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Home My WebLink AboutReport 1~ NAME LAND USE HEARING SIGN-IN SHEET Rylee's Place Preliminary Plat/LUA 13-001455 PLEASE PRINT LEGIBLY ADDRESS Phone # with orea code (including City & Zip) (optional) i'/f'$ '>-/ / Z,' -t> /11/,~/ '56, .! _'''~~\ I I J j j , i L-J Email (optional) /) f!. /I/,j 1 I:"',J 6 L. C:J (7,,,", /ZLf,-vnJ"v ~4. c, 5/;>.:,-Y ';'Z.,--Z 7/ -";1 7tf 'P~~ O''K i'Wl 'L -"7<t-\~ ~. M-eP-~ W~'1' Pe::k.<z.@ ("Y\ e.cc..e.(l.. ~ V\1'\ 0 W A-"I. ~ £:) If (:) 20'" l..I.c.. 2. qq L. ~ '" '-DC J c.u,f-<,«('",,,-, C EyA'tV ~10 JtJtjUD g"".4-v< S,~. Zllt' ,f",AuA W1,?tI O(}> -ZSS-g~S-6i1S evOolYl , 1""1"'1." @ eS""'c;,,' i. w .v\ R-B R-B ZONING MAP BOOK PW TECHNICAL SERVICES PRINTED ON 11/13/09 Th"<lx" ... ",~.".""",.". .. .....,,,,,,,,..,, ~"'",Hd"UJ.....,."'<1J'",Y,'od~""o.j"" ... ""'"",,,,_..., .... 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'f~~!'1iIi~ ,5''''20 52...00 12DTH AVE SE SCALE ~:::: =" " . ., '" ~ ~, J2~-«l = = '" ~ .. , ~, dl , !I ] - ; : I ~ w w ~ ~ b • • .= If f : · , . • •• • ! I ! w ~(/iOOO .... -"3"S "3AV HJ.D,n ~ -T~~~ W:~~3-.\-ii\i ~ ~ < ,,',: .. I I I , • • H'fld 3dY.)S()N'(l Atl't'Nlnr13l::1d 3:J'V1d S.331Al::I ;- • ill I i HH; OCT 177(;, CIlY 0;"' ---"-~",".",I" " ... IO-"" ........ ·_.",."oa_.'-"~, ... " 3:JVld S.33lAl:l RECEIVED OCT 172013 . I' i I , . T II • . I I I • N I I I I I M I I I I I ( • ~ ~ ~ I I I I J I I I ! __ d - Jill Ding From: Sent: To: Subject: Stephanie, Jill Ding Monday, December 14, 2015 12:00 PM '5tephannie Karlsson -MWA' RE: Rylee Place Tree damage Thank you, I can approve this revised plan. If you decide to relocate some of the trees during the installation, an updated asbuilt would be fine. Thanks, Jill From: Stephannie Karlsson -MWA [mailto:Stephannie.Karlsson@mainvuehomes.com] Sent: Friday, December 11, 2015 9:30 AM To: Jill Ding Subject: FW: Rylee Place Tree damage Hi Jill- Please see the revised landscape plan showing the additional trees. if we determine in the field that some of the trees woulrj be better as filler over on the east boundary of lots 4 & 5. (Jo we Just need to get you an updated as built showing that otter install? Thanks! From: Leanne Kuhlman [mailto:leanne.kuhlman@esmcivil.com] Sent: Friday, December 11, 2015 9:22 AM To: Stephannie Karlsson -MWA Cc: Matt King; Luke Thornton (Ithornton@novastardev.com); Laura Bartenhagen Subject: RE: Rylee Place Tree damage Ok, here is the revised plan. Please let me know if this one looks ok. Leanne From: Stephannie Karlsson -MW A [muilto:Stephannie.Karlsson@muinvuehornes.com] Sent: Friday, December 11,20158:54 AM To: Leanne Kuhlman Subject: RE: Rylee Place Tree damage 1 The ingress/egress? No, that will be cut off and we are attempting to get the neighbors to let us terminate From: Leanne Kuhlman [mailto:leanne.kuhl mall@esmcivil.com] Sent: Friday, December 11,20158:53 AM To: Stephannie Karlsson -MW A Subject: RE: Rylee Place Tree damage Do I need to stay out of that easement on Lot 7? From: Stephannie Karlsson -MW A [mailto:Stcphannie.Karlsson@mainvuehomes.com] Sent: Friday, December 11,20157:16 AM To: Leanne Kuhlman Cc: Matt King; Luke Thornton (lthornton@novastardev.com); Laura Bartenhagen Subject: RE: Rylee Place Tree damage Hey Leanne, Rather than bunch those extra trees on the south lot line of 6, can you have them spill over on to the w line of lot 7? Thank you! From: Leanne Kuhlman [mailto:leanne.kuhlman@csmcivil.com] Sent: Thursday, December 10,20159:02 PM To: Stephannie Karlsson -MW A Cc: Matt King; Luke Thornton (lthornton@novastardev.com); Laura Bartenhagen Subject: RE: Rylee Place Tree damage Hi Stephanie, Please review the attached PDF with the requested change. Please let me know if you have any questions or comments. 2 Best, Leanne From: Stephannie Karlsson -MWA [mailto:Stcphannic.Karlsson@mainvuchomes.com] Sent: Thursday, December 10,2015 1:02 PM To: Leanne Kuhlman Cc: Matt King; Luke Thornton (lthornton@novastardcv.com); Laura Bartenhagen Subject: RE: Rylee Place Tree damage Hey Leanne, Our landscaper cannot source 9' Leyland Cypress but can source 7.5' -8' so we need to update the plan. City of Renton will give us 2.5" of caliper credit for this size of tree so we need to add 4 more with a total of 28. Can you add them to the west side of lot 6? Thanks! Stephannie From: Leanne Kuhlman [mailto:leanne.kuhlman@esmcivil.com] Sent: Friday, October 09,2015 11:05 AM To: Stephannie Karlsson -MW A Cc: Matt King; Luke Thornton (lthornton@novastardcv.com); Laura Bartenhagen Subject: RE: Rylee Place Tree damage Hi Stephanie, How's this? ;) Leanne 3 From: Stephannie Karlsson -MWA [mailto:Stcphannic.Karlsson(a)mainvuchomcs.com] Sent: Friday, October 09, 2015 9:56 AM To: Leanne Kuhlman Cc: Matt King; Luke Thornton (!thornton@novastardev.com); Laura Bartenhagen Subject: RE: Rylee Place Tree damage Hi Leanne, Thanks for taking care of this so quickly. We need to move some of those cypress from the west boundary of lot 6 to fill in the gap on the north boundary on lot 5, but please continue to avoid that easement area. We will likely fill it in during home construction with emerald green or something. 4 From: Leanne Kuhlman [mailto:leanne.kuhlman@esmcivil.com] Sent: Friday, October 09,20159:38 AM To: Stephannie Karlsson -MW A !Ey'~1·~ lQE.'!'AN $~OO / Cc: Matt King; Luke Thornton (lthornton@novastardev.com); Laura Bartenhagen Subject: RE: Rylee Place Tree damage Hi Stephanie, Please review the attached plan. r utilized the original Tree Retention Plan from the approved plan set (Sheet LA-03) and clouded the changes. I numbered the clouded areas with Delta 1. The Leylandi Cypress get big and 4 I placed them as close together as I dared. In order to get 24 into lots 5 & 6, I ended up filling up the entire north and west property lines along lots 5 & 6 (making sure to avoid the easement on lot 5). I added a note to the Tree Retention Notes at the bottom of Sheet LA-03 describing the purpose of the plan change, and how the number of trees required was determined. Please let me know if you have any changes. Thank you, Leanne Kuhlman LEANNE D KUHLMAN, RLA#743 Landscape architect ESM Consulting Engineers, LLC www.esmcivil.com icunne.kuhlman@csIllcivil.colll Federal Way e Everett 33400 8th Avenue S. Suite 205 Federal Way, WA 98003 Tel: 253.838.6113 office 253.335.9669 cell Fax: 253.838.7104 Civil Engineering e Surveying e Land Planning e Landscape Architecture eGIS From: Laura Bartenhagen Sent: Thursday, October 08,2015 10:22 AM To: Stephannie Karlsson -MW A 5 Cc: Matt King; Luke Thornton (lthornton@novastardev.com); Leanne Kuhlman Subject: RE: Rylee Place Tree damage Hi Stephanie, Our landscape architect, Leanne Kuhlman, will get started on this and let you know if she has any questions. Thank you, LAURA BARTENHAGEN, PE, LEED® AP J aura.baI1enhagen@esmciviJ.com From: Stephannie Karlsson -MW A [mailto:Stcphannie.Karlsson@mainvuehomes.coml Sent: Thursday, October 08,2015 10:01 AM To: Laura Bartenhagen Cc: Matt King; Luke Thornton (Ithornton@novastardev.com) Subject: FW: Rylee Place Tree damage Hi Laura, We need to get a tree replacement plan for the cut trees at Rylee's going and submitted to Renton. According to the email below, we get a credit of 1" of caliper for each 3' of height of evergreen tree. We would like to replace the trees with 9' tall Leyland Cypress. That should get us to 24 trees. We would like them to be shown on the plan along the northern property lines of lots 5 & 6 in order to provide screening to the neighbor to the north. If they all cannot be planted in that 200 LF, then please have them wrap around the west property line of lot 6. Please let me know if you have any questions. Thank you! Stephannie 6 From: Jill Ding [rnailto:1Ding(Q;Rcntonwa.gov] Sent: Tuesday, September 08, 2015 10:36 AM To: Stephannie Karlsson -MW A Cc: Luke Thornton (Ithornton@novastardev.com) Subject: RE: Rylee Place Tree damage Stephannie, Yes, that would work. Jill From: Stephannie Karlsson -MWA [mailto:Stephannie.Karisson@mainvuehornes.com] Sent: Tuesday, September 08,20157:08 AM To: Jill Ding Cc: Luke Thornton (lthortlton@novastardev.com) Subject: RE: Rylee Place Tree damage Thanks Jill. We were thinking of replacing with the same species that was cut down-Leyland Cypress Is it safe to assume that for every 3' in height of an evergreen that equals 1" in caliper? So a 9' Leyland would be considered 3" calipers? From: Jill Ding [mailto:JDing@Rentonwa.gov] Sent: Tuesday, September 08,20156:24 AM To: Stephannie Karlsson -MW A Cc: Luke Thornton (lthornton@novastanlev.com) Subject: RE: Rylee Place Tree damage 7 Stephannie, Our code specifies that a 6-foot tall evergreen tree is equivalent to a 2-inch caliper deciduous tree. However, I would like to caution you that we do not count Arborvitae as a replacement tree as they primarily function as a hedge and not a tree. Thanks, Jill From: Stephannie Karlsson -MW A [mailto:Stephannie.Karisson@mainvuchomes.com] Sent: Friday, September 04, 2015 1 :28 PM To: Jill Ding Cc: Luke Thornton (lthornton@novastardev.com) Subject: Rylee Place Tree damage Hello Jill, We are in receipt of a letter from Code Enforcement regarding some saved trees in the Rylee's Place plat that we vandalized and cut down. I understand that we need to install replacement trees that total 70 caliper inches. I've discussed this with my landscaper and a question has come up. We would like to replace the trees with evergreen species and not deciduous and we are not sure how to calculate the calipers required for evergreens as they are typically measured by height and not by caliper. How do we figure that out? Thank you! Stephannie Karlsson-Land Development Project Manager 8 Henley USA, LLC 1110 - 1 12th Ave NE, Suite 202 Bellevue, W A 98004 (direct) 425.709.7571 (mobile) 425.445.0635 (fax) 425.646.4024 www.m~invuehomes.com This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. This message contains confidential information and is intended only for the individual named. If you are not the named addressee you may not disseminate, distribute or copy this e-mail. Please notify the sender immediately bye-mail if you have received this e-mail by mistake and delete this e-mail from your system. If you are not the intended recipient you are notified that disclosing, copying, distributing or taking any action in reliance on the contents of this information is strictly prohibited. 9 . ' . January 13, 2015 TO WHOM IT MAY CONCERN: Department of Community and Economic Development c.E. 'Chip'Vincent, Administrator Subject: New Plats and Short Plats in the City of Renton /); Please see attached new plats, short plats and multi-building developments that have recently been addressed. Some of these have been recorded and I am supplying a list on new parcel numbers with the new addresses. Ifthe plat is not recorded (NR), I am only giving you the plat map with the new potential addresses written on it. Please add these addresses to your City directories and maps. 2001 Union Short Plat (NR) NE ih North Short Plat N E i h East Short Plat NE i h West Short Plat Avana Trails AKA Fieldbrook Commons Cascade Greens Short Plat (NR) La Rosa Meadows Plat (NR) Umelight Short Plat (NR) Maplewood Park East (NR) Merlino Short Plat (NR) Renton 7 Short Plat (NR) Shattuck West Short Plat Stevens Point Short Plat (NR) Whitman Court Townhomes (NR) Sincerely, '/ Jan Conklin Energy Plans Examiner Development Services Division Telephone: 425-430-7276 #l:platadd 3307~lord Short Plat (NR) NE 7 h North Phase 2 (NR) Ne i Middle Short Plat NE 24th 3 lot Short Plat (NR) Carpenter Short Plat (NR) Kline Stromberg Short Plat (NR) lim Short Plat (NR) Lund Lotline Adjustment May Creek Court Short Plat (NR) Piper's Bluff Plat (NR) Rylee's Place Plat (NR) Sheldon Short Plat (NR) Woodebridge lane Plat (NR) ZK Short Piat (N R) RentonOtyHali • 1055 South Grady Way • Renton,Washington9B057 _ rentonwa.gov . , I," 1 · ..... .. ..... i tiD~ilWii ; & ""'.:0. ~ ~ ~ ~mnm I I nil I ! Ullii ! Ils;il i ~ ,h ! ~ p.1 •• h;i May 7, 2014 Eric G. LaBrie, AICP ESM Consulting Engineers 33400 8th Avenue South, Suite 205 Federal Way, WA 98040 RE: Rylee's Place Preliminary Plat, LUA13-001455, ECF, PP Dear Mr. LaBrie: This letter is sent to confirm the front, side, and rear yard setbacks are correct as shown on the revised site plan for Rylee's Place Preliminary Plat, LUA 13-001455, ECF, PP, dated January 27, 2014. Please contact me at cvincent@rentonwa.gov or (425) 430-6588 if you have any questions. Sincerely, C.E. "Chip" Vincent Administrator cc: Peter O'Kane, WestPac Development 19d:4,CONSUL TING ENGINEERS, LLC May 5th, 2014 Mr. Chip Vincent Community Development Director City of Renton 1055 S Grady Way Renton WA 98057 RE: Rylee's Place Subdivision (LUA 13-001455) Dear Chip: Job No: 1670-003-013 The preliminary plat of Rylee's place was reviewed by the City under file number LUAl3- 001455, and subsequently approved by the Citys Hearings Examiner on January 22, 2014, Since that time we have prepared and submitted the construction permit application for site construction under City file number U14001625, As the construction plan review and approvals are progressing, we would like to verify the appropriate setbacks as they will affect how the future homes will be placed on the individual lots within this plat We approached this subject with Elizabeth Higgins in February of this year and she approved the setbacks as shown on the attached exhibit (see enclosed email). We understood this to be the correct process at the time pursuant to RMC 4-11-250, Definitions, Yard Requirement; as it states that ''The Planning Division shall determine the various requirements for uniquely shaped lots and pipestem lots." Subsequently, we noted that RMC 4-11-250 also states; "For through lots, comer lots, and lots without street frontage, the front yard will be determined by the Planning Division Director," As such, we would like your confirmation that the building setbacks are correctly identified as shown on the same exhibit that Elizabeth reviewed and approved previously. Specifically, Lot 3 could be considered a "comer lot," and Lots 5, 6 and 11 do not have "Street Frontage." Based on this interpretation, we will need your determination of the Front Yard. Also, since Lot 4 is a pipestem lot, will you please confirm that Elizabeth's prior determination? ESM Federal Way 33400 8th Ave 5, Ste 205 Federal Way, WA 98003 253.838.6113 tel 800.345.5694 toll free 253.838.7104 fax ESM everett 1010 SE Everett Mall Way, Ste 210 Everett, WA 98208 425.297.9900 tel 800.345.5694 toll free 425.297.9901 fax Clv:1 fngi'l,,('ring L2nd Plarlring Lanr. SI.r\'12yinR Lc.ndsciJpc ArchitEC7Lre 3D La5er Scannmg GIS www e~r1dv",cor1 Mr, Chip Vincent May 5, 2014 Page 2 Thank you for your time in reviewing this information and I look forward to your prompt response, Sincerely, ESM CONSULTING ENGINEERS, LLC, ~--o~ ERIC G, lABRIE, AI,C.P. Vice PresidenVDirector of Planning Cc w/Enc: Peter O'Kane, WestPac Development Elizabeth Higgins, City of Renton g,lesm-jobsI167010031013Idocumentlletter-001.doc Eric LaBrie From: Eric LaBrie Sent: To: Wednesday, February 19,20148:25 AM Elizabeth Higgins Subject: RE: Pipestem lots Hi Elizabeth, Thanks for the confirmation, and I totally understand and can empathize about the inundation of work right now. One last question: Will we need to request a minor modification for this change, or is it close enough to the original? Thanks, ERIC LABRIE, A.I.C.P. ESM Consulting Engineers, LlC www.esmcivil.com From: Elizabeth Higgins [mailto:EHiggins@Rentonwa.gov] Sent: Wednesday, February 19, 2014 8:23 AM To: Eric LaBrie Subject: RE: Pipestem lots Hi Eric r apologize (again) for the delayed response to your inquiry. r have been in the office (except Sat & Sun!), that is not an excuse. And, I am the right person to ask, since I said I would finish the current planning projects I was working on, while starting my new job (more of an excuse ... 1 am swamped!). The revised plan looks fine in terms of setbacks. I also like the lot lines, which have been improved over the last plan I saw. I will try to be more responsive next time. Also, Mr. Eagleson called yesterday to ask the status of the project. I don't mind speaking to him, but r don't know your plans so can't really inform him of much. Elizabeth From: Eric LaBrie [mailto:eric.labrie@esmcivil.com] Sent: Friday, February 14, 2014 3:36 PM To: Elizabeth Higgins Subject: RE: Pipestem lots Hi Elizabeth, Happy Friday. r was wondering if you would mind verifying the setbacks for the Rylee's Place plat. We did a minor redesign for a homebuilder and need to verify that their product will fit on the lots with appropriate setbacks. Specifically, I am unsure exactly how setbacks are applied on Lots 3-7 and Lots 10-12. I've attached a site plan with setbacks shown and color coded to make it easy. If this is a question I should ask someone else since you're in advanced planning now, just let me know. Thanks, ERIC LABRIE, A.I.e.p. 1 ESM Consulting Engineers, LlC www.esmciyjl·com From: Elizabeth Higgins [mailto:EHiggins@Rentonwa.gov] Sent: Monday, January 27, 2014 12:51 PM To: Eric laBrie Subject: Pipestem lots Eric -See RMC 4-7-170.F for development standards for pipestem lots. 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'" .... ,.; ;!: en , III • • Hearing Examiner's Decision I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Rylee's Place Preliminary Plat LUA13-001455, ECF, PP ) ) ) FINAL DECISION ) ) ) ) ) ----------------------------~) SUMMARY 16 The applicant requests preliminary plat approval for a 17 lot residential subdivision. The preliminary plat is approved with conditions. 17 18 19 20 21 22 23 24 25 26 TESTIMONY Staff Testimony Elizabeth Higgins, senior planner, stated that the staff report does not address walking conditions to schools. The property will be accessed from the east by a new road that will end in a cul-de-sac. Additionally, there is an access road from SE 188 tb Street that will not be improved. Benson Hill Elementary School is to the northwest of the property. The only sidewalks in the vicinity of the project are from the School to 188 th Street. There are no sidewalks along 116 tl1 and parts of 188 1h streets. Ms. Higgins does not know if students would walk to Benson Hill Elementary because of the distance. She summarized the recommendations for approval in the staff report. In regard to recommendation number three, the applicant clarified that lot four has access from the cul-de-sac so the 30ft front setback requirement is met. In regard to recommendation number four, the existing PRELIMINARY PLAT - I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 structures, a house and at least one out-building, on lot five do not exceed the lot maximum coverage, according to the applicant. Applicant Testimony Evan Mann, ESM Engineering, stated the applicants concur with the staffs findings. In regard to lot five, future developers may decide to remove the homes on the lot which would require modification of lots three, four and five. In regard to safe-walking conditions to schools, there is a development being constructed to the south of Riley's Place which requires frontage improvements on 120'h Ave SE. The Rylee's Place project will provide frontage improvements to the east of the site. There is sidewalk on SE 191 s, Street as part of the Jesse's Glenn Development. Additionally, there is a private, pedestrian-access tract to the southeast of Riley's Place which is also part of the Jesse's Glen project. In front of the elementary school, there is a crosswalk that connects to SE 191 st Street. He is not sure if the students will be granted access to the private tract or if students will choose to walk to the school. Randolph Eagleson, owner of property, testified that he has lived on the site for the past thirteen years. He has seen students walk from 120'h to 188 th Street. The shoulder width varies, but it is generally 4-5ft. EXHIBITS Exhibits 2-14 listed on page 2 of the January 7, 2014 Staff Report, in addition to the Staff Report itself (Ex. I), were admitted into evidence during the public hearing. Additional exhibits admitted during the hearing are the following; Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Procedural: 1. Applicant. revised preliminary plat plan memorandum from project applicant with 2 notes providing clarification aerial photo showing boundaries of the property aerial photo showing property in relation to nearby school FINDINGS OF FACT Randolph Eagleson. 2. Hearing. The Examiner held a hearing on the subject application on January 7, 2014 in the 25 City of Renton Council City Chambers. 26 PRELIMINARY PLAT - 2 1 3. Project Description. The applicant requests preliminary plat approval for a 17 lot residential 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 subdivision. The site is located in southeast Renton (Exhibit 2), in the Benson Hill Planning Area (Exhibit 3). The site consists of 4 tax parcels totaling 4.95 acres in area and is currently developed with 3 residential structures and associated outbuildings that were constructed in 1949, 1959, and 2006 (Exhibit 5). The preliminmy plat also includes a storm drainage control tract labeled as Tract ~A'. 4. Adequacy of InfrastructurelPublic Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Water and sewer will be provided by the So os Creek Water and Sewer District (SCWSD). Certificates of Water and Sewer Availability were provided with the land use application (Exhibit 11). Water and sewer main extensions within the interior roads will be required during civil plan review (the engineering review between preliminary and final plat approval). B. Police and Fire Protection. Police and fire service would be provided by the Renton Police Department and Renton Fire Departments, respectively. The Police Department has commented that police impacts would be minimal. Fire system needs are addressed by the City's fire impact fees. The access and road system proposed for the preliminary plat has been reviewed and approved by the Renton Fire Department. The number and location of fire hydrants will be subject to approval of the Fire Department during civil revIew. C. Drainage. Tbe proposal provides for adequate stormwater drainage facilities. During civil plan review the applicant will be required to demonstrate compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. Compliance with these regulations will assure that the proposal will not create any increase in off-site stormwater flows. Rylee's Place Technical Information Report (TIR) dated 10/212013, was submitted by ESM Consulting Engineers (Exhibit 14). As established in the TIR, adequate space has been reserved in the preliminary plat for all needed stromwater facilities via the dedication of Tract A for that purpose. The TIR proposes a design for a combined detention and water quality pond to be located in Tract A. The TIR is a preliminary document and a final report will be submitted during civil plan review. D. Parks/Open Space. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-2-115, which governs open space requirements for PRELIMINARY PLAT - 3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 residential development, does not have any specific requirements for open space for residential development in the R-4 district. The impact fees provide for adequate parks and open space. E. Streets. The proposal provides for adequate streets. The site fronts the west side of 120,h Ave SE, a residential neighborhood collector street with an existing right-of-way width of 60 feet. The Public Works Department has reviewed and approved the proposed street alignment. Internal access is accomplished with a single cul-de-sac that connects to 120 Ave SE. The proposed cui-dc-sac is in lieu of an east-west street through the plat to the west. The opportunity to connect a street from the proposed plat to SE 189th PI, which would have connected 120'h and 116'h, was lost with the development of Jessie's Glen, abutting the west property boundary of the proposed plat, which has a cul-de-sac instead of a street that anticipated development to the east. The cul-de-sac will be developed with a 47-foot wide right-of-way with 20-foot pavement width, 0.5 foot vertical curb, gutter, 8-foot wide landscape strip, and 5-foot wide sidewalk on both sides. Street improvements along the west side of 120'h will include the installation of a 0.5 wide vertical curb, gutter, 8-foot wide landscape strip, and an 8-foot wide sidewalk. As a residential collector street, 120th Ave SE requires a minimum paved width of26 feet (20- foot wide travel land and 6-foot wide parking area). F. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a minimum of two vehicles as required by City development standards. G. Schools. The project area is adequately served by the Renton School District and there are safe and adequate pedestrian facilities for students that will have to walk to and from schooll. According to the staff report, it is anticipated that the Renton School District can accommodate additional students generated by this proposal at the following schools: Benson Hill Elementary, Nelson Middle School, and Lindbergh High School. A school impact fee, assessed per single-family residence, is required by City code to mitigate the proposal's potential impacts to Renton School District. According to testimony during the hearing, Benson Hill Elementary is within walking distance of the subdivision. The I RCW 58.17.110(2) provides that no subdivision may be approved without making a written finding adequate 26 provision is made to ensure that there are safe walking conditions for students that walk to and from school. PRELIMINARY PLAT - 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 applicant's agent testified that in conjunction with frontage improvements that will be required of another development to the south, children will have a combination of continuous sidewalks and a private pedestrian access strip to provide safe walking conditions to the school. Even in the absence of such features, the applicant testified that the road shoulders are three to four feet wide and the speed limit in the area is 25 mph. The preponderance of evidence suggests safe walking conditions to and from school. 5. Adverse Impacts. There are no adverse impacts associated with the proposal discernible from the record. As discussed in Finding of Fact No.4, the proposal provides for adequate infrastructure and is served by adequate public services. There are no critical areas on site. The City's tree retention regulations do require the preservation of some trees categorized as "significant". There are approximately 142 trees that qualifY as "significant" (over 6 inches in diameter) under city regulations on the site (Exhibit 9). Nineteen can be excluded from retention requirements (16 to be removed from proposed roads and 3 from private street easements and tracts). The tree retention formula, as per RMC 4-4-130H, for the R-4 zone, requires that 37 trees must be retained. The project proposal indicates that 48 trees would be retained. Therefore, no replacement trees are required, although landscaping requirements would require new trees to be planted as per RMC 4-4-070. A detailed landscape plan must be submitted prior to issuance of the street and utility construction permits. Aesthetic impacts are primarily addressed by the City's landscaping standards. The applicant's proposed landscaping measures fall short of City standards as identified at page 7 of the staff report and the conditions of approval require modifications to be made to the applicant's landscaping plan in order to achieve compliance. Conclusions of Law l. Authority. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential 4 dwelling units per net acre (R-4). TIle comprehensive plan map land use designation is Residential Low Density (RLD). 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable standards are quoted below in italics and applied through corresponding conclusions oflaw. RMC 4-7-080(B): A subdivision shall be consistent with thefollowing principles of acceptability: PRELIMINARY PLAT - 5 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public roadfor each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 4. As noted in Finding of Fact 5, this criterion is not satisfied with respect to landscaping requirements. The conditions of approval will require revision of the landscaping plan to conform to applicable landscaping standards. Beyond this the proposed lots comply with all other requirements of the R-4 zoning district as detailed by Staff at pages 6-7 of the Staff Report, which is adopted and incorporated by this reference as if set forth in full, excluding the comments related to the 30 foot yard setback for Lots 3 and 7. As noted in the applicant's clarification, Ex. 16, Lots 3 and 7 will access Road A as opposed to the proposed access easement and so will comply with front yard requirements. The conditions of approval will require correction of the front lot setbacks for Lots 4 and 6 as outlined at p. 6 of the staff report. As shown on the preliminary plat map, Ex. 7, each lot will access a public road, either via Road A or the eastern alley. There are no critical areas on site. The developable site has physical characteristics suitable for development since there are no critical areas and the topographical lines in Ex. 7 do not reveal a steep change in grade across the project area. As determined in the Finding of Fact No.4, and as conditioned, the proposal makes adequate provision for drainage, streets water and sewer. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general purposes 18 of the Comprehensive Plan and adopted standards ... 19 20 21 22 23 24 25 26 5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in page 6 of the staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 6. Road A will connect to 120 Ave SE. RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the City. PRELIMINARY PLAT - 6 2 3 4 7. The City's adopted street plans are not addressed in the staff repOli or anywhere else in the administrative record. However, as noted in Finding of Fact No.5, there is no through street possible for the preliminary plat due to surrounding development so it does not appear that anything could be done to comply with any adopted street plan. RMC 4-7-120(C): If a subdivision is located in the area oj an officially designed [sic] trail, 5 provisions shall be made Jor reservation oj the right-o.fway or Jor easements to the City Jor trail purposes. 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 8. Staff have not identified any pedestrian or bike trail linkages in the vicinity. RMC 4-7-130(C): A plat, shOrt plat, subdivision or dedication shall be prepared in conformance with the Jollowing provisions: 1. Land Unsuitable Jor Subdivision: Land which is Jound to be unsuitable Jor subdivision includes land with Jeatures likely to be harmjid to the saJety and general health oj the Juture residents (such as lands adversely affected by flooding, steep slopes, or rock Jormations). Land which the Department or the Hearing Examiner considers inappropriate Jor subdivision shall not be subdivided unless adequate saJeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion oj the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion oj the subdivision must have the approval oj the State according to chapter 86.16 RCW beJore the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation oj a lot or lots that primarily have slopes Jorty percent (40%) or greater as measured per RMC 4-3- 050Jla, without adequate area at lesser slopes upon which development may occur, shall not be approved. 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies oj water, and wetland areas. PRELIMINARY PLAT - 7 I 2 3 4 5 6 b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies lIsed should include an overflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 7 9. As discussed in Conclusion of Law No.4, and as conditioned, the land is suitable for 8 9 development. The property is not designated as a floodplain and there are no critical areas on-site, including any streams. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- 10 family residential zones as defined in the Zoning Code shall be contingent upon the subdivider's I I 12 13 dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 14 10. City ordinances require the payment of park impact fees prior to building permit issuance. 15 RMC 4-7-1S0(A): The proposed street system shall extend and create connections between existing 16 streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall 17 18 19 20 21 22 23 24 25 26 meet Ihe requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. II. The Public Works Department determined that no street connections are required (beyond the connection of Road A to I 20 th Ave SE) because surrounding development makes any such connections impossible. RMC 4-7-1S0(B): All proposed street names shall be approved by the City. 12. As conditioned. RMC 4-7-1S0(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 13. There is no intersection with a public highway or major or secondary arterial. PRELIMINARY PLAT - 8 1 2 3 4 RMC 4-7-1S0(D); The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty five feet (125') are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 5 14. As determined in Finding of Fact 4, the Public Works Department has reviewed and 6 7 approved the street alignment. RMC 4-7-1S0(E); 8 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-M and Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a ''flexible grid" by reducing the number of linkages or the alignment between roads, where the followingfactors are present on site: i. Infeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC, R-1, andR-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible ... 6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations. 25 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically 26 possible. PRELIMINARY PLAT - 9 1 2 3 4 5 15. No grid connection is possible for the project due to surrOlmding development RMC 4-7-1S0(F): All adjacent rights-of-way and new rights-o/·way dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 6 16. This will be required during civil plan review. 7 8 9 RMC 4-7-1S0(G): Streets that may be extended in the event of future adjacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future development. 10 17. There are no further street extensions possible for the proposed subdivision due to II surrounding development. 12 RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial 13 14 15 16 17 18 19 20 to curved street lines. 18. As depicted in Ex. 7, the side lines are generally in conformance with the requirement quoted above. RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 19. As previously determined, each lot has access to a public street or road. RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the provisions of this Chapter must be consistent with the then-current applicable maximum density 21 requirement as measured within the plat as a whole. 