt to be his/her/their free and voluntary act for the
uses and purpose mentioned in the instrument.
!..9 -0>1--0>013
Dated
Notary (Print) M Ie H ELl E L. CHOATE
My appointment expires: __ ...Jyl...-----" ... L ... R'------'CYoL.lO"'-'-,_"1--'-______ _
EXHIBIT "A"
LEGAL DESCRIPTION
Lot(s) 9, Block 1, Stewart's Highland Acre Tracts, according 10 the plat thereof recorded in Volume 43 of
Plats, Page(s) 17, records of King County, Washington.
Situate in the County of King, State of Washington.
1.
2.
3.
City of Renton
TREE RETENTION
WORKSHEET
Total number of trees over 6" in diameter1 on project site: 1. A0
Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous2 -
Trees in proposed public streets -
Trees in proposed private access easements/tracts 14-
Trees in critical areas 3 and buffers -
Total number of excluded trees: 2. ~4
Subtract line 2 from line 1: 3. ?l
trees
trees
trees
trees
trees
trees
trees
4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by:
0:'3 in zones Re, R·l, R-4, or R-B
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. __ ~ ......... ___ trees
5. List the number of 6" or larger trees that you are proposing 5 to retainl
4 :
5. 1_ trees
6. Subtract line 5from line 4 for trees to be replaced:
(If line 6 is less than zero, stop here. No replacement trees are required).
---I.O,......~ __ trees 6.
7. Multiply line 6by 12" for number of required replacement inches:
7. ______ inches
8. Proposed size of trees to meet additional planting requirement:
(Minimum 2" caliper trees required) 8. _______ inches
9. Divide line 7 by line 8 for number of replacement trees6 :
per tree
(if remainder is .5 or greater, round up to the next whole number)
9.
1. Measured at chest height.
______ trees
2. Dead, diseased or dangerous trees must be certified as 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 slopes, are defined in Section 4-3-050 of
the Renton Municipal Code (RMC).
4. Count only those trees 10 be retained outside of critical areas and buffers.
5. The City may require modification of the tree retention plan to ensure retention of 1~1md~m number of
trees per RMC 4-4-130H7a J< /:L..E /VE 0
6. Inches of street trees, inches of trees added to critical areaslbuffers, and inches of trees retained on site that
are less than 6~ but are greater than 2" can be used to meet the tree replacement requi~OOt.2 2 2 n j 'i
H:\CED\Data \Fonns· T emptates\Self -Help Handouts\Planning\TrecRetention W orksbeet.doc CITY OF -:, 12108
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
)
)
t6 YLl~. fJ\ , LLFe...
duly swom on oath, deposes and says:
1. On the 30TH day of TuLY ,20...1.2L, I installed
information sign(s) and plastic flyer box on the property
3sa.. NE .,TII Sr BlWTl?bJ W9 930"" for the following project •
RECEIVED
AUG 222013
CITY OF RENTON
PLr'\NNi]\IG DIVISION
being first
1 public
located at
7-TJ./ SrR.FfI NoerH ,3UOJ?[ PLAT
Project name
'BANDY JOUN SQA I e l6E.v'tJ ;tHN,SOtJ
Owner Name
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 Signs Installation" handout package.
~~--
Installer Signature
SUBSCRIBED AND SWORN to before me this 30 T~ay of :JULY ,20-.13....
residing at --l::UO ..... "'""u.!I:....._---,-_--,-
My commission expires on ---'+L..U~""",/.L..:.'1'-
H: \CED\Data \F onn s-T em pJatcs\Self-He\p Handouts \Plannin S\pu bsign. doc - 3 -03/12
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NE 7th STREET
---
NE 7" North Short Plat
3506 NE 71' Street
4 Single Family Residence
CONSTRUCTION MITIGA TION
(;rrf (J',j~ :'-,: f'C;N
'-)L'-\I'-J>·-]I'\J:,::' DiVi:iiOI\l
Proposed Construction Dates (begin and end dates): Start of construction is proposed for
Fall 2013 with the demolition of existing structures and installation utilities/frontage improvements.
Frontage improvements and off site construction will cause minor disruption to traffic along NE ""P' Street.
These frontage improvements will include: off-site drainage, sewer extension, water crossings, paving,
curb/gutter and Sidewalk, and landscaping.
Hours and days of operation: 8:30 am to 3:30 pm, Monday through Friday or as otherwise allowed by
City of Renton.
Proposed Haullngl Transportation routes: Materials and labor to the site are proposed off of private
access road along the west side d the property. Vehicle parking and backfill material storage are proposed
to be onsite.
Measures to minimize construction activities: NE 71t! will or could possibly need to be closed for a
portion of the offsite Improvements. The sewer and storm extension will be construction along the center of
the paved section due to the proximity of a gas main location where these utilltles should be. This area of
Renton (along NE ""P') has a grid pattern to the roads. Oosing this section of road will be evaluated as part
of the traffic control plan.
Special hours: No special hours are necessary to complete construction. Weekend work may be necessary
to be scheduled for completion; this will be determined by owner, contractor, and City of Renton.
Preliminary Traffic Control Plan: Coordination with the City of Renton staff will be necessary to
minimize disruption to traffic on NE ""P' Street. Once a contractor is selected, a traffic control plan will be
submitted and approved prior to the pre-constrUction meeting with the City of Renton. This plan will be
installed prior to any construction actlvltJes.
NE 71' STREET NORTH SHORT PLAT
3506 HE 7" STREET
4 Single Family Residence -Short Plat
PROJECT NARRA TIVE
AUG 221013
The proposal is to construct 4 new homes on the property located at the central area of the Renton
Highlands off of NE 71to Street. There is an existing house and several out buildings located on the property.
The property currently gently slopes from East to west. The natural discharge location of the property is a
sheet flow pattem along the westerly property line. The drainage ultimately contributes to the Cedar River.
Permits required: Land Use Action permit, Utility permits, and Building permits
Zoning designation: The property is zoned Single Family Residential R-8. The surrounding area is zoned
single-family residential.
Current Use: Residential single family
Special features: No sensitive areas or special features are on or near the property.
SOIl Type/Drainage: The site is underlined with dense Alderwood series soils that are covered with
landscape, lawn, gravel roads, and buildings. The drainage design for the proposed short plat would be to
disperse roof drainage into infiltration trenches and provide limited infiltration. The balance of the site would
be conveyed into the existing storm system located to the west within the public street. Lot coverage
restrictions (impervious area) are proposed to mitigate developed runoff.
Proposed use: 4 single family residences
Access: Access to the project would be from NE 71to Street utilizing a private access street for all four lots.
Proposed OfT site Improvements: Offsite improvements would include extension of the sewer and storm
system within NE 71to Street to the west. Road crossing of the water system located on the north side of NE
71to. All other Improvements are proposed to be on site or frontage.
Total estimated cost / Fair market value: Estimated construction cost $275,000; Market value
(completed homes) $1,600,000
Estimated quantities: Approximately 150 yards of backfill material may be necessary to grade for sidewalk
along NE 7th. No further material Is needed.
Trees removed: There are 45 existing trees on the site -14 will be removed as part of road construction;
21 be will removed as part of house construction; 10 existing trees will be retained. 8 new trees are
proposed to be planted within the front yards of the new houses; street trees along NE ]ttl are also proposed
as part of the landscaping strip.
Dedication to the City: No dedication is proposed.
Proposed Size, number and range: The lots range from 6,240 to 7,872 square feet. There are
4 proposed lots.
Job shacks, sales trailers, and model home: No proposal at this time
I ALTA Co~mitment (6117106)
i ALTA Commitment Form
COMMITMENT FOR TITLE INSURANCE
Issued by
STEWART TITLE GUARANTY COMPANY
STEWART TITLE GUARANTY COMPANY, a Texas Corporation ("Company"), for a valuable consideration, commits to issue
its POl'ley or policies of title insurance, as ',dentified in Schedule A, in favor of the Proposed Insured named in Schedule A, as
owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums
and charges and compliance with the Requirements; all sUbject to the provisions of Schedules A and B and to the Conditions
of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the poliey or policies
committed for have been inserted in Schedule A by the Company.
All liability and obligation under this Commitment shall cease and terminate six months after the Effective Date or when the
poliey or pOlicies committed for shall issue, whichever first occurs, provided that the failure to issue the poliey or policies is not
the fault of the Company.
The Company will provide a sample of the poliey form upon request.
This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory.
IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to be affixed by its duly
authorized officers on the date shown in Schedule A.
Countersigned by:
Stewart Title Company
188 106th Avenue NE, Suite 420
Bellevue, WA 98004
(206) 770-1300
stewart
title guaranty company
Copyright 2006·2009 American Land Title Auoclatlon. All rights resliNed.
The use of this Form is restnde(f to ALTA IPcensees and ALTA member' In good standtng as 01 the dale of use
",II olf'e( uses ale prohlbted. Rep/Wed undef hc.ense from the Amencan Land Tille AS$OOabon
Frle No. 01148-21989
004-UN ALTA Commitment (6117106)
,~;;?r~
Matt Morris
P resident and CEO
~
RECEIVED
AUG 222013
CITY OF RENTON
PLANNING OMS!ON
AMI "!CAN
L~~l~ fill I
Secretary
CONDITIONS
1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument.
2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other
matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in
Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved
from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced
by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if
the Company otherwise acquires actual knowledge of any suclh defect, lien, encumbrance, adverse claim or other
matter, the Company at its option may amend SChedule B of this Commitment accordingly, but such amendment shall
not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions.
3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties
included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in
reliance hereon in undertaking in good faith (a) to comply with the reqUirements hereof, or (b) to eliminate exceptions
shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this
Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies
committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage
of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by
reference and are made a part of this Commitment except as expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of
the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against
the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered
by this Commitment must be based on and are subject to the provisions of this Commitment.
5. The policy to be issued contains an arbitration clause. All arbitrable maffers when the Amount of Insurance is
$2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exdusive remedy of the
parties. You may review a copy of the arbitration rules at< htID.liWww.alta.ora(>.
All notices required to be given the Company and any statement in writing required to be furnished the Company shall be
addressed to itat P.O. Box 2029, Houston, Texas 77252.
Copyright 2006·200' American l'lInd Tille A •• oclatlon. All rights reaerved.
The use of \1111 Form is; rEl5lnded 10 ALTA liC81l5eeS and ALTA member$ In good standing 81 of the dale of 1JSe.
All olhet use, are Pfohlbrled. Reprinted under hCMlS8 from the Amencan Land Title AI5Odalion
File No. 01148-21989
004-UN ALTA Commitment (6117106)
"MllleAN
I~N" rULI
\1,,'1. ,.1,,1,.
stewart title
Escrow Officer: Nicole M Johnson
Phone: (206) 770-1330
Email: nicjohnson@Stewart.com
Title Officer: Chris Rollins
Phone: (206) 770-8715
Email: chris.rollins@stewart.com
SCHEDULE A
1. Effective Date: May 31, 2013 at 8:00 AM
2. Policy Or Policies To Be Issued:
(X) ALTA OWNER'S POLICY, (6117106)
(X) STANDARD ( ) EXTENDED (Underwriting fee -11%)
$50 TITLE & ESCROW CREDIT
Proposed Insured:
KRRV Development LLC, a Washington Limited Liability Company
Stewart Title Company
18000 International Blvd, Suite 401
SeaTac,WA9818S
Phone: (206) 770-8700
Order Number: 01148-21989
Customer Reference:
Johnson/KRRV Development, LLC
Amount:
Premium:
Tax:
Total:
$270,000.00
$670.00
$63.65
$733.65
3. The estate or interest in the land described or referred to in this Commitment and covered herein is:
Fee Simple
4. Tille to said estate or interest in said land is at the effective date hereof vested in:
Kevin Stanley Johnson and Randy Ralph Johnson, each as their separate estate
5, The land referred to in this commitment is described as follows:
SEE EXHIBIT "A" ATTACHED HERETO
EXHIBIT "A"
LEGAL DESCRIPTION
Lot(s) 9, Block 1, Stewart's Highland Acre Tracts, according to the plat thereof recorded in Volume 43 of
Plats, Page(s) 17, records of King County, Washington.