22 20. As previously determined, the proposed lots comply with the zoning standards of the R-4 23 24 25 26 zone, which includes area, width and density. RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of PRELIMINARY PLAT -10 2 3 4 5 6 twenty Jeet (20') and (2) lots on a street curve or the turning circle oj cul-de-sac (radial lots}, which shall he a minimum oj thirty five Jeet (35'). 21. As shown in Ex. 7, the requirement is satisfied. RMC 4-7-170(E): All lot comers at intersections oj dedicated public rights-o.fway, except alleys, shall have minimum radius oj fifteen Jeet (15'). 22. As conditioned. 7 RJV[C 4-7-190(A): Due regard shall be shown to all naturalJeatures such as large trees, watercourses, and similar community assets. Such nalural Jeatures should be preserved, thereby 8 9 10 11 12 13 14 adding attractiveness and value 10 the property. 23. As discussed in Finding of Fact No.5, there are no critical areas on site. Significant trees are proposed to be retained as required by the City's tree retention code requirements. RJV[C 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight Jeet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 15 24. As conditioned. 16 17 18 19 RJV[C 4-7-200(B): An adequate drainage system shall be provided Jar the proper drainage oj all surJace water. Cross drains shall be provided to accommodate all natural water flow and shall be oj sufficient length to permit fiill-width roadway and required slopes. The drainage system shall be designed per the requirements oj RMC 4-6-030, Drainage (SurJace Water) Standards. The drainage system shall include detention capacity Jar the new street areas. Residential plats shall also include detention capacity Jar Juture development oj the lots. Water quality Jeatures shall also be designed to 20 provide capacity Jor the new street pavingJor the plat. 21 22 23 24 25 26 25. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4c. The City's stormwater standards, which are incorporated into the TIR report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RJV[C 4-7-200(C): The water distribution system including the locations oj fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. PRELIMINARY PLAT -11 As noted in the staffrepOlt, this will be addressed during civil plan review. 1 26. 2 RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. AllY utilities ills taIled in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all 3 4 service connections, as approved by the Department. Such installation shall be completed and 5 approved prior to the application of any surface material. Easements may be required for the 6 7 8 9 10 maintenance and operation of utilities as specified by the Department. 27. As conditioned. RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to 11 bring service to the development shall be borne by the developer and/or land owner. The subdivider 12 shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to 13 14 15 16 17 18 19 final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 28. As conditioned. RMC 4-7-210: A. MONUMENTS: Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. 20 B. SURVEY' 21 22 23 24 25 26 All other lot corners shall be marked per the City surveying standards. C. STREET SIGNS: The subdivider shall install all street name signs necessary in the subdivision. 29. As conditioned. DECISION PRELIMINARY PLAT -12 I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 The proposed preliminary plat as depicted in Ex. 16 and described in this decision is approved, subject to the following conditions: 1. The applicant shall comply with mitigation measures issued as part of the Mitigated Determination of Non-Significance for the proposal. 2. All proposed street names shall be approved by the City. 3. All lot comers at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). 4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 5. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department of Public Works. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department of Public Works. 6. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the conduit and certifY to the City that it is properly installed. 7. The applicant shall install all necessary street name signs prior to final plat approval. 8. The applicant shall install all survey monuments required by RMC 4-7-21O(A) prior to final plat approval. PRELIMINARY PLAT -13 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 9. The applicant shall obtain a demolition pelmit and all required inspections for the removal of the existing single family residence on proposed Tract 'A' prior to Final Plat recording. 10. The existing structures to remain on Lot 5 shall not exceed the maximum allowed building coverage, or buildings may be subject to removal prior to recording the plat. The applicant shall demonstrate compliance with lot coverage requirements for Lot 5 prior to final plat approval. 11. The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on-site landscape strip for all lots. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat recording. 12. The preliminary plat map shall be revised to provide for correct front yard setbacks for Lots 4 and 6 as detailed at p. 7 of the staff report. DATED this 22nd day ofJanuary, 2014. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-11 0(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-11 0(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(8) and RMC 4-8-IOO(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -is' floor, (425) 430-6510. Affected property owners may request a change III valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY PLAT -14 -':ITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: December 31, 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: Rylee's Place Preliminary Plat LUA (file) Number: LUA-13-001455; ECF, PP Cross-References: AKA's: Eagleson Plat, Rylee's Place Plat, Rylee's Place Project Manager: Elizabeth Higgins Acceptance Date: October 31, 2013 Applicant: Peter O'Kane Owner: Randolph Eagleson, Greg Zemanek, Joyce Eagleson Contact: Evan Mann PID Number: 6198400241, 6198400247, 6198400260, 6198400280 ERC Determination: DNS-M Date: December 9, 2013 Appeal Period Ends: December 27 2013 Administrative Decision: Date: Appeal Period Ends: Public Hearing Date: January 7, 2014 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 project proponent submitted a land use application that would result in subdiVision of a 215,445 sf property into 17 lots suitable for single-family development. There would be a tract dedicated for stormwater control. The property is located in the Residential 4 (R- 4) zone. The proposed density is 4.01 dwellinq units per net acre. Location: 18842 118th Ave SE; 18851 and 19003 120th Ave SE Comments: .. ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -DeterminatIOn of Non-Significance-Mitigated; DS -Determination of Significance. PLAN REVIEW COMMENTS (LUA I01455~) ___ --rtJIIIIIII'",..... PLAN ADDRESS: DESCRIPTION: 18842118TH SE AVE RENTON, WA 98058-7203 APPLICATION DATE: 10/17/2013 The project proponent submitted a land use application that would result in subdivision of a 215,445 sf property into 17 loIs suitable for single-family development. There would be a tract dedicated for stormwater control. The property is located In the Residential 4 (R-4) zone. The proposed density is 4.01 dwelling units per net acre. There are 4 underlying tax parcels: APN 6198400241,6198400247, 6198400260, and 6198400280. CurrenUy, the site contains 3 single family homes with several detached garages and other small outbuildings. Two of the existing homes would be retained while the home in the northeast corner of the site would be removed. The majority of the 142 existing significant trees would be removed. The site would be served by a proposed local residential access street with a cul-de-sac that extends approximately 500 feet from 120th Ave SE west into the center of the site. Frontage improvements would be required. Grading to create the plat is anticipated to require 9,850 cubic yards of fill, 5,760 cubic yards of cut, and 3,500 cubic yards of stripped topsoiL The site is served by Soos Creek Water and Sewer District. Community Services Review Leslie Betlach Ph: 425430-6619 email: LBetlach@rentonwa.gov Recommendations: Street trees on 120th Avenue SE -use two (2) trees north of Road A and two (2) trees south of Road A. Do not use Maple species. Use only Ginkgo varieties such as 'Autumn Gold'. Specify ground cover treatment for planting strip. Engineering Review December 31, 2013 Rohini Nair Ph: 425-430-7298 email: mair@rentonwa.gov Recommendations: I have completed a preliniinary review for the above-referenced 17 lot plat proposal located at Parcel Numbers 6198400241, 6198400247, 6198400260, and 6198400280. 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 water service area provided by Soos Creek Water and Sewer District (SCWSD). SEWER: The site is also located in the sanitary sewer service area provided by SCWSD. STORM: There are no existing storm facilities within the site. STREETS: The east side of the site fronts 120th Ave SE, a residential neighborhood collector street with an existing right-of-way width of 60 feet. CODE REQUIREMENTS Water 1. The applicant shall obtain a certificate of water availability from SCWSD and provide a copy of the certificate to the City. 2. Water main extension within the interior roads will be required to provide fire protection and domestic water services to all lots within the proposed plat. The number and location of the fire hydrants must be approved by Renton Fire Prevention Department. 3. Civil plans for the water main extension must be approved by the District and a copy of the approved plans must be submitted to the City. 4. A residential fire sprinkler system will be required for all new houses within the proposed lots that are located around the proposed cul-de-sac and shared access driveway that are over 500 feet away from the main access road 120th Avenue Ave SE. The distance shall be measured along a traveled road from the west edge of the existing pavement along 120th Avenue SE to the nearest corner of the proposed houses within the subject lots. Sanitary Sewer 1. The applicant shall obtain a certificate of sewer availability from SCWSD and provide a copy of the certificate to the City. 2. Sewer main extension within the interior roads will be required along with a sewer stub for each lot within the proposed plat. 3. Civil plans for the sewer main extension must be approved by the District and a copy of the approved plans must be submitted to the City. Storm 1. The applicant has submitted a preliminary drainage Technical Information Report (TIR) with the land use application, and the report dated 10/2/13 was prepared by ESM Consulting Engineers. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions and the information is included in the report. The drainage report includes an open-pond stormwater facility sized for both detention and water quality treatment. The drainage report should clearly show the information of the required frontage improvements and include it in the calculations, including the impervious areas that will treat as by-pass areas. The final details including sizing and location of the storm water facility can be determined and shown in the construction plan review stage. Due consideration must be provided to the ease of maintenance of the storm facility when Page 1 of 4 Flre Review -Construction December 31, 2013 the location is determined. Drainw'e plans and a final TIR drainage report based on the City adopted 2009 King County Surface Water Drainage Manual and Cit ndments is required to be submitted with the applicatiol e roadway and utilities construction permit. 2. The applicant submitted a geotechnical report dated 9/10f13 prepared by Earth Solutions NW LLC. The report discusses site condition and identifies the soils as glacial till and mentions that the site is generally underlain with till soils, which are incapable of infiltration. The final design plans must show the roof drain connections for each lot to the storm conveyance system. 3. A Wetland Reconnaissance Report dated 10/30/13 and prepared by the Watershed Co. was included in the TIR. The report stated that no jurisdictional wetland or stream features are located within the subject area. 4. A Construction Stormwater General Permit from Department of Ecology will be required for the grading and dearing of the site since it exceeds one acre. 5. The Surface Water System Development Charge (SDC) fee for 2013 is $1 ,120.00 per each new lot. The fee will be increased in 2014 and it is payable prior to issuance of the construction permit. Transportation 1. Roadway frontage improvements along the west side of 120th Avenue SE shall indude the installation of a O.5-feet wide vertical curb, gulter, 8-foot wide landscaped planter measured from the back of the curb to the new sidewalk, and a 5-foot wide sidewalk (RMC 4-6-060F). 120th Avenue SE is a residential collector street and requires a minimum paved width of 26 feet (20 -feet wide paved travel width and 6-feet wide paved on-street parking on one side of the street). The 16-foot wide paved surface (10-feet width for travel and 6-feet width for on-street parking) shall be measured from the centerline of the 60-foot right-of-way to the face of the new west curb along 120th Avenue SE. 2. The proposed limited residential access road, ~Road Aft, includes a 47-foot wide right-of-way, with a 20-foot pavement width, O.S-feet wide vertical curb, gutter, an 8-foot wide planter strip (measured from the back of the curb to the sidewalk) and a 5-foot wide sidewalk on both sides of the road. New pavement shall be a minimum of 4-inch of asphalt over 6-inch of crushed rocks. 3. The proposed cul-de-sac at the end of Road A shall have a minimum paved radius of 45 feet within a right-of-way of radius of 55 feet for the turn-around. The cul-de-sac must meet with Fire Department approval. The landscape island as shown on the preliminary plans shall be removed. 4. A shared driveway is proposed as the access to lots 4, 5, and 6. The shared driveway is proposed to have a paved width of 20 feet within a 30-feet wide access easement, which meets City code. 5. A street name sign will be required for the proposed "Road A" prior to the acceptance of the roadway improvements and prior to the recording of the final plat. 6. Parking will not be allowed on the 20-feel wide paved private shared access road. "No Parking" signs are required. 7. Streets lighting and pedestrian lighting will be required for the development. Street lighting systems shall be designed and constructed in accordance to with City's standards and guidelines for street lighting design of residential and arterial streets. 8. All electrical, phone, telecommunication, natural gas, TV cable services and main lines serving the proposed development must be underground. The applicant shall coordinate with the franchise utilities for Ihe design and construction of the private utilities. Adequate clearance shall be provided between the private utilities and public utilities (water. sewer, storm, street lights). Separate utility franchise permits and related fees will be required for the City's review of the plans and for the construction inspection of the private utilities. Roadway restoration related to the installation of the private utilities shall meet City's standards. 9. Traffic Impact Fees -The transportation impact fee is 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. 10. Emergency access and vehicular access to the existing 2 houses within the development shall be maintained during the construction of the new roadway and utilities. Utilities selViee to the existing houses shall also be maintained during construction of the development. General Comments 1. All street imprOVements plans. drainage plans and supporting calculations shall be prepared in accordance to the City's development and design standards. The plans shall be prepared by a licensed Civil Engineer and shall conform 10 the Renton Drafting Standards. 2. Upon completion of the plans are complete. the applicant shall submit three (3) copies of the drawings. two (2) copies of the drainage report, permit application, an itemized cost of construction estimates for various disciplines, and an application fee at the counter on the sixth floor. Corey Thomas Ph: 425-430-7024 email: clhomas@rentonwa.gov Recommendations: ENVIRONMENTAL IMPACT COMMENTS: 2) The Fire impact fees are applicable at the rate of $479.00 per single family unit. The fee is paid at building permit issuance. Credit will be granted for the removal of the one existing home. CODE-RELATED COMMENTS: 1) The fire flow for a single family home is 1000, gpm minimum for dwellings up to 3600 square feet (including garage and basements). If the dwelling exceeds 3600 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. If there are any existing hydrants that are in the area, they can be counted toward the requirements as long as they meet the spacing requirements and have a 5 Inch Storz fitting. A water availability certificate shall be required. Page2of4 Technical Services December 3', 2013 2) Fire department apparatus access roadways are required to be a minimum of 20-feet wide, fully paved, with a 25-feet inside and 45 feet outside turning radi e access roadways shall be constructed to support a 30-hicle with 322-psi point loading. Access is required withi. ~O feet of all points on the buildings. Dead end roads in exe of 150 feet require an approved turnaround. The cul-de-sac shall meet our current standard requirements. Bob MacOnie Ph: 425-430-7369 email: bmaconie@rentonwa.gov Recommendations: Please note there are a couple of errors in the legal descriptions presented: in the Parcel A description the word "recoreded" [sic] is misspelled and in the Parcel C description should read "lot 4, Block 2." Note the City of Renton land use action number and land record number, LUA13-001455 and LND-1 0-0504, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. 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 sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-1 00. Note the date the existing city monuments were visited and what was found, per WAC 332-130-150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the ~LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director. A pertinent approval block is also needed for the King County Assessor's Office, Provide signature lines as required. Remove references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat draWings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings, There needs to be language regarding the conveyance of the Tracts A created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of said tract, if not, and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownerShip of MTract A-(Storm Detention) applies to this plat and should be noted on the final plat drawing as follows: Page 3 of 4 Police Review December 31, 2013 .. Upon the recording of this plat, Tract A is hereby granted and conveyed to the Rylee's Place Homeowners' Association (HOA} for a storm water detention faci II necessary maintenance activities for said Tract will be sponsibility of the HOA. In the event that the HOA is dissol or otherwise fails to meet its property tax obligations, as e ced by non-payment of property taxes for a period of eighteen (1B) months, then each lot in this plat Shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities," Otherwise, use the following language on the final plat drawing: Lots 1 through 17, inclusive, shall have an equal and undivided ownership interest in 'Tract A", The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedicatlon process, Include a current title report noting the vested property owner{s), Recommendations: 16 CFS Estimated Annually Minimal impact on police services. Cyndie Parks Ph: 425-430·7521 email: cparks@rentonwa,gov Page 4 of 4 Phil Olbrechts Hearing Examiner Evan Mann Contact Randolph Eagleson, Greg Zemanek, Joyce Eagleson Owners Peter O'Kane Applicant (Signature of Sender): STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Lisa M, McElrea signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. c Public in and forthe State of Washington Notary (print): ____ \\~c~~;:..l~-<--'-p-O"'-"CV~-L:=::!;.n.L~----------- My appointment expires: G A'j (.oS t ;Z~ JOI::r- Rylee's Place Preliminary Plat LUA13-001455; ECF, PP Denis Law Mayor December 31, 2013· Evan Mann ESMConsulting Engineers 33400 8th Ave S. Federal Way, WA 98003 Department of Community and Economic Development C.E. "Chip"Vi ncent, Ad m in istrator· SUBJECT: Rylee's Place Preliminary Plat lUA13-0014S5; ECF, PP Dear Mr. Mann: This letter is to inform you that the appeal period ended December 27, 2013 for the Environmental Review Committee's (ERe) Determination of Non-Significance - Mitigated forthe above-referenced project. No appeals were filed on the ERe determination therefore, this decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated December 9, 2013. Also, a Hearing Examiner Public Hearing has been scheduled for January 7, 2014, where conditions may be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the. Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact meat (42S) 430-7219. For the Environmental Review Committee, /:3iI~~dt:j~ Elizabeth Higgins Senior Planner Enclosure cc; Randolph Eagleson, Greg Zemanek, Joyce Eagleson IOwner(s) Peter O'Kane I Applicant Renton City Hall • 1055 South Grady Way • Renton, Washington 98057·. rentonWa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER PUBLIC HEARING January 7, 2014 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL 11:00 AM PROJECT NAME: Rosa Meadows Preliminary Plat PROJECT NUMBER: LUA13-001537, ECF, PP PROJECT LOCATION: 2724 Benson Rd S & 16424 Benson Rd S. PROJECT DESCRIPTION: An application has been submitted for a 17-lot subdivision, which requires a public hearing before the City of Renton Hearing Examiner. An environmental determination of non-significance, mitigated (DNS-M) was issued by the City of Renton Environmental Review Committee. The property has the Comprehensive Plan designation of Residential Single-family (RSF) and is correspondingly zoned Residential 8 (R-8). The site is within an area known for potential hazards from abandoned coal mines. 1:00 PM PROJECT NAME: Rylee's Place Preliminary Plat PROJECT NUMBER: LUA13-001455, ECF, PP PROJECT LOCATION: 18842 118 th Ave SE, 18851 & 19003 120th Ave SE. PROJECT DESCRIPTION: An application has submitted for a 17-lot subdivision, which requires a public hearing before the City of Renton Hearing Examiner. An environmental determination of non-significance, mitigated (DNS-M) was issued by the City of Renton Environmental Review Committee. The property has the Comprehensive Plan designation of Residential Low Density (RLD) and is correspondingly zoned Residential 4 (R-4). There are no known critical areas on the proposed project site. HEX Agenda Ol-07-14.doc DEPARTMENT OF COMI'v._NITY AND ECONOMIC DEVelOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Name: Owners: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: January 7, 2014 Rylee's Place Preliminary Plat Randolph Eagleson, P.O. Box 4156, Renton WA 98057; Greg Zemanek, 19003- 120th Ave SE, Renton WA 98058; Joyce Eagleson, 18842 _118th Ave SE, Renton WA 98058 Peter O'Kane, 7449 West Mercer Way, Mercer Island WA 98040 Evan Mann, ESM Consulting Engineers, 33400 - 8 th Ave 5, Federal Way 98003 LUA13-001455; ECF, PP Elizabeth Higgins, Senior Planner An application has submitted for a 17-lot subdivision, which requires a public hearing before the City of Renton Hearing Examiner. An environmental Determination of Non-Significance, Mitigated (DNS-M) was issued by the City of Renton Environmental Review Committee. The property has the Comprehensive Plan designation of Residential Low Density (RLD) and is correspondingly zoned Residential 4 (R-4). There are no known critical areas on the proposed project site, 18842 -118th Ave SE; 18851-120th Ave SE; 19003 -120th Ave SE in Renton 98058 215,445 sf (4.95 acres) Project Location Map HEX Report 13-001455 City of Renton Department of Com". nity & Economic Development RYLEE'S PLACE PRELIMINARY PLAT Hearing Date January 7, 2014 I B. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Report to the Hearing Examiner Vicinity Map Benson Hill Planning Area Zoning Map Site Aerial Photograph Environmental Determination Preliminary Plat Plan (10/11/2013) Drainage Control Plan (10/11/2013) Tree Cutting / land Clearing Retention Plan (10/11/2013) Preliminary landscape Plan (10/11/2013) Preliminary Plat Report & Decision LUA13-001455; ECF, PP Page 2 of 12 Exhibit 11: Exhibit 12: Soos Creek Water and Sewer District Certificates of Water and Sewer Availability Geotechnical Engineering Study, Eagleston, 18851120th Avenue Southeast, Renton Washington, by Earth Solutions NW (ESNW), dated September 10, 2013 Exhibit 13: Wetland Reconnaissance Report, prepared by The Watershed Company, dated September 30, 2013 Exhibit 14: Rylee's Place Technical Information Report, October 2, 2013, by ESM Consulting Engineers, llC C. GENERAL INFORMATION: 1. Owner{s) of Record: Randolph Eagleson, P.O. Box 4156, Renton WA 98057; Greg Zemanek, _120th Ave SE; Renton WA 98058; Joyce Eagleson, 18842 _118th Ave S Renton WA 98058 2. Zoning Designation: Residential 4 (R-4) 3. Comprehensive land Use Plan Residential low Density (RLD) Designation: 4. Existing Site Use: Single family residenial 5. Neighborhood Characteristics: a. North: b. East: c. South: d. West: Single Family Residential (R-4 zane, low density) Single Family Residential (R-4 zone, low density) Single Family Residential (R-4 zone, low density) Jessie's Glen Single Family Residential (R-4 zone, medium density) 6. Access: Access to the plat is proposed from an existing north-south street, 120th Ave SE. Two drive- ways would be eliminated and replaced by a new east-west Limited ReSidential Access road. Additional internal access would be by a Private Access Easement. 7. Site Area: 215,445 sf (4.95 acres) I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan HEX Report 13-001455 land Use File No, N/A Ordinance No. 5099 Date 11/01/04 City of Renton Department of Com ity & Economic Development RYLEE'S PLACE PRELIMINARY P Preliminary Plat Report & Decision LUA13-0014SS; ECF, PP Hearing Date January 7, 2014 Zoning Annexation (Benson Hill) I E. PUBLIC SERVICES: 1. Utilities N/A N/A 5100 5327 a. Water: This site is located in the Soos Creek Water and Sewer District (SCWSD). b. Sewer: The site is also provided sanitary sewer service by SCWSD. c. Surface/Storm Water: There are no existing storm drainage facilities at the site. Page 3 of 12 11/01/04 3/01/08 2. Streets: The site fronts the west side of 120th Ave SE, a residential neighborhood collector street with an existing right-of-way width of 60 feet. 3. Fire Protection: City of Renton Fire Department I F. PROJECT NARRATIVE: On October 17, 2013, a land use permit master application for a Preliminary Plat subdivision, Rylee's Place, was submitted for review. The site is located in southeast Renton (Exhibit 2), in the Benson Hill Planning Area (Exhibit 3). The property has the Comprehensive Plan designation of Residential Low Density (RLD) and is correspondingly zoned Residential 4 (Exhibit 4). The site consists of 4 tax parcels and has 3 residential structures and associated outbuildings that were constructed in 1949, 1959, and 2006 (Exhibit 5). An environmeQtal Determination of Non-Significance, Mitigated (DNS-M) was issued by the City of Renton Environmental Review Committee on December 9, 2013 (Exhibit 6). There were no appeals of the DNS-M that was issued. If approved, the project would result in the subdivision of a 4.95 acre property into 17 lots suitable for single-family residential development (Exhibit 7). Tract 'A' would be dedicated for storm drainage control (Exhibit 8). G. 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 2. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for 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 4-7-160: Residential Blocks-General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards HEX Report 13-001455 City of Renton Department of COl nity & Economic Development RYLEE'S PLACE PRELIMINARY PLA T Hearing Date January 7, 2014 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions H. APPLICABLE SEcrlONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element I,. FINDINGS OF FAcr: Preliminary Plat Report & Decision LUA13-0014SS; ECF, PP Page 4 of 12 1. The project proponent submitted a land use master application for a preliminary plat subdivision of a 4.95 acre site consisting of 4 tax parcels into 17 lots and 1 tract. The proposal would have a density of 4.01 dwelling units per net acre (dulac). 2. The Planning Division of the City of Renton accepted the above land use permit master application for review on October 17, 2013, and determined the application complete on October 31,2013. The project complies with the 120·day review period. 3. The proposed plat would be located on the west side of 120th Ave SE, north of SE 192"' St, which is the south border of the City of Renton. 4. The property has the Residential Low Density (RLD) Comprehensive Plan land use designation, the policies of which are implemented by the regulations and standards of the Residential 4 (R-4) zoning classification. The RLD designation is intended to guide development on land appropriate for a range of low intensity residential uses, where the City has the opportunity to add larger-lot housing stock, at urban densities of 4 dulac, to its inventory. 5. The proposed lots would range in size from 8,000 sf to 19,714 sf. 6. The site has 3 existing single-family residences, one of which is proposed for removal. 7. The site is primarily rectangular in shape, with 2 smaller tax parcels abutting on the north boundary. 8. The following are proposed lot sizes and approximate dimensions for Lots 1-17 and Tract A: lot Size Width Depth lots {Minimum 70 ft, except (Minimum 8,000 sf) 80 ft for corner lots) (Minimum 80 ft) lot 1 8,649 sf 70 feet 123.5 feet (average) lot 2 9,950 sf 70 feet (average) 141 feet (average) Lot 3 8,383 nsf 85 feet 95 feet 9,150 gsf lot 4 8,401 nsf 96 feet 101 feet (average) 9,839 gsf lot 5 12,467 sf 110 feet 115 feet Lot 6 10,019 sf 91.5 feet (average) 110 feet Lot 7 9,277 nsf 93 feet 100.5 feet (average) 11,407 gsf Lot 8 9,686 sf 70 feet 122 feet (average) Lot 9 8,179 sf 70 feet 111 feet (average) Lot 10 8,298 sf 81 feet 108 feet HEX Report 13-{)01455 City of Renton Department of Com ... _ .. ity & Economic Development RYLEE'S PLACE PRELIMINARY PLAT Hearing Date January 7, 2014 lot 11 8,946 sf 76 feet (average) lot 12 8,076 sf 82 feet lot 13 8,000 sf 80 feet lot 14 8,020 sf 80 feet lot 15 8,042 sf 72 feet (average) lot 16 9,056 sf 71 feet (average) lot 17 19,714 sf 138 feet (corner lot) Tract A 18,172 sf Preliminary Plat Report & Decision LUA13-001455; ECF, PP Page 5 of 12 105 feet 100 feet 100 feet 101 feet (average) 111 feet (average) 129 feet (average) 140 feet 9. Proposed lots 1-3,7-17, and Tract A would be accessed from Road A, a limited Residential Access road. Access to lots 4-6 would be from a new internal street, a Private Access Easement. 10. Topographically, the site can best be characterized as level to rolling with slopes that range from 1 to 2 percent, generally sloping downward from east to west. Overall topographic relief is approximately 3 to 4 feet across the property. A geotechnical report for the site was submitted, "Geotechnical Engineering Study, Eagleston, 18851120'h Avenue Southeast, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013 (Exhibit 12). The report states that there are no geotechnical conditions on site that would preclude the proposed development. It is anticipated that 3,500 cubic yards (cy) of topsoil would be stripped and reused on site. There would be approximately 5,760 cy of cut material and 9,850 cy of fill. 11. There are a total of 142 trees located on site of which 48 are proposed to be retained (Exhibit 9). 12. The applicant submitted a Wetland Reconnaissance Report, prepared by The Watershed Company, dated September 30, 2013 (Exhibit 13), verifying that there are no wetlands located on the subject site. 13. The preliminary landscape plan indicates street trees would be planted along the frontage of the project at 120'h Ave SE and on a portion ofthe limited Residential Access Road (Exhibit 10). Additional landscaping is proposed at the perimeter of Drainage Tract A. 14. A drainage plan and drainage report, "Rylee's Place Technical Information Report, October 2,2013," by ESM Consulting Engineers, llC (Exhibit 14), was submitted with the application. The report addresses compliance with 2009 King County Surface Water Manual. 15. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on December 9, 2013, the Environmental Review Committee issued a Determination of Non- Significance -Mitigated (DNS-M) for the Rylee's Place Preliminary Plat (Exhibit 8). The DNS-M included 1 mitigation measure. A 14-day appeal period commenced on December 13,2013 and ended on December 27, 2013. No appeals ofthe threshold determination were filed. 16. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERe) issued the following mitigation measure with the Determination of Non-Significance -Mitigated: The recommendations in the geotechnical report, "Geotechnical Engineering Study, Eagleston, 18851120th Avenue Southeast, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013, shall be followed prior to, during, and following construction. 17. There were no comments received during public comment periods or decision appeal periods. 18. 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 Departmental Recommendation at the end of this report. HEX Report 13-001455 City of Renton Department of Coml,,_, oity & Economic Development RYLEE'S PLACE PRELIMINARY PLAT Preliminary Plat Report & Decision WA13-001455; ECF, PP Hearing Date January 7, 2014 Page 6 of 12 r j, CONCLUSIONS: PRELIMINARY PLAT REVIEW CRITERIA: Approval of land subdivision is based upon several factors. The following criteria have been established to assist decision-makers in the review of the plat. (" Compliant; Note 1: Partially compliant; Note 2: Not compliant; Note 3: Compliance not yet demonstrated) PRELIMINARY PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is deSignated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. The proposal is consistent with the following Comprehensive Plan Land Use and Community Desisn Element policies if compliant with all regulations and conditions of approval. Policy LU-151. Density should be a maximum of 4 dulac an portions of the Residential Low " Density [deSignated] land where [environmental] constroints are nat extensive and urban densities are appropriate ... Policy LU-157. Within the Residential 4 dulac zoned area, aI/ow a maximum density of 4 " units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The site is classified Residential 4 (R-4) an the City of Renton Zoning Map. RMC 4-2-110A provides development standards for development within the R-4 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with or as noted thusly: " Compliant; Note 1: Partially compliant; Note 2: Not compliant; Note 3: Compliance not demonstrated Density: The allowed density range in the R-4 zone is a maximum of 4.0 dwelling units per acre. There is no minimum density requirement. " Staff Comment: After subtracting 34,370 square feet for proposed right-of-way dedications, the net are of the site is 181,075 square feet (4.16 net acres). The 17 lot plat would have a net density of 4.01 dwelling units per acre. lot Dimensions: The minimum lot size permitted in the R-4 is 8,000 sf. A minimum lot width of70 feet for interior lots and 80 feet for corner lots, as well as a minimum lot depth of 80 " feet, is also required. Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. Staff Comment: As demonstrated in the table above, all lots meet the requirements for minimum lot size, depth, and width. Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet; interior side yard is 5 feet; side yard along a street is 20 feet; and the rear yard is 25 feet. Stoff Comment: Setbacks are nat dimensioned on the Preliminary Plat plan. Setbacks would be verified, however, at the time of building permit review. It appears most of the lots would meet the setback requirements with the following exceptions: Note 1. The existing residential structure on Tract 'A' does nat meet setback requirements. 1 This structure shall be removed prior to recording the plat. Staff recommends that the praject proponent obtain a demolition permit and all required inspections for the removal of the existing single family residence on Tract 'A' prior to Final Plat recording. 2. Lots 3-4 and 6-7 do nat meet the front yard setback requirement of 30 feet. Thefront setback is measured from the edge of the access easement. 3. Lot 5 does nat meet the front setback requirement for the existing house to remain. HEX Report 13-001455 I City of Renton Department of Cam."vnity & Economic Development RYLEE'S PLACE PRELIMINARY PLAT Preliminary Plat Report & Decision LlJA13-001455; ECF, PP Hearing Date January 7, 2014 Page 7 of 12 The side yard baundary of Lot 4 should be adjusted to accommodate the Lot 5 front setback requirement. Building Standards: Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story. The allowed building lot coverage for lots over 5,000 sf in size in the R-4 zone is 35 percent or 2,500 sf, whichever is greater. The allowed impervious surface coverage is 75 percent. Note Staff Comment: The building standards for the proposed lots would be verified at the time of 3 building permit review. The existing structures to remain on Lot 5 shall not exceed the maximum allowed, or buildings may be subject to removal prior to recording the plat. Staff recommends such verificotion be made a condition of approval prior to recording the final plat. Note 1 Landscaping: On-site Landscaping Requirements: Ten feet of on-site landscaping is required along all public street frontages, including sideyards that abut public streets, with the exception of areas for required walkways and driveways per RMC 4-4-070. Landscaping Requirements Within the Public Right-of-Way: A landscaped area with the minimum dimension of 8 feet in width is required abutting 120th Ave SE and Road A (collector street and Limited Residential Access, respectively, as per RMC 4-6-060F) Yards abutting public streets must have all pervious areas landscaped in accordance with RMC 4-4-070. Staff Comment: Street trees are shown on the conceptuallandscope plan, as is Troct 'A' perimeter landscoping. The conceptual landscape plan (Exhibit 10), however, does not demonstrote compliance with the 10-foot wide on-site landscape requirement (no on-site landscaping shown on plan). The planting strip, between curb and sidewalk in the Public Right-of-Way is not dimensioned, but appears to below the standard of 8 feet wide. Although street trees are shown on the plan, they do not extend around the cul-de-sac in Road A. Street trees on 120" Ave SE should be Ginko varieties, such as 'Autumn Gold' (do not use maple species, as indicated an landscape plan). There is na landscaping shawn in yards facing public streets. Therefare, staff recommends, as a candition of approval, the applicant be reqt;ired to submit a revised landscape plan, meeting all landscape requirements. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat recarding. Parking: Each unit is required to accommodate off street parking for a minimum of two vehicles. Staff Comment: Sufficient area exists, on each lot, to accommodate off-street parking for a minimum of two vehicles. 3. DESIGN STANDARDS: RMC 4-2-115 delineates residential and open space standards for development within the R-4 zoning classification. The proposal is consistent with the following design standards if all conditions of approval are complied with, or as noted thusly: " Compliant; Note 1: Partially compliant; Note 2: Not compliant; Note 3: Compliance not demonstrated Note 3 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 alleys): 1. Recessed from the front of the house and/or front porch at least 8 feet, or HEX Report 13-001455 City of Renton Department of Com,,,Jnity & Economic Development RYLEE'S PLACE PRELIMINARY PLAT Preliminary Plat Report & Decision LUA13-001455; ECF, PP Hearing Date January 7, 2014 Page 8 0112 - 2. Located so the roof extends at least 5 feet (excluding eaves) beyond the front of the garage for at least the width of the garage, plus the porch/stoop area, or 3. Sized so that it represents no greater than 50 percent of the width of the front la~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. Staff Comment: Building plans, which would be used to determine visual impact of garages, have not been submitted. They would be submitted for building permit review (compliance not demonstrated). 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. Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. They would be submitted for building permit review (compliance not demonstrated). Fa~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 Note fa~ades visible from the street, or 3 2. At least a 2-foot offset of second story from first story on one street-facing fa~ade. Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. They would be submitted for building permit review (compliance not demonstrated). Windows and Doors: Windows and front doors are an integral part of the architectural character of a house. Windows and doors shall constitute 25 percent of all fa~ades facing Note street frontage. 3 Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. 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. Both of the following are required: 1. A minimum of three differing home models for each ten contiguous abutting homes, Note and 3 2. Abutting houses must have differing architectural elevations. Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. They would be submitted for building permit review (compliance not demonstrated). Note Roofs: Roof forms and profiles are an important architectural component. One of the 3 following is required: HEX Report 13-001455 City of Renton Department of Community & Economic Development RYLEE'S PLACE PRELIMINARY PLAT Preliminary Plat Report & Decision LUA13-001455; EeF, PP Hearing Date January 7, 2014 Page 9 of 12 1. Hip or gabled roof with at least a 6:12 pitch for the prominent form of the roof (dormers, etc., may have lesser pitch, or 2. Shed roof. Staff Comment: Building deSigns, which would be used to evaluate design of entrances, have not been submitted. 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 of the following are required: 1. Eaves projecting from the roof of the entire building at least 12 inches with horizontal Note fascia or fascia gutter at least 5 inches deep on the face of all eaves, and 3 2. Rakes on gable ends must extend a minimum of 2 inches from the surface of exterior siding materials. Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. 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 of the following is required: Note 1. Minimum 3-1/2 inch trim surrounds all windows and details all doors, or 3 2. A combination of shutters and minimum 3-1/2 inch trim details all windows and minimum 3-1/2 inch details all doors. Staff Comment; Building designs, which would be used to evaluate design of entrances, have not been submitted. 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 trim Note 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. Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. They would be submitted for building permit review (compliance not demonstrated). 4, CRITICAL AREAS: There are no known critical areas on or near the project site. S. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements: Tree Retention: RMC 4-4-130 states thirty percent of the trees shall be retained in a residential development. ./' Stoff Comments: There are approximately 142 trees deemed to be "significont" (over 6 inches in diameter) on the site (Exhibit 9). Of these, none have been determined to be dead, diseased, or dangerous. Nineteen con be excluded from retention requirements (16 to be removed from proposed roads and 3 from private street easements and tracts). The tree HEX Report 13-001455 City of Renton Department of (om, , , .... nity & Economic Development RYLEE'S PLACE PRELIMINARY PLAT Preliminary Plat Report & Decision LUA13-OO1455; ECF, PP Hearing Date January 7, 2014 Page 10 of 12 retention formula, as per RMC 4-4-130H, for the R-4 lone, requires that 37 trees must be retained. The project proposal indicates that 48 trees would be retained. Therefore, no replacement trees are required, although landscaping requirements would require new trees to be planted as per RMC 4-4-070. A detailed landscape plan must be submitted prior to issuance of the street and utility construction permits. Tree protection measures shall be required as per RMC 4-4-130H8 and 9. 6. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with, or as noted thusly: ./ Compliant; Note 1: Partially compliant; Note 2: Not compliant; Note 3: Compliance not demonstrated Access: Each lot must have access to a public street or road. Access may be by private access ./ easement street per the requirements of the street standards . Staff Comment: All lots would hove access to public roads. Blocks: Blacks shall be deep enough to allow two tiers of lots. Staff Comment: No new blocks would be created. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6--060 Street Standards. Improvements that meet street standards are required. Staff Comment: The proposed cul-de-sac is in lieu of an east-west street through the plat to the west. The opportunity to connect a street from the proposed plat to Sf 189'h PI, which would have connected 120'h and 116'h, was lost with the development of Jessie's Glen, abutting the west property boundary of the proposed plat, which has a cul-de-sac instead af ./ a street that anticipated develapment to the east. Access to the plat is proposed from 120'h Ave Sf. Street improvements along the west side of 120'h shall include the installation of a 0.5 wide vertical curb, gutter, 8-foot wide landscape strip, and an 8-foot wide sidewalk. As a residential collector street, 120'h Ave Sf requires a minimum paved width of 26 feet {20-foot wide travel land and 6-foot wide parking area}. Road A, the Limited Residential Access Road, requires a 47-100t wide right-oj-way with 20- foot pavement width, 0.5 foot vertical curb, gutter, 8-foot wide landscape strip, and 5-100t wide sidewalk on both sides. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. ./ Staff Comment: The properties surrounding the subject site are single-family residences and are designated R-4 on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. 1. AVAILABILITY AND IMPACT ON PUBLC SERVICES: Police: Service would be provided by the Renton Police Department. ./ Staff Comment: The Renton Police Department has commented that there would be minimal impacts from the project. Fire: : Service would be proVided by the Renton Fire Department. Staff Comment: Fire Prevention staff indicate that sufficient resources exist to furnish ./ services to the proposed development; subject to the condition that the applicont pravides Code required improvements and fees. A Fire Impact Fee, based on the number of new single-family lots with credit given for the three existing single-family reSidences, is required HEX Report 13-001455 City of Renton Department af Com ... _nity & Economic Development RYLEE'S PLACE PRELIMINARY PLAT Preliminary Plot Report & Decision WA13-001455; ECF, PP Hearing Date January 7, 2014 Page 11 of 12 ---- to be paid prior to issuance of building permits, in order to mitigate the proposal's potential impacts to City emergency services. The fee is payable to the City as specified by the Renton Municipal Code. The Fire Impact Fee, as of January 1, 2014, will be $479.28 per new single- family residential unit. Schools: The proposed project is located within the Renton School District. Staff Comment: It is anticipated that the Renton School District can occammodate additional students generoted by this proposal at the following schools: Benson Hill Elementary, Nelson '" Middle School, and Lindbergh High School. A School Impact Fee, based on new Single-family lots, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. The fee is assessed per single family residence with credit given for the 3 existing residences. As of January 1, 2014, the fee for single-family residential units is $5,455.00 each. Parks: The proposed project would add residents who may use City of Renton Parks and Recreation facilities. '" Staff Comment: Although there would be no significant impacts to the City of Renton Park System anticipated from the proposed project, a Park Impact Fee is required of all new residential development. The Park Impact Fee shall be paid prior to building permit issuance. As of January 1, 2014, the Park Impact Fee is $963.01 per new residence. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a preliminary drainage Technical Information Report (TlR) dated 10/2/2013 by ESM Consulting Engineers (Exhibit 14). Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions and the information is included in the report. The drainage report includes an open-pond storm water facility sized for both detention and water quality treatment. The drainage report should clearly show the information of the required frontage improvements and include it in the calculations, including the impervious areas that will be treated as by- pass areas. The final details including sizing and location of the storm water facility can be determined and shown in the canstruction plan review stage. Due cansideration must be provided to the ease of maintenance of the storm faCility when the location is determined. '" Drainage plans and a final TIR drainage report based on the City adopted 2009 King County Surface Water Drainage Manual and City Amendments is required to be submitted with the application for the roadway and utilities construction permit. The applicant submitted a geotechnical report dated 9/10/2013 prepared by Earth Solutions NW LLC (Exhibit 12). The report discusses site canditions and identifies the soils as glacial till and mentions that the site is generally underlain with till soils, which are incapable of infiltration. The final design plans must show the roof drain connections for each lot to the storm conveyance system. A Construction Storm water General Permit from Department of Ecology will be required for the grading and clearing of the site since it exceeds one acre. The Surface Water System Development Charge (SDC) fee will be increased in 2014 and is payable prior to issuance of the construction permit. Water: The project would be served by the Soos Creek Water and Sewer District (SCWSD). Staff Comment: The applicant has obtained a certificate of water availability from SCWSD '" (Exhibit 11). Water main extension within the interior roads will be required to provide fire protection and domestic water services to all lots within the proposed plat. The number and location of the HEX Report 13-1)01455 City of Renton Department of Com ity & Economic Development Preliminary Plat Report & Decision LUA13-001455; ECF, PP Page 12 of 12 RYLEE'S PLACE PRELIMINARY PLAT Hearing Date January 7, 2014 r" ... - fire hydrants must be appraved by Renton Fire Prevention Department Civil plans for the water main extension must be approved by the District and a copy of the approved plans must be submitted to the City. A residential fire sprinkler system will be required for all new houses within the proposed lots that are located around the proposed cul-de-sac and shared access driveway that are over 500 feet away from the main access rood 120" Ave Sf. The distance shall be measured along a traveled road from the west edge of the existing pavement along 120lh Ave SE ta the nearest corner of the proposed houses within the subject lots. Sanitary Sewer: The project would be served by the So os Creek Water and Sewer District (SCWSD). Staff Comments: The applicant has obtained a certificate of sewer availability from SCWSD ./ (Exhibit 11) . Sewer main extension within the interior roads will be required along with a sewer stub for eoch lot within the proposed plat Civil engineering plans for the sewer main extension must be approved by the District and a copy of the approved plans must be submitted to the City. Transportation: Impacts to the city transportation system are expected due to increased vehicle trips to and from the proposed project. Staff Comments: Impacts from the development on the transportation system shall be ./ mitigated by payment of Transportation Impact Fees. As of January 1, 2014, the Transportation Impact Fee rate will be $1,430.72 per single family house. Payment of the transportation impact fee is due at the time of issuance of the building permit Credit will be given for the existing residences. I K. RECOMMENDATIONS: Staff recommends approval of the Rylee's Place Preliminary Plat, as depicted in Exhibit 7, subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non- Significance Mitigated, dated December 13,2013 (Exhibit 6). 2. The applicant shall obtain a demolition permit and all required inspections for the removal of the ex'lsting single family residence on proposed Tract' A' prior to Final Plat recording. 3. The side yard boundary of Lot 4 should be adjusted to accommodate the Lot 5 front setback requirement of 30 feet prior to recording the Final Plat. 4. The existing structures to remain on Lot 5 shall not exceed the maximum allowed building coverage, or buildings may be subject to removal prior to recording the plat. Staff recommends such verification be made a condition of approval prior to recording the Final Plat. 5. The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on-site landscape strip for all lots. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager priorto Final Plat recording. HEX Report 13-001455 , , . , - ~ ) , CD a ~ I ~ '" UJ '" l .. -, SE 184TH SE 186TH ST ~ OJ ~ I SE 188TH ~ '" UJ '" SIT SE 192ND ST SE 196TH ST NOT TO SCALE Rgure 1.1 Vicinity Map N ~ I ST ~ '" n UJ '" ST N a ~ I ~ '" UJ '" N ~ I ~ '" UJ '" EXHIBIT 2 I Benson Hill Planning Area Notes None -I ____________________ 1 o 1:18,541 1,5.';5 o :am 773 1,545 Feci VVG~~_1984_ We':; Mcrcato,_Auxiliary_S;Jhere City of Renton c) Finance & IT Division iLegend C'rty and County Labels City and County Boundary Olhcf C;ty cf ,~enlon Information Technology -GIS RcnlonMapSupport@Ren1onwa.gav 121312013 EXHIBIT 3 Trli~ map 15 " l.'s"<r QE''1erated ~l8Lic O:JtPL' Ir~m ar I n,em21 n~p~iI'Y ,i\~ and is far fGlererv:c; only :)alCi 13yers Iral apre,"' on this m2p rna)' or mil)' nat be a'~"~r81,, c'JrreJlI, Sf :;,th-~rNls~ relIable THIS MAP IS NOT TO BE USED FOR NAVIGATION ZONING MAP BOOK PW TECHNICAL SERVICES PRINTED ON 11/13/09 """,_".""",* __ I0Il --......... -........ _-... _----............. ---~--.. ... "'.,. ........ -....... .-r.~-..,;.~-J:--' ... __ . ---~"~.-"'~'lli£"JiID:m e HS -28 T23N R5E W 1/2 ! {-.. JS -04 T22N RSE W 112 () 0 200 400 I-W IF< 1:-4.800 EXHIBIT 4 ------------ Rylee's Place Preliminary Plat 186 m >< :::c 1-1 OJ 1-1 -I 111 o 93 186 'NGS _ 1984_ Web _Mercatc.' _Auxiliar)'_Sphere Feet Information Technology -GIS Renton VIa pS up port@Rentonwa.gov 12/03/2013 ~ This map is a user generated static output from an Internet mapping site and is for reference only. Dala layers that appear on this map mayor may not be accurate. current, or otherwise reliable. TH[S MAP [S NOT TO BE USED FOR NAVIGATION Legend City and County Labels City and County Boundary Other C) City of Renton Addresses o Parcels None o 1: 2,229 City of 1~e:Ilton @l Finance & IT Division DEPARTMENT OF CO ..... IUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES PROJECT NUMBER: LUA13-001455; ECF, PP APPLICANT: Peter O'Kane PROJECT NAME: Rylee's Place Preliminary Plat PROJECT DESCRIPTION: The project proponent has submitted an application for a Preliminary Plat subdivision, which requires an environmental review by the City qf Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.95 acre property, located in the Benson planning area of the City, into 17 lots suitable for single-family residential use. In addition, Tract 'A' would be dedicated for storm drainage control. The property has the Comprehensive Plan designation of Residential Low Density (RLD) and is correspondingly zoned Residential 4 (R-4). Although some structures would be removed, the site currently has 3 residential structures that would remain. There are no known critical areas on the proposed project site. PROJECT LOCATION: 120th Ave SE in Henton 98058 LEAD AGENCY: MITIGATION MEASURES: 18842 -118th Ave SE; 18851 -120th Ave SE; 19003 - The City of Renton Department of Community & Economic Development Planning Division 1. The recommendations in the geotechnical report, "Geotechnical Engineering Study, . Eagleston, 18851120th Avenue Southeast, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013, shall be followed prior to, during, and following· constructiOn. EXHIBIT 6 "- Ht---lhrt---j ~! r---ho~rl"t----j ~; e ~~ o ;; h • " W J • 0 • , • ! 3:JVld S, i! IAl::l ;:·~r5 'I , , ~ l: ' -• • :1 I' o! • ! Ii II " I! P r P II !: '! ,! , ! ~ i " 'I 0"1 ~I II! i , i I; i; ~ ~ II' r !; ,l"l!i ! ' I! ~f !I d _.I!..II ;. ~ il EXHIBIT 7 ,~ , ~ i c ~ e W J < < • B 0 , • :;: 5 , ~ ~ I- '" < ill ID 0 W 0 Z < • I l-e: 0 z ~ N "-I m Z ~ 0 I- '" rn Z 0 g W '" ~ 0 '" ~ '" W :t I- ~ 0 ~ ~ ~ ill :t I- "-0 Z 0 i= • 0 "-~ < 1 _~I --"""'-ll"f'~.",,, " I !!,!- lhf! mU j 111 0 z ill 0 ill ~ --3:)'If,d S. );; b !3 il ill nn 0 < <~ 1-< "I iI u' <" ., ~ ., 1-. . 0 .. n I-lin ~ ~~ IAH EXHIBIT 8 -_........ --..-... -~~,-.... \ .... ""1i"l"""'''· .. - , 1 ! i ! o ~ ~ ~ "' • w --0 3"S 3/1'1f H.LOZL 0 W " Z • • :r' ~ • 0 Z M " ~ I • z ~ 0 ~ "' M Z 0 ~ 0 w • ~ 0 ~ ~ "' W I ~ ~ 0 ~ ~ • w I ~ ~ 0 z 0 ~ 0 ~ • • z ;··'"I-I! ~~ .. ~ " 11 i, II i ."~,,,," % " ~.. j;I lila o !' '!I-'0 'I I I 11 ol, ~ ~ ~~ ~f ~! ~ , I I. I IA1::I EXHIBIT 9 --"'-~ .... , .. ----"'"-,--- ! I i , ! l ~ ~ i • , • g g g e ~ • , ! I q e , 1 • i . , ,. • 0 ~i(WOO 0 I I I Ill! i I i I l " g g • • 1111 • . . ; ; ; !i~ ~ ! i ! ! !!! j j j j .. .. .. .. ~ ~ ~ ~ < ill 0 a ill 0 Z < ~ :i ~ ~ 0 z " N • i ~ z .. ~ . - 0 ~ " " z 0 f' 0 ill ~ ~ 0 ~ ~ ~ ill I ~ ~ 0 ~ ~ ,; ill I ~ ~ 0 Z 0 f' ~ 0 • < EXHIBIT 10 SOOS CREEK WATER & SEWERDISTRICT 14616 S.B. 192nd St. • P.O. Box 58039 • Renton, WA 98058-1039 • Phone (253) 630-9900 • Fax (253) 630-5289 September 10, 2013 ESM Consulting Engineers Attn: Evan Mann 33400 8 th Ave S # 205 Federal Way, WA98003 Re: Parcel No. 619840 0241, 0247, 0260 and 0280 Eagleston Plat Dear Evan, Enclosed are the Certificates of Water and Sewer Availability for the above referenced parcels that you requested. If you have not had a chance to visit our web site yet I would reco=end you and your Engineer review the Development information we have available at www.sooscreekcom , then click on New Connections. We have all of our design requirements, plan examples and specs and standards on the site for your reference. When you are ready, your next step is to submit a site plan of your project and schedule a pre-application meeting with the District. I have enclosed our Process and Timeframe Sheet for your reference. If you have any questions please call (253) 630-9900 extension 107. Sincerely, ~l~Lo()ne&- Darci McConnell Supervisor, Development Administration Soos Creek Water and Sewer District Dmcconnell@sooscreekcom 253-630-9900 Ext. 107 www.sooscreek.com EXHIBIT 11 This certificate provides information necessary to evaluate development proposals. Certificate: 5426 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY Type: Preliminary Plat or POO Applicant', Name: ESM Consulting Eogine"" Proposed Usc: 17 Single Family Residence "Eagleston Plat" Location: Lot: 17 Block: Developmen.t: EAGLETON PLAT Parcel: 6198400241 Address: 18815 188TH AVE SE, RENTON Information: Includes parcels 619840 0247, 0260 and 0280 (At(.Qch map & legal desctipUon If n&eeU&f)' 1 SEWER PURVEYOR INFORMATION 1. • Ell Sewer service will be provided by service conm:ction only to an existing ~a main 30' feet from the site and the !JeWe[' S)'3teDl bas the capacity to serve the proposed area. tr !i?j Other ( describe): Sewer service to the proposed plat will require tbe installation of onsite S8Ilitary sewer main. Final s~r layout will be determined based on the final development plans, buidIing Iocutioru IUId outlet elevations. AU plans rnl& be approved by the City of Renton and Soos Creek W8.l:er and Sewer District. 2. ~ The sewer system is in confonnance with a County approved sewer comprehensive plan. b [J Thc. sewer system improvemen~ will require a sewer comprehensive plan amendmenL 3. ~ The proposed project is within the corporate Ihnits of the district, or has been granted BoundaJy Review Board approval for extension afscrvice outside the district or city. b 0 Annexation or Boundmry Review Board approval wt11 be: nece9.SSl)' to provide service. 4. Suvkc is .subject to the following: a ~ Connection Charge: Yes. inkuding Latc:romer 1# 267 and 317 b ~ F..asement(s): (: ~ Other: Omite easements wiD bt: reqllired. Ex. home on tax lot 280 COIlIIc:ctcd to sewer. Service is subject to the applicants agreement to comply and perform to make such installation aocl/OT connections.to the standards, regulations, requirements e.nd conditions oftrus District and such other agency or agencies baving jurisdiction. This District is not representing that it's facilities will be c;rtended or othen'Visc modified lo make such service available to the applicant. It is the n:sponsibility of the applicant to make any required extension of facilities to :serve their property. T hereby ~rttfy that the sbove .!lewer plln'eyor information VI true. This certification .!lhall be valid for ODe year rrom date of signature. SOOS CREEK WATER & SEWER DISTRICT -"' ...... Development Coordil11ltor r~, Darci McConnell -----Signatary Name 911012013 """ This certificate provides Infonnation necessary to evaluate development proposals. Certificate: 4534 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: PreliminaIy Plat or PUD : Applicant'. Name: ESM Consulting Engineers Propo.ed U.e: 17 Single Family Residence" Eagleston Plat" Location: Lot: 17 Block: Development: EAGLETON PLAT Parcel: 6198400241 Addr .. s: 18815 I 88th Ave SE, Ren\On Information: Includes parcels 619840 0274, 0260 and 0280 WATER PURVEYOR INFORMATION AC Main may need replaced if plat hilS to do fronting improvements over the AC pipe. 1. a 6ll Watj!f will be provided by service coDllecticn only to lID existing 8" water main, 30' feet from the site. b ~ Witter service will require an improvem.ent to the water system of. Water service to the proposed plat will iCquire the installation of amine water main.. Final water layout and requirements will be ~ed based on the final site: plllIl.!l and the F;ire Marshal r-e:quittm.ents. All plans must be approved by the City of Renton and Soo:s ~ Water and Sewer District. 2. a Ell The water system is in conformance with it County approved water comprehensive plan. b 0 The water system improvemcDt will require II water cotnprcltcnsive plan amendtru:nt 3. a Jiij lbe proposed project is within the corpornte Jimit:; of the district, or bas been granted Boundary Review Board approwl for extelISion of service outside the district or city. or ~ within the County approved service area of a private water purveyor. b 0 Annexation or Boundary RJ:view Board approval will be necessary to provide service. 4. a I!!I WatJ!r War will be available attberate Qfflow and duration indicated below at no less than 2{) psi measured at the nearest fire hy&mt 70' &d:from the bui1dinglproperty (or ~ marked on the a1tached map): Rate orFIow: 1,000 Duration: 2 b 0 Watcrsystcmis not capable oiprovidiog fire fiow. 5. Servk:e b nbject to the following: a ~ Connectioo Charge: Yes, including IB..tecomer # 146 on E of Lot 260. b ~ Easement (s): c [;{J Other: Ex. Ht1IIIeS onioD 241, 260 & 280 connected to water service. Cr-oss Connection Control devices must be in conformance with state laws. hours ServiCe is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements. and conditi~n.s of this District and such other agency or agencies having jmisdiction.. This District is not repiesent.tng that its facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension offacilities to serve their propcr1y. I hereby t:ertify that ike above w.ter purveyor informatioD is true. ThH certification shaD be valid for one year rrom date of signature. SOOS CREEK WA 1ER & SEWER DlSlRICT Agency Nam~ Development Coordinafur Tit!" Darci M.cConnell 9/1012013 SignatmyNBmc Geotechnical Engineering Geology Environmental Scientists Construction Monitoring 'GEOTECHNICAL ENGINEERING STU EAGLESTON 18851 -120TH AVENUE SOUTHEAST RENTON, WASIt!~VE ES-2971 OCT 172013 EXHIBIT 12 PREPARED FOR WESTPAC DEVELOPMENT, LLC September 10, 2013 Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY EAGLESTON 18851120th AVENUE SOUTHEAST RENTON, WASHINGTON ES-2971 Earth Solutions NW, LLC 1805 -136111 PI. Northeast, Suite 201 Bellevue, Washington 98005 Ph: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 TECHNICAL MEMORANDUM THE WATERSHED COMPANY Date: To: From: September 30, 2013 Peter O'Kane Mike Foster Project Number: Project Name: Renton EaglestoniZemanek Subject: Wetland Reconnaissance Report for the Eagleston/Zemanek project area in the City of Renton Introduction On Thursday, July 18, 2013, Watershed Company Ecologist, Mike Foster, visited the four subject parcels to screen for jurisdictional wetlands and streams, The tax identification numbers of the four subject parcels, all located in the City of Renton, are 619840-0247, -0241, -0260, and -0280. Methods Public-domain information on the subject property was reviewed for this study. These sources include USDA Natural Resources Conservation Service Soil maps, U.S. Fish and Wildlife Service National Wetland Inventory maps, Washington Department of Fish and Wildlife interactive mapping programs (PHS on the Web and SaImonScape), King County's GIS mapping website (iMAP), and the City of Renton Municipal Code Wetland Map (Figure 4-3-050Q5). The study area was evaluated for wetlands using methodology from the Regional Supplement to the Corps of Engineers Wetlm1d Delineation Manual: Western Mountains, Valleys, and Coast Regwn Version 2.0 (Regional Supplement) (US Army Corps of Engineers [Corps) May 2010). The wetland boundaries were determined on the basis of an examination of vegetation, soils, and hydrology. Areas meeting the criteria set forth in the Regional Supplement were determined to be wetland. Soil, vegetation, and hydrologic parameters were sampled at several locations on the subject property to make the determination. Data points on-site are marked with yellow-and black-striped flags. We recorded~l:eEI\VC two of these locations. L D Findings . .. .. CLTY OF Ri='!;,f)'N The sIte IS generally SItuated on a topographic plateau WIth only very mmOl: ... " "-'" r-1AI'Ji'..!I!\IG D)'/iS"-' variations in elevation. Four on-site houses and one auxiliary structure are . ':uN OCT 172013 surrounded by landscaped lawn, shrubs and a few deciduous and evergreen trees. The west half of the south parcel (number -0280) varies from the rest of the 750 Sixth Street South I Kirkland, WA 98033 P 425.822.5242 If 425.B27.8136 I watershedco.com EXHIBIT 13 The Watershed Company Wetland Reconnaissance Report September 30,2013 Page 2 subject area as it is a non-maintained forest characterized mostly by mature big leaf maple (Acer macrophyllum, FACU), red alder (Alnus rubra, FAC), Scouler's willow (Salix scouler;ana, FAC) and some Douglas fir trees. The understory vegetation is mostly Himalayan blackberry (Rubus armeniacus, FAOJ), salmonberry (Rubus spectabiiis, FAC), vine maple (Acer circinatu1l1, FAC), red elderberry (Sambucus race1110sa, FACU), and sword fern (Polystichum 111unitu111, FACU). Most of the vegetation found in the subject area is typical of non- wetland areas: An area along the south parcel boundary contains some wetland vegetation. Douglas' spirea (Spiraea douglasii, FACW), water birch (Betula occidentalis, FACW), and black cottonwood (Populus balsamifera, FAC) saplings dominate this small area. Some soft rush Uuncus effusus, FACW) is growing in the understory. The presence of algal mats, water stained leaves, and water marks on stems and trunks are indicators that the area had been inundated with surface water sometime in the last year. However, the bright color of the rooting zone soil matrix (dark yellowish brown (lOYR 4/4)) along the south parcel boundary shows the inundation has not occurred for long enough during the growing season for wetland soils to develop (see DP-2). Despite the presence of wetland plants and indicators of wetland hydrology, the area does not currently meet jurisdictional wetland criteria. The water marks on-site appear to be consistent with an area of surface water (and possible former wetland conditions) noted on the neighboring parcel to the south on recent historical aerial photography. The off-site parcel is currently being developed under a building permit, so the conditions observed are no longer present. No jurisdictional wetland or stream features are located within the subject area. I -J l l l J 1 1 J 1 ] 1 I .. 1 ] J I ..J ~i -, RYLEE'S PLACE Technicallnformalion Report October 2. 