Situate in the County of King, State of Washington.
COMMITMENT FOR TITLE INSURANCE
SCHEDULE B
Part I
Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are
disposed of to the satisfaction of the Company:
GENERAL EXCEPTIONS
A. Taxes or assessments which are not shown as existing liens by the public records.
B. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof;
(iii) water rights, claims or title to water; whether or not the matters described (i), (ii) & (iii) are shown in the public
records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable
servitudes.
C. Extended coverage exceptions as follows:
(1) Rights or claims of parties in possession not shown by the public records.
(2) Easements, claims of easement or encumbrances which are not shown by the public records.
(3) Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate
survey and inspection of the premises and which are not shown by the public records.
(4) Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished imposed by law
and not shown by the public records.
D. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for
sewer, water, electricity or other utilities, or for garbage collection and disposal.
E. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of
record for value the estate or interest or mortgage thereon covered by this commitment.
F. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other
entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or
lands beyond the line of the harbor or bulkhead lines as established or changed by the United States Government,
or riparian rights, if any.
SPECIAL EXCEPTIONS FOLLOW
COMMITMENT FOR TITLE INSURANCE
SCHEDULE B
Part I
SPECIAL EXCEPTIONS
1. Payment of Real Estate Excise Tax, if required.
The property described herein is situated within the boundaries of local taxing authority of the City of Renton.
Present Rate of Real Estate Excise Tax as of the date herein is 1.78% and the levy code is 2100.
2. General taxes:
Year:
Amount Billed:
Amount Paid:
Amount Due:
First half delinquent May 1; Second half delinquent November 1:
2013
$2,968.20
$1,484.10
Tax Account No.:
$1,484.10, plus interest and penalty if delinquent
801110-0045-05
Levy Code:
Land:
Improvements:
2100
$166,000.00
$42,000.00
Note: King County Treasurer, 500 4th Avenue, 6th Floor Admin. Bldg., Seattle, WA 98104 (206) 296-7300
Web Address: http://webapp.metrokc.gov/kctaxinfo/.
3. Liability for sewer treatment capacity charges that may be assessed but not disclosed in the public records.
Please contact the King County Capacity Charge Department for further information at 206-296-1450.
4. Please be advised that our search did not disclose any open deeds of trust of record. If you should have
knowledge of any outstanding obligation, please contact the title department immediately for further review prior to
closing.
5. Numerous judgments and/or liens appear in the record against persons with names similar to Randy Ralph
Johnson, the effect of which depends upon his/her identity with said persons. An identity affidavit is attached for
completion by Randy Ralph Johnson. Said affidavit must be reviewed by the company for determination of
resolution of said matters prior to recording herein.
6. Numerous judgments and/or liens appear in the record against persons with names similar to Kevin Stanley
Johnson, the effect of which depends upon his/her identity with said persons. An identity affidavit is attached for
completion by Kevin Stanley Johnson. Said affidavit must be reviewed by the company for determination of
resolution of said matters prior to recording herein.
7. Upon examination it has been determined that the subject property does not meet the underwriting qualifications
to receive the coverage provided in the AL TA Homeowne~s Policy of Title Insurance for a one-to four-family
residence, due to the following condition: Incoming party is a Washington limited liability company. The coverage
provided for the subject property will be the Standard AL TA Owne~s Policy. The Policy and any applicable
endorsements will be issued at the filed rate.
8. Matters pertaining to any Extended Mortgage, Leasehold or Owner's Coverage, if required, have not been
cleared. If such Coverage is desired, the Company should be informed as soon as possible prior to closing. An
inspection of land will then be made to determine potential lien rights and survey requirements, if any, and other
extended coverage matters with a supplemental report to follow.
'9. Exceptions and Reservations contained in deed from Northern Pacific Railroad Company, whereby the Grantor
excepts and reserves all oil, gases, coal, ores, minerals, fossils, etc., and the right of entry for opening, developing
and working the same and providing that such rights shall not be exercised until provision has been made for full
payment of all damages sustained by reason of such entry, recorded under Recording No. 241450.
NOTE: No examination has been made to determine the present record owner of the above minerals, or mineral
lands and appurtenant rights thereto, or to determine malters which may affect the lands or rights so reserved,
10, Restrictions, easements, dedications, and delineated matters contained on the face of the Plat of Stewart's
Highland Acre Tracts as recorded in Volume 43 of Plats, Page(s) 17, and any amendments thereto,
END OF SPECIAL EXCEPTIONS
COMMITMENT FOR TITLE INSURANCE
SCHEDULE B
Part II
The following are the requirements to be complied with:
Item (a)
Item (b)
Note:
Format:
Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or
interest to be insured.
Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for
record.
Effective January 1, 1997, and pursuant to amendment of Washington state statutes relating to
standardization of recorded documents, the following format and content requirements must be met.
Failure to comply may result in rejection of the document by the recorder.
Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom of each
succeeding page.
Font size of 8 points or larger and paper size of no more than 8 Y,i" by 14".
No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged.
Information which must appear on the first page:
Title or titles of document. If assignment or reconveyance, reference to auditor's file number or subject
deed of trust.
Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any.
Abbreviated legal description (lot, block, plat name or section, township, range and quarter quarter
section for unplatted).
Assesso~s tax parcel number(s).
Return address which may appear in the upper left hand 3" top margin.
NOTES:
COMMITMENT FOR TITLE INSURANCE
SCHEDULE B
Part II
NOTE A: In order to assure timely recording all recording packages should be sent to:
Stewart Title Company
18000 International Blvd, Suite 401, SeaTac, WA 98188
Attn: Recorder
NOTE B: The description can be abbreviated as suggested below if necessary to meet standardization requirements.
The full text of the description must appear in the document(s) to be insured.
Lt 9, Blk 1, Stewart's Highland Acre Tracts
NOTE C: Please be advised that extended coverage, which would delete paragraphs C, E and F from Schedule B Part 1
to this Commitment, is available for an additional charge (additional underwriting requirements may also apply). Advise
your title officer in writing if you desire extended coverage.
NOTE D: A flat Recording Fee will be applied to all residential transactions with the exception of Cash Sales and
Relocations. Fees are $110 if a Refinance and $175 if a Sale. Any excise tax charges are additional to these proposed
fees (example: $10 for Quit Claim Deeds and Government Transfers).
NOTE E: We find no pertinent matters filed or recorded against KRRV Development llC, a Washington limited liability
Company, proposed insured purchasers.
NOTE F: All matters regarding extended coverage have been cleared for the mortgagee's policy. Exceptions C, E and F
shown in Schedule B herein will be omitted in said extended coverage mortgagee's policy.
NOTE G: The records of King County andlor our inspection indicate that the address of the improvement located on said
land is 3506 NE 7th Street, Renton, WA 98056.
NOTE H: The loan Policy to issue will contain an 8.1 (Environmental Protection lien) Endorsement and a 9-06
Endorsement or equivalent.
NOTE I: In the event of cancellation, a cancellation charge may be made.
NOTE J: There are no deeds affecting said land recorded within 24 months of the date of this report.
tc
END OF SCHEDULE B
Escrow Officer Location:
Stewart Title Company
Escrow Officer: Nicole M Johnson
188 1 06th Avenue NE, Suite 420, Bellevue, WA 98004
Phone: (206) 770-1330
Fax: (800) 757-5401
Email: nicjohnson@stewart.com
STG Privacy Notice 1 (Rev 01126/09) Stewart Title Companies
WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION?
Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable
state law regulatio.ns also require us to tell you how we collect, share, and protect your personal information. Please read this notice
carefully to understand how we use your personal infomnation. This privacy notice is distributed on behalf of the Stewart Title
Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA).
The types of personal information we collect and share depend on the product or service that you have sought through us. This
information can include social security numbers and driver's license number.
All financial companies, such as the Stewart Title Companies, need to share customers' personal information to run their everyday
business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share
customers' personal information; the reasons that we choose to share; and whether you can limit this sharing.
Reasons we can share your personal information Do we share? Can you limit this sharing?
For our everyday business purposes-to process your transactions and
maintain your account. This may indude running the business and managing Yes No customer accounts, such as processing transactions, mailing, and auditing services,
and responding to court orders and legal investigations.
For our marketing purposes-to offer our products and services to you. Yes No
For joint marketing with other financial companies No We don't share
For our affiliates' everyday business purposes-information about your
transactions and experiences. Affiliates are companies related by common
Yes No ownership or control. They can be finanCial and non-financial companies. Our
affiliates may include companies with a Stewart name; financial companies,
such as Stewarl Title Company
For our affiliates' everyday business purposes-information about your No We don't share creditworthiness.
For our affiliates to market to you Yes No
For non-affiliates to market to you. Non-affiliates are companies not related by No We don't share common ownership or control. They can be financial and non-financial companies.
We may disclose your personal information to our affiliates or to non-affiliates as permitted by law. If you request a transaction with a
non-affiliate, such as a third party insurance company, we will disclose your personal information to that non-affiliate. (We do not
control their subsequent use of information, and suggest you refer to their privacy notices.]
Sharing practices
How often do the Stewart Title Companies We must nobfy you about our sharing practices when you request a transaction.
notify me about their practices?
How do the Stewart Title Companies To protect your personal infomnabon from unauthorized access and use, we use
protect my personal Information? security measures that comply with federal and state law. These measures
include computer file and building safeguards.
How do the Stewart Title Companies We collect your personal information, for example, when you
collect my personal Information?
• request insurance-related seNices
• provide such information to us
We also collect your personal infomnation from others, such as the real estate
agent or lender involved in your transaction, credit reporting agencies, affiliates
or other companies.
What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in
certain instances, we do not share your personal information in those instances.
Contact Us Ilf you have any questions about this privacy notice, please contact us at Stewart Title Guaranty
Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056
File No.: 01148-21989 Page 1 of 1
Lstewart
• -lille ORDER NO: 01148·21989
sketch is provided without charge for information. It is not intended to show all matters related to the
property including. but not limited to area, dimensions, encroachments or locations or boundaries It's not
a part of, nor does it modify. the commitment or policy to WhiCh it is attached The company assumes NO
LIABILITY for any matter related to this sketch. Reference should be made to an accurate sUNey for
further information.
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BmnchSTK,User :871~
KlNG,WA
C:omrnent: Station ld .GXOR
20100726001132.001
Return Address
POHE~-SYBOR PLLe
12537 -15TH Ave NE, $le 106
Sealt1e. WA 98125
E2451672 :i~8t~~\-4~1
TA}! , $1111.01
SAlIi $e."
PERSONAL REPRESENTA'IVE'$ DEED
Grantor: RANDY RALPH JOHNSON AS PERSONAL REPRESENTATIVE FOR THE
ESTATE OF RALPH STANLEY JOHNSON
Gr::mtees: [I) KEVIN STANLEY JOHNSON
(2) RANDY RALPH JOHNSON
Legal Description:
LOT 9, BLOCK 1 OF STEWART'S HIGHLAND AC.RE TRACI$, ACCORDiNG TO
THE PLAT RECORDED IN VOlUME 043 OF PtA TS, PAGE at 7, RECORDS OF
KING COUNTY. WASHINGTON. SlREET ADDRESS: 3506 NE T'I ST. RENTON
WA 98056
Tax Parcel No.: 8011100045
1. Glantor. I, RANDY RALPH JOHNSON. am the dUly appointed, qualified, and acting
Personal Represenlative of the Esta1e of RALPH STANLEY JOHNSON, Deceased,
Snohomish County, Washington. Superior Court Case No. 09-4--01226-7.
2_ Grant •• s. The GrorJees are KEVIN 51 ANU:Y JOHNSON and
RANDY RALPH JOHNSON_
3. Decedenl's Estate. Decedent RALPH STANLEY JOHNSON die<j testate on May 9,
2009. On October 15. 2009, Decedent's WIU was admitted to probate cnd Grantor was
appointed Personal Representotive of Decedent's estate and grcnted Nonintervention
Powers for Ihe administration of Decedent's eslale_
4. Will Provtslon. The FOURTH article. section E. of Decedent's Will provides that the rest.
residue and remainder of Decedenl's eslate sha:! pass to his two children, KEVIN
STANl.EY JOHNSON and '1ANDY RALPH JOHNSON, in equol shores per stirpes. (The
FOURTH article of Decedent's Will pro .... ided that Decedent's eslate sholl pass to RUTH P.
JOHNSON .. howe'o'er, on October 27, 2009. RUTH P. JOHNSON filed her Disclaimer
(SnohOmish County SuperiOf Court. 09-4-012267-7, Estate of Rolph S1anley Johnson) in
wrich she specifically disclaims. her interest in the real property de~cribed as 3506 NE 7tt-.
Sf, Renton, Kir"lg County, Woshinglon.1
Page 1 of2 Printed on 6171c013 9:31:06 Alv!
Document: DED C010.0726001132
Branch .:;n':J:"r :3714
KlNG,W,\
C Ollll11l?nt: Station Id .UXOR
20100726001132.002
5. Real Property. Among Ire assets of !I-'e resldc;8 of Decedent's estate is !r'e fo:lowirg
desCI"lbed real propeffy lecated ir Kirg Ccunt'{. V\'as~irg'on;
L;:)T 9, BLOCK 1 OF srtwA.~T'S HIGHLAND AC'i'E TRACTS. ACCO~DING TO rHE PLAT
RECORCED N VOLUME 0.43 OF PLATS. PAGE 017. R::CORDS OF KING COUI'lTY, WA .
. '~ore commorly known os: 35C6 NE THST, RE~ TON WA 98056
To)( Parcel No.: 8011 1,00045
6. ConsldercHon. This convey once is made in comlderntion of Decedent's yilt in his
Will,
7. Conveyance. G(antor cOnveys, grants. and qLitclaims to KEVIN STANLEY JOHNSON
and ~'&.NDY RALP~ JOHNSON all of Ire interest of Decederij's estate in tbe rca! properfy
descrioed ;n this Deed (together with all after-ocq .... ired title of the Grentor to the real
property), 'Which interest represents Decedent's interest in the real property at his death.
CATED: ~L.c/-:,,-,~{_, __ _
Estate of RALPH STANLEY JOHNSON, Oeceased
/
~~~L1d~bii-~,";r'-'~"';"'pC-e-r-so-n-a~1 Represenrative
Fot ihe Estufe of Ralph Stanley Johnson
STATE OF WASHINGTON)
) 55.
COUNTY OF KING )
On this day personallyappeored before me RANDY RALPH JOHNSON, known or proved
10 me to be the individual described in and who executed :he Within and foregoing
Penonal Replfuenfaffve', D~, and acknowledged that he/she ~gned the same us
his/her free and voluntary oct and deed. for the uses and purposes therein mentioned.
GIVENun~~~andofficialseolon: 9{L/l, ll, li,. ... 'C ~--i •. ~ r,,/ 5/ J ,I ~ IPI!r"~o!',"\ -(-<tV' ((h,dc, v l~':7,--__
i lIJ'Ir '''''''10 ! ~ ~ Signafu i ~\ _ "'~. -§ ~Qnqa Sybor NOTARY PUBUC for Washington
\ ~~..,. .. ~ .. -~ § Residing at Seattle. WA . \,~ o,..~I4~"" £': My appointment expires an: Quit; 3 1) roll
'1"'. ~AS~\~ .............. ", II'I\\\\\\'~"'"
Page 2 of 2 Pnnted on 61712013 9:311)6 AM
Document: DED :1)10.07:6001132
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PLANNING DIVISION
WAIVr::.t<. OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Th is requirement may be waived by:
1. Property Services
2. Public Works Plan Review
R ERE t EI~~CT NAME: ~7?..L.C·-O'--"''''c-' .!....:..N\S=----.,11--ft.._---'.:.7:....;...I_
DATE:-----=&"--+-l-=-t--,-7+/-'--1 =..3 ____ _ 3. Building
4. Planning
AUt AUG 22'0<"
CIT'ClTY
PLAt' PI,
H:\CEO\Data\Forms-Tempiates\Self-Help Handouts\Planning\walverofsubmittalreqs.xls 06109
PLANNING DIVISION
WAIVER uF SUBMITTAL REQUIRE:..w.ENTS
FOR LAND USE APPLICATIONS
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2 AND 3
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions 2 AND 3
of View Area 3
Photosimulations 2 AND 3
This requirement may be waived by:
1. Property Services
,?9Of/
PROJECT NAME: tJ f 7 1;:: '7 r
2. Public Works Plan Review
3. Building
4. Planning
DATE: &/1-1/1;
RECEIVED
AUG 22 Zi
CITY OF RENTON
H:\CErnOata\Forms·Templates\Self·Help Handouts\Planning\waiverofsubmittalreqs.xJs 06109
..
PREAPPLICATION MEETING FOR
3506 NE 7th Street Short Plat
3506 N E 7th Street
PRE 13-000714
CITY OF RENTON
RECE!VED
AUG22?J
CITY Of RENTON
PI MJNI'J(7 ;;IV!':'()t'i
Department of Community & Economic Development
Planning Division
June 27, 2013
Contact Information:
Planner: Elizabeth Higgins, 425.430.6581
Public Works Plan Reviewer: Rohini Nair, 425.430.7298
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 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 to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will 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 & Economic Development
Administrator, Public Works Administrator and City Council).
Fire_& Emergency Se-"ces
Department
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
6/6/2013 12:00:00AM
Elizabeth Higgins, Senior Planner
Corey Thomas, Plan Review/Inspector
(3S06 NE 7th Short Plat) PRE13-000714
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. There is one existing fire hydrant that can be
counted toward the requirements, it does need to be fitted with a storz fitting. It appears there is adequate
fire flow in this area.
2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to
recording the plat. Credit will be granted for the existing home to be removed.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with
2S-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 lSD-feet of all points on the buildings.
Approved apparatus turnarounds are required for dead end roads exceeding 1S0-feet. Hammerhead
turnarounds are allowed for dead end streets up to 300-feet long. Access as proposed appears adequate.
Page 1 of 1
DEPARTMENT OF CO" "MUNITY
AND ECONOMIC DEVt:lOPMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
6/2S/2013 I2:00:00AM
Elizabeth Higgins, Senior Planner
Rohini Nair, Plan Reviewer
(3S06 NE 7th Short Plat) PRE13-000714
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non -binding
and may not 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 changes required by City staff or made by
the applicant.
I have completed a preliminary review for the above -referenced proposal. The following comments are based
on the pre-application submittal made to the City of Renton by the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are based
on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. The project is within the City's water service area in the Highlands S65 hydraulic pressure-zone. There is
an existing 8-inch water main in NE 7th St (see water project plan no. W-1885-04) that can deliver a maximum
flow rate 2,000 gpm. The static water pressure is about 70 psi at ground elevation 394 feet. There is an
existing fire hydrant within 300 feet of the property which can deliver 1,000 gpm and there is an existing 3/4
-inch water meter serving the existing residence on the subject property (billing account refIl4100I2).
2. The following water main improvements will be required to provide domestic water service to the subject
development:
Option 1: If the proposed access road has a permanent west-to-east hammerhead-turnaround:
a. Extension of about 225 feet of 4-inch water main within the private access road from the existing 8-inch
main in NE 7th St to the south property line of the proposed lot 4.
b. Installation of I-inch water service and meter to each of the new lot, the meters shall be connected to the
above 4-inch main.
e. The existing 3/4 -inch can be used to serve proposed lot l.
Option 2: If the proposed access road has a temporary west-to-east hammerhead-turnaround that can be
extended in the future to provide access to the adjacent lot(s}.
a} Extension of an 8-inch water main within the private access road and hammerhead to the east property
line in order to provide looping of the water main.
3. The development is subject to payment of a water system development charge (SOC) fee of $2,523.00 and
a water meter installation fee of $2,870.00 for each I-inch meter. These fees, as well as any related permit
fees, are collected at the time a construction permit is issued. The meters will be installed by the City.
4. Civil plans for any water main extension will be required.
SANITARY SEWER
Page 1 of 2
DEPARTMENT OF CO~ "MUNITY
AND ECONOMIC DEVtLOPMENT
-.. Cityof '--""'-r/_/2 IJ t 0 I J ~
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
6/27/2013 12:00:00AM
Pre-Application File No. PRE13-000714
Elizabeth Higgins, Senior Planner
(3S06 NE 7th Short Plat) PRE13-000714
General: We have completed a preliminary review ofthe pre-application for the above-referenced
development proposal. The following comments on development and permitting issues are based on the
pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of
review on June 27, 2013. The applicant is cautioned that information contained in this summary may be
subject to modification and/or concurrence by official decision-makers (e.ge, Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director, Development Services
Director, and City Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff or made by the applicant. the applicant is encouraged to review all
applicable sections of the Renton Municipal Code. The development Regulations are available for purchase
for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov.
Project Proposal: The proposed project site is in the Renton Highlands on the north side of NE 7th Street. The
project area, consisting of 1 lot, is approximately 28,704 sf (0.66 acre). The project proposal is to subdivide
the property into 4 lots.
Current Use: An existing one-story residential structure, built in 1962, would be removed.
Zoning: The area, including this property, has a Comprehensive Plan deSignation of Residential Single Family
(RSF) and is zoned Residential 8 (R-8).
Development Standards: The project is subject to RMC 4-2-110A, "Development Standards for Residential
Zoning Designations," as follows:
Density -The minimum density required is 4 dwelling units per net acre (du/a). The maximum density allowed
is 8 du/a. The new lots may be developed with 1 dwelling unit each. In order to calculate the proposed
density of the project, any area of public road, private easement, and/or critical area dedication must be
known. The area of public road dedication (if any) is required for a density calculation. The preapplication
submittal states the area of private road dedication would be 6,816 sf. The approximate density would be 7.96
du/a.
lot Size -The minimum lot size allowed is S,OOO sf, because the overall property is less than an acre before
subdivision. lots, as proposed at 7,000 sf (lots 1-3) and 7,104 sf (lot 4), would exceed this requirement.
lot Width and Depth -The minimum lot width is 50 feet and the minimum depth is 65 feet. Proposed lots
would exceed the minimum width and depth requirements.
Setbacks -Setbacks are the distance between the building and the property line or any private access
Page 1 of 3
Pel'-mit Requirements: As a 4-1 bdivision, the proposed project wou equire Administrative Short Plat
approval. One copy of each item required for the land use application should be reviewed during a scheduled,
"pre-screening" of the application prior to submittal.
Construction of residential structures would follow installation of infrastructure and recording of the Short
Plat.
Fees: The Short Plat application fee is $1,400 (preliminary and final review). There is an additional 3%
technology fee at the time of land use application. Detailed information regarding the land use application
submittal is provided in the attached handouts.
Impact Fees: Impact fees for new residential units include fees for transportation, fire, parks, and schools (see
Impact Fee handout, attached). Impact fees are due at issuance of building permits. Credit would be applied
for the one existing residence.
In addition to the required land use permits, separate construction and building permits would be required.
Expiration: Upon approval, the project proponent has two years to comply with all conditions of approval and
to submit the Short Plat for recording before the approval becomes null and void. The approval body that
approved the original application may grant a single one-year extension. The approval body may require a
public hearing for such extension.
Page 3 of 3
GEOSPEC,RUM CONSUltANTS, INC ..
C;oot<',~chnical Engineering and Earth Scienc~:J3
August 15, 2013
Mr. Mike Lombardo
KRRV Development, LLC
P. O. Box 908
Ravensdale, WA 98051
SUBJECT: GEOTECHNICAL EVALUATION
Proposed 4-Lot i h Street North Plat
3506 NE ih Street
Renton, Washington
Project No. 13-121-01
Dear Mike,
AUG 227013
:'; ;\: ,,: ,"
This report presents the results of our geotechnical evaluation for the site of your
proposed new residential development on the 'subject property. The purpose of our
work was to provide geotechnical engineering evaluations of the site and geotechnical
recommendations for the residential development including design of foundations, site
grading, site drainage and erosion control. Our work was performed in accordance with
the scope and conditions of our proposal dated July 22, 2013.
A site topographic map and development plan (see Figure 2) was provided to us and
was used as a reference for our evaluations. Based on our review of the plan provided
and discussions with you, we understand that the property will be divided into 4 lots and
the development will include a new 2-to 3-story wood-frame residence on each of the
new lots. The structures will include ground Itlvel garages which will have slab-on-
grade floors and the remainder of structures may have raised floors with crawl space or
slab-on-grade.