2013 Prepa red for West Pac Development. LLC 7449 West Mercer Way Mercer Island. WA 98040 (206) 999-8874 EXHIBIT 14 Submitted by ESM Consulting Engineers. LLC 33400 8th Avenue S. Suite 205 FederalVVay.VVA 98003 253.838.6113 tel 253.838.7104 fax www.esmcivil.com RECEIVED OCT 17 Z013 CITY OF RENTON PLANNING DiVISION ,-. r::·· . r; "": October 2, 2013 Approved By: City of Renton ·"u L.J TECHNICAL INFORMATION REPORT FOR RYLEE'S PLACE Prepared for: WestPac Development, llC 7449 West Mercer Way Mercer Island, WA 98040 Prepared by: ESM Consulting Engineers 33400 8 th Avenue S, Suite 205 Federal Way, WA 98003 Job No. 1670-003-013 Date Of EN\lIRONMENTAl DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-Ml POSTED TO NonFY INTERESTED PERSONS Of AN ENVIRONMENTAL ACTION PROJECT NAME: Rylea's PIa~e Preliminary Plat PROlfCT NUMBER' LUAU-00145S: ECF, PP wCAnON: 18642 -1iBth Ave SE; lB851-1l0th Ave 51:; 19003 -:l.lOtft A~e 5E In Menwn !lB05B OESCRIPTlON: Ttl" pralect praponent has ,ubmltted an aplll1c.atlon for a Preliminary IIlat sLlbdlvlslan, which requires 3n en~I,onm"ntal review by the Ot'{ of Ranton Envlronmenul Review co""mlttee. If approved, the proJ~ wo ... ld re .... 1t In the SUbdivision at a 4,.95 ure property, IQC3tt1d In the Benson plannl", a..,a of the Oty, Into 17 lots .u\t3ble for Slntle·bmlly ,uldentlal ute. In addition, Tract 'A' .... 0 ... 10;1 be dedk:~.d for .w"" dralnap ~ontr<:ll. The prDpertV hiS the ComprMlemolve Plan desl:anitlon of Residential Low Density IRlD\ il!ld Is <otrespondlnCly l<:lned Re1lden\lil 4 (R-4\. Altkou8h some rtructum would be removed, the slta turrenlly has 3 residential str ... ctures that wD ... ld rem.ln.. There a,.., n<:l known critical ",",,, an the pr<:lpostd proled site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERe) HAS DETERMINED THAT THE PROPOSED ACTION OOES NOT HAVE A SIGNifiCANT ADVERSE IMPACi ON THE ENVIRONMENT. Appeals of the environmental determInation must be filed In writing on Dr before 5:00 p.m. on December 27,2013, together ..... lth the required fee with: Hearln! examiner, CIty of Renton, 10S5 South Grady Way, Renton, WA '38057. Appeals to the E:t~mlner 3re !ovem"d by Oty of RMC 4-8-l.10 and InformatIon reprdln! the appeal prQQ!$5 may be obtained from the Renton Oty Oerle's OffIce, (425)430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGUlAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF cm HALl, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON JANUARY 7, 2014 AT 1:00 PM TO CONSIDER THE PRELIMINARY PLAT. If THE ENVIRONMENTAL OETERMINATION IS APPEAlEO, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLiC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CrN OF RENTON, DEPARTMENT OF CQMMUNIll' & ECONOMIC OEVELOPMENT AT (42S} 430-7200. DO NOT REMOVE THIS NOTICE WITHOlTf PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. CERTIFICATION I, 6Y'VJ..!lq,p.., \;l\c.ks'sCC)(l1.hereby certify that ~ , were po~ted in 2 conspicuous place b copies of the above document s or near y the descri~ operty on Date: 12 -12 ~ 13 / .-i-\ __ Signed:·"'-<::::..::::....:::::......::::::::!~:::'-._-=:::::::,,~d STATE OF WASHINGTON COUNTY OF KING ) ) S5 ) • ,J) ~ .. I certify that I k L • A ~ ".,,'" ~ , d '. now or "ave satisfactory evidence that '\ \. ", "",,6'-29_,,1 !lfY slgne thiS Instrument and acknowledged 't t b h' \ 'A)'.le:., <:-" ..... , ~6 uses and purposes mentioned in the instrulm:n/ Is/her/the r free and voluntary act for the i\S~ Dated: :\'. . )t'«(W{~' Agencies See Attached Randy & Joyce Eagleson, Greg Zemanek Owners Evan Mann, ESM Consulting Engineers Contact Peter O'Kane Applicant \ (Signature of Sender): STATE OF WASHINGTON 55 COUNTY OF KING ~ I certify that I know or have satisfactory evidence that Lisa M. McElrea '1-0,' 6",~f signed this instrument and acknowledged it to be his/her/their free and voluntary act for the"'uMtA~~ufJjoses mentioned in the instrument. o ry Public in and for the State of Washington Notary (print): ___ .J.JH""0C4<[w,,,· f-' _':t~(i"'-"Jdk!~'<"/--J-' ___ -::-_________ _ My appointment expires: ~~VC( ~\ f :2'1 JOl7 . \) I Rylee's Place Preliminary Plat LUA13-001455; ECF, PP template -affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) Dept. of Ecology ** WDFW -Larry Fisher' Muckleshoot Indian Tribe Fisheries Dept. * Environmental Review Section 1775 12th Ave, NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 _172 nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region '" Duwamish Tribal Office ,., Muckleshoot Cultural Resources Program '" Attn: Ramin Pazooki 4717 W Marginal Way 5W Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers '" KC Wastewater Treatment Division '" Office of Archaeology & Historic Preservation" Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 2015, Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo City of Newcastle City of Kent Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 50uthcenter Blvd, 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing . ; , .... ' ; " Denis Law Mayor December 12, 2013 Evan Mann ESM Consulting Engineers 33400 8th Ave S Federal Way, WA 98003 « I Department of Community and Economic Development C.E:'Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL THRESHOlD (SEPAl DETERMINATION Rylee's place Preliminary Plat, lUA13-0014S5; ECF, PP Dear Mr. Mann: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of thesubject project and have issued a threshold Determination of Non-Significance -Mitigated (DNS-M). Please refer to the enclosed ERC Report and Decision for more details. Appeals ofthe environmental determination must be filed in writing on or before 5:00 p_m. on December 27,2013, together with the. reqUired fee with: Hearing Examiner, City of Renton, . 1055 South Grady Way, Renton,WA 98057. Appeals to the Examiner are governed by RMC 4-8- 110 and more information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510 . . A Public Hearing will be held by the Renton Hearing Examiner.in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington,on January 7,2014 at 1:00PM. to consider the Preliminary Plat. The applicant or representative(s) ofthe applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part ofthis public hearing. If you have any questions or desire clarification of the above, please call me at (425) 430-6581. For the Environmental Review Committee, j3p~~J~ ElizabethHiggins Senior Planner Enclosure cc: Randy Eagleson, Greg Zemanek, Joyce Eagleson / Owner Peter O'Kane / Applicant Renton City Hall • lOSS South Grady Way • Renton, Washington 980S7 • rentonwa.gov Denis Law Mayor December 12, 2013 Community and Economic Development Department C. E:Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERCj on December 9, 2013: SEPA DETERMINATION: Determination of Non-Significance -Mitigated (DNS-M) PROJECT NAME: Rylee's Place Preliminary Plat PROJECT NUMBER: LUA#13-001455; ECF, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on December 27, 2013, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-6581. For the Environmental Review Committee, Elizabeth Higgins Assistant Planner Enclosure(s) cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall. 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES PROJECT NUMBER: LUA13-001455; ECF, PP APPLICANT: Peter O'Kane PROJECT NAME: Rylee's Place Preliminary Plat PROJECT DESCRIPTION: The project proponent has submitted an application for a Preliminary Plat subdivision, which requires an environmental review by the City of Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.95 acre property, located in the Benson planning area of the City, into 17 lots suitable for single-family residential use. In addition, Tract 'A' would be dedicated for storm drainage control. The property has the Comprehensive Plan designation of Residential Low Density (RLD) and is correspondingly zoned Residential 4 (R-4). Although some structures would be removed, the site currently has 3 residential structures that would remain. There are no known critical areas on the proposed project site. PROJECT LOCATION: 120th Ave SE in Renton 98058 LEAD AGENCY: MITIGATION MEASURES: 18842 -118th Ave SE; 18851 -120th Ave SE; 19003 - The City of Renton Department of Community & Economic Development Planning Division 1. The recommendations in the geotechnical report, "Geotechnical Engineering Study, Eagleston, 18851120th Avenue Southeast, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013, shall be followed prior to, during, and following construction. OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Rvlee's Place Preliminary Plat PROJECT NUMBER: LUA13-001455; ECF, PP LOCATION: 18842 -118th Ave SE; 18851-12Oth Ave SE; 19003 -12Oth Ave SE In Renton 98058 DESCRIPTION: The project proponent has submitted an application for a Preliminary Plat subdivision, which requires an environmental review bV the City of Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.95 acre property, located in the Benson planning area of the City, into 17 lots suitable for single-family residential use. In addition, Tract 'A' would be dedIcated for storm drainage control. The property has the Comprehensive Plan designation of Residential Low Density (RLD) and is correspondingly zoned Residential 4 (R4). Although some structures would be removed, the site currently has 3 residential structures that would remain. There are no known critical areas on the proposed project site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERe) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on December 27, 2013, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, lOSS SOUTH GRADY WAY, RENTON, WASHINGTON, ON JANUARY 7, 2014 AT 1:00 PM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) PROJECT NUMBER: LUA13-001455; ECF, PP APPLICANT: Peter O'Kane, WESPAC Development LLC PROJECT NAME: Rylee's Place Preliminary Plat PROJECT DESCRIPTION: The project proponent has submitted an application for a Preliminary Plat subdivision, which requires an environmental review by the City of Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.95 acre property, located in the Benson planning area of the City, into 17 lots suitable for single-family residential use. In addition, Tract 'A' would be dedicated for storm drainage control. The property has the Comprehensive Plan designation of Residential Low Density (RLD) and is correspondingly zoned Residential 4 (RA). Although some structures would be removed, the site currently has 3 residential structures that would remain. There are no known critical areas on the proposed project site. PROJECT LOCATION: 18842 -118th Ave SE; 18851-120th Ave SE; 19003 -120th Ave SE LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on December 27, 2013. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department December 13, 2013 December 9, 2013 Date Peterson, A ministrator Fire & Emergency Services Date G~ j)dm;:;,,",;} Department of Community & Economic Development 12/':; /r.> II Date Date DEPARTMENT OF COMMUNIl AND ECONOMIC DEVELOPMENT tOIl ENVIRONMENTAL COMMITTEE REVIEW REPORT ERe MEETING DATE: Project Name: Project Number: Project Manager: Owners: Applicant: Contact: Project Location: Project Summary: Site Area: December 9, 2013 Rylee's Place Preliminary Plat LUA13-001455; ECF, PP Elizabeth Higgins, Senior Planner Randolph Eagleson, P.O. Box 4156, Renton WA 98057; Greg Zemanek, 19003- 120th Ave SE, Renton WA 98058; Joyce Eagleson, 18842 -118th Ave SE, Renton WA 98058 Peter O'Kane, 7449 West Mercer Way, Mercer Island WA 98040 Evan Mann, ESM Consulting Engineers, 33400 - 8 th Ave S, Federal Way 98003 18842 -118th Ave SE; 18851-120th Ave SE; 19003 _120th Ave SE in Renton 98058 The project proponent has submitted an application for a Preliminary Plat subdiviSion, which requires an environmental review by the City of Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.95 acre property, located in the Benson planning area of the City, into 17 lots suitable for single-family residential use. In addition, Tract 'A' would be dedicated for storm drainage control. The property has the Comprehensive Plan designation of Residential Low Density (RLD) and is correspondingly zoned Residential 4 (R-4). Although some structures would be removed, the site currently has 3 residential structures that would remain. There are no known critical areas on the proposed project site. 215,445 sf (4.95 acres) Buildings to remain: Buildings to be demolished Project Location Map 4 3 City of Renton Deportment of Community & r-onomic Development RYLEE'S PLACE PRELIMINARY PLAT Enviro --~entaJ Review Committee Report LUA13-001455; ECF, PP Report of December 9, 2013 Page 2 of 6 PART ONE: PROJECT DESCRIPTION / BACKGROUND A. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Environmental Review Committee Report and Decision Vicinity Map Benson Hill Planning Area Zoning Map Preliminary Plat Aerial Photograph Geotechnical Report (full report available in the project file) Test Pit Location Plan Wetland Reconnaissance Report (full report available in the project file) Technical Information Report Existing Conditions Tree Cutting / Land Clearing Plan B. GENERAL INFORMATION: C. 1. Owner(s) of Record: 2. Comprehensive Plan Land Use Designation: 3. Zoning Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Randolph Eagleson, P.O. Box 4156, Renton WA 98057; Greg Zemanek, 19003 -120th Ave SE, Renton WA 98058; Joyce Eagleson, 18842 _118th Ave SE, Renton WA 98058 Residential low Density (RlD) Residential 4 (R-4) low Density Residential a. North: Residential development (R-4 zone) b. East: c. South: d. West: 6. Access: 7. Site Area: Residential development (R-4 zone) Residential development (R-4 zone) Residential development (R-4 zone) 120th Ave SE 215,445 sf (4.95 acres) HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Comprehensive Plan N/A 5100 Zoning N/A 5100 Annexation N/A 5327 Date 11/01/04 11/01/04 3/01/08 ERe Report 13-001455 City of Renton Department of Community & c'onomic Development RYLEE'S PLACE PRELIMINARY PLA T Report of December 9,2013 D_ PROJECT DESCRIPTION: Enviro-,ento/ Review Committee Report WA13-001455; ECF, PP Page 3 of 6 The project proponent has requested approval of a subdivision of 4.95 acres of land into 17 lots, that would subsequently be developed for single-family residential use. The site currently consists of four tax parcels. Due to the size of the project, review by the Environmental Review Committee is required prior to consideration ofthe land division. The property is located in southeast Renton (Exhibit 2) within the Benson Planning Area (Exhibit 3) and is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use map. Goals, objectives, and policies of this designation are implemented by the regulations and standards of the Residential 4 zones (Exhibit 4). The proposed density ofthe project would be 4.01 dwelling units per net acre. The land, located between SE 188'h St and SE 192nd St, fronts on 120'h Ave SE, which would provide access to the new subdivision (Exhibit 5). At least one parcel has had residential development since 1949, with other residential structures added in 1959 and 2006. The areas around these structures have residential landscaping. The west half of the southernmost parcel, however, is not currently developed and has the appearance of a non- maintained mixed deciduous-evergreen forest. Although vegetation that could be indicative of wetlands was identified on the site, there were no jurisdictional wetlands found. There were no other potential environmentally-hazardous areas located on or near the property. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following State Environmental Policy Act (SEPA) -compliant environmental review addresses only those project impacts that are not adequately addressed under existing Renton Municipal Code development standards and environmental regulations. A. ENVIRONMENTAL THRESHOLD RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. MITIGATION MEASURES 1. The recommendations in the geotechnical report, "Geotechnical Engineering Study, Eagleston, 18851120th Avenue Southeast, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013, shall be followed prior to, during, and following construction. C. ENVIRONMENTAL IMPACTS The Proposal was circulated and reviewed by variaus City Departments and Divisions and appropriate state agencies ta determine whether the applicant has adequately identified and addressed environmental impacts anticipated ta accur in canjunction with the proposed develapment. Staff and state reviewers have identified that the propasal is likely to have the following probable impacts: ERC Report 13-001455 City of Renton Department of Community , RYLEE'S PLACE PRELIMINARY PLAT Report of December 9, 2013 1. Earth nomic Development Env;, ental Review Committee Report LUA13-0014SS; ECF, PP Page 4 of 6 Impacts: The site has level to rolling topography with a grade differential of approximately 3 to 4 feet across the site (1 to 2 percent slopes). The highest elevation is about 512 feet. A geotechnical report, "Geotechnical Engineering Study, Eagleston, 18851120'h Avenue Southeast, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013, was submitted with the land use application materials (Exhibit 6). The subsurface investigation was based on material sampled from five test pits (Exhibit 7). The test pits revealed, generally, that topsoil was present to a depth of approximately 2 to 4 inches. At test pits 1, 2, 3, and 5 fill was found to a depth of about 3 to 3-1/2 feet. The fill was primarily loose to medium dense silty sand with varying amounts of gravel. Isolated pockets of forest topsoil were encountered at TP-1 at a depth of about 2-1/2 feet below grade. Native soil underlying the topsoil and fill consisted of dense to very dense silty sand with gravel, generally associated with weathered and unweathered glacial deposits. Soil relative density appeared to increase with depth. Dense conditions were encountered at depths up to three-1/2 feet below existing grades. It is anticipated that 3,500 cubic yards (CY) would be stripped and reused on site. There would be approximately 5,760 CY of cut material and 9,850 CY of fill. In the opinion of the geotechnical engineer, residential development of the site is feasible from a geotechnical standpoint. ESNW recommendations regarding site preparation, grading, excavation, and slab-on-grade construction should be followed during site and building construction. Therefore, staff recommends that the mitigation measures found in the report, "Geotechnical Engineering Study, Eagleston, 18851120'h Avenue Southeast, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013, be made conditions of approval. Mitigation Measures: The recommendations in the geotechnical report, "Geotechnical Engineering Study, Eagleston, 18851120th Avenue Southeast, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013, shall be followed prior to, during, and following construction. Nexus: State Environmental Policy Act (SEPA) Environmental Review; RMC 4-3-050 Critical Areas Regulations; RMC 4-4-060 Grading, Excavation, and Mining Regulations. 2. Water Impacts: No seepage from groundwater was observed at the 5 test pit locations. Perched groundwater seepage, however, should be expected when excavation occurs on the site due to observed soil conditions. ESNW, in their report (see above), made recommendations to control such groundwater should it be encountered during construction. A report, "Wetland Reconnaissance Report for the Eagleston/Zemanek Project Area in the City of Renton," by The Watershed Company, dated September 30, 2013, was submitted with the project application (Exhibit 8). The investigation of the property found evidence of wetland vegetation along the boundary of the south parcel. In spite of wetland vegetation and indications of inundation with surface water during the previous year, there were no hydric soils found on the site. Therefore, the area does not (at the present time) meet jurisdictional wetland criteria. ERe Report 13·001455 City of Renton Department of Community, RYLEE'S PLACE PRELIMINARY PLAT Inomic Development Envi, ental Review Committee Report LUA13-00145S; ECF, PP Report of December 9, 2013 Page 5 of 6 Mitigation Measures: None required Nexus: N/A 3. Stormwater Impacts: On-site stormwater runoff would be generated from rooftops, driveways and other residential paved areas, and roads. Stormwater would be collected, routed through required water quality treatment facilities, and discharged to an existing conveyance system to the south. The project proponent intends to construct a water quality and detention pond on the site for the treatment, detention, and release at pre-development rates would occur. A drainage report, "Rylee's Place Technical Information Report, October 2, 2013, by ESM Consulting Engineers, LLC, was submitted with the land use application (Exhibit 9). This report indicates that treated stormwater, discharged from the southern portion of the site, would be conveyed to a proposed system in 120th Ave SE and ultimately flow east to Big So os Creek. The proposed project is subject to full drainage review per the City of Renton 2009 Surface Water Design Manual Amendments and the 2009 King County Surface Water Design Manual. Mitigation Measures: None required Nexus: N/A 4. Plants Impacts: There are approximately 142 trees deemed to be "significant" (over 6 inches in diameter) on the site (Exhibit 10). Of these, none have been determined to be dead, diseased, or dangerous. Nineteen can be excluded from retention requirements (16 to be removed from proposed roads and 3 from private street easements and tracts). The tree retention formula, as per RMC 4-4-130H, for the R- 4 zone, requires that 37 trees must be retained. The project proposal indicates that 48 trees would be retained (Exhibit 11). Therefore, no replacement trees are required, although landscaping requirements would require new trees to be planted as per RMC 4-4-070. A detailed landscape plan must be submitted prior to issuance of the street and utility construction permits. Tree protection measures shall be required as per RMC 4-4-130H8 and 9. Mitigation Measures: None required Nexus: N/A D. Comments of Reviewing Departments The proposal has been circulated to City department and division reviewers. Where applicable, their comments have been incorporated into the text of this report. ,/ Copies of all review comments are contained in the official file and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). ERe Report 13·001455 City of Renton Department of Community i RYLEE'S PLACE PRELIMINARY PLA T Report of December 9,2013 'nomic Development Envh ental Review Committee Report LUA13-001455; ECF, PP Page 6 of 6 Environmental Determination Appeal Process: Appeals ofthe environmental determination must be filed in writing together with the required fee to: Hearing Examiner; City of Renton; 1055 South Grady Way; Renton, WA 98057, on or before 5:00 pm on Friday, December 27,2013. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-J'h floor, (425)430-6510. ERe Report 13-001455 , , - , ' ( . , l_' ~ 0> ~ :c ?( tTl (/) tTl 5E 184TH 5E 186TH 5T ~ 0> -I :c ?( tTl (/) tTl SIT 5E 192ND 5T 5E 196TH 5T NOT TO SCALE Agure 1.1 Vicinity Map t>.> ~ :c 5T ?( tTl n (/) tTl , ST t>.> ~ :c ?( tTl (/) tTl t>.> ~ :c ?( tTl (/) tTl EXHIBIT 2 VVGS_1984_ Web_Mercator_Auxiliary_ Sphere City of RerIfo Ire- Finance & IT Division Benson Hill Planning Area Information Technology. GIS RenlonMapSupport@Rentonwa gov 12/3/2013 ·,-h,s rTI.J? is i1 ::~w gcn['r,,~::d 51.:11(; Ou:put (forTi 2{1 Irll.o'I12: 'l~,,;!~i;'y si~2 :nd IS fo' ,,"''0'",,,,:, rmlj Dilla layers lh;lj <lppe'lr en Iris mel:: m~)' 0' m2/ ~;:t ~, a:cur8~2 cu'reli crO~lfrt,',2 re' as!, T~IS MAP IS NOT TO BE USED FOR NAVIGATION • 5 f H5 -28 T23N R5E W 112 '~,.. "I i-I ----.! I i 7 '''> ~ , C---r::::Bf7'r:: I· ~'"I"1'!'i==: I~=;--I_~_JI __ -. -; h~~' .. ~!~~'~~u~r_::~;;_"5-;_'~~,~~~:.~~-,--,-~~.~!~~I~ "~,i I'~ !'-'-: II~' :~I~~~~;"~~(~L~:;~k;-I~'-iTr-~:!.,1 E~~i~i_li :::'. ~=i~'-§':~f-~J~F;!;;~~=J t ZONING MAP BOOK PW TECHNICAl. SERVICES PRINTED ON 11{13/09 -_ .................. --.. ---~--.. _--_ ...... _-TIIIo_ .. __ bElqo .... _ ... ~i~·~".....,......··""·-'"· ---~.--JR~'l1Jb:ooll Eli J5 -04 T22N RSE W 112 h Woo i: V 1:<,BOO EXHIBIT 4 Rylee.s Place Preliminary Plat 186 m >< :::I: I-t OJ I-t -i U1 o tmI), ~ ~-- ',..,....... , , ,". '""""'" .:-Iij ..... 93 186 FocI VIJGS_1 DG4 Weo" .. Mercalor_A'~xil'ary_Sphere ".-,. --"-.'-~--. Information Technology -GIS RenfonMapSupport@Rentonwa.gov 12/0312013 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map mayor may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend City and County Labels City and County Boundary Other (1 Clly of Renton Addresses o Parcels None o 1: 2,229 CityOfReriton~f) Finance & IT Division Geotechnical Engineering Geology Environmental Scientists Construction MonitQring . GEOTECHNICAL ENGINEERING STU EAGLESTON 18851 -120TH AVENUE SOUTHEAST -" RENTON, WAS~~~VE ES-2971 OCT J 72013 EXHIBIT 6 PREPARED FOR WESTPAC DEVELOPMENT, LLC September 10, 2013 . Watson, .I.T. ffEnginee Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY EAGLESTON 18851 120th AVENUE SOUTHEAST RENTON, WASHINGTON ES-2971 Earth Solutions NW, LLC 1805 -136111 PI. Northeast, Suite 201 Bellevue, Washington 98005 Ph:425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 LEGEND TP-1-11-APproximate Location of ESNW Test Pit, Proj. No. ES-2971, Aug. 2013 ---1 I I Subject Site L __ _ 3 Proposed Lot Number NOTE: The graphics shown on th~ plate are not intended for design purposes or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and I or proposed site features. The information illustrated is largely based on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation afthe information resulting from black & whITe reproductions of this plate. o 200 1II.-~"1IIIIIIi 1"=100' Drwn. GLS Checked SCW Test Pit Location Plan EXHIBIT 7 f TECHNICAL MEMORANDUM THE WATERSHED COMPANY Date: To: From: September 30, 2013 Peter O'Kane Mike Foster Project Number: Project Name: Renton Eagieston/Zemanek Subject: Wetland Reconnaissance Report for the Eagleston/Zemanek project area in the City of Renton Introduction On Thursday, July 18, 2013, Watershed Company Ecologist, Mike Foster, visited the four subject parcels to screen for jurisdictional wetlands and streams. The tax identification numbers of the four subject parcels, all located in the City of Renton, are 619840-0247, -0241, -0260, and -0280. Methods Public-domain information on the subject property was reviewed for this study. These sources include USDA Natural Resources Conservation Service Soil maps, U.S. Fish and Wildlife Service National Wetland Inventory maps, Washington Department of Fish and Wildlife interactive mapping programs (PHS on the Web and SaIrnonScape), IGng County's GIS mapping website (iMAP), and the City of Renton Municipal Code Wetland Map (Figure 4-3-050Q5). The study area was evaluated for wetlands using methodology from the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region Version 2.0 (Regional Supplement) (US Army Corps of Engineers [Corps) May 2010). The wetland boundaries were determined on the basis of an examination of vegetation, soils, and hydrology. Areas meeting the criteria set forth in the Regional Supplement were determined to be wetland. Soil, vegetation, and hydrologic parameters were sampled at several locations on the subject property to make the determination. Data points on-site are marked with yellow-and black-striped flags. We recorded~f:: eEl VE D two of these locations. OCT 172013 Findings Th .. all'tu t d t hi I ·th nI CLiY OF RFr,"' .... ~· e SIte IS gener y SI a e on a opograp c p ateau WI 0 Y very mmor. ..., , v,,, r'u\NNiNG O;'.IISI("' r I variations in elevation. Four on-site houses and one auxiliary structure are . -' , surrounded by landscaped lawn, shrubs and a few deciduous and evergreen trees. The west half of the south parcel (number -0280) varies from the rest of the 750 Sixth Street South I Kirkland. WA 98033 P 425.822.5242 I f 425.827.8136 I watershedco.com EXHIBIT 8 The Watershed Company Wetland Reconnaissance Report September 30,2013 Page 2 subject area as it is a non-maintained forest characterized mostly by mature big leaf maple (Acer macrophyllum, FACU), red alder (Alnus rubra, FAC), Scouler's willow (Salix scouieriana, FAC) and some Douglas fir trees. The understory vegetation is mostly Himalayan blackberry (Rubus armeniaeus, FACU), salmonberry (Rubus spectabilis, FAC), vine maple (Aeer eireinatum, FAC), red elderberry (Sambucus raeemosa, FACU), and sword fern (Polystiehum munitum, FACU). Most of the vegetation found in the subject area is typical of non- wetland areas: An area along the south parcel boundary contains some wetland vegetation. Douglas' spirea (Spiraea douglasii, FACW), water birch (Betula oeeidentalis, FACW), and black cottonwood (Populus balsamifera, FAC) saplings dominate this small area. Some soft rush Uuneus effusus, FACW) is growing in the understory. The presence of algal mats, water stained leaves, and water marks on stems and trunks are indicators that the area had been inundated with surface water sometime in the last year. However, the bright color of the rooting zone soil matrix (dark yellowish brown (lOYR 4/4» along the south parcel boundary shows the inundation has not occurred for long enough during the growing season for wetland soils to develop (see DP-2). Despite the presence of wetland plants and indicators of wetland hydrology, the area does not currently meet jurisdictional wetland criteria. The water marks on-site appear to be consistent with an area of surface water (and possible former wetland conditions) noted on the neighboring parcel to the south on recent historical aerial photography. The off-site parcel is currently being developed under a building permit, so the conditions observed are no longer present. No jurisdictional wetland or stream features are located within the subject area. ~ I ] l J I J l 1 ] ., J ] J '] 1 . .J . RYLEE'S PLACE Technicallnformalion Report October 2. 2m Prepared for WestPac Development. LLC 7449 West Mercer Way Mercer Island. WA 98040 (206) 999-8874 EXHIBIT 9 Submitted by ESM Consulting Engineers. LLC 33400 8th Avenue S. Suite 205 FederalVVay. VVA 98003 253.838.6113 tel 253.838.7104 fax www.esmcivil.com RECEIVED OCT 17 Z013 CITY OF RI:l'HON PLANNING DIVISION C" ':,." !" October 2, 2013 APproved By: " City of Renton , \ . ...i TECHNICAL INFORMATION REPORT FOR RYLEE'S PLACE Prepared for: WestPac Development, LLC 7449 West Mercer Way Mercer Island, WA 98040 Prepared by: ESM Consulting Engineers 33400 8th Avenue S, Suite 205 Federal Way, WA 98003 Job No. 1670-003-013 Date ! . ! i" " .! .~ ; .I '1 fl . I Q e ~ Ii ," ., ~1 • • , 0 w ~ • , < : .~ '8 i I , ! o >-" '" a: >- EXHIBIT 10 A PORTION OF THE S.W. 1/4 OF THE S.W. 1/4 OF SECTION 33, TOWNSHIP 23 NOATH, RANGE 05 EASTW.M. w jr il m >< :::z:: 1-1 CCI 1-1 Iii -I ... ... I I!: ,I' n SCALE: 1" .. 40' ="'" ... w. .. CONTOUR ,NTERYAL_,. TREE l.EGEND 0-IKWl.OS ~ o -o -o -~ TREE CALCULATIONS TRQ;S OM !lIE: ~-, , .. llIn:S1Uft~ 1I~ 1IIEES -....m 1U lIE 12J • "-""~7 ~ II R-~IOME: "_<:WTAI:tS ... --IIE!OQ1Ofj, ---.-~ wr .... 11!([S _MCII NIl) ........ " .. PP-03 11-07-13;10: 11AM; .. Denis Law ". M~yor • c • October ~1,2013 ··OepartmentofC.c;immun·ii}cand Economic Development . .. . . CEo 'Chip'Vincent,Ad'ministrator NancyRawls' . . Dep~rtmentof Tra'I)Sportation Renton School District .. '. . 420 ParkAvenue N. Re'nton, WA 98055 " .; . Subject:. Rylee's Place' Preliminary Plat· .. ' LUA13-001455, ECF, PP " . '." 'TheCrbj ot'Rentori's Department of Commun,ity and Econ'oniie Oevel.opment (CEO) has recei~ed '. " . , . _. -" .. . -th -' ". th . ". an application for a preliminary plat located at 19003 120 AveSE, 18842118· Ave SE, and 18851120th AveSE:'Please se.e'thej!JicJosed Notice of Application for further details. . . . . . .. ' Inor'derta process this applic~tion, CED 'needs to know which Renton schools would be .. attended by children living in residences at the location indicated above. Pleas.e till iii the' . 'appropriate school~ on the list below an'd return this letter to my attention; City of Renton, (ED, . . . Planning Division,l05S South Grady Way, Renton, Washington 98057 or fax to(425)'43()"7300,. ::::::7:::::~?3.~-iliP' " M'iddle Sdioof: ,_. _. -:-~_-vr_."fJ.' =~E' ;..c:'~' I<~"";;o""-' -' ..,' ,..' 11'-' --..:.:..--'-.,.--'--c----'--'~ High' Schooi: --: __ c...,.,.-:f_.~.,.:..,. ":~o/.'+.=.. ..... :£ ..... ~. ~1J'-'f-:"J'""· f"" 'F"'<~. --,---c:-----;----:-----:-- Will the schools youhaveiiidiCated beablet6 handle the impact oHhe additional stu'dents •. ·estimated to '~omefrom the proposed developinent? Yes ¥C' No' . Any Comments:._.'-'--'_..,....;_~---c __ --'~_~-;-__ ~_:--~-':-'-___ -'--~-:-.....:._ '." Thank you for providing this import"ntinformation. project, pleasecontact,rne at (425) 430"65.81 . . Sincerely; , ',:/3fr~~J~, ,Elizabeth Higgins.' AssO'ciate Pla~ner' Endosur~ If you hav~ any questions reg~rding this . " ". . '.. . RehtonOty Hall· 1055 South Grady Way • Renton, Washington .98057 • rentonwa,gov' .. . ). / . . ' NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) A Master Application has been filed and accepted with the Department of Community & Economic Development (CEO) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: October 31, 2013 LAND USE NUMBER: LUA13-0014S5, ECF, PP PROJECT NAME: Rylee's Place Preliminary Plat PROJECT DESCRIPTION: Applicant proposes to subdivide a 215,445 sf property into 17 lots and one tract suitable for single-family development. The property is located in the Residential 4 (R-4) zone. The proposed density is 4 dwelling units per net acre. Currently, the site contains 3 single family homes with several detached garages and other small outbuildings. Two of the existing homes would be retained while the home in the northeast corner of the site would be removed. The majority of the 142 existing significant trees are located in the center of the existing parcels. The site would be served by a proposed local residential access street with a cul~de·sac that extends approximately 500 feet from 120th Ave SE west into the center of the site. Street frontage improvements would be required. PROJECT LOCATION: 19003 120th Ave SE, 18842 118th Ave SE, 18851120th Ave SE OPTIONAL DETERMINATION OF NON·SIGNIFICANCE (DNS): As the lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non~Significance (ONS). A 14·day appeal period will follow the issuance of the ONS. PERMIT APPLICATION DATE: October 17, 2013 NOTICE OF COMPLETE APPLICATION: October 31, 2013 APPLICANT/PROJECT CONTACT PERSON: Evan Mann, ESM Consulting Engineers, evan.mann@esmclvll.com, 33400 8th Ave S. Suite 205, Federal Way, WA 98003 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: Environmental {SEPAl Review Construction and Building Permits Drainage Report, GeoTechnical Report, Wetland Studies Department of Community & Economic Development (CED)-Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for December 10, 2013, before the City of Renton Hearing Examiner in Renton Council Chambers at 10 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Rylee's Place Preliminary Plat/LUA13·001455, ECF, PP NAME' ______________________________________________________________ __ MAl LING ADDRESS: ____________________________ City/State/Zip: ___________________ _ TELEPHONE NO.: _________________________ __ CONSISTENCY OVERVIEW: Zoning/land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated low Density (RlD) on the City of Renton Comprehensive Plan land Use Map and has the zoning designation of Residential 4 (R-4), which allows development of up to 4 dwelling units per net acre. Environmental (SEPA) Checklist, Technical Information Report, Geotechnical Report, and Wetland Reconnaissance The project would be subject to the following, RMC 4-2; 4-3; 4-4; 4-6; 4-9 and 4- 11 and other applicable codes and regulations as appropriate. Comments on the above application must be submitted In writing to Elizabeth Higgins, Planner, CEO -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on November 14, 2013. This matter Is also tentatively scheduled for a public hearing on December 10, 2013, at 10:00AM, Council Chambers, Seventh Floor, Renton City Hall, lOSS South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-72B2. If comments cannot be submitted in writing by the date indicated above, you may stili appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Elizabeth Higgins, Planner; PH: 425-430-6581; EML: ehiggins@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Denis Law Mayor October 31, 2013 Evan Mann, ESM Consulting Engineers 33400 8th Avenue South Suite 205 Federal Way, WA 98040 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Subject: ' Notice of Complete Application' Rylee's Place Preliniinary Plat, LUA13-0014SS, ECF, PP Dear Mr. Mann: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration, by the Environmental Review Committee on November 18, 2013. PriOr to that review,you will be notified if any additional information is required to continue processing your application. 