We assume that bearing wall loads will be in the range of about 2 to 3 kif and maximum
column loads to be in the range of about 10 to 20 kips. If actual structural loads exceed
the above values by more than 25%, this office should be notified.
Review of the Renton online Sensitive Areas Maps indicates that the property is not
indicated to be within a Landslide Hazard, Er<fSion Hazard, Seismic Hazard or Coal
Mine Hazard area.
P.O. Box 276, lss6quah, WA 98027-0276· Phone: (425) 391-4228 Fax: (425) 391-4228
•
KRRV Development, ...... C August 15,2013
SCOPE OF WORK
Our geotechnical evaluation included review of geologic mapping, site explorations,
engineering analyses and evaluations and the preparation of this report The scope of
work included the following specific tasks:
o Review of published geologic mapping of the site vicinity and our recent
explorations on the adjacent property to the east
o Performed a reconnaissance of the site as well as observations of the
adjacent developed lots to the east
o Observed and logged four test pit explorations on the site (see Figure 2) to
depths up to 4 feet below existing ground. Logs of the test pits and
results of field and laboratory testing are presented in the Test Pit
summaries of Appendix A along with log~ of adjacent explorations on the
adjoining property to the east
o Performed geotechnical engineering evaluations of the proposed site
development and developed our geotechnical recommendations for
foundation design and site grading.
o Prepared this geotechnical report summarizing our findings and
recommendations.
OBSERVED SITE CONDITIONS
The property is bordered on the west, north and east by developed residential lots (we
previousl~ performed geotechnical evaluations for new development along the south
side of i Street). At the time of our field exploration the property was developed with a
residence and some small sheds and a hot tub as shown in Figure 2.
The topographic mapping included on the site plan of Figure 2 indicates that the
property generally slopes very gently down to the west/southwest at gradients that
range from less than 3 percent up to about 6 percent in localized areas and overall
average gradients across the property from n~rtheast to southwest are less than 3
percent with a maximum elevation difference across the property of about 8 feet from
northeast to southwest.
The site was well vegetated primarily with grasses but also included shrubs, ivy,
elderberry and numerous evergreen trees to 3+ feet in diameter as shown on Figure 2.
We did not observe any seeps or springs or evidence of current or past erosion on the
site.
Project No. 13-121-01 Page 2
KRRV Development, L ... ": August 15, 2013
Subsoils
Our evaluation of the subsurface conditions was based on our observations of four
exploratory test pits within the property. Approximate locations of the onsite test pits
and the previous adjoining test pits are shown on Figure 2. Logs of the onsite test pits
are presented in Appendix A. Subsoils encountered in our test pits were found to
include some minor fill and natural glacially consblidated soils.
Fill soils were encountered in TP-4 located at the lower south side of the property as
shown on Figure 2. Fill soils at TP-4 were silty crushed gravel and were only about 1.5
feet thick at that location.
Natural soils encountered at the test pit locations were generally silty fine or very fine
sand with some medium to coarse sand and gravel. The upper soils were typically
loose to medium dense soils to depths of about 2 to 3 feet below the natural surface
becoming very dense and hard and cemented at greater depths.
Ground Water
No ground water or seepage was observed in any of the test pits. Typically the shallow
soils were classified as slightly moist and the deeper soils were classified as slightly
moist to moist. The measured moisture contents of the soils generally ranged from
about 5 to 9 percent.
•
Subsurface Variations
Based on our experience, it is our opinion that some variation in the continuity and
depth of subsoil deposits and ground water levels should be anticipated due to natural
deposition variations and previous onsite structures and grading. Due to seasonal
moisture changes, ground water conditions should be expected to change with time.
Care should be exercised when interpolating or extrapolating subsurface soils and
ground water conditions between or beyond our test pits.
Project No. 13 ... 121 ... 01 Page 3
KRRV Development, LLC August 15, 2013
SITE EVALUATIONS
General
The referenced geologic map of Figure 1 indicates the site vicinity to have surface
exposures of glacial till (Ogt) soils. The Ogt glacial till soils are highly consolidated,
heterogeneous mixtures of sand, silt, clay and gravel soils deposited during the
advance of the Vashon glaciation, the last glacial advance into the Puget Sound area,
approximately 13,000 to 16,000 years ago.
Based on the soils observed on the site and review of the referenced map, it is our
opinion that the natural very dense/hard silty sand with gravel soils underlying the
property and are most likely glacially consolidated till deposits (Ogt).
Based on the results of our field investigations combined with our own experience and
judgment, it is our opinion that the geotechniool site conditions are suitable for the
proposed development provided our recommendations are followed.
Hazard Assessment
Landslide: The Renton Sensitive Areas Maps indicate the site is not within a Landslide
Hazard area. In addition, the geologic map of Figure 1 indicates no mapped landslides
within the site vicinity and our site observations indicate the site is currently stable.
Considering the very gentle slope gradients and the observed glacial till soils, it is our
opinion that the potential for future instability on the site is very low to nil.
Erosion: The Renton Sensitive Areas Maps indicate the site is not within a Erosion
Hazard area. We observed that the site is well vegetated we observed no indication of
any seepage or concentrated water flow or current or past erosion on the site. Based
on our site observations and explorations it is our opinion that there is no unusual
erosion risk at this site and any potential erosion potential resulting from development
will be mitigated by our recommended grading procedures and drainage/erosion control
measures and by final re-vegetation/landscaping incorporated into the proposed
development plans. •
Coal Mine: The Renton Sensitive Areas Maps indicate the site is not within a Coal Mine
Hazard area.
Seismic: The Renton Sensitive Areas Maps indicate the site is not within a Seismic
Hazard area, however the Puget Sound region is a seismically active area. About 17+
moderate to large earthquakes (M5 to M7+) have occurred in the Puget Sound and
northwestern Cascades region since 1872 (141 years) including the 2/28/01 M6.8
Nisqually earthquake and it is our opinion that the proposed structures will very likely
experience significant ground shaking during their useful life.
Project No. 13-121-01 Page 4
KRRV Development, LLC August 15, 2013
Based on a recently published study the site lies only about 2.5 miles south of the
southern mapped location of the Seattle fault and about 18 miles southwest of the
estimated trace of the South Whidbey-Lake Alice fault both of which have postulated
maximum credible magnitudes of 7.0 to 7.5. Another recent study of the Vashon-
Tacoma area presents evidence for the east-west trending Tacoma Fault which is
indicated to pass through the south end of Vashon and the middle of Maury Island
about 10.5 miles southwest of the site. The stu~y suggests that the Tacoma Fault and
the Seattle fault may be linked by a master thrust fault at depth.
The Seattle fault has been documented to have moved at its west end (Bainbridge
Island) about 1000 to 1100 years ago and evidence of movement at the east end has
also recently been documented. Some experts feel that the recurrence interval
between large events on the Seattle Fault may be on the order of several thousands of
years but our calculations indicate it may be on the order of 1200 to 1400 years. The
activity of the documented Tacoma fault is considered to be on the same order as the
Seattle faul!. The recurrence of a maximum credible event on the South Whidbey fault
is not known but some experts have assigned a recurrence of about 3000 years,
however smaller events will occur more frequently as evidenced by the 5.3 event on
May 2, 1996 which was attributed to that faul!.
In addition to Puget Sound seismic sources, a great earthquake event (M8 to M9+) has
been postulated for the Cascadia Subduction Zone (CSZ) along the northwest Pacific
coast of Oregon, Washington and Canada. The current risk of a future CSZ event is
not known at this time. Published reports have indicated recurrence intervals for a CSZ
event to range from as little as 100-200 years to as long as 1000+ years and the time of
the last event is reported to have been about 31. years ago.
The 2009 International Building Code (IBC) adopted by the City of Renton requires
consideration of a spectral acceleration level with probability of exceedance of 2
percent in 50 years for seismic structural design. This corresponds to about a 2475-
year recurrence interval earthquake ground motion. Based on the short period spectral
response accelerations presented in Figure 1613.5(1) of the 2009 IBC, adjusted as per
equations 16-36, 16-38 and factored as per section 1803.5.12(2), we estimate the IBC
peak ground acceleration for soils and foundation design at this site to be about 0.38g.
Please note that the 0.38g peak ground acceleration includes the additional reduction
factor of section 1803.5.12(2) and is not intended for structural analyses. We
recommend the site be considered a Site Class D for structural design.
Secondary seismic hazards due to earthquake ground shaking include induced slope
failure, liquefaction, lateral spreading and ground settlement. Considering the very
dense/hard nature of the soils recommended for bearing at the site, it is our evaluation
that the potential for damage to the structures due to liquefaction, lateral spreading and
settlement is very low to nil. The potential for seismically induced shallow failures is
also considered very low to nil.
•
Project No. 13-121-01 Page 5
KRRV Development, 'C August 15, 2013
Structure Support Considerations
In our opinion the undisturbed very dense/hard natural glacial till soils encountered in
our explorations should provide good support for the proposed structure foundations.
Bearing soils are expected to be encountered at depths ranging from about 2 to 3 feet
below the natural ground surface at the site.
Foundations should penetrate through any existing fill, topsoil and loose/medium dense
soils to bear on undisturbed very dense/hard natural soils. Conventional spread
footings are considered appropriate for support of the proposed structures considering
that bearing soils are at shallow depths. However, if any deep fill areas are encountered
on the site, lean concrete footing extensions or pipe piles could be used to transfer
foundation loads to the deep bearing soils in those areas. We have included
recommendations for spread footings and lean concrete support in this report .
•
RECOMMENDATIONS
The following subsections present our recommendations for design of foundations, site
grading, drainage control and erosion control. Also included are recommendations for
plan review and observations and testing during construction.
Spread Footing Foundations
Conventional spread footings founded on undisturbed very dense/hard natural glacial till
soils should provide good support for the proposed structures. Bearing soils are
expected to be encountered at depths ranging from about 2 to 3 feet below the natural
ground surface of the site.
Continuous wall footings should be at least 18 inches wide. Square footings for column
support should be at least 24 inches wide. Footings supported on undisturbed very
dense/hard natural glacial till soils may be designed based on an allowable bearing
pressure of 2000 psf.
All footings should be founded at least 18 inches below the lowest adjacent final grade.
Where the natural bearing soils slope, the footing excavation should be stepped to
maintain a horizontal bearing surface.
If deep fill or other unsuitable soils are encountered, foundation loads may be
transferred from the recommended minimum foundation depths to the recommended
very dense/hard bearing soils by a monolith of lean concrete having a minimum
compressive strength of 1000 psi. The width of an un-reinforced lean concrete
monolith should be at least as wide as the footing or at least one-third of the monolith
height, whichever is greater. Reinforced monoliths should be designed by a structural
engineer. A suitable width trench should be excavated with a smooth edged excavator
Project No. 13-121-01 Page 6
KRRV Development, Lt August 15, 2013
bucket (no teeth) to expose the dense/very dense bearing soils under observation by
our office and backfilled as soon as possible with the lean concrete to the footing
elevation.
The estimated settlement of a 18-inch wide continuous footing carrying a load of 3 kips
per foot is on the order of 1/4 to 1/2 inch. Our settlement estimates assume that
foundations are supported on undisturbed very dense/hard natural bearing soils and
that all fill and loose/disturbed material is removed from the bearing surface prior to
concrete pour. Maximum differential settlement within the proposed structures is
expected to be 1/2 inch or less. Settlements are expected to occur primarily during
construction.
• Resistance to lateral loads can be assumed to be provided by friction acting at the base
of foundations and by passive earth pressure. A coefficient of friction of 0.45 may be
assumed with the dead load forces in contact with on-site soils. An allowable static
passive earth pressure of 250 psf per foot of depth may be used for the sides of
footings poured against undisturbed medium dense to dense natural soils or properly
compacted structural fill. An allowable static passive earth pressure of 150 psf per foot
of depth may be used for the sides of footings or grade beams poured against existing
loose soils.
The vertical and lateral bearing values indicated above are for the total dead load plus
frequently applied live loads. For short duration dynamic loading caused by seismic or
wind forces, the vertical bearing values may be increased by 50 percent and allowable
lateral passive pressures may be increased by 33 percent.
Site Grading
Site grading is expected to consist primarily of excavation for proposed foundations and
subgrade preparation for slab and pavement areas and utility trenches. Onsite granular
soils cleaned of debris and organics are considered suitable for use in general
compacted fills but in our experience the onsite glacial till soils will be moisture
sensitive with regard to grading and compaction characteristics. Grading should be
scheduled for the late summer months if possible. Wet weather grading may require
the use of imported clean granular fill soils which are more easily compacted at higher
moisture levels. Recommendations for site preparation, temporary excavations,
structural fill, subgrade preparation, site drainage and trench backfill are presented
below.
Site Preparation: Existing vegetation, debris, fill soils, and loose or organic natural soils
should be stripped from the areas that are to be graded. During rough grading, excess
soils may be stockpiled for later use. Stripping in subgrade areas is expected to
average about 1 foot. Soils containing more than 1 % by weight of organiCS may be
used in planter areas, but should not be used for structural fill. Stumps, debris and
trash, plus rocks and rubble over 6 inches in size, should be removed from the site.
Project No. 13-121-01 Page 7
•
KRRV Development, LLl. August 15,2013
Subsoil conditions on the site may vary from those encountered in our test pits,
Therefore, our office should observe the prepared areas prior to placement of any new
fills,
Temporarv Excavations: Sloped temporary construction excavations may be used
where planned excavation limits will not undermine existing structures or interfere with
other construction. Where there is not enough room for sloped excavations, shoring
should be provided.
Based on the subsurface conditions encountered in the test pits, it is our opinion that
sloped temporary excavations may be made vertically to depths of 4 feet or less,
Excavations up to 10 feet in depth should be sloped no steeper than 1: 1 within
loose/medium dense soils and no steeper than. %: 1 (horizontal:vertical) within the un-
weathered, hard natural glacial till soils, It should be noted that the contractor is
responsible for safety and maintenance of construction slopes.
We recommend that cuts over 4 feet in depth be covered with visqueen tarp to help
control ravelling and sloughing. Surface drainage should be directed away from the top
edge of cut slopes. Surcharge loads should not be allowed within 5 feet of the top of the
slope or within a 1:1 (horizontal:vertical) plane extending up from the toe of excavation,
whichever is greater.
Structural Fill: Provided that soil moisture can be reduced and maintained near
optimum, excavated onsite soils cleaned of organics and debris may be used for
general structural fill but the onsite soils are expected to be moisture sensitive and
during the rainy season the soils may become too wet for practical compaction.
Therefore imported granular fill soils should be used if moisture conditions cannot be
adequately controlled.
Loose soils, formwork and debris should be removed prior to placing fill or backfill.
Structural fill should be placed in horizontal lifts not exceeding 8 inches in loose
thickness and compacted to at least 90 percent of the maximum dry density as
determined by the ASTM 01557 test method, •
Imported granular fill should consist of clean, well-graded sand and gravel materials
free of organic debris and other deleterious material. Imported material for wet weather
grading should be a sand/gravel mixture with less than 5 percent fines based on the
sand fraction,
Slab/Pavement Support: Siabs-on-grade and pavement should be supported directly on
undisturbed dense natural soils or on properly compacted structural fill over medium
dense natural soils. Where unsuitable soils such as existing fill, loose/disturbed soils
(from tree stump removal) and organic soils exist at subgrade level, subgrade
preparation should include excavation of the unsuitable soils as required to expose
medium dense natural soils or to a maximum depth of 2 feet (or deeper as required to
remove all loose/disturbed soils from tree stump removal) and placement of structural
Project No. 13-121-01 Page 8
KRRV Development, LL."; August 15,2013
fill to final subgrade elevation. Subgrade fill should be placed in accordance with the
recommendations for structural fill except that the top 6 inches of the subgrade fill
should be compacted to at least 95 percent of the ASTM 01557 maximum dry density
in pavement and driveway areas.
It should be noted that where the proposed slabs cross a fill/natural contact line, there
will be a high risk of cracking. Risk of cracking can be reduced by placing construction
joints at the contact and by proper steel reinforcement of the slab. Interior concrete
slabs should be underlain by a capillary break cdnsisting of a polyethylene vapor barrier
of at least 6 mil thickness.
Utility Trenches: Buried utility conduits should be bedded and backfilled around the
conduit in accordance with the project specifications. Bedding material should extend
from six inches below the pipe to six inches above the pipe. Where conduit underlies
pavement or slabs-on-grade, the remaining backfill above the pipe should be placed
and compacted in accordance with the recommendations for structural fill. If imported
granular fill is used for trench backfill it should be capped with 12 inches of onsite silty
soils.
Drainage Control
Surface drainage from the site and adjoining upslope areas should be controlled and
diverted around the development area in a non-erosive manner. Adequate positive
drainage should be provided away from the structures and on the site in general to
prevent water from ponding and to reduce percolation of water into subsoils. Granular
backfill should be capped with paving or 6 inches of onsite silty soils. A desirable slope
for surface drainage is 2% in landscaped areas and 1% in paved areas.
Roof drains should be tightlined into the storm drain system (no discharge on the
ground surface). A permanent perimeter drain, independent of the roof drain system,
should be placed adjacent to the base of the continuous exterior foundations. The
drain should consist of a four-inch diameter perforated PVC drain pipe placed in at least
one cubic foot of washed drain gravel per lineal foot along the base of the foundations.
The drain gravel zone around the pipe should be encapsulated with a membrane of
Mirafi 140 filter fabric or equivalent between the drainage zone and onsite silty soils.
Erosion Control
Although we observed no evidence of erosion, onsite soils are expected to be erodible
when disturbed and exposed to concentrated water flows. Siltation fences or other
detention devices should be provided around the downslope side of the disturbed site
area and soil stockpile areas during construction to control the transport of eroded
material. The lower edge of the silt fence fabric should have "J" shaped embedment in
a trench extending at least 12 inches below the ground surface .
•
Project No. 13-121-01 Page 9
KRRV Development, LLC August 15, 2013
Surface water flow should be collected in area drains and tightlined to the storm water
system, no water should be discharged on the site unless via a properly designed and
approved infiltration/dispersion system. Exposed final graded soil areas should be
planted immediately with grass and deep rooted plants.
Plan Review
This report has been prepared to aid in the evaluation of this site and to assist the
architect, structural and civil engineers in the design and construction of the project. It
is recommended that this office be provided the opportunity to review the final design
drawings and specifications to determine if the recommendations of this report have
been properly implemented and to make any supplemental design recommendations
which may be required.
Observations and Testing During Construction •
Recommendations presented in this report are based on the assumption that soil
conditions exposed during construction will be observed by our office so that any
necessary design changes or supplements may be made. Foundation excavations
should be observed to verify that they expose undisturbed very dense/hard bearing
soils and that excavations are free of loose and disturbed materials.
All structural fill and slab/pavement subgrade areas should be observed by a
representative of this office after stripping and prior to placing fill. Drainage control
systems should be observed by our office to verify proper construction. Proper fill
placement and compaction should be verified with field and laboratory density testing
by a qualified testing laboratory.
•
Project No. 13-121-01 Page 10
KRRV Development, LLC August 15, 2013
CLOSURE
This report was prepared for specific application to the subject site and for the exclusive
use of KRRV Development, LLC and their representatives. The findings and
conclusions of this report were prepared with the skill and care ordinarily exercised by • local members of the geotechnical profession practicing under similar conditions in the
same locality. We make no other warranty, either express or implied.
Variations may exist in site conditions between those described in this report and actual
conditions encountered during construction. Unanticipated subsurface conditions
commonly occur and cannot be prevented by merely making explorations and
performing reconnaissance. Such unexpected conditions frequently require additional
expenditures to achieve a properly constructed project. If conditions encountered
during construction appear to be different from those indicated in this report, our office
should be notified.
Respectfully submitted,
GEOSPECTRUM CONSULTANTS, INC.
\f.~6aMf!b
Principal Engineer
Encl: Figures 1 and 2
Appendix A
Dis!: 2/Addressee
Project No. 13-121-01
•
I EXPIRES ~19/ ZC> {¥ 1
•
Page 11
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D'!f: C..eologic Map of the Renton QJadrangle
by D. R. Mullineaux, USGS Map GQ-405, 1965
Enlarged Scale: 1 ''~1000 I
SITE VICINITY GEOLOGIC MAP
Proposed 4-lDt 7th Street North Plat
3506 NE 7th street
Renton, Washington
Proj. No.13-121 Date 8/13 Figure 1
ref: Site plan provided by client,
undated, scale: 1 ": 40 I
GEOSPECTRUM CC)NS~ULJ!:4f1j
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SITE DEVELOPMENT & EXPLORATION PLAN
Proposed 4-Lot 7th street North Plat
3506 NE 7th street
Renton, Washington
Proj. No.13-121 Date 8/13 Figure 2
APPENDIX A
FIELD EXPLORATION
Our field exploration included a site reconnaissance and test pit explorations. During
the site reconnaissance, the surface site conditions were noted, and the locations of the
test pits were approximately determined.
The test pits were approximately located using the existing structures as a guide. The
approximate locations of the test pits are shown on Figure 2. Test Pit elevations were
estimated based on the topographic mapping shown on Figure 2.
Test pits were advanced using a trackhoe excavator. Soils were continuously logged
and classified in the field by visual examination, in accordance with the ASTM Soil
Classification system.
• Logs of the on-site test pits are presented on the test pit summary sheets A-1 and A-2.
The test pit summaries include descriptions of the soils and pertinent field data. Soil
consistency and moisture conditions indicated on the logs are interpretations based on
the conditions observed in the field. Boundaries between soil strata indicated on the
logs are approximate and actual transitions between strata may be gradual.
TEST PIT NO.1
Logged by JAD
Date: 7/24/13 Elevation: 406'
Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments
0 OL : duff & ivy -loose Slig{J~Y brown
m IS
1 -SM gravelly Silly Sand, fine
.. ,-" "\ roots to Y.i" -5.1 ~ome cementation" medium 2-ractunng ense
~rgfa~" -
3-
verv hard 4.6
4-
Maximum depth 3.5 feet -
5-No ground water observed.
-
6-
-
7-
-
TEST PIT 2
Logged by JAD
Date: 7/24/13 Elevation: 403'
Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments
0 'QL C . : duff loose brown -rrioisP SM Silly fine Sand w/some m-c sand 1 -to ~~ht 73 -own
moist
2-
verv " hard 75
3-Maximum depth 2.5 ft.
-No ground water Observed.
4-
-
5-
-
6-
-
7-
-
~ Proposed 4-Lot 7'" Street North Plat
I 3506 NE yth Street
Renton, Wash" .•.
Proj. No. 13-121 Date 8/13 I Figure A-1
TEST PIT NO.3
Logged by JAD
Date: 7/24/13 Elevation: 404'
Depth Blows Class, Soil Description Consistency Moisture Color W(%) Comments
0 OL Organic duff & decayed wood sligh\ly brown -ve~ 100 e m IS
1 -
SM l~*S~~" -5.8
2-
with some cementation medium ~~ht -ense own
3-
verv hard 58
4-
Maximum depth 3.5 feet. -
5-No ground water observed.
-
6-
-
7-
-
T T PIT NO.4
Logged by JAD
Date: 7/24/13 Elevation: 400'
Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments
0
-IOL sod dry FIL ,L
1 -~~ Silty Gravel, crushed to 3" dense S~~\IY li~ht m IS gay
2-SM S~,!X ve~ fine Sand wlora. & rool! loose sligh¥y dk brn w -c s nd m IS
-to.
brown 9.0
3-mOist
-
m rl .. n~ .. 4-
v rl"n~" ~"
5-Maximum depth 4.5 ft.
-No ground water observed.
6-
-
7-
-
r.FO! ~ 'II ... "·· ..... lNC~ Proposed 4-Lot lIn Street North Plat
I iiiiiiiiiiiiiii 3506 NE lth Street
:;.-", a"ffiiiF Renton, Wash
Froj. No. 13-121 Date 8/13 I Figure A-2
DENSITY
WORKSHEET
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430·7231
RECEI\ tD
AUG 222 3
_JI r v; {~t~,:\ji'ON
PLAM\lii'J{; Di\i;S:'CN
1. Gross area of property: 1. ~ tlre; 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:
0 square feet
~ square feet Go square feet
2. (..,/5::lJ
I
square feet
3. 22, L4¢ square feet
I
4. O.s titJ acres
5. units/lots
6. Divide line 5 by line 4 for net density: 6. 1. t? I = dwelling units/acre
'Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deducted/excluded .
•• Alleys (public or private) do not have to be excluded.
R:\PW\DEVSERV\Forms\Planning'ldensity.doc 1
NE 7th North Short Plat
3506 NE ih Street
Renton, Washington 98056
DRAINAGE REPORT
August 22, 2013
Prepared tor:
KRRV Development,. uc
Atb1: Kyle Miller
P.O. Box 908
Ravensdale, Washington 98051
(425) 432-5932 office
Prepared by:
Offe Engineers, PlLC
Darrell Offe, P.E.
13932 SE 159111 Place
Renton, Washington 98058-7832
(425) 260-3412 office
(425) 227-9460 fax
dauell·offe@comcast.net
Table of Contents
RE~ED
AU r
r AUG 222013
C' . CITY 0,':<;>;:···· ""0' N b':"!IIoI'
PLANr'!ii'JC:; lYVi::i:C),,\;
• Technical Information Worksheet
• Section 1: Project Overview
• Section 2: Conditions and Requirements Summary
• Section 3: Offsite Analysis
• Section 4: Flow Control and Water Quality Facility Analysis and Design
• Section 5: Conveyance System Analysis and Design
• Section 6: Special Reports and Studies
• Section 7: Other Permits
• Section 8: CSWPPP Analysis and Design
• Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
• Section 10: Operations and Maintenance Manual
Section 1: Project OVerview
The proposal is to create four individual single family lots from this 28,698 square foot parcel
located in the Renton Highlands near the Renton Vocational College. The property address is:
3506 NE ]'h Street; King County Tax parcel #80111Q-0045. The existing residence, and
impervious areas, and out buildings on the property will be removed to create these four new lots.
The property is located within the ~existing conditions" area of the drainage basin map.
There are no sensitive areas on the project site. The property has a gentle slope of approximately
3% towards the southwest comer of the property. The soils on the site have been identified by a
Geotechnical Engineers as ~glacial consolidated till" (Qgt). These soils are not suitable for Full
Infiltration of storm water runoff. The soil logs indicate moist silty sands with no ground water
within the holes at 4'. The proposal for storm water treatment for the project is: (A) provided
"limited Infiltration systems" for the proposed houses and driveways; (8) provide a "Restrictive
Covenant" limiting the amount of impervious area to be allowed on the new lots; (C) and provide
operation and maintenance procedures for the new owners.
Section 2: Conditions and Requirements Summary
2009 City of Renton Drainage Manual
Section 3: Offsite Analysis
The downstream system was walked on April 19'tt, 2013. The site drainage currently sheet flows
across the property to the west and eventually entering the City storm system in NE 7tn Place. The
proposed development is to convey the drainage form the site into NE 7tn Street and then to the
west into the Oty storm system at Newport Court NE and NE 7tn Street. This point of inflow is
approximately 500 feet above the current sheet flow point. The drainage system is completely
tight lined from Newport Court NEt NE 7tn Street through the Oty storm piping to an apartment
site, Hilltop Homes Apartments downstream. The network of pipes runs 810 feet to a storm water
pond within the Hilltop Apartments. The storm pipe system was visually inspected in three
locations downstream; at CB #113111, CB #113118, and CB #113041. These are Oty of Renton
storm water codes for Oty catch basins. The system of pipes were 12" concrete entering into
Type n catch basins. There appeared to be no overtopping of the basins or capacity issues. The
roadway area above these catch basins had no Indication of overflow.
The storm water enters into a pond within Hilltop Apartments, Oty node #145531. This pond is
heavily over grown with trees and blackberries. A walk of the parameter of the pond shows no
signs of overtopping or erosion. The parking lot to the south of the pond is about 4' below the
pond berm. There were no signs of overtopping in this area either.
The drainage leaves the pond and enters into Monroe Avenue NE about 200 feet north of NE 4tn
Street. The storm system is within the centerline of the road and was not inspected. The storm
system continues to the south In Monroe Ave until it enters the Oty Shop Area at NE 2th Street.
Section 4: Flow Control and Water Quality Facility Analysis and Design
Flow control/water quality preliminary calculations determined that flow control is not required.
Water Quality will be required.
NE 7th North w/limited Infilitration
Area Breakdown
Impervious PervIous Developed Condition
An!a Breakdown Tota/Areas (c. feet} (sq. feet)
Lots 4
2,800 sq. ft. Impervious max.
Roads
26' Acmss EllSlHlUHlt
f"rrInmge
(sidewalk/apron)
(Landscape Area)
(NE 7th)
Existing Condition
An!a I1ceakdqwn
Parcel
House
Driveway
Walkways
Sheds (outbuildings)
Lawn
Frontage
Aspahlt
Lawn
23310
TotaJk"'
28698
2590
Aa.
5600 1n10
(50%)
5388
655
687
1248
12891 18397
0.30 0.42
Impervious PervIous
(sq. feet) (sq. feet}
1820
1088
512
148
25130
1n5
815
5343 25945
0.~2 0.60
NE 7TH NORTH (EXISTING CONDmONS)
~:'IQli9
'"
Flav Frequency An~lysis
------------------------------------------
Tiae Series File.ne 7th north ex. tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates----Flov Frequency 4nalysis------
Flov Rate Rank Ti.... of Pe.>k - -Peaks Rank Return Prob
(CFS) <TIn 1~nr 99~ 0.083 4 2/09/01 2 00 1 0
0.053 7 1/05/02 16 .00 2 9 . )is
0.102 2 2/27/03 7 :00 0 .086 3 10.00 o. 900
0.041 8 9/26/04 2 :00 0 .093 4 5.00 o. 800
0.053 6 10/29/04 16 :00 o. 079 5 3.00 o. 667
0.096 3 1/19/06 16 00 o. 053 6 2.00 o. 500
0.079 5 11/24/06 3. 00 0 .053 7 1 .30 o. 231
0.184 1 1/09/09 6 :00 0 .041 9 1. 10 o. 091
Coaputed Pe.>ks 0 .157 50 .00 0 .980 •
t' <~!,.~!"t't~,,::::--:: , J';
DEVELOPED WI PERF. PIPE ONLY
i
,
O~ 12 acre,sj
Scale Factor ~ 1.00;;:, HOUrty:tyi---R;~~d;;"",,,
TlmeSerieS:/NE 7th North (Developed)
Com pule Time Series
Ale for
Flo_ Frequency Analysis
-------------------------------------------------------
Tiae Series File:ne 7th north (developed) 'sf
Project Location'Sea-Tac
1»1
I
--A.nnual p~ Flow Rates--------Flov Frequency Analysls------
Flov Rate Rank Ti.e of p~ --Peaks - -Ron!< Return Frob
(CFS) (CFS) Perlod
0 127 6 2/0'YOl 2 00 0 260 1 100.00 O. "0
0 102 8 1.-"'05/02 16 ,00 0 157 2 25 00 0 960
0 153 3 2/27/03 7 00 0.153 3 10.00 0 900
0 108 7 8/26/0. 2 00 0.135 • 5 00 0 800
0.130 5 10/28/04 16 00 0.130 5 3.00 O. 667
0.135 • 1/18/06 16 00 O. 127 6 2.00 0 .500
0.157 2 10/26/06 0, 00 O. 108 7 1. 30 O. 231
0.260 1 1/09/08 6 ,00 0 102 8 1.10 0 .091
COMp1.1ted. Peaks 0 225 50.00 0 '80
'. :.1)':'~ .. :: .. ,~.'.~.,'~,. -:',"::""0:'"."'"'--
1r~~/'~/!r. v.!llyjkrlr~ nfi
ff I~ ? {/·Z 6 -c{11IP~Y o.~ ::;. 0. ()8f·
jJJw-.
~
• A
DEVELOPED (W/UMITED INFILTRATION)
Scale Factor: 1.00. . Hourly .Reduced'y .. "
TIme Series; Ir:N:::E:-:7="th:-::N:-"o'"'rt:-h "'::o:-e-ve:-I:-"o.:...pe-d-:-----'-..:..:...--.,I> >1
Compute TIme Series I
Floy Frequency Analysis
Ti.e Series File ne 7th north developed tsf
Project location Sea-rae
---Annual Peak Flow Rates--------Flov Frequency Analysis-------
Flov Rate Rank Tiae of Peak --Peeks - -Rank Return Prob
(CFS) crm Ignr 9~ 0.110 5 2/09/01 2. 00 1 ° 0.083 7 1/05/02 16 00 2 0 . }g
o 134 2 2/27/03 7 ,00 ° .120 3 10 00 0 .900
o 083 8 8/26/04 2 ,00 0 .116 4 5. 00 0 800
o 101 6 10/28/04 16. 00 0 .110 5 3. 00 0.667
0.116 4 1/18/06 16. 00 0 101 6 2 .00 0.500
0.120 3 10/26/06 0 00 0 083 7 1 .30 o 231
0.230 1 1/09/08 6 .00 O. 083 8 1. 10 0.091
;Coapu'ed Peaks 0 .198 50. 00 o 980
'()aJd~uI ltoyr. rlr;/>?J C/~¥~~
~/tf) ~ O·~ -&(10(6'19-::" O.(f/ 9 C).().,5 cf-
tfJIJ pgr;
Section 5: Conveyance System Analysis and Design
This analysis and design will be provided as part of the Construction Plan submittal to the City of
Renton.
Section 6: Special Reports and Studies
Geotechnical Study attached
GEOSPEC'RUM CONSUtrANTS, INC.
August 15, 2013
Mr. Mike Lombardo
KRRV Development, LLC
P. O. Box 908
Ravensdale, WA 98051
SUBJECT: GEOTECHNICAL EVALUATION
Proposed 4-Lot 7th Street North Plat
3506 NE 7th Street
Renton, Washington
Project No. 13-121-01
Dear Mike,
This report presents the results of our geotechnical evaluation for the site of your
proposed new residential development on the ·subject property. The purpose of our
work was to provide geotechnical engineering evaluations of the site and geotechnical
recommendations for the residential development including design of foundations, site
grading, site drainage and erosion control. Our work was performed in accordance with
the scope and conditions of our proposal dated July 22, 2013.
A site topographic map and development plan (see Figure 2) was provided to us and
was used as a reference for our evaluations. Based on our review of the plan provided
and discussions with you, we understand that the property will be divided into 4 lots and
the development will include a new 2-to 3-story WOod-frame residence on each of the
new lots. The structures will include ground !tvel garages which will have slab-on-
grade floors and the remainder of structures may have raised floors with crawl space or
slab-on-grade.
We assume that bearing wall loads will be in the range of about 2 to 3 kif and maximum
column loads to be in the range of about 10 to 20 kips. If actual structural loads exceed
the above values by more than 25%, this office should be notified.
Review of the Renton online Sensitive Areas Maps indicates that the property is not
indicated to be within a Landslide Hazard, Er<Mion Hazard, Seismic Hazard or Coal
Mine Hazard area.
•
KRRV Developmen .C August 15, 2013
SCOPE OF WORK
Our geotechnical evaluation included review of geologic mapping, site explorations,
engineering analyses and evaluations and the preparation of this report. The scope of
work included the follOwing specific tasks:
o Review of published geologic mapping of the site vicinity and our recent
explorations on the adjacent property to the east.
o Performed a reconnaissance of the site as well as observations of the
adjacent developed lots to the east.
o Observed and logged four test pit explorations on the site (see Figure 2) to
depths up to 4 feet below existing ground. Logs of the test pits and
results of field and laboratory testing are presented in the Test Pit
summaries of Appendix A along with log!l of adjacent explorations on the
adjoining property to the east.
o Performed geotechnical engineering evaluations of the proposed site
development and developed our geotechnical recommendations for
foundation design and site grading.
o Prepared this geotechnical report summarizing our findings and
recommendations.
OBSERVED SITE CONDITIONS
The property is bordered on the west, north and east by developed residential lots (we
previousl~ performed geotechnical evaluations for new development along the south
side of i Street). At the time of our field exploration the property was developed with a
residence and some small sheds and a hot tub as shown in Figure 2.
The topographic mapping included on the site plan of Figure 2 indicates that the
property generally slopes very gently down to the west/southwest at gradients that
range from less than 3 percent up to about 6 percent in localized areas and overall
average gradients across the property from n&rtheast to southwest are less than 3
percent with a maximum elevation difference across the property of about 8 feet from
northeast to southwest.
The site was well vegetated primarily with grasses but also included shrubs, ivy,
elderberry and numerous evergreen trees to 3+ feet in diameter as shown on Figure 2.
We did not observe any seeps or springs or evidence of current or past erosion on the
site.
Project No. 13-121-01 Page 2
KRRV Development,
Subsoils
, , August 15,2013
Our evaluation of the subsurface conditions was based on our observations of four
exploratory test pits within the property. Approximate locations of the onsite test pits
and the previous adjoining test pits are shown on Figure 2. Logs of the onsite test pits
are presented in Appendix A. Subsoils encountered in our test pits were found to
include some minor fill and natural glacially consblidated soils.
Fill soils were encountered in TP-4 located at the lower south side of the property as
shown on Figure 2. Fill soils at TP-4 were silty crushed gravel and were only about 1.5
feet thick at that location.
Natural soils encountered at the test pit locations were generally siHy fine or very fine
sand with some medium to coarse sand and gravel. The upper soils were typically
loose to medium dense soils to depths of about 2 to 3 feet below the natural surface
becoming very dense and hard and cemented at greater depths.
Ground Water
No ground water or seepage was observed in any of the test pits. Typically the shallow
soils were classified as slightly moist and the deeper soils were claSSified as slightly
moist to moist. The measured moisture contents of the soils generally ranged from
about 5 to 9 percent.
•
Subsurface Variations
Based on our experience, it is our opinion that some variation in the continuity and
depth of subsoil deposits and ground water levels should be anticipated due to natural
deposition variations and previous onsite structures and grading. Due to seasonal
moisture changes, ground water conditions should be expected to change with time.
Care should be exercised when interpolating or extrapolating subsurface soils and
ground water conditions between or beyond our test pits .
•
Project No. 13-121-01 Page 3
•
KRRV Development, __ C August 15, 2013
SITE EVALUA nONS
General
The referenced geologic map of Figure 1 indicates the site vicinity to have surface
exposures of glacial till (Ogt) soils. The Ogt glacial till soils are highly consolidated,
heterogeneous mixtures of sand, silt, clay and gravel soils deposited during the
advance of the Vashon glaciation, the last glacial advance into the Puget Sound area,
approximately 13,000 to 16,000 years ago.
Based on the soils observed on the site and review of the referenced map, it is our
opinion that the natural very dense/hard silty sand with gravel soils underlying the
property and are most likely glacially consolidated till depOSits (Ogl).
Based on the results of our field investigations combined with our own experience and
judgment, it is our opinion that the geotechnit!al site conditions are suitable for the
proposed development provided our recommendations are followed.
Hazard Assessment
Landslide: The Renton Sensitive Areas Maps indicate the site is not within a Landslide
Hazard area. In addition, the geologic map of Figure 1 indicates no mapped landslides
within the site vicinity and our site observations indicate the site is currently stable.
Considering the very gentle slope gradients and the observed glacial till soils, it is our
opinion that the potential for future instability on the site is very low to nil.
Erosion: The Renton Sensitive Areas Maps indicate the site is not within a Erosion
Hazard area. We observed that the site is well vegetated we observed no indication of
any seepage or concentrated water flow or current or past erosion on the site. Based
on our site observations and explorations it is our opinion that there is no unusual
erosion risk at this site and any potential erosion potential resulting from development
will be mitigated by our recommended grading procedures and drainage/erosion control
measures and by final re-vegetationllandscaping incorporated into the proposed
development plans. •
Coal Mine: The Renton Sensitive Areas Maps indicate the site is not within a Coal Mine
Hazard area.
Seismic: The Renton Sensitive Areas Maps indicate the site is not within a Seismic
Hazard area, however the Puget Sound region is a seismically active area. About 17+
moderate to large earthquakes (M5 to M7+) have occurred in the Puget Sound and
northwestern Cascades region since 1872 (141 years) including the 2/28/01 M6.8
Nisqually earthquake and it is our opinion that the proposed structures will very likely
experience significant ground shaking during their useful life.
Project No. 13-121-01 Page 4
KRRV Developmen ,C August 15, 2013
Based on a recently published study the site lies only about 2.5 miles south of the
southern mapped location of the Seattle fault and about 18 miles southwest of the
estimated trace of the South Whidbey-Lake Alice fault both of which have postulated
maximum credible magnitudes of 7.0 to 7.5. Another recent study of the Vashon-
Tacoma area presents evidence for the east-west trending Tacoma Fault which is
indicated to pass through the south end of Vashon and the middle of Maury Island
about 10.5 miles southwest of the site. The study suggests that the Tacoma Fault and
the Seattle fault may be linked by a master thrust fault at depth.
The Seattle fault has been documented to have moved at its west end (Bainbridge
Island) about 1000 to 1100 years ago and evidence of movement at the east end has
also recently been documented. Some experts feel that the recurrence interval
between large events on the Seattle Fault may be on the order of several thousands of
years but our calculations indicate it may be on the order of 1200 to 1400 years. The
activity of the documented Tacoma fault is considered to be on the same order as the
Seattle fault. The recurrence of a maximum credible event on the South Whidbey fault
is not known but some experts have assigned a recurrence of about 3000 years,
however smaller events will occur more frequently as evidenced by the 5.3 event on
May 2, 1996 which was attributed to that fault.
In addition to Puget Sound seismic sources, a great earthquake event (M8 to M9+) has
been postulated for the Cascadia Subduction Zone (CSZ) along the northwest Pacific
coast of Oregon, Washington and Canada. The current risk of a future CSZ event is
not known at this time. Published reports have indicated recurrence intervals for a CSZ
event to range from as little as 100-200 years to as long as 1000+ years and the time of
the last event is reported to have been about 31, years ago.
The 2009 International Building Code (IBC) adopted by the City of Renton requires
consideration of a spectral acceleration level with probability of exceedance of 2
percent in 50 years for seismic structural design. This corresponds to about a 2475-
year recurrence interval earthquake ground motion. Based on the short period spectral
response accelerations presented in Figure 1613.5(1) of the 2009 IBC, adjusted as per
equations 16-36, 16-38 and factored as per section 1803.5,12(2), we estimate the IBC
peak ground acceleration for soils and foundation design at this site to be about 0,38g.
Please note that the 0.38g peak ground acceleration includes the additional reduction
factor of section 1803,5.12(2) and is not intended for structural analyses. We
recommend the site be considered a Site Class 0 for structural design.
Secondary seismic hazards due to earthquake ground shaking include induced slope
failure, liquefaction, lateral spreading and ground settlement. ConSidering the very
dense/hard nature of the soils recommended for bearing at the site, it is our evaluation
that the potential for damage to the structures due to liquefaction, lateral spreading and
settlement is very low to nil. The potential for seismically induced shallow failures is
also considered very low to nil.
•
Project No, 13-121-01 Page 5
•
KRRV Development, ~~C August 15,2013
Structure Support Considerations
In our opinion the undisturbed very denseJhard natural glacial till soils encountered in
our explorations should provide good support for the proposed structure foundations.
Bearing soils are expected to be encountered at depths ranging from about 2 to 3 feet
below the natural ground surface at the site.
Foundations should penetrate through any existing fill, topsoil and loose/medium dense
soils to bear on undisturbed very denseJhard natural soils. Conventional spread
footings are considered appropriate for support of the proposed structures considering
that bearing soils are at shallow depths. However, if any deep fill areas are encountered
on the site, lean concrete footing extensions or pipe piles could be used to transfer
foundation loads to the deep bearing soils in those areas. We have included
recommendations for spread footings and lean concrete support in this report .
•
RECOMMENDATIONS
The following subsections present our recommendations for design of foundations, site
grading, drainage control and erosion control. Also included are recommendations for
plan review and observations and testing during construction.
Spread Footing Foundations
Conventional spread footings founded on undisturbed very denseJhard natural glacial till
soils should provide good support for the proposed structures. Bearing soils are
expected to be encountered at depths ranging from about 2 to 3 feet below the natural
ground surface of the site.
Continuous wall footings should be at least 18 inches wide. Square footings for column
support should be at least 24 inches wide. Footings supported on undisturbed very
denseJhard natural glacial till soils may be designed based on an allowable bearing
pressure of 2000 psf.
All footings should be founded at least 18 inches below the lowest adjacent final grade.
Where the natural bearing soils slope, the footing excavation should be stepped to
maintain a horizontal bearing surface.
If deep fill or other unsuitable soils are encountered, foundation loads may be
transferred from the recommended minimum foundation depths to the recommended
very dense/hard bearing soils by a monolith of lean concrete having a minimum
compressive strength of 1000 psi. The width of an un-reinforced lean concrete
monolith should be at least as wide as the footing or at least one-third of the monolith
height, whichever is greater. Reinforced monoliths should be designed by a structural
engineer. A suitable width trench should be excavated With a smooth edged excavator
Project No. 13-121-01 Page 6
KRRV Development, __ .; August 15, 2013
bucket (no teeth) to expose the dense/very dense bearing soils under observation by
our office and backfilled as soon as possible with the lean concrete to the footing
elevation.
The estimated settlement of a 18-inch wide continuous footing carrying a load of 3 kips
per foot is on the order of 1/4 to 112 inch. Our settlement estimates assume that
foundations are supported on undisturbed very dense/hard natural bearing soils and
that all fill and loose/disturbed material is removed from the bearing surface prior to
concrete pour. Maximum differential settlement within the proposed structures is
expected to be 1/2 inch or less. Settlements are expected to occur primarily during
construction.
• Resistance to lateral loads can be assumed to be provided by friction acting at the base
of foundations and by passive earth pressure. A coefficient of friction of 045 may be
assumed with the dead load forces in contact with on-site soils. An allowable static
passive earth pressure of 250 psf per foot of depth may be used for the sides of
footings poured against undisturbed medium dense to dense natural soils or properly
compacted structural fill. An allowable static passive earth pressure of 150 psf per foot
of depth may be used for the sides of footings or grade beams poured against existing
loose so;ls
The vertical and lateral bearing values indicated above are for the total dead load plus
frequently applied live loads. For short duration dynamic loading caused by seismic or
wind forces, the vertical bearing values may be increased by 50 percent and allowable
lateral passive pressures may be increased by 33 percent.
Site Grading
Site grading is expected to consist primarily of excavation for proposed foundations and
subgrade preparation for slab and pavement areas and utility trenches. Onsite granular
soils cleaned of debris and organics are cbnsidered suitable for use in general
compacted fills but in our experience the onsite glacial till soils will be moisture
sensitive with regard to grading and compaction characteristics. Grading should be
scheduled for the late summer months if possible. Wet weather grading may require
the use of imported clean granular fill soils which are more easily compacted at higher
moisture levels. Recommendations for site preparation, temporary excavations,
stmctural fill, subgrade preparation, site drainage and trench backfill are presented
below.
Site Preparation: Existing vegetation, debris, fill soils, and loose or organic natural soils
should be stripped from the areas that are to be graded. During rough grading, excess
soils may be stockpiled for later use. Stripping in subgrade areas is expected to
average about 1 foot. Soils containing more than 1% by weight of organiCS may be
used in planter areas, but should not be used for stmctural fill. Stumps, debris and
trash, plus rocks and rubble over 6 inches in size, should be removed from the site.
Project No. 13-121-01 Page?
KRRV Development, C August 15, 2013
Subsoil conditions on the site may vary from those encountered in our test pits.
Therefore, our office should observe the prepared areas prior to placement of any new
fills.
Temporarv Excavations: Sloped temporary construction excavations may be used
where planned excavation limits will not undermine existing structures or interfere with
other construction. Where there is not enough room for sloped excavations, shoring
should be provided.
Based on the subsurface conditions encountered in the test pits, it is our opinion that
sloped temporary excavations may be made vertically to depths of 4 feet or less.
Excavations up to 10 feet in depth should be sloped no steeper than 1:1 within
loose/medium dense soils and no steeper than.%:1 (horizontal:vertical) within the un-
weathered, hard natural glacial till soils. It should be noted that the contractor is
responsible for safety and maintenance of construction slopes.
We recommend that cuts over 4 feet in depth be covered with visqueen tarp to help
control ravelling and sloughing. Surface drainage should be directed away from the top
edge of cut slopes. Surcharge loads should not be allowed within 5 feet of the top of the
slope or within a 1: 1 (horizontal:vertical) plane extending up from the toe of excavation,
whichever is greater.
Structural Fill: Provided that soil moisture can be reduced and maintained near
optimum, excavated onsite soils cleaned of organics and debris may be used for
general structural fill but the onsite soils are expected to be moisture sensitive and
during the rainy season the soils may become too wet for practical compaction.
Therefore imported granular fill soils should be used if moisture conditions cannot be
adequately controlled.
Loose soils, formwork and debris should be removed prior to placing fill or backfill.
Structural fill should be placed in horizontal lifts not exceeding 8 inches in loose
thickness and compacted to at least 90 percent of the maximum dry density as
determined by the ASTM 01557 test method. •
Imported granular fill should consist of clean, well-graded sand and gravel materials
free of organic debris and other deleterious material. Imported material for wet weather
grading should be a sand/gravel mixture with less than 5 percent fines based on the
sand fraction.
Slab/Pavement Support: Siabs-on-grade and pavement should be supported directly on
undisturbed dense natural soils or on properly compacted structural fill over medium
dense natural soils. Where unsuitable soils such as existing fill, loose/disturbed soils
(from tree stump removal) and organic soils exist at subgrade level. subgrade
preparation should include excavation of the unsuitable soils as required to expose
medium dense natural soils or to a maximum depth of 2 feet (or deeper as required to
remove all loose/disturbed soils from tree stump removal) and placement of structural
Project No. 13-121-01 Page 8
KRRV Development, ,
J August 15,2013
fill to final subgrade elevation. Subgrade fill should be placed in accordance with the
recommendations for structural fill except that the top 6 inches of the subgrade fill
should be compacted to at least 95 percent of the ASTM 01557 maximum dry density
in pavement and driveway areas.
It should be noted that where the proposed slabs cross a fill/natural contact line, there
will be a high risk of cracking. Risk of cracking can be reduced by placing construction
joints at the contact and by proper steel reinforcement of the slab. Interior concrete
slabs should be underlain by a capillary break c&nsisting of a polyethylene vapor barrier
of at least 6 mil thickness.
UIility Trenches: Buried utility conduits should be bedded and backfilled around the
conduit in accordance with the project specifications. Bedding material should extend
from six inches below the pipe to six inches above the pipe. Where conduit underlies
pavement or slabs-on-grade, the remaining backfill above the pipe should be placed
and compacted in accordance with the recommendations for structural fill. If imported
granular fill is used for trench backfill it should be capped with 12 inches of onsite silty
soils.
Drainage Control
Surface drainage from the site and adjoining upslope areas should be controlled and
diverted around the development area in a non-erosive manner. Adequate positive
drainage should be provided away from the structures and on the site in general to
prevent water from ponding and to reduce percolation of water into subsoils. Granular
backfill should be capped with paving or 6 inches of onsite silty soils. A desirable slope
for surface drainage is 2% in landscaped areas and 1 % in paved areas.
Roof drains should be tightlined into the storm drain system (no discharge on the
ground surface). A permanent perimeter drain, independent of Ihe roof drain system,
should be placed adjacent to the base of the continuous exterior foundations. The
drain should consist of a four-inch diameter perforaled PVC drain pipe placed in at least
one cubic foot of washed drain gravel per lineal foot along the base of the foundations.
The drain gravel zone around the pipe should be encapsulated with a membrane of
Mirafi 140 filter fabric or equivalent between the drainage zone and onsile silty soils.
Erosion Control
Although we observed no evidence of erosion, onsite soils are expected to be erodible
when disturbed and exposed to concentrated water flows. Siltation fences or other
detention devices should be provided around the downslope side of the disturbed site
area and soil stockpile areas during construction to control the transport of eroded
material. The lower edge of the silt fence fabric should have "J" shaped embedment in
a trench extending at least 12 inches below the ground surface .
•
Project No. 13-121-01 Page 9
KRRV Development, • August 15, 2013
Surface water flow should be collected in area drains and tightlined to the storm water
system, no water should be discharged on the site unless via a properly designed and
approved infiltration/dispersion system. Exposed final graded soil areas should be
planted immediately with grass and deep rooted plants.
Plan Review
This report has been prepared to aid in the evaluation of this site and to assist the
architect, structural and civil engineers in the design and construction of the project. It
is recommended that this office be provided the opportunity to review the final design
drawings and specifications to determine if the recommendations of this report have
been properly implemented and to make any supplemental design recommendations
which may be required.
Observations and Testing During Construction •
Recommendations presented in this report are based on the assumption that soil
conditions exposed during construction will be observed by our office so that any
necessary design changes or supplements may be made. Foundation excavations
should be observed to verify that they expose undisturbed very dense/hard bearing
soils and that excavations are free of loose and disturbed malerials.
All structural fill and slab/pavement subgrade areas should be observed by a
representative of this office after stripping and prior to placing fill. Drainage control
systems should be observed by our office to verify proper construction. Proper fill
placement and compaction should be verified with field and laboratory density testing
by a qualified testing laboratory.
•
Project No. 13-121-01 Page 10
KRRV Development, __ ..; August 15, 2013
CLOSURE
This report was prepared for specific application to the subject site and for the exclusive
use of KRRV Development, LLC and their representatives. The findings and
conclusions of this report were prepared with ttlp skill and care ordinarily exercised by
local members of the geotechnical profession practicing under similar conditions in the
same locality. We make no other warranty, either express or implied.
Variations may exist in site conditions between those described in this report and actual
conditions encountered during construction. Unanticipated subsurface conditions
commonly occur and cannot be prevented by merely making explorations and
performing reconnaissance. Such unexpected conditions frequently require additional
expenditures to achieve a properly constructed project. If conditions encountered
during construction appear to be different from those indicated in this report, our office
should be notified.
Respectfully submitted,
GEOSPECTRUM CONSULTANTS, INC.
\!~J1~
Principal Engineer
Encl: Figures 1 and 2
Appendix A
Dist: 21Addressee
Project No. 13-121-01
".r' .
•
•
Page 11
x 308
'" X Qpa~
3M
0.321/ ,
/
/ .
I ,......-----,
/ ' ---.-
\
\
\
Z'P...f: Geologic Mlp. of the Renton Quadrangle
by D. R. Mullineaux, USGS Mlp GJ-405, 1965
Enlarqed Scale: 1''~1000'
GEOSPECTRUM CONSULTANTS. INC •.
SITE VICINITY GEOLOGIC MAP
Proposed 4-IDt 7th street North Plat
3506 NE 7th street
Renton, Washington
Proj, No.13-121 Date 8/13 Figure
... ,"
•
1
ref: site Plan provided by client,
undated, scale: 1"= 40' -
GEOSPECTIlUM CONSULTANTS. INC.
~ , ... ~ '='~'*' ~ ~,
~~.MYL, ?:, >,,_
3
SITE DEVELOPMERT & EXPLORATION PLAN
Pr. p::>sed 4-Id: 7th street N:>rth Plat
3506 NE 7th street
Rentcn, W!sh1ngt:a:t
Proj. No.13-121 Date 8/13 Rgure 2
•
APPENDIX A
FIELD EXPLORATION
Our field exploration included a site reconnaissance and test pit explorations. During
the site reconnaissance, the surface site conditions were noted, and the locations of the
test pits were approximately determined.
The test pits were approximately located using the existing structures as a guide. The
approximate locations of the test pits are shown on Figure 2. Test Pit elevations were
estimated based on the topographic mapping shown on Figure 2.
Test pits were advanced using a trackhoe excavator. Soils were continuously logged
and classified in the field by visual examination, in accordance with the ASTM Soil
Classification system.
• Logs of the on-site test pits are presented on the test pit summary sheets A-1 and A-2.
The test pit summaries include deSCriptions of the soils and pertinent field data. Soil
consistency and moisture conditions indicated on the logs are interpretations based on
the conditions observed in the field. Boundaries between soil strata indicated on the
logs are approximate and actual transitions between strata may be gradual.
•
Logged by JAD
Date: 7124/13
Depth Blows Class.
o OL
1 SM
2
3
4
5
6
7
Logged by JAD
Date: 7124/13
Depth Blows Class.
TEST PIT NO. '.
Soil Description
o anie duff & i
gravelly Silty Sand, fine
w/abundant roots to %'
ve cernen
Maximum depth 3.5 feet.
No ground water observed.
Consistency Moisture
loose
medium aense
hard
sliohHv m(fis('
TEST PIT NO. 2
Soil Description Consistency MoIsture
Elevation: 406'
Color WI"') Comments
brown
Color
5.1
4.6
Elevation: 403'
WI"') Commente
O~--~O~~~a~n~~~d~u:-----------~-~~se~--~~~~~~~~--~------f Sli§ft]VV brown
1 SM Silty fine Sand w/some ~ sand'
3 Maximum depth 2.5 ft.
No ground water observed.
4
5
6
7
GEOSPECTRUAf CONSULTANTS, INC.
Geotechn/c81 Engineering and Earth Sciences
m IS ............ _----
to g~ 7.3
moist
Proposed 4-Lot 7 Street North Plat
3506 NE tt' Street
Renton, Washington
Proj. No. 13-121 Date 8113 Figure A-1
TEST PIT NO. :..
Logged by JAD
Date: 7/24/13
Depth Blows Class.
o OL
1 SM
2
3
4
5
6
7
Soil Description
Organic duff & decayed wood
S~~ Sand, vmne r a ""8n~'m Y8'a.
with some cementation
Maximum depth 3.5 feet.
No ground water observed.
Consistency Moisture
mml ium ense
hard
sliahtlv ml!isf'
Elevation: 404'
Color W(%) Comments
brown
5.8
ra -bm 5.8
TES PIT NO.4
Logged by JAD
Date: 7/24113 Elevation: 400'
Depth Blows Class. Soli Description Consistency Moisture Color W(%) Comments
O~--~O~L~~~--------------~~d~~--T-----~----~~--~F~IL~L--~
dense S~ahtlv 1 ~W Silty Gravel, crushed to 3"
2 SM
3
5 Maximum depth 4.5 It.
No ground water observed.
6
7
GEOSPECTRUM CONSULTANTS, INC.
Geotechnical Engineering and Earth Sciences
m(lis('
loose d
brown 9.0
Proposed 4-Lot 7 Street North Plat
3506 NE tt' Street
Renton, Washington
Proj. No. 13-121 Date 8113 Figure A-2
Section 7: Other Pennits
None applicable at this time
Section 8: CSWPPP Analysis and Design
The proposed development consists of 0.64 acres of developed area. A DOE NO! and SWPPP will
not be required for this development.
Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant
These documents will be prepared and provided at the time of Construction Plan submittal to the
aty of Renton. At this time, the storm system and analysis provides for a conceptual system that
will be finalized during civil plan preparation.
Section 10: Operation and Maintenance Manual
The Operation and Maintenance Manuals will be prepared and provided at the time of Construction
Plan submittal to the aty of Renton.
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RECEIPT EG00012822
BILLING CONTACT
Kyle Miller
KRRV DevLLC
REFERENCE NUMBER FEE NAME
LUA13-001131 PLAN -Short Plat Fee
Technology Fee
Printed On: 8/2212013 Prepared By: Elizabeth Higgins
TRANSACTION
TYPE
Fee Payment
Fee Payment
Transaction Date: August 22,2013
PAYMENT
METHOD
Fredi! Card
~redit Card
SUBTOTAL
TOTAL
AMOUNT PAID
$1,400.00
$42.00
$1,442.00
$1,442,00
Page 1 of 1