'In addition, this matter is tentatively scheduled for a Public Hearing on December 10, 2013 at 10:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady, Way, Renton.The applicant or representative(s) of the applicant are required to be present at ,the public hearing. A copy of the staff report will be mailed to you prior tothe scheduled hearing. Please contact me at (425) 430-6581 if you have any questions. Sincerely, Elizabeth Higgins Planner' cc: Joyce and 'Randolf Eagleson, Greg Zemanek / Owner(s} Peter O'Kan.e I Applicant Renton City Hall -1055 South Grady Way • Renton,Washington 98057 _ r~ntonwa.gov Denis Law Mayor October 31,2013 Department of Community and Economic Development C.E."Chip"Vincent, Ad'ministrator Nancy Rawls' Dep'!rtment of Transportation Renton School District 420 Park Avenue N . . Renton, WA 98055 Subject: Rylee's Place Preliminary Plat . LUA13-001455, ECF, PP The City of Renton's Department of Community and Economic Development (CED) has received an application for a preliminary plat located at 19003 120th Ave SE, 18842118th Ave SE, and 18851120th Ave SE. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list b.elow and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300, b.y November 14, 2013. Elementary School: __ --'--______ '----_____ ~ _____ _'____,__---- Middle School: _______ -,----____ -,----____ .......:. _______ ~ High School: _,-----__ -------------_---,-------- Will the schools you have indicated be able to handle the impact of the additional students . estimated to come from the proposed development? Yes No_--,----' Any Comments:_-:-___ -~---------_,------------ Thank you for providing this important information. project, please contact me at (425) 430~6581. . Sincerely, ,Elizabeth Higgins Associate Planner Enclosure If you have any questions regarding this . . Renton City Hall • lOSS South Grady Way • Renton, Washington 980S7 • rentonwa.gov lv ... ~'~'~"'''' u~u.v,~w: Zonlnc/l.:ind U.e: Enylronmental DDCumems that EVOIluate the Propo"",d Project: Dell1llopment ReKulations Used For Pro]ed Mitigation: Tha .ub]ect site Is de,lKnated low Density [lILD) on the at.,. of Renton Comprehensive Plan land Us. M"" ~"d h~. th .... nlng d .. 1a;natlcon of Residential 4 (1'.-4), which allows m~nt I1f up too 4 d_lllng ",nits per net .~. Environmental [SEPAl Che<;kllst, Techni<;~{ Infonnatlon Report, Geotechnical Report, .nd Wetland R~ccnnaissan.:e The project _uld '"' subject to the followln", RMC 4,2; 4-3;~; 4-6; 4-~ and 4_ 11 and other ~pplkable cClde! and regulations as appropriate. Comm.nb on thl above appllatloo rmm: be ,ubmltted In wrltln, to ~lIzabeth Hillin!, p!.;o"ner, CEO -Pllnnln, Dlylslon, lOSS South Grady Way, Renton, WA !l6051, by 5:00 PM on Nov.mber 14, 20B. TlIls matter Is also tentatlVl1y scheduled for I publk heartn, on Declmber ro. 2013, it 10:00AM, COuncil Chambers, Seventh Floor, Renton Or,-H~II, 1055 SOo.rth Grady Way, Renton. If you are interested In attending the hearing. please contact t~ PlannlnR DMskon to emull! that the hearing has not been rescheduled .t 142Sj4W-7282. tf ~mmenll cannot be submlned In writing tJy t~ dlle Indicated aboYl!, you may ~IIII appear at the hearins and p~l<'lnt your comments on the proposal befoll! the Hearing EK3mlner. Ifyov h;,ve que~tlonsabout INs propoSilI, or wWl to be made I P~rtv of ",;ord and rece~ iddltkonallnformatlon by mall, please contact tile project m~na8er. Anyone who submIts written commenU will automatically bei:ome ~ party of ~cord and will be notified of an V dedsion on this project. CONTACT PERSON: Elizabeth HIggins, pjanner; PH: 425-430-6581; EM!.! ehlgglns@rentonwa·lov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALUNG FOR PROPER FILE IDENTIFICATION NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) A Manar Applkiltlon hn bun flied and ilCupted with the Department of Community & E(Onomk Deyelopment (CEOj-Plannln, DIYlsion althl CIty of Renton. The followln, briefly describes the applltatlon and the neCl!!uary Public Apprll¥als.. DATE OF Nona OF APPUCAnON: October 31, 2CB LAND USE NUMBER: lUA13-Q014SS, ECF, PP PROJECT NAME: Rylee's PI2<:e Prellmlnouy Pfelt PROJECT DESCRIPTION: Applkant proposes to subdivide a 215,445 sl property Into 17 lois and one moct suitable for sinele-flImll'( developm<!nt. The property 1$ located In the Residential 4 (R-4) zone. The proposed density is 4 dwelling units per net K~. CUl'Tently, the site tonlalns 3 sinKle family homes wjth sever.ll detached garages and other small olJlbvlldlng.!. Two of the e~lsting homes would be ~talned while the homa In the northeast romerof the site would be remOlled. The majority of the 142 ulstlns !ISnlflcant tll!es a.e lo-catl!d In the tenter of the eJ<is1lng parcel •. The site would be served tJy I propooed IOCBI residenti.llcce.ss $\Il!et with a cul-de-sac that eKiends apPfaxlmualy 500 feet from 120th AYI! Sf west Into the center of the site. Street frontage Impl"O'Iements would be rqquir-ed. PROIECT LOCAnON: 19003 12rJi' Ave se, 18842118" Ave SE, 18851120" AYe 5~ OPTIONAl DETalMINATIOO OF NOH-SIGNIFICANCE IoNS): As the Lead Alenev, the Oty of ~nton has detennlned that signlflc.ant ellYlronmentallmpacts are unlikely to result from 1:1101 proposed proJect. Therefore, U permitted under the RCW 43.21C.110, the Clty of Renton Is V$lnS the Optional ONS prDCess to gi~e notice that I DNS is likely to boe Issued. Comment perlodsl'of"the project .nd the proposed ONS are Inte,rated Into i sil1gle comment period. Theil! will be no comment P'lriod fallowing tile lulNlnCI of the Threshold Detennlnatkon of Non_Significance (DNS). A 144..., appeal period will folio .... tile ;uuan(e of the DNS. PEJIMIT APPUCAnON DATE: October 17, 2013 NonCE Of COMPLETE APPUCAnoo: October 31,2013 APPUCAHT/PRO/ECT COfflACT PERSON: Evan Mann, ESM ConIUitln, E""nun, eYln.mann(!h'mdvll,oom, r 33400 B'" An S. Suite 205, ~deflll Way, WA !l8003 Ot/IIf Plrmlts which may 1M requlrld: Requ .. ted StudllS: locitlon wh ... IIppllgtlon mlly b ... vlewld: PUBUC HEARING: ~nYlronmentilJ (SEPAl Review COnstruction and Bulldln, Plnntts Dnoln'le Report, GeoTechnical Report, Wetllnd Studies Deparltmlnt I1f Commllnity & E!:onomlc PeyoJiopment (CEDI-PlimninK Division, Slrlh ~IDDr Renton at.,. Hail-lOSS South Grady Way, Renton, WA 980H Public hurl". It unbtlvely scheduled for DI.:.mIMr 10. 20.t3, befor, the City of Renton Hurln, mmln-er In Rlnton Council Cl!.mben at 10.m on the 7th floor of Renton City Hllillocated at 1055 South Gr.ldV Way. If you would lI~e 10 be made I party of record to re.:eM: further InfQnnnlon on thl$ proposed project, complete thl form and return to: CIty of Renton, C~D-PlannlnE Division, 1055 So. GnldV W,y, RentQf1, WA 98051. NamelFlle No.; Rylee's Place Preliminary Plat!LUA13-0014S5, ECf, PP NAME: ____________________________________________________ __ MAIliNG ADORESS: _____________________________ CltyfState/Zlp: __________________ _ TELEPHONE NO.: ________________________ __ CERTIFICATION I, P\;;:I~Qb \~ \<b";{D(Y\ • hereby certify that /0 copies of the above document were p ted in 2--conspicuous places or nearby the described property on Date: ID~ 3\-\3 Signed: b d'e ~ STATE OF WASHINGTON COUNTY OF KING ) ) SS ) I certify that I know or have satisfactory evidence that 11 "~d ,) (c' , ,i::.sf-rr'llr> signed this instrument and acknowledged it to be his/her/the free and voluntary act for the uses and purposes mentioned in the instrument. DateA"~ d-.::-~ ~ I,,? II Ci 3 i'.ov" ~ISI \" -~. .I''''''' , Notary (Print): '. lie in and for the State of Washington My a ppoi ntment expi res : __ -"A::>i"",,"Ijr"'u ... >;>....I.i_....;:<"' . ...I.«,/-":2"""O:.J1_?L-___ _ Agencies See Attached Evan Mann, ESM Consulting Engineers Contact Joyce and Randolf Eagleson Owner Greg Zemanek Owner Peter O'Kane Applicant See attached 300' surrounding property owners (Signature of Sender): STATE OF WASHINGTON ) ) SS COUNTY OF KING ) ~ - I certify that I know or have satisfactory evidence that Lisa McElrea ~~ "#:_---/ signed this instrument and acknowledged it to be his/her/their free and voluntary act foP6t~~,al1d purposes ,\, \" " mentioned in the instrument. Dated: C L'\-c{",,, '3\. ::lOt 3 J tary Public in and for the State of Washington Notary (print): ___ -'-U"'c.LJlict.,ttl-._'i7I-i".J..O'-lI ... ,,, .... ,,O:!... ...... _____________ _ My appointment expires: ,) ,_ .., J .... r ...., hL~r-r<'"\ ··<'\1 'C-L-01 T Rylee's Place Preliminary Plat lUA13-001455, ECF, PP template -affidavit of service by mailing Dept. of Ecology·· Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 W5DOT Northwest Region· Attn: Ramin Pazooki King Area Dey. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers .. Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powe r5 • Depart, of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev, & Environmental Serv, Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Larry Fisher· Muckleshoot Indian Tribe Fisheries Dept. ,.. 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 _172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office .. Muckleshoot Cultural Resources Program· 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division· Office of Archaeology & Historic Preservation· Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr, Fred Satterstrom, Alep Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Bellevue, WA 98009-0868 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy ofthe Environmental Checklist, Site Plan PMT, and the Notice of Application . .... Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy,wa.gov template -affidavit of service by mailing 6198400340 6199000140 6199000143 PALERMO NELSON D+RHODA R HULSE JOHN H+CYNTHIA L VUONG HOA V+ TRAN TUYEN K 9414 S 202ND ST 15404 SE 167TH PL 19036 120TH AVE SE KENT, WA 98031 RENTON, WA 98058 RENTON, WA 98058 6199000142 6199000141 6198400300 LMS REVOCABLE TRUST DEUTSCHE BANK NATIONAL TRUS DHILLON SIMRIT S 3930 MIDVALE AVE N 12650 INGENUITY DR 14519 SE 262ND ST SEATTLE,WA 98103 ORLANDO, FL 32836 KENT, WA 98042 6199000125 6199000120 6198400280 BULEN KENNETH W JR+BRENDA OLSON BERNARD J+TERESA L ZEMANEK GREG J 19007 120TH AVE SE 19004 120TH AVE SE 19003 120TH AVE SE RENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98058 6199000041 6198400242 6199000040 ERVIN 5HAWN L+ANNETTE M RIDER NATHAN c/o BRENNAN BROWN JAMES A & ETHEL 18848 120TH AVE SE BRIDGETTE 18834 120TH SE RENTON, WA 98055 18835 120TH AVE SE RENTON, WA 98058 o C 1'1. IT""" I \11.11\ oonc:o 6198400245 6198400241 6198400243 NICHOLSON RON JR+ANABELLA EAGLESON JOYCE J GLOSTER DENNIS M 18831120TH AVE SE 18842 118TH AVE SE 18838 118TH AVE SE RENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98055 6198400065 6199000021 6199000026 NGUYEN HAN MARTIN FRANK L PATTERSON GERALD E 18833 118TH AVE SE 12023 SE 188TH 18826 120TH AVE SE RENTON, WA 98058 RENTON, WA 98055 RENTON, WA 98058 6198400200 6198400222 6199000024 YORK GORDON+LOIS CHRISTMAN DAVID MACCUBBIN LOUIS 18827 120TH AVE SE 11819 SE 188TH 4049 AMES LAKE RD NE RENTON, WA 98058 RENTON, WA 98055 REDMOND, WA 98053 6198400204 6198400221 6198400202 HEISTUMAN NANCY N CHRISTMAN DAVID J SR TARPLEY L W 18819 120TH SE 11819 5E 188TH ST 18801120 AVE SE RENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98055 6198400205 6198400203 6198400201 LARRONDO MEGAN+ROWE TIM EPLER PHILLIP A+RACHEL M ISHAM DON 11855 SE 188TH ST 11845 SE 188TH ST 1273 NW 1915T ST RENTON, WA 98058 RENTON, WA 98058 SHORELINE, WA 98177 6198400220 6198400218 6198400223 POWERS PATRICK & JANICE RUSSELL FRANK JOHN50N GARY L 11831 SE 188 ST 11823 SE 188TH 11811 SE 188TH RENTON, WA 98055 RENTON, WA 98056 RENTON, WA 98058 6198400020 6198400021 3709600350 ST THOMAS ORTHODOX CHURCH 0 NHOEK VATHA NGUYEN PAUL L+NGOC BAO VU PO BOX 932 11641 SE 188TH ST 19119117TH PLSE RENTON, WA 98057 RENTON, WA 98058 RENTON, WA 98058 3709600490 3709600480 3709600470 SIRICON ERIC+KHAMPUTI WONG ROGER+JEAN ABRAHAMSON HANDA JAGJIT K+AMITA R 11847 SE 1915T ST 11841 SE 1915T 5T 11835 5E 1915T 5T RENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98058 3709600460 3709600450 3709600440 L1U YU-WEN+ TRAN XEC QUYEN VASCAN VEACE5LAV G+ALlONA ALEMU NAKACHEW 11829 5E 1915T 5T 11823 5E 1915T 5T A+KElEMEWORK RENTON, WA 98055 RENTON, WA 98058 11817 5E 1915T 5T DI:'MT{"'\I\I \Al/\ 0'001:'0 3709600430 3709600420 3709600410 WHITLOCK GREGORY N+HITOMI Y SINGH GURPREET+KULDEEP KAUR ATIENZO RODRIGO A+NORA M 11811 5E 1915T 5T 11805 5E 1915T 5T 11743 5E 1915T 5T RENTON, WA 98058 RENTON, WA 98055 RENTON, WA 98058 3709600400 3709600390 3709600380 GALARIO AARON-RAY Q+ANNABEl NARTATE5 BRIAN+ELlANE BROWN DIANE 11737 5E 1915T 5T 11731 5E 1915T 5T 11725 5E 1915T 5T RENTON, WA 980S8 RENTON, WA 980S8 RENTON, WA 98058 3709600360 6198400341 3709600370 HOSSEN SALlM+NASIROH BUI AN+NGUYEN CHI FLORES JOSEPH BLAS+ANA T 19113 117TH PL 5E 11840 5E 192ND 5T 11719 5E 1915T 5T RENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98055 6198400185 6198400360 3709600300 HUFFMAN DAVID M+JULIE A BALE ROBERT G+KATIE A CONNER ADRIAN J 19134117TH Pl5E 11806 5E 192ND 5T 11717 5E 189TH PL RENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98058 3709600290 3709600280 3709600270 lOPEZ FRANCISCO JAVIER RAMO BADSHAH MOHAMMAD c/o SHEIKH RAYMOND SCOTI WilLIAM 11711 SE 189TH Pl AFIA 11675 5E 189TH #LOT 27 JG RENTON, WA 98058 11705 5E 189TH Pl RENTON, WA 98058 DI: .. ITr'lf\1 \A/A oont:o 3709600190 3709600180 3709600170 RASMUSSEN JENNIFER E+LYONS ABAFOJOHANNA CORlETI RYAN 5COTI+KEREN5A 11714 SE 189TH PL AMORANTO+AMOR 18944 117TH LN 5E RENTON, WA 98058 11708 5E 189TH PL RENTON, WA 98058 DI:'II..ITf"'\1\..1 \AlA 001"\1:0 3709600140 3709600220 3709600210 BERGSTROM TYLER T+5ARAH J MADARANG ELMER R+FLORENCE F MIXON LEONARD+ANTOINETIE 18943 117TH LN 5E 11738 5E 189TH PL 11732 SE 189TH PL RENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98058 3709600200 3709600160 3709600150 JOHNSON DANIEL EDWARD+KRIST HUANG CHUN JIANG HIPOL SAMY B+MARCELA C 11726 SE 189TH ST 18938 117TH LN SE #JG LOT 16 18937 117TH LN SE RENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98055 6198400260 6198400066 3709600310 EAGLESON RANDOLPH G KELLY DENISE MARNER NOAH PO BOX 4156 18839 118TH AVE SE 11723 SE 189TH PL RENTON, WA 98057 RENTON, WA 98058 RENTON, WA 98058 3709600130 3709600500 6198400125 BORILLO RAUL+AMABEL G RENTON CITY OF PHAM THINH 11674 SE 189TH PL 1055 S GRADY WAY 326 CEDAR AVE S #2 RENTON, WA 98058 RENTON, WA 98057 RENTON, WA 98055 City of Renton LAND USE PERMIT MASTER APPLICA TION PROPERTY OWNER(S) PROJECT INFORMATION SEEATIACHED PROJECT OR DEVELOPMENT NAME: NAME: Rylee'. Place Preliminary Plat PROJECTIADDRESS(S)llOCATION AND ZIP CODE: ADDRESS: 19003 120TH AVE SE, 98058 18842 118TH AVE SE, 98058 CITY: ZIP: 18851120TH AVE SE, 98058 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: 619840-0241, -0247, -0260, ·0280 APPLICANT (if other than owner) Petsr O'Kan. EXISTING LAND USE(S): NAME: 3 Single-Family Re.ldences ~- WestPac Development PROPOSED LAND USE(S): COMPANY (If applicable): 17 Single-Family Residence. (15 now, 2 existing) 7449 W.st Mercer Way EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: RLD -R •• ld.ntiall.ow Density Mercer Island, WA 98040 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (If applicable) NIA (206) 619-2992 EXISTING ZONING: TELEPHONE NUMBER: R-4 CONTACT PERSON PROPOSED ZONING (If applicable): NIA Evan Mann SITE AREA (in square feet): NAME: 215,445 sq ft ESM Consulting Engineers SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (If applicable): DEDICATED: 30,137 SF 334008" AWlS, Suite 205 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 4,333 SF Federal Way, WA 98003 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (il applicable) 4 du/acre TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (~ applicable) 17 RErl=1I n-...... (253) 838-6113 NUMBER OF NEW DWELLING UNITS (ilappV_KoJ,-) evan,mann@esmclvil.com 15 Ocr 1 7 Zon \\esrn8\engr\ESM-JOBS\ 1670\003\0 13\document\mllsterapp (1 ),doc -1 -CITy OF REN 03111 PLANNING 0' . TON , ViSlorv PROJECTINFORMATrIO~N~~(lc~o~n~ti~n~ue~d~O ______________ ~ NUMBER OF EXISTING DWELLING UNITS (If applioable): 3 and 1 accessory dwelling unit. SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): T8D SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): +1-5,520 SF SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (ff applicable): N/A PROJECT VALUE: TBD IS TKE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLlJDE SQUARE FOOTAGE (~appllcable): N/A :J AQUIFIER PROTECTION AREA ONE o AQUIFIER PROTECTION AREA TWO o FLOOD KAZARD AREA sq. ft. o GEOLOGIC HAZARD sq. ft. o KABITAT CONSERVATION sq. ft. o SHORELINE STREAMS & LAKES sq. ft. o WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the followlna information Included) SITUATE IN THE SW QUARTER OF SECTION ~.TOWNSHIP 23N , RANGE...,QL, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I. (Print Name/s) Peter O'Kane ,declare under penalty of pe~ury under the laws of the State of Washington that I am (please check one) __ the current owner of Ihe property involved in this applioatlon or X the aulhorized representalive to act for a corporation (please attach pro of authorization) and that the foregoing statements and answers herein contained and the information herewith all respecls I and rnect to the best of my nowledge and belief. Date Signature of Owner/Representative STATE OF WASHINGTON) ) 88 COUNTY OF KING ) I certify that I know or have .atlsfactory evidence that Peke O~V\...Q.. signed Ihis instrument and acknowledge it to be his/herMeir free and voluntary act for the uses and purpose mentioned In "the instrument. Date 03111 • • LEGAL DESCRIPTIONS PARCEl A THE EAST 185.35 FEET OF THE WEST HALF OF LOT 3, BLOCK 2, NORTHWESTERN GARDEN TRACTS, DIVISION NUMBER 4, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 47 OF PLATS, PAGE 74, IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 92.675 FEET THEREOF; TOGETHER WITH THE EAST HALF OF LOT 3, BLOCK 2, NORTHWESTERN GARDEN TRACTS, DIVISION NUMBER 4, ACCORDING TO THE PLAT THEREOF, RECOREDED IN VOLUME 47 OF PLATS, PAGE 74, IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 300 FEET THEREOF; TOGETHER WITH AN EASEMENT FOR ROAD PURPOSES OVER THE SOUTH 10 FEET OF THE WEST 222.195 FEET OF SAID LOT 3; AND TOGETHER WITH AN EASEMENT FOR DRIVEWAY OVER THE EAST 30 FEET OF LOTS 1 AND 3, BLOCK 1 OF SAID ADDITION, PARCEL B THE WEST HALF OF LOT 3, BLOCK 2, NORTHWESTERN GARDEN TRACTS, DIVISION NUMBER 4, ACCORDING T THE PLAT THEREOF, RECORDED IN VOLUME 47 OF PLATS, PAGE 74, IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 129,52 FEET THEREOF; EXCEPT THE EAST 92.675 FEET THEREOF; TOGETHER WITH AN EASEMENT FOR ROAD PURPOSES OVER THE SOUTH 10 FEET OF THE WEST 222.195 FEET OF SAID LOT 3; AND TOGETHER WITH AN EASEMENT FOR DRIVEWAY OVER THE EAST 30 FEET OF LOTS 1 AND 3, BLOCK 1 OF SAID ADDITION. • PARCEL C LOT 4, BLOCK 3, NORTHWESTERN GARDEN TRACTS, DIVISION NUMBER 4, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 47 OF PLATS, PAGE 74, IN KING COUNTY, WASHINGTON; PARCElD LOT 5, BLOCK 2, NORTHWESTERN GARDEN TRACTS, DIVISION NUMBER 4, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 47 OF PLATS, PAGE 74, IN KING COUNTY, WASHINGTON; RECEIVED OCT 17 zon CITY Of RENTON PLANNINC DI\/ISION PROPERTY OWNER AUTHORIZATION FORM NameofPr~ect: ~R~y~le~e~'s~P~la~c~e __________________________________________ ___ Street Address: 18851 12oID..!.A"-v"'e'-'S"'E"-____________________________________ _ Parcel Number: ~6LI9~8~4~O~-O~2~6~O __________________ ___ Property Owner's Name: "R"'an""'do"'I"'p"h-.!Ea""'g"'le"'s"on"-________________________________ _ Property Owner's Company Name (if applicable): N,-,-"ot,-,a"lPap~li~c""ab",l~e~. __________________ _ Applicant's Name: -'-P"'e""te"-r"'O""'K=an"'e"-________________________________________ _ Applicant's Company Name (if applicable): WestPac Development. LLC I, Randolph Eagleson , authorize Peter OKane to act on my behalf for the Rylee's Place Preliminary Plat Application for the above referenced property. Signature of Owner STATE OF WASHINGTON ) SS COUNTY OF KING ) /0 -'1-/3 Date I certify that I know or have satisfactory evidence that Randolph Eagleson signed this instrument and acknowledge it to be hislher/their free and voluntary act for the uses and purpose mentioned in the instrument. ;"/01'/20/3 Notary Public State of Washington ALANIA M MIRANDA MY COMMISSION EXPIRES July 05.2016 Dated Notary Public in and for the State of Washington Notary (Print): }.."" \i~"'-\..l.. hl.\HA..~,J5 My appointment expires: DC loS\?:()\\p RECEIVED OCT 172013 CITY OF RENTON PI ANNING DiVISIOr.! PROPERTY OWNER AUTHORIZATION FORM NameofPr~~t: ~R~y~le~e~'sLPLlilla~ce~ __________________________________________ __ Street Address: 19003 12o lli-"A-'-v'-'e'-'S"'E"--______________________________________ _ Parcel Number: ~6~19~8~4~0~-0~2~8~0 ____________________________________ ___ Property Owner's Name:G "''''re'''g''-Z~em''''''an'''e'''k'___ __________________________________ _ Property Owner's Company Name (if applicable): N,-,-"o,,-t "lapO!IP"-,I",ic",a""bl,,,e,,-. __________________ _ Applicant's Name: -"-P-"e"'te"-r-'O"-"K"""an"'e"-________________________________________ _ Applicant's Company Name (if applicable): WestPac Development,LLC I, Greg Zemanek , authorize Peter O'Kane to act on my behalf for the Rylee's Place Preliminary Plat Application for the above referenced property. STATE OF WASHINGTON ) SS COUNTY OF KING ) /J-/o-/:5 Date I certifY that I know or have satisfactory evidence that Greg Zemanek signed tbis instrument and acknowledge it to be hislher/their free and voluntary act for tbe uses and purpose mentioned in the instrument. \0\\0\1)7\3 Jj Qv •• ~o . .t; .. J\. .. ~ • T .' ';'> /0:' ~O A.~J-.~c: : : -e-:rn . (/) . . = ..-\' I> • ~I " -y'" A_ UaLle .: 01 ,. A ..... -1~ ,'0 ." ,. ~· •• r 12 2~ .·r ... "'" 0 ..•. .' ...• \~v ... ~ ,. t-"'A,SY\' ".'" ~'\ .. ~ Dated Notary Public in and for the State of Washington Notary (Print): ~!~m l!Mvvptn(lQ. ~ If\ )"Uu l" .--, f' ({ My appointment expires: --Il-l=..'~=---'_'-'L."--,f__--L ....... """.'L'-----'~= PROPERTY OWNER AUTHORIZATION FORM NameofPr~ect: ~Ruy~le~e~'sLP~I~a~ce~ __________________________________________ __ Street Address: 18842 118ttl-LA.>.:v"'e'-'S""E"---_____________________ _ tJ j:::. Parcel Number: "-6"-'19~8C!4""O-"'O:,;,;24:r..7c,.,..::;-O""2""4:.!.1 __________________ _ Property Owner's Name: "'Jo""y'-'c"'e ... E""a"'g"'le"'s"on"---__________________________________ _ Property Owner's Company Name (if applicable): N=otLJa"lp!lp~li~c~ab'l!l~e~. __________________ _ Applicant's Name: .!.P-"e"'te"-r..;OL'K£>.!!an~e"--________________________________________ _ Applicant's Com pany Nam e (if applicable): -,W.!.:e",s",tP,-,a"c,-,D",e"-v,-,e",lo"JP",m!de,,,n"'t~, ________________ _ LLC I, Joyce Eagleson , authorize Peter O'Kane to act on my behalf for the Rylee's Place Preliminary Plat Application for the above referenced property. ;{..tQ,~i2#,~~iqh 1/15 STATE OF WASHINGTON ) SS COUNTY OF KING ) Date ory evidence that I certify that I know or have satisfact Joyce Eagleson signed this instrument an be his/her/their free and voluntary act for t d acknowledge it to he uses and purpose mentioned in the instrument. U~ IJ Nolary Public Stale of Washington ALANIA M MIRANDA MY COMMISSION EXPIRES July 05, 2016 « - Dated Notary Public in and for the State of Washington Notary (Print): j)lal'!;,1/1;, Ie 64ft My appointment expires: tf'7/o~ i.:?tJ I G-- , PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FORLAND USE 'APPLlCATIONs This requirement may be waived by: 1. Property Servic:8S 2. public WorksPlen RevIew 3. Building 4. Planning I)' /\1'" ... , PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS 2AND3 Lease Draft of Site Condflions Map of View Area 2 ANO S .AND. This requirement may be waived by: 1. Property Services 2. Public WorlIs Plan Review 3. BuDding 4. Planning' PREAPPLICATION MEETING FOR Eagleston Preliminary Plat 18842118th Ave SE , 18851 & 19003120th Ave SE PRE 13-001016 CITY OF RENTON Department of Community & Economic Development Planning Division August 15 , 2013 Contact Information: Planner: Gerald Wasser, 425.430.7382 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 fhroughout 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 & Economi~!'W~O.l'rnen~ Administrator, Public Works Administrator and City Council). ,1:C 1-: I VE 0 OCT 1 7 ZOlcl ',:, '. :.')I!. )1\ Fire & Emergency Sen/Ices Department DATE: TO: FROM: SUBJECT: MEMORANDUM 8/13/2013 12:00:00AM Gerald Wasser, Associate Planner Corey Thomas, Plan ReView/Inspector (Eagleston Preliminary Plat) PRE13-001016 1) The fire flow for a single family home is 1000, gpm minimum for dwellings up to 3600 square feet (including garage and basements). If the dwelling exceeds 3600 square feet, a minimum of 1,500 gpm fire flow would be required, A minimum of one fire hydrant is required within 300-feet ofthe proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. If tiiere are any eXistinghYlfran1:5th-atare-rn the area, they can be counted toward the requirements as long as they meet the spacing requirements and have a 5 inch Storz fitting. A water availability certificate shall be required. . --- 2) The Fire impact fees are applicable at the rate of $479.00 per single family unit. The fee is R~id at building permit issuance. Credit will be granted for the removal of the one existing home. toJt:,.()'t, (;;,... ~"". hUll-r&.~ 3) Fire department apparatus access roadways are required to be a minimum of 20-feet wide, fully paved, with a 25-feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150 feet of all points on the buildings. Dead end roads in excess of 150 feet!:9..~e an approved turnaround. In this case a hammerhead turnaround is acceptable, however in this case 4fciil-de~as been proposed. The cul-de-sac shall meet our current standard requirements. See attache~"",-C:',,/J -, IS. I:.o/t; I Page 1 of 1 DEPARTMENT OF cor 1UNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM 8/13/2013 12:00:00AM Gerald Wasser, Associate Planner Rohini Nair, Plan Reviewer (Eagleston Preliminary Plat) PRE13-001016 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 proposed development is within the Soos Creek Water and Sewer district's water service area. Therefore the applicant must contact the 500s Creek Water and Sewer district regarding water service to the proposed development. Water availability certificate and approved water plans must be provided to the City . SANITARY SEWER 1. The proposed development is within the Soos Creek Water and Sewer district. Therefore the applicant must contact the Soos Creek Water and Sewer district regarding sewer service to the proposed development. Approved sewer plans must be provided to the City. R£ C£IVp - SURFACE WATER DC ' '·,.·D 1. A drainage report complying with the City adopted 2009 King County Surface Water Manui ahJ @)' Amendments will be required. Based on the City's flow control map, this site falls withi,"'ttlll:'&'W Cont~1 Duration Standard (Forested Conditions). Refer to Figure 1.1.2.A -Flow chart for detern\lRi.Qg!!f~e·typl;I'~'\1 drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment:' stoi1l}water BMP's applicable on the individual lots must be use~, Storm system frontage improvements along 120th Ave SE that are sized for the upstream tributary area and the project flow control facility will needed for the project 2. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. ' 3. Surface water system development fee is $1,120.00 for eac~ot. -dve. @) ~<;#. ~ +- TRANSPORTATION /lit\) ~~~ '-cl I1Ot-,~t.C .. ) 1. Payment of the transportation impact fee is applicable on the single family houses at the time o~building Page 1 of 2 bP. permit application. The current lsportation impact fee rate is single family house. The impact fee for this type of land use will increase on January 1, 2014, t $1,430. 7 'per single family house. Credit is applied to any demolished and rebuilt house. The transportation Impact fee that is current at the time of building permit application will be levied, payable at issuance of building permit. 2. A public street of 53' ROW width is proposed to serve as the internal access road. A 26' wide paved surface, including 6' wide on street parking on one side and gutter on both sides, 0.5' wide curb on both sides, 8' wide landscaped planter on both sides, and 5' wide sidewalk on both sides is required. A cul-de-sac turnaround is proposed atthe end ofthe public street. The cul-de-sac must meet with the requirements of RMC 4-6-060 and must meet with Fire department approval. Street lighting is required on public streets. 3. 120th Ave SE is a residential street with an existing right of way width of 60 feet. It meets the City's required right of way width of 53'. A 20' wide paved road with 6' wide on street parking on one side, gutter, 0.5' wide curb, 8 feet wide landscaped planter, and 5' wide sidewalk is required on the frontage of 120th Ave SE. The developer is required to provide the required frontage improvements. Developments with more than 4 lots are required to provide street lighting. 4. Minimum distance between all access, including driveways, from property line is 5 feet. Informational comment -traffic safety gUidelines include that driveways are to be located directly opposite to each other, or with an offset of 20 feet between them. 5. Lots 4, 5, and 6 are proposed to gain access to the new internal public street by means of a private shared driveway. Refer to RMC 4-6-060 for information regarding shared driveways. The end of the shared driveway serving lots 5 and 6 must not be tapered. General Comments 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. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. All utilities serving the site are required to be underground. Page 2 of 2 FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU " '1~''-'1Z0-7000 ~~ .. '. .' .' j • Ii) .".. f- l:1 e: II) U· iil :::s Il.. • ~ .' . • EMERGENCY VEHICLE TURNAROtlNb -' (:lIl..-DE-Slse DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM August 15, 2013 Pre-application File No. 13-000810 Gerald Wasser, Associate Planner Eagleston Preliminary Plat General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the c:odes in effect on the date of review. The applicant Is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, 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 punchase 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 subject property (APN 6198400241, 6198400247, 6198400260, and 6198400280) is located on the west side of 120'h Avenue SE and is addressed as 18842 l1Sth Avenue SE and 19003 120th Avenue SE. There are no mapped critical areas on the subject property. The total area of the subject site is 213,407 square feet (4.9 acres) In area and Is zoned Resldential-4 dwelling units per acre (R-4J. The applicant is proposing to subdiVide the site into 17 residential lots and one drainage tract. The residential lots would range in size fr'om approximately 7,600 square feet to approximately 13,340 square feet. Access to the 17 proposed residential lots would be via a new private street cul-de-sacfrom 120'h Avenue SE with a joint use driveway off of this cul-de-sac for access to the 5 most northerly proposed lots. Current Use: There are currently 3 Single-family houses and several detached structures on the subject property; two of the three houses would remain, one each on Proposed Lots 5 and 17. h:\cecl\plannll1j!\current planning\preapps\1:HKll016.jerry\pre013-001016, eagle,ton pp, 17-1015. r-<l,doc Eagleston Preliminary Plat, PRE13"()00810 Page 2 of 4 August 15, 2013 Zoning/Density Requirements: The subject property is zoned Residential-4 dwelling units per acre (R-4l. There is no minimum density in the R-4 zone and the maximum density is 4.0 dwelling units per net acre (dulac). Note: Private access easements, private raads, critical areas (wetlands, streams, slopes in excess of 40 percent), and public right-of-way dedications are deducted from the total area to determine net density. The applicant has not indicated net density calculations. However, it appears that the net density would be over 4.20 dulac which is within the R-B density range. A Density Worksheet would be required with a formal short plat application submittal. Development Standards: The project would be subject to RMC 4-2-110A, "Development Standards for Single Family Zoning Designations" effective at the time of complete application. Minimum Lot Size, Width and Depth -The minimum lot size permitted in Zone R-4 is 8,000 square feet except for small lot cluster development where R-S standards apply. Minimum lot width is 70 feet for interior lots and SO feet for corner lots; minimum lot depth is 80 feet except for small lot cluster development where R-S standards apply. Note: Proposed Lot 17 would be considered a corner lot Propased Lot 7, as shown an the submitted site plan, would not be in conformance with the lot size, width and depth requirements and, therefore, would need to be revised. Compliance with minimum lot width and depth would be verified at the time of formal land use application and building permit review. Building Standards -The R-8 zone allows a maximum building coverage of 35% of the ·Iot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. The maximum impervious coverage in the R-4 zone is 55%. Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. Note: Compliance with building standard requirements would be verified at the time of building permit review. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks in Zone R-S are: Front yard -30 feet for the primary structure. Rear yard -25 feet. Side yards -5-feet, except 15-feet for side yards along a street or access easement. Setbacks would be verified at the time of building permit review. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable to any new residential structures. A handout indicating the applicable guidelines and standards is enclosed. h:\ced\planning\current planning\preapps\13..()Ql016.jerry\pre013-001016, eagleston pp, 17-lots, r-4.doc Eagle,ton Preliminary Plat, PRE13-o00810 Page 3 of 4 Augu,t 15, 2013 Access/Parking: The applicant has indicated access to Proposed Lots 1, 2, 3, and 7 through 17 would be via new driveways from a new street cul-de-sac from 120th Avenue SE. Access to Proposed Lots 4 through 6 would be via a joint use driveway (access easement) from the proposed new cul-de-sac street. Note: The width between side lot lines at their foremost points (i.e., the points where the side lot lines Intersect with the street right-of-way line) shall not be less than 80% of the required lot width except in the cases of (J) pipestem lots, which shall have a minimum width of 20 feet and (2) lots on a street curve or the turning circle of cul-de-sacs, which shall be a minimum of 35 feet per RMC 4-7-1.60D. Proposed Lot 1.0 does not conform to this standard and would needto be revised. Additionally, pipestem lots may be permitted to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density per RMC 4-7-J60F. There is no minimum density in the R-4 zone; therefore Lots Sand 1.1 would need to be revised. Staff recommends that the applicant redesign the praposed project to conform to access and pipestem lot configuration requirements. Such redesign should include a connection to the north for the possible future right-of-way of 1.1.S th Avenue SE. Such northerly extension would be In conformance to the existing street grid pattern. The redesign recommended, above, may necessitate a reduction in the number of proposed residential lots. The redesign should also consider the relocation of the storm detention tract. Landscaping: Except for critical areas, all portions of a development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant, vegetative cOlier. Development standards require that all pervious areas within the, property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet. In addition, if there is no landscape strip within the right-of-way such as for the private street, then two ornamental trees are required in the front yard setback area of each lot. These trees would need to be planted prior to the final inspection of the building permit. Please refer to landscape regulations [RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal Short Plat application. Significant Tree Retention: It appears that several significant trees are located on the proposed project site. Since Significant trees (greater than 6-inch caliper) would likely be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If staff determines that the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a ratio of six to one. Critical Areas: There are no mapped critical areas on the subject site. h:\ced\plannlng\current plannlng\preapps\13-001016.jerry\pre013-oQ1016, eagleston pp, 17-lot5, r-4.doc Eagleston Preliminary Plat, PRE13-000810 Page 4 of4 August 15, 2013 Environmental Review: Because this preliminary plat proposal includes more than 9 residential lots, Environmental (SEPAl Review would be required. Note: The fee for Envlronmentol (SEPA) Review is $1,030.00 ($1,000.00 plus 3 % Technology Surcharge Fee). Permit Requirements: Preliminary Plat requests would be processed concurrently with the Environmental (SEPAl Review within an estimated time frame of 10 to 12 weeks, from the time that the application Is accepted as complete. Note: The fee for a preliminory plat application is $4,120.00 ($4,000.00 plus 3% Technology Surcharge Fee). Fees: In addition to the applicable building and construction fees, impact fees are required. Such fees apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2013 are -as foliO"WS:- • Transportation Impact Fee -$717.75 per new single-family house; • Park Impact Fee -$530.76 per new Single-family house; • Fire Impact Fee -$479.28 per new Single-family house; and • Renton Schools Impact Fee -$6,395.00 per new single-family house. A handout listing all of the City's Development related fees is attached for your review. Please note that all impact fees will increase in 2014. Note: When formal application materials are complete, the applicant must make an appointment with the project manager, Gerald Wasser, to have one copy of the application materials pre-screened at the 6th public counter prior to submitting the complete application package. Mr. Wasser may be contacted at (425) 43(J..7382 or gwosser@rentonwa.gov. Expiration: Upon approval, preliminary plats are valid for ten years. h:\ced\planning\currenl planning\preapps\13-D01016.jerry\pre013-001016, eagleston PP. 17-lots, r-'l.doc PRE13-001016 Eagleston Preliminary Plat Notes Non. 209 o 1: 2,510 o 105 209 Feel CityofReIiton~ Finane< & IT Division Legend City and County Labels City and County Boundary ""'" [} C~y nf RootOr1 ·Addresses o Parcels Information TsclJnolog), -GIS R80101lMapSupport@Rentonwa.gov 81712013 lhif; map It: a UHIr geooruted sta';iE; outpd from an Internet ~ site 8[]d Is for rafElrance only. DalD layers that Rpp!lllr or this map may CK rnII'f not be IIcnoda, c.mvnt, or oIhef'IIriWI mllIl1Ie. THIS MAP IS NOTTe BE USED FOR NAVIGAT:ON ., • • ! -_. t H5 -28 T23N R5E W 112 "J ,I: •. R,....,.... ... \ 15 33 T23N R5E W 112 5333 I October 1 0, 2013 Mr. Gerald Wasser Associate Planner City of Renton 199::!'····"'''·· Planning and Development Department 1 055 South Grady Way Renton, WA 98057 flalMEEIS lie Job No. 1670-003-013 RE: Rylee's Place Preliminary Plat Application Prolect Narrative Dear Gerald: We are submitting to the City of Renton a Preliminary Plat application for your review. Please find all the necessary materials for the application enclosed with this project narrative. The proposal Is to create a 17 lot plat in R-4 zone in the southern end of the City of Renton. The site consists of four parcels: 619840-0241, -0247, -0260, & -0280, The parcels total an area of approximately 4.9 acres in size and the proposed 17 lots will each be roughly 8,000 s.1. each. The net density of this proposal is 4 dwelling units per acre. Currerrtly, the property has 3 single family homes, an accessory dwelling unit, and several detached garages or other small outbuildings. The accessory dwelling unit was built in 1949 and is compliant with all codes of that time and current City of Renton codes. Two of the existing homes and the accessory dwelling unit will be retained while the home in the northeast comer will be removed, Surrounding uses are as follows: • North -Residential • West -ReSidential • South -Vacant land/Residential • East -Residential The properties are covered in grass and trees with the majority of the trees being sitUated in the center of the parcels. There are 142 trees that are 6' DBH on the property, The species vary and include: Douglas Rr, Maple, Cedar and several other species of trees In smaller numbers. 48 trees are proposed to be retained and an additional 22 trees will be planted along the streets. All trees that are proposed to be retained will be fen~d signed "to be retained" during construction as required by the City of Renton. h' t: C F! \! ED ElM F .... nlW.y D4DO M .. Aft S. 51e HI Fe.tal W., .• A tIOG3 213.1II.111Il.l IDG.m.!19-41 ,.L1I,.. Ii3.lafllN re. ... -lOU SE £ventl",I1..,.. 51. 210 Eftn". WA 'UII 621.2".'900 .el '''.411.61.44 leU Ir .. m.2".t911 rex Ci~d Er.giflur,"~ Land SurveYing :1D Laser Scanning OCT1720U l;~(t ~~IY O:~~· r!.~:·;", ~'~)N L.ndsclp~fo~N~,*,f'8-. '-." GIS. I., '.' ,), ,,' I ,~, ',' www.umetvl\(om Mr. Gerald Wasser October 1 0, 2013 Page 2 The site will be served by a proposed local residential street and cul-de-sac (to be dedicated to the City) that extends west into the center of the sfte, approximately 500 feet from 120'" Ave. SE (Residential Access). The road will be improved to include curb, gutter, and sidewalk on both sides, and a Joint-Use Driveway is proposed for access to lots 4, 5, & 6. No alley access is proposed as part of this project Frontage improvements (curb, gutter, sidewalk, storm drainage, planter strips, etc) along 120'" Ave. will also be included with this proposal. The purpose of proposed grading/filling will be to accommodate the home pads and access road. Rnal filling or grading quantities will be prepared as part of the clearing and grading permit However, it is anticipated that filling/grading will be approximately as follows: Stripping -3,500 CY, Cut -5,760 CY, RII -9,850 CY. The soil type in this area is typically glacial till and allows lillie to no infiltra1ion opportunfties. Stormwater will be collected and conveyed to a storm detention pond that Is situated in the northeastern comer of the property. After being detained and treated for water qualfty, we propose that the water will be released into the existing City of Renton stormwater system on the west side of 120'" Ave. The site is currently served by the Soos Creek Water and Sewer District and extensions into the site for service are proposed. Water and sewer are readily available within 120'" Ave. There are no known environmental constraints on the property. A thorough review of Cfty and County data revealed no critical areas that would encumber this project On July 18, 2013 a wetland reconnaissance was performed by The Watershed Company. n was determined that there are no jurisdictional wetiands on or near the site that would affect the development Please see the Technical Memorandum from The Watershed Company Included wfth this submittal. A Geotechnical Report dated September 10, 2013 has been prepared by Earth Solutions NW. Based on their findings there are no geotechnical Issues that would hinder this project We feel that this proposed preliminalY plat will be a qualfty residential development wfth the Cfty and will provide a public benefit to the area We look forward to meeting wfth you to discuss the project in more detail Should you have any questions, or require additional Information, please contact me directly at 253- 838-6113. Sincerely, ~s CO~ULTlNG ENGINEERS, LLC. EVAN N Pro Planner Enclosures cc: Terry Defoor Peter O'Kane l\esm8Iengnesm-jobsI167010031013Idocumentloytoe"s place project...-& COWl" 10000r.doc ,~, ~~~g' ~~~'~~~ ~;~~'~~~:~~ of Assessments ........ ,.,.~'"f"<J<.., .... Fair Equitable and Understandable Property Valuations You're 11'1 Assessmems» Orllme Services"" eReal Properly I~ ., Ql!iI"*!h" .,,;; 15 'h iiif"'ii'++ Fe "i' '8'9''''''''5@'':} PARCEL DATA Parcel -. Srte Address R"."jenbal Area p,,,,,,,rtyName Legal Description 619840-0280 ZEMANEK GREG J 19003 120TH AVE SE 051-OOtl (SWApp, ..... Do.lndl NORTHWESTERN GARDEN TRS DIV iJ4 PLat Block: 2 Plat Lot: 5 LAND DATA D Click the camera to see more pictures. Ho:I>est & 8eot u..eIW ttVacant . illlUE FN.tL Y Hghest & 8eot u..e ~ Improved I-PRESOO-USE Pr ..... '" u.. SlI'IiPFomilyIR_Ur.BIZ<>rNI1 EIAe Land value SqA 0 .... ~'"'" =~ % Base lAnd ......... Irrpaded '00 Bllse Land valued Data ,,.,.. Bao.e Land If ..... T ... Vear ~ ~.., 1'11,.76 ~-2.10 v_ .-,-" "'""~ ~ s...tIIeSII:yIir>e --Lake_ngton Lake SarnnamisI1 Lak_erIC,,'M ~.- D&signations ~~. c .. ",nlUw -... -Aq>ocenI to Gal F .. ......, "0 ~ tD Greenbell "0 Othe.-o.ignaOon "0 """.-00 Oev~ RigID. Pu-cIIaed "" JUflodid:ooo Levy Code Proper!)' Type Plat BIo~.' 9uildng Number Plat l.Qt I Un~ Number ouaner-$ect1on-T OWI'lSt'op-Rar.ge ~~~ --R_ .... eScze~ ,.,,~ -s-/Sep.c ._- Parki"" 51reetS~ Waterfront waterfr"M Location waterlrontFooIage Let Depjh Factc.r -_ ... T..."". ! waterfront RMlricted A<:oeM Wete!tront A<:oeM RV'II!I ,.,"'-Prox"nltylnlluenre Nuisances "00."", Tml'licNoi$& AlrportNoite PowerU,* OIher No.innoM Problems water P,obIe"", T,anspor13tion Coocvrency RENTON ;::128 00 iNO •• WA1ER DlSlRICT PRIVATE ".," PAVED "" "" "" 00 "" 00 00 Reference Links: King County Tax Lillb Property I ax AdVisor Washington State pJtl1artrnent of Reven.~e (External link) Washmgton State Goard of Tax !Wp-~j3J~ (External link) BOi'Jrd of Appeals/Equalization Distncts Report Scanned Images of surveys and other map documents Scanned imag~~ 9J ~ Notice mailing date: 08108/2013 E ..... mem. NatIve Growtl\ Protection E3Sement DNR lease BUILDING Boolding Nlmber ,_ .. YUfRel'\Q'Vat~ $lOOK LrvmgiJn!ts "'-Gr_Variant Condibon BaoemenlG,ado 1stFl"", '"- · 2nd Floo, UPPO' Floor F, .... hed Elesemenl TotaFU1l8hedAr ... TotaBaumanl 8aoemen! G8rago! Urrfinished 1/2 UllfinishedF .. ~ ~~",. ,.,,- · FllII Bath6 , 3/4Ba\M '"-Heal Source Heal Syslem DeckkeaS,f't Open Porch SqFt Erdosed Porch SqFt · Brid<lStone F"ePGOO &ngle $lory F"ePaoe Muiti Story F"ePGOO Ff~e stardng · F"OIlI_AdoiIionll iAddr«:OIIl IIIotCorl"'on Peroontago Cnmplllla --View lIbIInbon ] , '"TAX ROLL "'STORY 1-' 'YIMd Tu ,-,- 619840026002 2013 ~" 619640028002 2012 ~" 619840028002 2011 ~" 61!l84002B002: 2010 ~" 61%40D28002 2009 ~" 619840D26002 2008 -619(140026002,2007 """ 619640028002' 2005 """ 619340\128002 200S -61SM0Q2&OO2' :.?OOoI """ 61~aO:.i:?i2003 -61934002S00:?' 2002 "'" 619840D26002 2001 = 619840028002 2000 =, 619840028002 ,-= 619840028002 '998 ,- 619&40023002 ,= ,- 'Om" ',-'''"' ~ ,m j2128 12128 ,m 2128 2128 "", "", .= "", "", "", "", .,," "", ."" "W "., 7 Average 1.040 1.040 "" _ .... ~- ""~ 1298,000 12S8,OOO "",~ 1325,000 ' 1325,000 $293.000 $21>7.000 $:l57.000 $142,000 $142.000 $137,000 $131.000 '$125.000 .~~ $55.000 " _ .... --$255.000 $250,000 ""~ ""~ $301,000 : $455,000 $3n.ooo $374.000 ..,,~ :$UI9.000 $109.000 $100.000 ;$9:1,000 $79.000 $79.000 $52.000 '" Othe, Proble ..... Environmental Environmental D Click the camera to see more pictures. Picture of Building 2 --... ,--,-".-Toi2!IV_ ...... ,~ .~J! ",., iVII ... Iv ... $553,000 '" ""~ ""~ $553,000 "",~ '" "",~ ,$2S0,ooo "",~ $548,000 '" ""~ ""~ -~ $598,000 '" :$325,000 '$273,000 "",~ 1$626,000 '" '$325,000 1 s301 ,ooo "",~ $780,000 '" ""~ $455,000 5780,000 $1>70.000 '" S293.ooo $JIT.OOO $570,000 $GoI1.ooo $262.000. $267.000 $374.000 $GoI1,ooo $337.000 '" ""~ ""',~ $337.000 $:l51,OOO " $142.000 $109.000 $251.000 $:l51.ooo '" $142.000 $109.000 $251.000 $237.000 " '$137.000 $100.000 $237.000 $221.000 " ,$131.000 $91.000 =,~ $204.000 '" $125.000 m.~ ""',~ $174.000 '" $95.000 $79.000 $174,000 $107.(lOO '" '$55.000 "'~ $107.000 '" '" $SO.ooo ... ~ "'~ TaltYaIue '- 6191l:4002BOO2 1996 "" (250 6191l:4oo21lOO2 1994 ,-,,~ 6191l:4oo2BOO2 1992 'M' ~250 6191l:4002aOO2 1991 'M' ,~, ~19511002aOO2 1990 'm ,,~ ~1984002aOO2 19M 1989 ,,~ ~19840028002 1986 1987 ,,~ 6191l:40028002 1984 1985 ,,~ 8191l:4002'8002 1982 1983 ~230 SALES HISTORY I~ .. ":. -.. --... -.... -'QA,/,,',4 2QQ4'~j092'"'>';4~ SI28r.!OCI4 I~~(;I~· 19Q7i)1i,10792 6""1997 REVIEW HISTORY [TalY... ReYIowNumbe< 2008 0702928 PERMIT HISTORY IPemI.-PennIt~ .- !N_1Ief ~ " " " ~ " $0 " $0 " $0 " ., " " " '" " .... ,---$0.00 ZEMANEK GREGJ $138,000_00 OLSON LYI\lNA,EC " '0 " $0 $0 $0 " $0 " '" '" " '" '" '" '" '" '" '--ZEMANEK GREG J+JOSSIEG ZEWoNEKGREG ..., .. - 1/1/1900 $50.aoo $45.~00 550.800 $45.600 571.500 $45.600 $41.550 $45,600 $41.550 $45.'300 544,100 S27.~OO 536,000 533.300 $37.500 fi4.1oo $37.500 $34.100 .. ~- Ou~ClaJmDeed SlatutOlYWa,,~ ... , 596.(00 $96.(00 $117,100 587,150 S87.150 571,500 $69,300 $71,600 S71,~OO -...... CommlnllyPr-'V , . ......., ... ~ ...... - Completed T~ ... ' ... ""tN.Ito'PwmIt P .. ..tI I .. ..-ng ~ v ..... _ ..Iwisdio::Iicoo- B8S_il'i2" NSFRwlattactuxtGa<aoe8W1eredpwdl: cOlWen fXrsting SFR to a au~dng. 11110f.l005 s.m,96Il Complo1e KING 513112007 1000.q. 'It ADU: cMngrng 84~q.1L ~ e>ming SFR 10 unheated New COUNTY --HOME IMPROVEMENT EXEMPTION Q,,,ck answers I Properlya&seSSmenls I Taxpayer assistance I Online S~,,"'lce5 I Reports data I Form~ I ~WLI"Qg!J:I ];ontact!l} Abcut us I Site map Home I Pnvacy I Accesslblhtv I Terms of use I Search Links to e,,'emaillites do not eonstiture endorsements by King County. By visiting 1his and oIher King COLlntyweb pages, you expressly Qgr.a to be bound by ter'lTl$ and conditions ofUre site @2013King County TO: FROM: SUBJECT: JOB NO: DATE: CONSULTING 3MOO 8th Avenue South, Suite 205 FederalWay. WA 98003 ENG NEE MEMORANDUM CITY OF RENTON EVAN MANN R S L L C RYLEE'S PLACE PLAT CONSTRUCTION MITIGATION DESCRIPTION 1670-003-013 09/1812013 The Rylee's Place Plat is located in the City of Renton and proposes subdividing 4 parcels in 17 lots with a cul-de-sac roadway and stormwater pond. Two existing lots will remain on site. The project is approximately scheduled to begin construction in May, 2014 and end in December, 2014. Construction hours of operation will follow the City of Renton Municipal Code Section 4-4-030.G.3.b. This limits construction activities to between 7:00am and 8:00pm Monday through Friday, and 9:00am to 8:00pm on Saturdays. No work is permitted on Sundays. No special hours are proposed for construction or hauling. Generally the construction traffic will head north on 120th Ave SE until reaching SE 188th S~ where traffic will head west At 116th Ave SE, traffic will head north for approximately Y. miles to SE Petrovitsky Road. Traffic will tum west on SE Petrovitsky for approximately 1.5 miles until reaching Highway 167. Construction routes will vary depending on where the workers are coming from and where they are going. During clearing and grading more specific haul routes will be established. Best Management Practices from the Washington State Department of Ecology Manual will be used to control dust, traffic and transportation impacts, erosion, mud, noise and other noxious characteristics. BMP's that will be used on site include, but are not limited to: BMP C105: Stabilized Construction Entrance BMP C120: Temporary and Permanent Seeding BMP C123: Plastic Covering BMP C140: Dust Control BMP C151: Concrete Handling BMP C200: Interceptor Dike and Swale BMP C220: Storm Drain Inlet Protection BMP C240: Sediment Trap REC 'FI\/,--:r', -/--' , LG OCT 172[111 Additionally, during clearing all trees to be retained will be fenced and signed per RMC 4-4-1301.8.b. 120th Ave SE is a Residential Access Road and the proposed cul-de-sac road is a Limited Residential Access Road. A stop sign is proposed for traffic on the cul-de-sac road, entering 120'h Ave SE. Additionally, there is a proposed street light before the intersection to satisfy stopping sight distance at night Civil Engineering. Land Surveying' Project Management. Public Works. Land Planning' Landscape Architecture Phone 253.838.6113 800.345·5694 Fax 253.838.7104 DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 215,445 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" 30,137 square feet Private access easements" 4,333 square feet Critical Areas' 0 square feet Total excluded area: 2. 34,370 square feet 3. Subtract line 2 from line 1 for net area: 3. 181,075 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 4.16 acres 5. Number of dwelling units or lots planned: 5. 17 units/lots 6. Divide line 5 by line 4 for net density: 6. 4.01 = 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. OCT 17 2n'l C:: '/ ~-'" , \\esmg\engr\ESM-JOBS\1670\003\013\document\density.doc -I - TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter1 on project site: 1. 142 ____ trees 2. 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 Trees in critical areas3 and buffers Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 3. o trees ---- 16 trees __ 3 __ trees __ O_trees ___ 19 ___ trees ___ 123. ___ trees 4. Next, to determine the number of trees that must be retained4 , multiply line 3 by: 0.3 in zones Re, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. ___ .37 ___ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4 : 5. 48 ___ trees 6. Subtract line 5 from line 4 for trees to be replaced: 6. __ -11 ___ trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7. N/A. ___ inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2' caliper Irees required) 8. N/A. ____ 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) 1. Measured at chest height. 9. N/A. ___ trees 2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborisl, 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 to be retained outside of critical areas and buffers. 5, The City may require modification of the tree retention plan to ensure retention of the maximum Wp:1be'1o~ , IreesperRMC4-4-130H7a UL! J ,20Ll 6, Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees re~.-9'l ,site"ti)at, are less than 6" but are greater than 2" can be used to meet the tree replacement requiremel11:~.i·' .-" ~ ,:';"-J V'I /\;\;!'.:;!"-: .', i < ):' \\Esm8\engr\ESM -)OBS\1670\003\0 13\documenl\.T reeRelention Worksheet.doc PLANNING DIVISION ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: DCi 17 20U Complete this checklist for nonproject proposals, even though questtll~S"il19Y Re.:,!n~ed "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHE~;r,J,Ql'\d".j9r-tR:lWJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. - 1 -06/09 \\esmB\engr\ES M-JOBS\ 1670\003\0 13\document\envchlsLdoc A. BACKGROUND 1. Name of proposed project, if applicable: Rylee's Place Preliminary Plat 2. Name of applicant: WestPac Development,LLC 3. Address and phone number of applicant and contact person: Applicant: Terry DeFoor, West Pac Development, LLC 7449 West Mercer Way Mercer Island, WA 98040 (206) 619-2992 4. Date checklist prepared: October 8, 2013 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): It is anticipated that the project will take approximately 4 months to obtain approval for the preliminary plat. Upon approval, construction will begin in the summer of 2014 and be completed in a single phase. After final plat approval construction of homes will likely begin in 2015. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. None at this time. 8. list any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical Engineering Report -Earth Solutions NW, LLC prepared September 10, 2013. Preliminary Storm Drainage Report -ESM Consulting Engineers prepared Sept 9, 2013. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None are known at this time. 10. list any governmental approvals or permits that will be needed for your proposal, if known. Preliminary Plat Approval, SEPA Approval, Clearing and Grading Permit, Site Development/Road and Storm Drainage Approval, Final Plat, Building Permits. - 2 -06109 \ \esm8IengnESM-JOBS\ 16 701003\0 13\document\envchlst.doc 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposal is to subdivide 4 parcels made up of 4.95 acres into 17 lots for single family homes. The site is located in the City of Renton at 18851 and 19003 120'h Ave SE, and 18842 118'h SE. The property is zoned R-4 and currently has 3 existing homes, one accessory dwelling unit and several detached garages or out buildings. One of the existing homes and a detached garage will be removed as part of this proposal and all other structures are to remain. The minimum average lot size proposed will be approximately 8,000 SF. All utilities will be extended through the site to serve the homes. These include water, sewer, power~ natural gas, and telephone. Access to the site will be provided via a new road off of 120' Ave SE. The proposed right of way will be 47 feet wide and provide a cul-de-sac on the western portion of the site. All stormwater will be collected and conveyed to a storm detention pond on the east boundary of the property where it will be treated for water quality and released to match the existing drainage patterns. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The subject property is located in the City of Renton in King County. It can be found in the SW Yo of the SW Yo Section 33, Township 23 North, Range 5 East W.M. The site is on the west side of 120'h Ave SE approximately 625 feet north of the intersection with SE 192nd Street. It has approximately 300 linear feet of frontage along 120'h Ave SE. Please refer to the Assessors Map, Site Plans, and Vicinity Map on the site plans. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one)(f§t)t§lIiny hilly, steep slopes, mountainous, other . The site slopes gently to the south and west with some undulations. Please see the existing conditions drawing submitted with the preliminary plat. b. What is the steepest slope on the site (approximate percent slope?) The steepest slope of the property is approximately 1-2%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The geologic map of the area identifies glacial till (Qvt) deposits throughout the site and surrounding area. Based on the results of the subsurface investigation, the native soils observed at the test pit locations are generally consistent with the glaCial till. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. -3 -06/09 \\esm8\engr\ES M-JOBS\ 16701003\0 13\documentlenvchlstdoc There are no surface indications or history of unstable soils on or in the immediate vicinity of the project. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of proposed grading/filling will be to accommodate the home pads and access road. Final filling or grading quantities will be prepared as part of the clearing and grading permit. However, it is anticipated that filling/grading will be approximately as follows: Stripping = 3,500 CY, Cut = 5,760 CY, Fill = 9,850 CY. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some erosion could occur on-site as a result of construction activities; however, temporary erosion and sedimentation control measures to be approved by the City of Renton will be employed during construction to reduce erosion impacts. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or bUildings)? The site will not exceed the maximum impervious surface coverage as allowed by the Renton Municipal Code. The final impervious surface area proposed will be determined during final engineering. Currently it is estimated that approximately 55% of the site will be covered in impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting City of Renton standards. Typical measures, which may be employed, include the use of silt fences, straw bales, and temporary storm drainage features. Hydroseeding exposed soils and cleared areas after construction will also reduce the potential for erosion. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Some heavy machinery exhaust and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of emissions to the air will be minimal and will occur during the actual construction of the development. After construction any emissions would be that of a typical residential development. b. Are there any off-site sources of emission or odor that may affect your proposal? If 50, generally describe. None known. -4 -06109 \\esm8\engr\ESM-JOBS\ 1670\003\0 13\documen\\envchlst.doc c. Proposed measures to reduce or control emissions or other impacts to air, if any: All construction equipment will be in proper working order and regulated for emissions by the manufacturer and local emission laws. Vehicles entering and leaving the site will also be regulated for emissions by state and local emission laws. During construction the site will be watered as necessary to keep any dust from impacting surrounding air quality. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No surface water bodies are on or in the immediate vicinity of the project. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not applicable. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No the proposal will not require surface water withdrawals or diversions. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. . 5 . 06109 \\esm8IengrIESM-JOBS\1670\o03\013\documentlenvchlst.doc b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known, No ground water will be withdrawn nor will water be discharged to ground water. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc,). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. Not applicable. No on-site septic or treatment is proposed. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known), Where will this water flow? Will this water flow into other waters, If so, describe, On-site stormwater runoff will primarily be generated from rooftops, driveways, and the proposed road. Stormwater will be collected, routed through required storm water quality treatment facilities and discharged to an existing conveyance system to the south. The proposal includes the use of a large water quality and detention pond where the water will be treated, detained, and released at pre-developed rates. Please see the Preliminary Utility Plan and Downstream Analysis. 2) Could waste material enter ground or surface waters? If so, generally describe, No waste materials are anticipated to enter ground or surface waters. The proposed site stormwater drainage design will ensure that all water pollution generating impervious surfaces will be treated in water quality facilities prior to its release. Best Management Practices will be used throughout the construction of the proposal to ensure protection of ground water quality. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: The storm water runoff will be collected and conveyed to the existing detention pond in conformance with the City of Renton standards. Please see the Preliminary Storm Drainage Report and Preliminary Utility Plan prepared by ESM Consulting Engineers. 4. PLANTS a. Check or circle types of vegetation found on the site: _X_ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other _X_ shrubs _X_ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other - 6 - \\esm8\engr\ESM·JOBS\ 1670\003\0 13\document\envchlst.doc 06/09 __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? A majority of the site will be cleared of vegetation for the construction of the access road and building pads. A Preliminary Tree Protection and Replacement Plan has been prepared by ESM Consulting Engineers to address this issue. There are 142 mixed variety trees on the site. Of those trees 48 are proposed to be retained and 22 new trees will be planted along the streets. All trees that are going to be retained will be fenced and signed "to be retained" during the construction process. c. List threatened or endangered species known to be on or near the site. None present. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Street trees will be planted at regular intervals along the proposed road within the plat and along the frontage. Some vegetation retention easements will be provided to allow the retention of some existing trees. Additional trees may be provided on individual lots as necessary. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle,<€ngbir~other ________ _ Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfis'h-, -ot"'h-e-r------- b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain This entire region is known to be part of the Pacific Flyway. The Pacific Flyway includes Alaska and the Aleutian Islands and the Rocky Mountain and Pacific coast regions of Canada, the United States and Mexico, south to where it becomes blended with other flyways in Central and South America. However, the site is not known to be used by migratory fowl. d. Proposed measures to preserve or enhance wildlife, if any: Installation of native landscaping will provide coverage and habitat for urban tolerant wildlife. -7-06/09 \\esm8\engr\ESM-JOBS\ 1670\003\0 13\documenl\envchlst.doc 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electrical energy will be the primary source of power serving the needs of the project and natural gas will be made available for the purpose of heating and other needs associated with the residential development. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? list other proposed measures to reduce or control energy impacts, if any: The homes that will be constructed as a result of this project will meet or exceed the applicable energy conservation consumption requirements of the City of Renton and the Uniform Building Code in effect at the time of construction. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. None anticipated. 2) Proposed measures to reduce or control environmental health hazards, if any: State regulations regarding safety and the handling of hazardous materials will be followed during the construction process. Equipment refueling areas would be located in areas where a spill could be quickly contained and where the risk of hazardous materials entering surface water is minimized. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The primary noise source near the project site is from vehicular traffic on 120·h Ave SE. The traffic noise along this roadway is not project related or generated, and is not anticipated to greatly affect the proposed project. -8-06/09 \\esm8\engr\ESM-JOBS\ 16 70100310 13Idocument\envchlst.doc 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term impacts would result from the use of construction equipment during site development. Construction would occur during permitted construction hours and always in compliance with the City of Renton noise regulations. Long-term impacts would be those associated with the increase in vehicular traffic from future home owners and typical residential noise. 3) Proposed measures to reduce or control noise impacts, if any: Construction activity will be limited to permitted construction hours and construction equipment will not be allowed to idle for continuous periods of time, which will help to mitigate the impacts of potential construction noise. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The current uses of the site and adjacent properties are as follows: SITE: 3 Single Family Homes NORTH: Single Family Residential SOUTH: Single Family Residential, Bob Singh Plat EAST: Single Family Residential WEST: Single Family Residential, Jessie Glen b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. On parcel 619840-0280 there is a large single family home that was built in 2006. It is a high quality home in excellent condition and is approximately 3,000 SF. There is also an accessory dwelling unit on this parcel that was built in 1949 and is in good condition. The ADU is approximately 1,000 SF. On parcel 619840-0260 there is a double wide manufactured home that is in good condition. The home is approximately 1,500 SF. There is also a detached garage that is in average condition and is approximately 800 SF. On parcel number 619840-0241 there is a single family home that was built in 1959. The home is in average condition and is approximately 1,300 SF. There is also a detached garage that is in low average condition and is approximately 1,100 SF. d. Will any structures be demolished? If so, what? All structure on parcel number 619840-0260 will be removed. The remaining structures will not be removed and will be incorporated into the plat. e. What is the current zoning classification of the site? R-4 (Residential Single-Family) - 9 -06109 \\esm8\engr\ESM-JOBS\1670\o03\013\documenl\envchlst.doc f. What is the current comprehensive plan designation of the site? Residential low Density g. If applicable, what is the current shoreline master program designation of the site? Not Applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No part of the site has been classified as "environmentally sensitive". i. Approximately how many people would reside or work in the completed project? Using the multiplier of 2.54 people per dwelling unit; approximately 43 people with reside in this plat upon completion. j. Approximately how many people would the completed project displace? It is estimated that approximately 2.5 people will be displaced. k. Proposed measures to avoid or reduce displacement impacts, if any: None proposed. The owners of the home will be selling their property and will move of their own free will. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will be developed in accordance with applicable City of Renton development and land use codes to ensure the project is consistent with the goals and policies of the Comprehensive Plan and applicable Development Regulations in effect at the time of the Preliminary Plat application. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 15 new units will be provided and they will be of mid to high income housing. 2 units will be retained for a total of 17 lots and homes. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. 2 middle income homes will be eliminated. . 10· 06/09 \\esm8\engr\ESM-JOBS\ 1670\003\0 13\document\envchlst.doc c. Proposed measures to reduce or control housing impacts, if any: None proposed. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The maximum building height will be 30' as prescribed in the Renton Municipal Code. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: A full landscape plan has been submitted with this proposal. The landscape proposed should help to mitigate visual impacts. All homes will be subject to City of Renton Design Standards for aesthetic appeal. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? light and glare produced from this project will be typical of a residential development in an urban environment. light and glare from the site would primarily consist of street lighting, security lighting for each home, and vehicle headlights entering and leaving the property. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: Providing the required setbacks of the proposed homes from the property lines and installation of landscaping will help to alleviate some of the light and glare created by the new development from the adjacent properties and roadways. The proposed project and subsequent lighting is consistent with the land use regulations and compatible to the existing adjacent land uses. . 11 . 06/09 \\esm8\engr\ES M-JOBS\ 1670\003\0 13\document\envchlst.doc 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? There are no designated or informal recreation opportunities on the site but here are several parks in the relatively near vicinity. Namely Boulevard Lane Park is to the east approximately Yo mile. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None proposed. The size and scope of this project are very limited and will not require on-site recreation space be provided. Parks and services in the near vicinity will provide 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. Not applicable. c. Proposed measures to reduce or control impacts, if any: None proposed. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The proposed road to serve this plat will take access from 120·h Ave SE. Please see site plan for details. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No the site is not served by public transit. . 12 -06109 \\esm8\engr\ESM·JOBS\ 1670\003\0 13\document\envchlst.doc c. How many parking spaces would the completed project have? How many would the project eliminate? The new project will provide a minimum of 2 parking spaces per unit and will be eliminating approximately 2 spaces. Total net parking to be added is approximately 30 spaces. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? The proposal includes the construction of a new road to serve this plat. The new right- of-way will be 47 feet wide. The road enters westward onto the sight then bends slightly and terminates in a cul-de-sac. Please see the Preliminary Road and Utility Plan. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. It is anticipated that when the project is completed there will be approximately 170 ADTs. As there are 3 existing homes already on the property then the total net increase will be 140 ADT. g. Proposed measures to reduce or control transportation impacts, if any: No special measures are proposed. The applicant will pay all traffic impact fees as required by the City of Renton at the time of building permit. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The plat would result in an increased need for public services to include fire protection, police protection, health care, and schools. The additional need would be commensurate with the addition of 30 homes to the service areas for the listed services. b. Proposed measures to reduce or control direct impacts on public services, if any. This increase in demand will be offset by fees, levies, and taxes required to be paid by the applicant as part of this development and future home owners. Also the proposal has been designed in a manner that will provide adequate access for fire, medic, and police vehicles. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. ·13 -06/09 \\esm8\engrIESM-JOBS\ 16 70\003\0 13\documenl\envchlst.doc • b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. C. SIGNATURE I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent Signature: ~-------= .I Name Printed: Date: /0/(0(13 -14 -06/09 \\esm8\engr\ESM-JOBS\ 16 70\003\0 13\document\envchlst.doc SOOS CREEK WATER & SEWER DISTRICT 14616 S.E. 192nd 5t. • P.O. Box 58039 • Renton, WA 98058-1039 • Phone (253) 630-9900 • Fax (253) 630-5289 September 10, 2013 ESM Consulting Engineers Attn: Evan Mann 33400 8 th Ave S # 205 Federal Way, WA98003 Re: Parcel No. 619840 0241, 0247, 0260 and 0280 Eagleston Plat Dear Evan, Enclosed are the Certificates of Water and Sewer Availability for the above referenced parcels that you requested. If you have not had a chance to visit our web site yet I would recommend you and your Engineer review the Development information we have available at www.sooscreek.com , then click on New Connections. We have all of our design requirements, plan examples and specs and standards on the site for your reference. When you are ready, your next step is to submit a site plan of your project and schedule a pre-application meeting with the District. I have enclosed our Process and Timeframe Sheet for your reference. If you have any questions please call (253) 630-9900 extension 107. Sincerely, ~~lof1ne&- Darci McConnell Supervisor, Development Administration Soos Creek Water and Sewer District Dmcconnell@sooscreek.com 253-630-9900 Ext. 107 www.sooscreek.com This certJflcate provides information necessary to evaluate development proposa/a. Certificate: 4534 SO OS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: Preliminary Plat or PUD : AppUeant's Name: ESM Consulting Engineers Proposed Use: 17 Single Family Residence" Eagleston Plat" Location: Lot: 17 Block: Development: EAGLETON PLAT Parcel: 6198400241 Address: 18815 188th Ave SE, Renton Information: Includes parcels 619840 0274, 0260 and 0280 WATER PURVEYOR INFORMATION AC Main may need replaced If plat has to do fronting Improvementa over the AC pipe. 1. a Ii2I Water will be provided by service connection only to an existiDg 8" water main, 30' feet from the site. b Ii2I Water service will require an improvement to the water system of: Water service to the proposed plat will require the instaDation of onsite water main. Final water layout and requirements will be determined based on the final site plans and the Fire Marshal requiremenls. All plans must be approved by the City of Renton and Soos Creek: Water and Sewer District. %. • Ii2I The water system is In c:onfonmmce with a County approved water comprehensive pIan. b D The water system improvement will require a water comprehensive plan ~dment. 3. a Ii2I The proposed project is within the corporate Iimilll of the district, or has been granted Boundary Review Board approval for extension of service oUlliide the district or city, or is within the County approved service area of a privam water purveyor. b D Annexation or Boundary Review Board approval will be necessary to provide service. 4. • Ii2I WII4er is/or will be available at the rate offlow and duration Indicated below at no less than 20 psi measured at the nearest fire hydrant 70' feet from the buiIdlng/property (or as marked on the attached map): Rate of Flow: 1,000 gpm Duration: 2 b D Water system is not capable of providing fire flow. 5. Service Is ubject to tbe foUowing: a ~ Connection Charge: Yes, Including latecomer # 146 on E ofLct 260. b ~ Easement (0): c Ii2I Other: Ex. Homes on lots 241, 260 & 280 connected to water service. Croll Connection Control devices must be in conformance with state laws. bours Service is subject to the applicants agreement to comply and perform to make such installation andlor connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jwisdiction. This District is not representing that its facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I bereby certify tbat tbe above water purveyor Information Is true. Dis certll\e.ation .baH be valid for one year from date of slgnatore. SOOS CREEK WAlER& SEWERDISlRICT AgcncyNamo Development Coordinator Tide Darei McConnell 9/lOn013 Signatory Name Date This certificate provides InformaUon necessary to evaluate development proposa's. Certificate: 5426 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY Typc: Preliminary Plat or PUD Applicant's Name: ESM Consulting Engineers Proposed Use: 17 Single Family Residence "Eagleston Plat" Location: Lot: 17 Block: Development: EAGLETON PLAT Parcel: 6198400241 Address: 18815188THAVESE,RENTON Information: Includes parcels 619840 0247, 0260 and 0280 (_ map & Legal description ~ neces •• 'Y ) SEWER PURVEYOR INFORMATION 1. • Ii!l Sewer service will be provided by service connection only to an existing sewer main 30' feet from the site and the sewer system has the capacity to serve the proposed area. b ~ Other (describe): 2. • Ii!l b [] 3 •• ~ b LJ Sewer service to the proposed plat will require the installation of ensite sanlwy sewer main. Final sewer layout will be detennined based on the final development plans, buidling locations and outlet elevations. All plans must be approved by the City of Renton and Soos Creek Water and Sewer District The sewer system is in confonnance with a County approved sewer comprehensive plan. The sewer system improvement will require 8 sewer comprehensive plan amendment. The proposed project is within the corporate limits of the district, or has been granted Boundlll)' Review Board approval for extension of service outside the district or city. Annexation or Bouodary Review Board approval will b. necessary to provide service. 4. Service is subject to tb. rollowinl: a ~ b Ii!l c ~ Connection Charge: Yes, inlcuding Latecomer # 267 and 317 Easement (s): Onsite easements will be required. Other: Ex. born. on tax lot 280 connected to sewer. Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. This District is not representing that it's facilities ""ill be c:ctended or otherwise modifieJ to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve thcir property. I bereby certify tbat tb. above .. wer po"'eyor loformation Is true. Tbls •• rtlfication sball be valid for on. year fi'om date of .ignature. sons CREEK WATER &. SEWER DISTRICT AplcyName Development Coordinator ----Title Darei McConnell 9110/2013 ----- • Geotec hni cal Engin eer in g Geo logy Enviro nm ental Sc ienti sts Co nstruction Monitorin g PREPARED FOR WESTPAC DEVELOPMENT, LLC September 10,2013 Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY EAGLESTON 18851120th AVENUE SOUTHEAST RENTON, WASHINGTON ES-2971 Earth Solutions NW, LLC 1805 -136th PI. Northeast, Suite 201 Bellevue, Washington 98005 Ph: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 Impo~18nllnfo~m8Iion AbDUl you~ Geotechnical Engineering Report Subsurface problems are a prrncrpai CdUS8 01 c[,{Is/:uc/run de/,ll'S cos! OVErfljnS, cialilll, and disc/des • The loJlOiW7[J 117forma//Oi/ IS olov:de:) 10 IJelp lOU n7JmQf yOI)1 I,sks GeoteChnical Services APe Performed III' Specific Purposes, PersODs, and Projects Geotechnical engineers structure their services to meet the specific neecs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fu~ill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solelyfor the client. No one except you should rely on your geotechnical engineering report without first conferring with the geolechnical engineer who prepared it And no one -not even you -should apply the report for any purpose or project except the one originally contemplated. Raad the Full Rapopt Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A GeotechnlCal ___ = Is Based OD A Unique set 01 PI'aIICt...... Factors Geotechnical engineers consider a number of unique, project-specific fac- tors when establishing the scope of a study. Typical factors include; the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study speCifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepaned for your projec\. • not prepared for the specifiC site explored, or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when irs changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientalion, or weight of the proposed structure, • composition of the design leam, or • project ownership. As a general rule, always infonm your geotechnical engineer of project changes-even minor onllS--ilnd request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability for problems that occur because their reports do not consider developments of which they wero not informed. Subsll'lace Codlions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was pertonmed. Do not rely on a geotechnical engineer- ing report whose edequacy may have been affected by: the passage of time: by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. AIIlaYS contact the geotechnical engineer before apptying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotechnical fImIinIs Arl Professional OpInIons Site exploration identifies subsurtace conditions only atthose points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their protessional judgment to render an opinion about subsurtace conditions throughout the site. Actual subsurtace conditions may differ-sometimes significantJy- from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's R8c0 .... dations APe NIIt final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnica engineers can finalize their recommendations only by observing actual subsurface condnions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability for the report's recommendations if that engineer does not perform construction observation. A Geotechnical fIIul_ring Report Is SUbject to IItI8lnterpretadon Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and speciffcations. ConlIactors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in pre bid and preconstruction conterences, and by providing construction observation. Do Not Redraw Ibe EngInBar'1 LOUI Geotechnical engineers prepale final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should neverbe redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contl'llctors a Complate Report IIId GuIdance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problenns, give con- tractors the complete geotechnical engineering report, but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct add~ional study to omain the specffic types of information they need or prefer. A prebid conterence can also be valuable. Be sure contrac- tors have sufficient time to pertorm additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read RelI1011Ib1Ity Provillons CIonIy Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disapPOintments, claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled 'limitations" many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. GeoenvironmlllltBl Concernl Are Not CuvBI'ed The equipment, techniques, and personnel used to pertorm a geoenviron- mental study differ significantly from those used to perfomn a gft(}tectmical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmenfal findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Profenlonal AIIlstanca To Deal willi Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be eftective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a prolessional mold prevention consultant Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings ale conveyed irrthis report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the ssrvices per- fanned in connllClion with the yeo/echniCIII IIIIgine,r" study were designed or conduclBd fOl the purpose of mold preven- tion. Proper implementation of the recommendiltioll$ conveyed in this report will not of Itself lIB "fflclen! to prelltlnt mold from growing in or on the structurslnrolnd. Rely, on YOII' QFE Memllar GtlotacllnclBl . Englnear lor Adlldonal AlliBtant:e Membership in ASFI'/The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Conter with you ASFE-member geotechnical engineer for more information. ASFE Tili •••• "".1 II .. ". 8811 Colesville Road/Suite G106, Silver Spring. MD 20910 Telephone: 301/565-2733 Facsimile: 301/589-2017 e-mail: info@asle.org www.asfe.org Copyright 2004 by ASFE, Inc. Duplication. flJproduction, or copying of this documfmt, In whole or In part, by any means what906VBr. Is strictly prohIb/t6d, flXCtJpt with ASFE's spoci6c written P8f11Ilss/on. fxcerpIing, quoting, or ottl.rwlse extracting wording from ttlls dlJCUfflont ~ permitted only with ttl. express written permlss/on of ASFE, ami only /or purpOS8S of scho/a.rIy reseafCh or book "ldew. Only members of ASFE may use this documem as a complement to or as an 6IBmem of a geot8ctmical engineering report Any ather firm, individual, or other entity that so uses this documtmt without being 8n ASFE member could b8 committing fIBOHaent or fnt8l1tfonsl (fraudulent) misrepfl1S6ntation. IIGER06D45.0M September 10,2013 ES-2971 WestPac Development 7449 West Mercer Way Mercer Island, Washington 98040 Attention: Mr. Peter O'Kane Dear Mr. O'Kane: Earth Solutions NW LLC I C,(~otcchnic.JI Engmeering • Construction Monitoring • [nyironmental Sciences Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Eagleston, 18851 120th Avenue Southeast, Renton, Washington". Based on the results of the geotechnical investigation, the proposed residential development is feasible from a geotechnical standpoint. Three to three and one half feet of fill was encountered in the majority of the test pits. The native soil underlying the site consists predominantly of native weathered and unweathered glacial till deposits. The proposed residential structures can be supported on conventional foundations bearing on competent native soils, competent existing fill or structural fill placed as part of the site grading activities. Recommendations for foundation design, earthwork, and other pertinent geotechnical recommendations are provided in this report. A site plan was not available at the time of this report. If you have any questions regarding the content of this geotechnical engineering study, please contact us. Sincerely, EARTH SOLUTIONS NW, LLC 1805 . 136th Place N.E., Suite 201 • Bellevue. WA 9800:; • (425) 449-4704 • FAX (425) 449-4711 TABLE OF CONTENTS ES-2971 PAGE INTRODUCTION ................................. ....................................... 1 General......... ........................................................... ...... 1 Project Description ........................................................... 1 Surface... ......... ................................................................ 1 Subsurface....................................................................... 2 Geologic Setting.................................... ............ ....... 2 Groundwater........ ...... ... ................................................ ..... 2 DISCUSSION AND RECOMMENDATIONS ....................................... 2 General............................. ... ............................................. 2 Site Preparation and Earthwork.................... ........................ 3 Temporary Erosion ControL............ .................. ...... 3 In-situ Soils............ .......................... ................ ........ 3 Structural Fill Placement........................................... 4 Subgrade Preparation............................................... 4 Foundations.............................................. ........ ............... 5 Slab-on-Grade Floors......................................................... 5 Seismic Considerations........ ................. ................................ 6 Excavations and Slopes... ................................................. 6 Utilitv Trench Backfill......................... .................... ............ 6 Drainage............ ............................................................... 7 Pavement Sections... ... .. . ... ... ......... ... . . . .. .... ... ... ... ... . ..... ... ... 7 LIMITATIONS........................... ............ ......... .................. ...... ...... 8 Additional Services............................................................ 8 Earth Solutions NW. LLC GRAPHICS Plate 1 Plate 2 Plate 3 APPENDICES Appendix A Appendix B TABLE OF CONTENTS Cont'd ES·2971 Vicinity Map Test Pit Location Plan Typical Footing Drain Detail Subsurface Exploration Test Pit Logs Laboratory Test Results Grain Size Distribution Earth SQlutions WI. LLC General GEOTECHNICAL ENGINEERING STUDY EAGLESTON 18851120th AVENUE SOUTHEAST RENTON, WASHINGTON ES-2971 INTRODUCTION This geotechnical engineering study was prepared for the proposed residential development to be constructed off of 120th Avenue Southeast in Renton. Washington. The approximate location of the subject property is illustrated on the Vicinity Map (Plate 1). The purpose of this study was to develop geotechnical recommendations for the proposed project. The scope of services for completing this geotechnical engineering study included the following: • Subsurface exploration consisting of observing, logging and sampling five test pits excavated within accessible areas of the development envelope; • Engineering analysis; and, • Preparation of this report. Project Description The subject site is located northwest of the intersection Southeast 191st Street and 120th Avenue Southeast in Renton, Washington. The approximate limits of the property are illustrated on the Test Pit Location Plan (Plate 2). The subject site consists of four adjoining tax parcels totaling approximately 4.9 acres. Existing structures onsite include three houses, two detached garages, and two tool shacks. A cursory review of an available geologic map indicates the site is underlain by Vashon subglacial till (Qvt). We understand that any existing structures will be removed and the site will be redeveloped into residential lots, access roads and associated utility improvements. Surface The existing vegetation consists of tree cover concentrated near the south half of the site and landscaped grass yards on the north half. Topography descends to the east at a gentle slope, with approximately five feet of elevation change across the site. Earth Solutions NW, LLC WestPac Development September 10, 2013 Subsurface ES-2971 Page 2 An ESNW representative observed, logged and sampled five test pits excavated at the site for purposes of assessing soil and groundwater conditions. The approximate locations of the test pits are illustrated on the Test Pit Location Plan (Plate 2). Please refer to the test pit logs provided in Appendix A for a more detailed description of the subsurface conditions. Topsoil was encountered to depths of approximately two to four inches. Fill was encountered at test pit locations TP-1, TP-2, TP-3, and TP-5 and ranged in depth from about three feet to three and one-half feet. Fill consisted primarily of loose to medium dense silty sand with varying amounts of gravel (Unified Soil Classification SM). Isolated pockets of forest topsoil were encountered at TP-1 at a depth of about two and one-half feet below existing grade. Native soils underlying the topsoil and fill were comprised primarily of dense to very dense silty sand with gravel (SM) associated with weathered and unweathered glacial depOSits. Soil relative density generally increased with depth. In general, dense conditions were encountered at depths up to three and one-half feet below existing grades. Geologic Setting The geologic map of the area identifies glacial till (Ovt) deposits throughout the site and surrounding area. Based on the results of the subsurface investigation, the native soils observed at the test pit locations are generally consistent with the glacial tili. Groundwater No seepage was observed at test pit locations (August 2013). However, groundwater seepage should be expected in site excavations, given the observed soil conditions. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, the residential development on the subject site is feasible from a geotechnical standpoint. The proposed residential structures can be supported on competent native soil, competent existing fill or structural fill placed as part of the site grading activities. The existing fill may require removal and re-compaction within building footprints, depending on the conditions exposed during grading. Where fill areas are proposed, compaction of the existing fill soils to structural fill specifications described later in this study will be necessary. Earth Solutions NW, llC WestPac Development September 10, 2013 ES-2971 Page 3 This study has been prepared for the exclusive use of WestPac Development, and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practiCing under similar conditions in this area. Site Preparation and Earthwork Site preparation activities will likely include removing the existing structure and associated improvements from the development envelope, establishing clearing limits and installing temporary erosion control measures. The primary geotechnical considerations during the proposed site preparation and earthwork activities will involve the overall cut and fill activities, re-working existing fill where necessary, structural fill placement and compaction, underground utility installations, and final building and pavement area subgrade preparation. We anticipate the mass grading will utilize a balanced approach, with cut soils used as structural fill elsewhere on-site. Temporary Erosion Control Temporary erosion control measures should include, at a minimum, silt fencing placed along the downslope perimeter of the construction envelope, and a construction entrance consisting of quarry spalls to minimize off-site soil tracking and to provide a firm surface. Surface water must not be allowed to flow over, or collect above, temporary or permanent slopes. Interceptor drains or swales should be considered for controlling surface water flow patterns. ESNW should observe the erosion control measures, and provide supplement recommendations for minimizing erosion during construction. In-situ Soils From a geotechnical standpoint, the silty sand deposits encountered at the test pit locations are generally suitable for use as structural fill provided the soil moisture content at the time of grading allows compaction to the levels specified below. The moisture sensitivity of the silty sand deposits anticipated to be exposed during grading activities can generally be characterized as moderate to high. Due to the moisture sensitive nature of the silty sand soil, successful use of the soil will largely be dictated by the moisture content at the time of placement and compaction. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well graded granular soil with a maximum aggregate grain size of six inches, and a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of 5 percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Earth Solulions NW, llC WestPac Development September 10, 2013 Structural Fill Placement ES-2971 Page 4 In general, areas to receive structural fill should be sufficiently stripped of organic matter and other deleterious material. Overstripping of the site and proposed fill surfaces should be avoided. ESNW should observe cleared and stripped areas of the site prior to structural fill placement. Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and onsite roadway areas. Fills placed to construct permanent slopes and throughout rockery, retaining wall, and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be placed in maximum 12 inch lifts and compacted to a relative compaction of 90 percent, based on the maximum dry density as determined by the Modified Proctor Method (ASTM 0-1557-02). In pavement areas, the upper 12 inches of the structural fill should be compacted to a relative compaction of at least 95 percent. City, county, or other jurisdiction compaction requirements may supercede the above recommendations in right-of-way areas. Subgrade Preparation Following site stripping and removal of the existing structural improvements, cuts and fills will be completed to establish the proposed subgrade levels throughout the site. ESNW should observe the subgrade and existing fill during the initial site preparation activities to confirm soil conditions and to provide supplemental recommendations for subgrade preparation, if necessary. The process of removing the existing building structure may produce voids where the old foundations are removed, and where basement or crawl space areas may have been present. Thorough restoration of voids from old foundation and basement areas must be completed as part of the overall subgrade and building pad preparation activities. The following guidelines for preparing the building subgrade areas should be incorporated into the final design: • Where voids and related demolition disturbances extend below the planned subgrade level, restoration of these areas should be completed. Structural fill should be used to restore voids or unstable areas resulting from the existing building removal. • Re-compact or overexcavate and replace areas of existing fill (if present) exposed at the building subgrade elevation. ESNW should confirm subgrade conditions and the required level of re-compaction or overexcavation and replacement during the site preparation activities. Overexcavations should extend to competent (medium dense) native soils and replaced with structural fill. • ESNW should confirm overall suitability of the prepared subgrade areas following the site work activities. Earth Solutions NW, LLC WestPac Development September 10, 2013 Foundations ES-2971 Page 5 The proposed residential structures can be supported on conventional spread and continuous footings bearing on competent native soil competent existing fill or structural fill. We anticipate competent native soil suitable for support of foundations will generally be encountered at depths of three and one-half feet below existing grades. The existing fill may require removal and re-compaction within building footprints, depending on the conditions exposed during grading. Building pad fill areas should be compacted to the specifications of structural fill previously described in this report. Where loose or unsuitable soil conditions are encountered at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. For design the following parameters can be used for the foundation design: • Allowable soil bearing capacity 2,500 psf 350 pcf 0.40 • Passive earth pressure • Coefficient of friction The passive earth pressure value provided above assumes the foundations are backfilled with structural fill. A factor-of-safety of 1.5 has been applied to these passive resistance and friction values. For short term wind and seismic loading, a one-third increase in the allowable soil bearing capacity can be assumed. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of approximately one-half of an inch. The majority of the settlements should occur during construction, as dead loads are applied. Slab-On-Grade Floors Slab-on-grade floors for residential structures should be supported on competent native soil or structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of 5 percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier is used it should consist of a material specifically designed for that use and be installed in accordance with the manufacturer's specifications. Earth Solution. NW, LLC WestPac Development September 10, 2013 Seismic Considerations ES-2971 Page 6 The 2009 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. If the project will be permitted using the 2009 IBC, based on the soil conditions observed at the test sites, Site Class D, from table 1613.5.2, should be used for design. The 2012 IBC recognizes ASCE for seismic site class definitions. If the project will be permitted under the 2012 IBC, in accordance with Table 20.3-1 of ASCE, Minimum Design Loads for Buildings and Other Structures, Site Class D, should be used for design. In our opinion, liquefaction susceptibility at this site is low. The relative density of the site soils and the absence of a uniform, shallow groundwater table is the primary basis for this designation. Excavations and Slopes The Federal and state Occupation Safety and Health Administration (OSHAIWISHA) classifies soils in terms of minimum safe slope inclinations. Based on the soil conditions encountered during our fieldwork, fill, weathered native soil and where groundwater is exposed would be classified by OSHAIWISHA as Type C. Temporary slopes over four feet in height in Type C soils should be sloped no steeper than 1.5H:1V (Horizontal:Vertical). Dense glacial till soils would be classified by OSHAIWISHA as Type A. Temporary slopes over four feet in height in Type A soils should be sloped no steeper than 0.75H:1V (Horizontal:Vertical). Temporary slopes steeper than the OSHAIWISHA guidelines detailed above may be acceptable depending on the actual conditions exposed during grading activities. ESNW should observe temporary and permanent slopes to confirm that the inclination is appropriate for the soil type exposed, and to provide additional grading recommendations, as necessary. If temporary slopes cannot be constructed in accordance with OSHAIWISHA guidelines, temporary shoring may be necessary. Permanent slopes should maintain a gradient of 2H:1V, or flatter, and should be planted with an appropriate species of vegetation to enhance stability and to minimize erosion. Utility Support and Trench Backfill In our opinion, the soils observed at the test pit locations are generally suitable for support of utilities. Excessively loose, organic, or otherwise unsuitable soils encountered in the trench excavations should not be used for supporting utilities. In general, the on-site soils observed at the test pit locations should be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the County or other applicable jurisdiction or agency. Earth Solutions ~. LLC WestPac Development September 10, 2013 Drainage ES-2971 Page 7 Groundwater seepage was not encountered at the time of our fieldwork (August 2013). However, the presence of perched groundwater seepage should be anticipated during site excavations, particularly in the late fall, winter, spring and early summer months. Temporary measures to control groundwater seepage and surface water runoff during construction will likely involve interceptor trenches and sumps, as necessary. In our opinion, the proposed residential structures should incorporate footing drains around the outside perimeter of the foundations. A typical footing drain detail is provided on Plate 3 of this report. Surface grades adjacent to structures should slope away from the structures at a gradient of at least 2 percent. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications previously detailed in this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions will require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For lightly loaded pavement areas subjected primarily to passenger vehicles, the following preliminary pavement sections can be considered: • Two inches of hot mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; • Two inches of HMA placed over three inches of asphalt treated base (ATB). For relatively high volume, heavily loaded pavements subjected to occasional truck traffic, the following preliminary pavement sections can be considered: • Three inches of HMA placed over six inches of CRB, or; • Three inches of HMA placed over four inches of ATB. The HMA, ATB and CRB materials should conform to WSDOT specifications. All soil base material should be compacted to at least 95 percent of the maximum dry density. Final pavement design recommendations can be provided once final traffic loading has been determined. City of Renton road standards may supersede the recommendations provided in this report. Earth Solutions NW. llC WestPac Development September 10, 2013 LIMITATIONS ES-2971 Page 8 The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test sites may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions NW. LLC Reference: King County, Washington Map 686 By the Thomas Guide Rand McNally 32nd Edition " NOTE: This plate may contain areas of color ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. _,"'~"'-:'n '" ~ :0 ~; ~ 0. ~ 'S~ 'fI- 'W~~l ... ~: T23N T22N rt· " . __ il_. " '" - Vicinity Map Eagleston Renton, Washington 2 1 • , , " Drwn. GLS Date 08/29/2013 Proj. No. 2971 Checked SCW Date Aug. 2013 Plate c I -0- TP-21 8 4 r- I ! TP-1 j---; c LEGEND TP-1-!-Approximate Location of I ESNW Test Pit, Proj. No. ES-2971, Aug. 2013 ---1 I I Subject Site ,--- 3 Proposed Lot Number NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and I or proposed site features. The information illustrated is largely based on data provided by the client at the time of our sludy. ESNW cannot be responsible for subsequent design changes or interpretation of Ihe data by olhers. NOTE: This plale may conlain areas of color. ESNW cannol be responsible for any subsequent misinterpretation of the information resulting from black & while reproduclions of this plate. l __________ . ______ , ! I ' I 3 I -0- TP-4 1 , _!TP-3 I i I 0' Storm I -0- ITP-5 o 100 200 J .1 I 1"=100' b Scale in Feet Test Pit Location Plan Eagleston Renton, Washington Drwn. GLS No. 2971 sew Date Aug. 2013 Plate 2 uJ vi NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of Perforated i (Surround 12" of less permeable, suitable soil. Slope away from building. LEGEND: I:::::: <I Surface Seal; native sailor : :: : : : : : : : other low permeability material. 1" Drain Rock Slope ~ 2" (Min.) Drain Pipe 1" Rock) SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING FOOTING DRAIN DETAIL Eagleston Renton, Washington Drwn. GLS Date 0911 012:01:31 F'roi. No. 2971 Checked SCW Date Sept. 2013 Plate 3 Appendix A Subsurface Exploration ES·2971 The subsurface conditions at the site were explored by excavating five test pits at the approximate locations illustrated on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface exploration was completed in August 28, 2013. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions t>N>I. LLC Earth Solutions NWLLC SOIL CLASSIFICATION CHART MAJOR DIVISIONS TYPICAL DESCRIPTIONS COARSE GRAINED SOILS MORE THAN 50% OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% OF MATERIAL IS SMALLER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE SAND AND SANDY SOILS CLEAN GRAVELS (LITTLE OR NO FINES) GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) ClEAN SANDS (LITTLE OR NO FINES) SANDS WITH MORE THAN 50% FINES OF COARSE FRACTION PASSING ON NO. 4 SIEVE (APPRECIABLE SILTS AND CLAYS SILTS AND CLAYS AMOUNT OF FINES) LlQUIDLlMrr LESS THAN 50 LIQUID LlMrr GREATER THAN 50 HIGHLY ORGANIC SOILS GW GP GM GC SW SP SM SC ML CL OL MH CH OH PT WElL-GRADED GRAVELS. GRAVEL- SAND MIXTURES, LITTLe OR NO FINES POORLY-GRADED GRAVELS. GRAVEL -SAND MIXTURES. LITTLE OR NO FINES SILTY GRAVELS. GRAVEL-SAND- SILT MIXTURES CLAYEY GRAVELS. GRAVEL -SAND- CLAY MIXTURES WELL-GRACED SANDS. GRAVELLY SANDS. LITTlE OR NO ANES POQRLY-GRAOEO SANDS. GRAVELLY SAND. LITTLE OR NO FINES SILTY SANDS, SAND -SILT MIXTURES CLAYEY SANDS, SAND· eLA Y MIXTURES INORGANIC SILTS AND VERY ANE SANDS. ROCK FLOUR. SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WrTH SLIGHT PLASTICITY INORGANIC CLAYS OF LOW TO MEDIUM PLASTlCITY, GRAVELLV CLAYS. SANDY CLAYS, SILTY ~YS. LEAN CLAYS ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY INORGANIC SILTS. MICACEOUS OR DIATOMACEOUS FINE SAND OR SILTY SOILS INORGANIC CLAYS OF HIGH PLASTICITY ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY. ORGANIC SILTS PEAT. HUMUS. SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indICate borderline soil classifications. The diSCUSSion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached Iogs_ Earth Solutions I 1S05136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425·284·3300 CLIENT West Pac Development PROJECT NUMBER DATE STARTED -'S""2.,8I!!.-1'-'3'--____ _ COMPLETED -'S"'12"'8I,,1"'3 ____ __ EXCAVATION CONTRACTOR -'N-"W=E"x.,..ca"'v"'a"'tin"'9'--____________ __ EXCAVATION METHOD ___________________________ _ LOGGED BY -'S"-'CW= ________ _ CHECKED BY S"'CW"""-____ _ NOTES Depth oITopsoil & Sod 2": gra~_. ___ . ___ .. _ W l: ~ffi <Ii '-' ~g WID TESTS (j :;:8 .J::;; <Ii ~.J 0 0.::0 ::j :i!z C) '" 8M TEST PIT NUMBER TP-1 PAGE 1 OF 1 PROJECTNAME~E~a~9~le~st~o~n ____________________________ _ PROJECT LOCATION GROUND ELEVATION ..55~1.!!0.!Jft~ __ _ TEST PIT SIZE _________ __ GROUND WATER LEVELS: AT TIME OF EXCAVATION -= ____________________ _ AT END OF EXCAVATION -= ______________________ _ AFTER EXCAVATION - MATERIAL DESCRIPTION ·12" layer of dB"' brown topsoil MC ;46.20% MC; 13.30% MC; 15.40% MC;11.10% SM SM with gravel, dense, moist ·becomes very dense excavation. Bottom of test pft at 9.5 feet. Ealth Solutions NW 1805 136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT West Pac Development. ______ . _______________ __ PROJECT NUMBER DATE STARTED ... 8"'12"'8"'/1"'3 ____ _ COMPLETED .,,8""/2.,81 ... 1"'3'--__ __ EXCAVATION CONTRACTOR ~N""W<!....!E"x .. ca"'v"'."'tin"'g'__ ____________ __ EXCAVATION METHOD ____ ..... ______ . __________ _ LOGGED BY "S"'C"'W"-________ _ CHECKED BY -'S"'C"W-'-__ _ NOTES Depth ofTopsoil & Sod 3": grass w n. 0 I ~ffi en fi;g will <.i XC) TESTS n.o -':!! en ~-' 0 n.:::> :::i !Z C) -scattered debris 3M TEST PIT NUMBER TP-2 PAGE 1 OF 1 PROJECTNAME~EBa~g~le~s~m~n ____________________________ _ PROJECT LOCATION GROUND ELEVATION ..,,5"'1><0,,1\ ____ _ TEST PIT SIZE __________ _ GROUND WATER LEVELS: AT TIME OF EXCAVATION ______ ... ATENDOFEXCAVATION~'__ ______________________ _ AFTER EXCAVATION - MAllERIAL DESCRIPTION -12" thick pocket of drain rock on east side -becomes moist MC -13.80% SM Me -10.40% excavation. Bottom of test pH at 5.5 feet. Earth Solutions ~ 1805 1361h Place N.E .• Suite 201 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT West Pac Development PROJECT NUMBER DATE STARTED ...,8",12",81,-,1,,-3 __ _ COMPLETED 8/28/13 EXCAVATION CONTRACTOR .l'!W ExcavallD.9, _______ _ EXCAVATION METHOD ____ _ LOGGED BY SCW CHECKED BY -'S"C"W'---__ _ NOTES Depth otTopsoN & Sod 3": grass w a. Ll I j':ffi c6 11:2 w'" (j :;:(') w-...J:; TESTS c6 ~g c O,::J :;j ~z (') SM MC = 7.30% TEST PIT NUMBER TP-3 PROJECT NAME Eagleslon PROJECT LOCATION GROUND ELEVATION ->5""07'-ft"--__ GROUND WATER LEVELS; PAGE 1 OF 1 TEST PIT SIZE _____ _ AT TIME OF EXCAVATION ~ ____________ _ AT END OF EXCAVATION ____ _ AFTER EXCAVATION - MATERIAL DESCRIPTION MC = 10,80% silty SAND. dense. SM ~becomes very dense MC = 8.70% a17.5 excavatkln. Bottom oltest pit at 7.5 feet. Earth Solutions NW 1805136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT West Pac Development PROJECT NUMBER DATE STARTED -'8"'12"'8!'-/1'-'3'-__ _ COMPLETED .,.,8"'12""81'-'1"'3'---__ EXCAVA110N CONTRACTOR -'NW=-'E"'x""ca.,v"'a"'tin"'g, _____ _ EXCAVATION METHOD ______________ _ LOGGED BY -'S"'C"'W'----___ _ CHECKED BY -'S"'C"-W'--__ _ NOTES Depth of Topsoil & Sod 4": forest duff w :I: ~ffi iii (,) ~c wal TESTS ti ~8 w--'::0 iii iIi-' 0 "-=> :::j ::'z Cl ili SM -scattered roots MC = 6.40% Gray silty TEST PIT NUMBER TP-4 PAGE 1 OF 1 PROJECT NAME -'E"'a,..g""le"'st"'o"'n ______ _ PROJECT LOCA 110N GROUND ELEVA110N .."5,-,1",0,,,1t __ _ TEST PIT SIZE _____ _ GROUND WATER LEVELS: AT 11ME OF EXCAVATION -==---__________ _ AT END OF EXCAVATION -= ___________ _ AFTER EXCAVATION - MATERIAL DESCRIPTION damp damp -partially cemented SM MC=9.20% -becomes very dense -becomes moist i excavation. Bottom of test pk at 7.5 feat. Earth Solutions N 1805 136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT West Pac Development PROJECT NUMBER DATE STARTED 8128113 COMPLETED -'81""2"'8"-11"'3'--__ EXCAVATION CON11RACTOR --"NW=E"'x"'ca"v"a"'ti"ng. _______ _ EXCAVAll0N METHOD ______________ _ LOGGED BY -'S"C"'W'---___ _ CHECKED BY -'S""C"'W-'-__ _ NOTES ... Q~I).t!Lof Top~iI & Sod 4": grass UJ "-~ffi u; 0 J: ~8 ~g UJ'" TESTS cj ...J::; u; ~...J a "-::> ~z ::> (!) -scattered roots SM MC = 13.00% TEST PIT NUMBER TP-5 PAGE 1 OF 1 PROJECT NAME -,Ega"fgl!!le~s~to,!!n _______________ _ PROJECT LOCA 110N GROUND ELEVAll0N 51011 GROUND WATER LEVELS: TEST PIT SIZE AT TIME OF EXCAVAll0N -='--__________ _ AT END OF EXCAVAll0N -='--_________ _ AFTER EXCAVATION -- MATERIAL DESCRIPTION gravel, denSe, -partially cemented SM -becomes very dense MC= 9.70% excavation. Bottom of test p~ at 7.5 feet. Appendix B Laboratory Test Results ES-2971 Earth Solutions tNo/, l-l-C • Earth Solutions NW bRAIN SIZE DISTRIBUTION 1805 • 136th Place N.E., Suite 201 Bellevue, WA 98005 Telephone: 425-284·3300 CliENT WestPac Develo~ment LLC ... PROJECT NAME Eagleston PROJECT NUMBER E5-2971 PROJECT LOCATtON Renton u.s. SIEVE OPENING ~ INCHES I U.s. SIEVE NUMBERS I HYDROMETER 6 4:3 2 1 3/4 112 3 4 • 810 1416 20 30 40 50 60 100140200 100 I ~' K I I I I I I I 95 f\ ~ 90 1\ \ "" 85 U. ~ 80 ~::::: ~ 75 ~~ 70 "" \ fo-65 I~ :J:: (!I 60 ~ l\ >-55 '0 '" ~'b ~ UJ 50 '~ \ z u:: 'Z 45 ~ UJ ~ 40 UJ ~\ 0. 35 \, 30 25 20 15 10 5 , 0 100 10 1 0.1 0.01 0.001 GRAIN SIZE IN MILLIMETERS I COBBLES GRAVEL SAND J SILT OR CLAY coarse I fino coarse I medium I fine I Specimen Identification Classification PI Cc Cu 0 TP-1 3.Oft. USDA: Dark Brown Sandy Loam. uses: SM. \lSI TP-2 5.0ft. USDA: Light Brown Gravelly Sandy Loam. uses: SM w Gravel. /"; TP-3 7.5ft. USDA: Ught Brown Gravelly Sandy Loam. uses: SM. Specimen Identification 0100 060 D30 D10 %Silt %Clay 0 TP-1 3.0ft. 9.5 0.221 41.9 \lSI TP·2 5.Oft. 37.5 0.493 30.0 /"; TP·3 7.Sft. 37.5 0.397 33.7 EMAIL ONLY Distribution ES-2971 WestPac Development 7449 West Mercer Way Mercer Island, Washington 98040 Attention: Mr. Peter O'Kane Earth Solutions NW, LLC TECHNICAL MEMORANDUM I I : I WATERSHED C l. );\ \ i 1/\ >J,' Date: To: From: September 30, 2013 Peter O'Kane Mike Foster Project Number: Project Name: Renton Eagleston/Zemanek Subject: Wetland Reconnaissance Report for the Eagleston/Zemanek project area in the City of Renton Introduction On Thursday, July 18, 2013, Watershed Company Ecologist, Mike Foster, visited the four subject parcels to screen for jurisdictional wetlands and streams. The tax identification numbers of the four subject parcels, all located in the City of Renton, are 619840-0247, -0241, -0260, and -0280. Methods Public-domain information on the subject property was reviewed for this study. These sources include USDA Natural Resources Conservation Service Soil maps, U.S. Fish and Wildlife Service National Wetland Inventory maps, Washington Department of Fish and Wildlife interactive mapping programs (PHS on the Web and SalmonScape), King County's GIS mapping website (iMAP), and the City of Renton Municipal Code Wetland Map (Figure 4-3-050Q5). The study area was evaluated for wetlands using methodology from the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region Version 2.0 (Regional Supplement) (US Army Corps of Engineers [Corps] May 2010). The wetland boundaries were determined on the basis of an examination of vegetation, soils, and hydrology. Areas meeting the criteria set forth in the Regional Supplement were determined to be wetland. Soil, vegetation, and hydrologic parameters were sampled at several locations on the subject property to make the determination. Data points on-site are marked with yellow-and black-striped flags. We recorded data at. .. DO', R,-r .. r·I'I1... . . ..-I ~-'" f two of these locations. . '-........ , • . L. Findings OCT17zon The site is generally situated on a topographic plateau with only ~irMio;t· variations in elevation. Four on-site houses and one auxiliary strucM~'~ii>' ,> surrounded by landscaped lawn, shrubs and a few deciduous and evergreen trees. The west half of the south parcel (number -0280) varies from the rest of the 750 Sixlh Street South Kiridand, WA 98033 P 425.822.5242 ' f 425.827.8136 watershedco.com The Watershed Company Wetland Reconnaissance Report September 30, 20t 3 Page 2 subject area as it is a non-maintained forest characterized mostly by mature big leaf maple (Acer macrophyllum, FACU), red alder (Alnus rubra, FAC), Scouler's willow (Salix scauleriana, FAC) and some Douglas fir trees. The understory vegetation is mostly Himalayan blackberry (Rubus armcniacus, FACU), salmonberry (Rubus sprefabilis, FAC), vine maple (Acer circinatum, FAC), red elderberry (Sambucus racemosa, FACU), and sword fern (Polystichum munitum, FACU). Most of the vegetation found in the subject area is typical of non- wetland areas. An area along the south parcel boundary contains some wetland vegetation. Douglas' spirea (Spiraea douglasii, FACW), water birch (Betula occidentalis, FACW), and black cottonwood (Populus balsamifera, FAC) saplings dominate this small area. Some soft rush UUI1CUS rffusus, FACW) is growing in the understory. The presence of algal mats, water stained leaves, and water marks on stems and trunks are indicators that the area had been inundated with surface water sometime in the last year. However, the bright color of the rooting zone soil matrix (dark yellowish brown (lOYR 4/4)) along the south parcel boundary shows the inundation has not occurred for long enough during the growing season for wetland soils to develop (see DP-2). Despite the presence of wetland plants and indicators of wetland hydrology, the area does not currently meet jurisdictional wetland criteria. The water marks on-site appear to be consistent with an area of surface water (and possible former wetland conditions) noted on the neighboring parcel to the south on recent historical aerial photography. The off-site parcel is currently being developed under a building permit, so the conditions observed are no longer present. No jurisdictional wetland or stream features are located within the subject area. ~WATERSHED 'ETLAND DETERMINATION DATA FO tern Mountains, Valleys, and Coast Supplement 1987 CeE Wetlands Delineation Manual 750 Sixth Street South Kirkland, Washington 98033 rr=====;J (425) 822-5242 e II DP-1 II watershedco.com Project Site: Renton Eaaleston/Zemanek Sampling Date: 7/18/2013 Applicant/Owner: -I Sampling Point: DP-1 Investigator: Mike Foster City/County: Renton I Kina Sect.. Township, Range S 33 T 23N R 05E State: WA Landform (hillslope, terrace, etc) I Terrace Slope (%) 1 0 I Local relief (concave. convex, none) I Flat Subregion (LRR) J A I Lat I 47.43 Long I ·122.18 I Datum I Soil Map Unit Name I Alderwood gravelly sandy loam, 0 to 6 percent slopes I NWI classification I N/A Are climatic/hydrologic conditions on the site typical for this time of year? tiJ Yes t:BJ No (If no, explain in remarks.) Are "Normal Circumstances" present on the site? 181 Yes D No Are Vegetation 0, Soil, 0, or Hydrology D significantly disturbed? Are Vegetation 0, Soil, 0, or Hydrology D naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS -Attach site map showinQ samplinQ point locations, transectsl important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? I ~ p:: I ~ I ~~ Is this Sampling Point within a Wetland? [QJ Yes ~ No Wetland Hydrology Present? DYes r8:I No Remarks: Point taken at the north edge of the south parcel VEGETATION -Use scientific names of plants, Tree Stratum (plot size 5m diam. ) ~~~~~ute % Dominant Indicator Dominance Test Worksheet Soec;es' ~ Acer 50 Y Number of Dominant Species 2 , that are OBL, FAGW, or FAG: (A) , Total Number of Dominant 3 4. Species Across All Strata" (B) • T,,,, cO'" Percenlot ; that are OBL, FAGW, or FAG: (AlB) SaplinglShrub Stratum (Pial size 3m diam. ) 1. Rubus 45 Y FAC Tnl~:~/~~~~e"t " Multigl:i b:i , OBl spec;es xl = 4. FAGW spec;es ,2. 5, FAG spec;es ,3= FAGU spec;es ,4= = Total Cover <,;= Herb Stratum (Plot size 1m diam. ) 1 (A) 1 ill) 1. ' repens 100 Y FAC 2. Prevalence Index = B I A = 3 4. I;S~ s. ,. lIesl ;s S 3.0· 7. ; I , on a sepa::;e :heel) . ; 8. data;n, .. " 9. Wetland . Planls' " ; '(e,pla;n) 11. _ T ,,,, cO'" • Indicators of hydric soil and wetland must be prese;'-i: unless disturbed or I i ,Stratum (Plots;ze I ; 2. Hydrophytic Vegetation Yes 0 Np 0 _ T 0\,1 cO'" Present? % Bare Ground in Herb Stratum Remarks: us Army Corps of Engineers Western Mountains, Valieys, and Coast -Interim Version SOIL Sampling Point -DP-1 Profile Oeser! tion: (Describe to the depth needed to document the indicator or confirm the absence 01 indicators. Depth Matrix Redox Features (inches) Color moist) % Color moist % Type Lac Texture Remarks 0-12" very dark brown 100 - - - -Sandy loam (10VR 2/2) 12 -16" brown (10VR 4/3) 98 dark yellowish brown -(10YR 4/4) 2 - - Sandy loam ·'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS:::Covered or Coated Sand Grains 2 Loc: PL=Pore Lining, M:::Malrix ~driC Soillndicalors: (Applicable to all L~ unless otherwise noted.) Indicators for Problematic Hydric Soils3 o Histosol (A1) 0 Sandy Redox (S5) 00 2cmMucklA10) ~ Histic Epipedon (A2) 0 Stripped Matrix (86) o Red Parent Material (TF2) ~ Black Histic (A3) =Q= Loamy Mucky Mineral (F1) (except MLRA 1) B Other (explain in remarks) D Hydrogen Sulfide (M) D Loamy Gleyed Matrix (F21 ~ Depleted 8elow Dark Surlace (All) =Q= Depleted Matrix (F3) 3 Indicators 01 hydrophytic vegetation and wetland hydrology must D Thick Dark Surlace (A12) D Redox Dark Surlace (F6) ~ Sandy Mucky Mineral (51) =Q= Depleted Dark Surlace (F7) be present, unless disturbed or problematic r-U Sandy Gleyed Matrix (S4) ~ Redox Depressions (FB) Restrictive Laver (if present): Type: Hydric soil present? I Yes n I I No [XlI Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: ~ary Indica/ors (minimum of one requi~heck all that apply): Secondary Indicators (2 or more required): D Suriace water (A 1) D Sparsely Vegetated Goncave Surlace (88) ~ Water-Stained Leaves (89) (MLRA 1, 2, 4A & 48) ~ High Water Table (A2) : D Water-Stained Leaves (except MLRA 1, 2, 4A & 48) (89) D Drainage Patterns (810) D Saturation (A3) D Salt Crust (Bl1) ~ Dry-Season Water Table (C2) ~ Water Marks (Bl) ro Aquatic Invertebrates (BI3) ~ Saturation Visible on Aerial Imagery (C9) Sediment Deposits (B2) ro Hydrogen Sulfide Odor (C1) r--9 Geomorphic Position (02) Drill Deposits (B3) : D Oxidized Rhizospheres along Living Roots (C3) ~ Shallow Aquitard (03) Algal Mat or Crust (84) D Presence of Reduced Iron (C4) D FAG-Neutral Test (05) Iron Deposits (85) ro Recent Iron Reduction in Tilled Soils (C6) ~ Raised Ant Mounds (06) (LRR A) Surface, Soil Cracks (B6) , : D Stunted or Stressed Plants (01) (LRR A) c.bl Frost-Heave Hummocks Inundatton Visible on Aerial D Other (explain in remarks) L-Imagery (Bl) '--- Field Observations Surface Water Present? ~ Yes ~ Na Depth (in): Water Table Present? Yes Na Depth (in): I Yes DI I No ~ I Wetland Hydrology Present? Saturation Present? Yes Na Depth (in): ~14" (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections). if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast -Interim Version ~WATERSHED 'ETLAND DETERMINATION DATA FO 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 tern Mountains, Valleys, and Coast Supplement e 1987 COE Wetlands Delineation Manual DP-2 watershedco.com Project Site: Renton Eagleston/Zemanek Sampling Date: 7/18/2013 Applicant/Owner: I Sampling Point: DP-2 Investigator: Mike Foster City/County: Renton 1 King Sect., Township. Range S33 T 23N R 05E State: WA Landform (hillslope, terrace, etc) I Terrace Slope (%) I 0 Local relief (concave, convex, none) Flat Subregion (LRR) I A I Lal I 47.43 Long I -122.18 I Datum I Soil Map Unit Name I Alderwood gravelly sandy loam, 0 to 6 percent slopes I NWI classification I N/A Are climatic/hydrologic conditions on the site typical for this time of year? [iJ Yes [8] No (If no, explain in remarks.) Are "Normal Circumstances" present on the site? ~ Yes D No Are Vegetation D, Soil, D, or Hydrology D significantly disturbed? Are Vegetation D, Soil, D, or Hydrology D naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? ~ Yes I ~I No Is this Sampling Point within a Wetland? [Q] Yes ~NO Hydric Soils Present? DYes No Wetland Hydrology Present? t8l Yes No Remarks: I-Use, , names 01 plants. Tree Stratum (Plot size 5m diam. ) ~~~~Irute % ~~;~i~:~t ~~~~~tor Dominance Test Worksheet , . I. ~~~~,~ ~~L F~CV: s:,~~~. 2. (A) 3. ~~~a~,~~'~~,~s~'~" SI,ala 4. (B) "T,,,I cO'" ~e;,c:;~ ~BL~'F';;C~,s6re;:~. (AlB) Sapling/Shrub Stratum (Plot size 3mdiam. ) 1. 90 V FAC " ... ~, ~:~a:~/~~~ve, " , Rubus 10 N FAC Multiply by 3. 2 N FACW OBL species __ xl 4. FAGW spedes x2~ 5 FAG species x3= FACU spedes x4: ~ Total Cover x5~ Herb Stratum (Plol size lmdiam. ) Column lolals (A) (8) 1. Juncus effusus 15 y FACW 2. Garex 5 N FACU Prevalence Index = 81 A = ,. 4. 5. f lesl Is > 50% 6. I tls<3.0· 2. da;::n ,;~arks 0' on a . (prOvide, '"" I,," 6. ,. Wetland 'Plants' 10. I ' (explain) " o 'o<al cO'" ~ Indica~O~~I~!~~~:~~:~ and wetland must be Plesenl. I j Oil I I I • Siratum 'D'" ) 1. 2. Hydrophytic Vegetation Yes ~ No D o ,o<al c"e, Present? % BalO GlOund In Heill Slialum Remarks: Site cleared in the last ten years. Hydro may hal'e recently been altered. Near a large trench associated with neighboring development. US Army Corps of Engineers Western Mountains, Valleys, and Coast -Interim Version SOIL S I' P' ampllng Olnt-DP 2 - Profile oeseri tion: (Describe to the depth needed to document the indicator or confirm the absence of indicators. Depth Matrix Redox Features (inches) Color moist) % Color moist % Type Loc" Texture Remarks 0-14" dark yellowish brown'(10YR 4/4) 98 7.5YR 4/6 2 RM M Sandy Loam 'Type: C",Concenlration, D=Oepletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains ~Loc: Pl=Pore Lining, M=Matrix ~drlC Soli Indicators: (Applicable to alll~, unless otherwise noted.) Indicators for Problematic Hydric Soils3 o Histosol (At) 0 Sandy Redox (S5) 00 2cm Muck (A10) iJ Histic Epipedon (A2) 0 Stripped Matrix (S6) o Red Parent Material (TF2) =c Black Hislic (A3) =c= Loamy Mucky Mineral (Fl) (except MLRA 1) o Other (explain in remarks) o Hydrogen Sulfide (A4) 0 Loamy Gleyed Matrix (F2) 0 =c Depleted Below Dark Surface (Al1) =c= Depleted Matrix (F3) 3 Indicators of hydrophytlc vegetation and wetland hydrology must o Thick Dark Surface (A12) 0 Redox Dark Surface (F6) =c Sandy Mucky Mineral (SI) =c= Depleted Dark Surface (F7) be present, unless disturbed or problematic Jd Sandy Gleyed Matrix (S4) ---.!:L Redox Depressions (FB) Restrictive Laver (if present): I I I [XlI Type: Hydric soil present? Yes n No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one reqUi~heck all that apply): Secondary Indicators (2 or more required): ~ Suriace water (A1) -* Spa"ely Vegetated Coocave Suriace (B8) Water-Stained Leaves (89) (MLRA 1, 2, 4A & 4B) High Water Table (A2) * Water-Stained Leaves (except MLRA 1,2, 4A & 48) (89) Drainage Panerns (BID) o Saturation (A3) * Salt Crust (Bl1) Dry-Season Water Table (C2) ~ Water Marks IB1) -* Aquatic lovertebrates (B13) Saturation Visible on Aerial Imagery (C9) Sediment Deposits (B2) 0 Hydrogen Sulfide Odor (Cl) Geomorphic Position (02) o Drift Deposits (B3) =c= Oxidized Rhizospheres along Living Rools (C3) Shallow Aquitard (03) Algal Mat or Crust (B4) 0 Presence of Reduced Iron (C4) FAC-Neutral Test (05) Iron Deposits (85) =c= Recenllron Reduction in Tilled Soils (C6) Raised Ant Mounds (06) (LRR A) Surface Soil Cracks (86) * Stunted or Stressed Plants (01) (LRR A) Frost-Heave Hummocks Inundation Visible on Aerial 0 Other (explain In remarks) ~ Imagery (B7) - Field Observations Surface Water Present? ~ Yes ~ No Depth (in): Water Table Present? Yes No Depth (in): I Yes [gJ1 I No D I Wetland Hydrology Present? Saturation Present? Yes No Depth (in): -14" (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast -Inten"m Version SOOS CREEK WATER & SEWER DISTRICT 14616 S.E, 192nd 5t. • P.O. Box 58039 • Renton, WA 98058-1039 • Phone (253) 630-9900 • Fax (253) 630-5289 September 10, 2013 ESM Consulting Engineers Attn: Evan Mann 33400 8th Ave S # 205 Federal Way, WA98003 Re: Parcel No. 619840 0241, 0247, 0260 and 0280 Eagleston Plat Dear Evan, Enclosed are the Certificates of Water and Sewer Availability for the above referenced parcels that you requested. If you have not had a chance to visit our web site yet I would recommend you and your Engineer review the Development information we have available at www.sooscreek.com , then click on New Connections. We have all of our design requirements, plan examples and specs and standards on the site for your reference. When you are ready, your next step is to submit a site plan of your project and schedule a pre-application meeting with the District. I have enclosed our Process and Timeframe Sheet for your reference. If you have any questions please call (253) 631>-9900 extension lO7. Sincerely, ~~Loi)neQ.Q- Darci McConnell Supervisor, Development Administration Soos Creek Water and Sewer District Dmcconnell@sooscreek.com 253-630-9900 Ext. lO7 www.sooscreek.com RECEl'vTG OCT 17 zon CITY OF REillC'N PJ.A~JI\l!i\iC ::)i\."S:CI\ , This certtflcate provides information necessary to evaluate devalopment proposals. Certificate: 4534 SOOS CREEK WATER AND SEWER DISTRICT CER'I'IF'ICATE OF WATER AVAILABILITY Type: Preliminary Plat or PUD : AppUc:ant'. Name: ESM Consulting Engineers Proposed Use: 17 Single Family Residence" Eagleston Plat" Location: Lot: 17 Block: Development: EAGLETON PLAT Parcel: 6198400241 Address: 18815 188th Ave SE, Renton Information: Includes parcels 619840 0274, 0260 and 0280 WATER PURVEYOR INFORMATION AC MaIn l11IIy need replaced If plat has to do fronting Improvements over the AC pIpe. 1. • Ii!J Water will be provided by service connection only to an existing 8" water main, 30' feet from the site. b Ii!J Water service will require an improvement to the water system of: Water service to the proposed plat will require the installation of onsite water 1IllIin. Final water layout and requirements will be determined based on the final site plans and the Fire Marshal requirements. All plans must be approved by the City of Renton and Soos Creek Water and Sewer Dimct. 2. • Ii!J The water system is in conformance with a County approved water comprehensive plan. b D The water system improvement will require a water comprehensive plan amendment. 3. • Ii!! The proposed project is within the corporate 1imits of the district, or has been granted BoundaIy Review Board approval for extension of service outside the dimct or city, or is within the County approved service area of a private water purveyor. b D Annexation or BoundaIy Review Board approval will be necessaJ}' to provide service. 4. • IilI Water is/or will be available at the rate offlow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 70' feet from the buildinglpropcrty (or as lIIlIrlc:ed on the attJlched map): Rate or Flow: 1,000 gpm Duration: 2 b D Water system is not capable of providing fire flow. 5. Servlee Is object to tbe fol1owlng: a IilI Connection Charge: Yes,IncludIng latecomer # 146 on E ofLo! 260. b Ii!J Easement (s): • Ii!J Other: Ex. Homes on lots 241, 260 &. 280 conoected to water service. Cross Connection Control devices must be in conformance with state laws. boun Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. This District is not representing that its facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I bereby certify thai tbe above water purveyor Information Is true. This certification sball be valid for one year from date of sipatore. SOOS CREEK WATER &. SEWER DISTRICT AgcnoyNam. Development Coordinator Title Dar"; McConoeU 9/1012013 Signatory Name This cerlJficate provides InformatJon necessary to evaluate development propOSllls. Certificate: 5426 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY Type: Preliminary Plat or PUD Applic8I1t's Name: ESM Consulting Engineers Proposed Use: 17 Single Family Residence "Eagleston Plat" Location: Lot: 17 Block: Development: EAGLETON PLAT Parcel: 6198400241 Address: l8815188THAVESE.RENTON Information: Includes parcels 619840 0247. 0260 and 0280 ( AItach map & Legal d .. crlptlon W noceuary ) SEWER PURVEYOR INFORMATION I. • !ill Sewer service will be provided by service connection only to an existing sewer main 30' feet !rom the site and the sewer system bas the capacity to serve the proposed area. b ~ Other (describe): 2. • Ill! b [J 3 .• ~ b I.J Sewer service to the proposed plat will require the irutallarion of OII.9ite sanitary sewer main. Final sewer layout will be detennined based on the final development plans, buidling locations and outlet elevations. All plans must be approved by the City of Renton and Soos Creek Water and Sewer District. The sewer system is in ~onformance with a County approved sewer comprehensive plan. The sewer system improvement will require a sewer comprehensive plan amendment. The proposed project is within the corporate limits of the district. or has been granted Boundary Review Board approval for extenaion of service outside the district or city. Annexation or Boundary Review Board approval will be necessary to provide service. 4. Set"vlee is sabjeet to the following: a ~ b Ill! c Ill! Cormection Charge: Yes, inlcuding Latecomer # 267 and 317 Easement (s): Oosite easements will be required. Other: Ex. home on tax lot 280 connected to sewer. Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards. regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. This District is not representing that it's facilities wi 11 be c~tended or othenvisc modifieol \I.) make such service available to the applicant It is the responsibility of the applicant to make any required extension offacilities to serve their property. I bereby certify tbat the above sewer purveyor information is true. Tbis certlfioation sball be valid for one year from date of signatore. SOOS CREEK WATER &. SEWER DISTRICT Darei McConnell 9/10/2013 Development Coordinator Title PLAT NAME RESERVATION CERTIFICATE TO: EVAN MANN 33400 -8TH AVE S FEDERAL WAY, WA98003 PLAT RESERVATION EFFECTIVE DATE: October 4, 2013 The plat name, RYLEE'S PLACE has been reserved for future use by ESM CONSULTING ENGINEERS. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire October 4,2014, one year from today. II may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. ~~ Leroy Chadwick ifr~,'!',~ ,,~,' ~" ,,~ ~ 1 :_',.) '\-\ \ ~ l--)~ ,.. ... ~ ,. '.J <' ., .~(' ..,:!l ,~, C_J • -, , . O,.~':" ;-::) " 'i ~~~ :'-, C\-: .. .... -.;::~ . \. ': -', . ", ',. t _. Deputy Auditor "-. "--;. . , --.. ' .. ' -'1 1 "' . v ..... -, AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) duly sworn on oath, deposes and says: being first 1. On the L I rL day of Oc.-tob ec , 20~, I installed --:-_1:-public information sign(s) and plastic flyer box on the property located at 1f£>'51 IlOll At.& ~£: for the following project: 1<.0; \~ f{tU.~ Project name IJu.t 'Pa.,c.... ~\ldce~t: 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 Informatio~:;;tall~Ckage. Installer Signature SUBSCRIBED AND SWORN to before me this I (-tv.. day of D <--h:, k , 20~. H:\CED\Data\Forms-TempJates\Self-HeJp Handouts\Planning\pubsign.doc -3-03/12 14" 1-1 ------96" .' .~ o fM±)' ~liI". ! PROPOSED LAND USE ACTION TYPe;;'fAclion: (Pttlvlded by Applicant) Project Name; (provided by Applicant) Site Addre •• : (Provide<f by App6c8nt) TO SUBMIT COMMENTS OR OBTAIN AODITIONAL INFORMATION PLEASE o CONTACT CITY OF RENTON STAFF AT: Developmenl SelVices Dlvisiun 1055 South Gmdy Way RefiIOl', WaShington 96055 (425) 43CJ..72UO 1------srrEMA~------, I I I laminarec I I I Installed by Applicant : ~ _________________ ~J I--"S!li"ce' i I ... served for I I City provided 'I' I PUBLIC i--------l Q o Ple-ase reference the projed number. If no o nlDJ1ber.is listed refertmce the projerJ name. ! NonCE I i 8.5' > 14" l _____ . ' I PLASTIC , 1 ·CASE 1 i Inst.Hod by I I applicant 1 j i 0 Installer lnstructiofos: Ple.se ensure the b<>ttc,m of the sign does not e><ceed 48" fren the qrcu"d. NOleS: USe 4'" x 4-x 12' POSTS Usc",' X S' x 112" PLYWOOD Usc 11Z' x 3" Gill V, LAG BOLlS. WIWASH:RS LETIERING: Use HELVETICA LETIERING, BlACK ON WHITE BACKGROUND, TITLE 3" ALL CAPS OTH~R 1112" CAPS and l' LOWER CASE a z !; ;::> ,f? (-( --~ ifi!i} LLJ t--I:" CC U :: (jj LLJ g '>.,2 Q-: ;:..,., H:\cED\Data\Fonns-Te~te~elf-Help Handouts\Planning\pubsign.doc . ... • ". -4-03112 • J: c.. E C) o '0 J: 0.. II ~ I\!F:D Zi" , .' , RECEIPT EG00014694 BILLING CONTACT PETER O'KANE WESPAC DEVELOPMENT LLC 7449 W MERCER WAY MERCER ISLAND. WA 98040 .. _--_._--_ .... _---._----- REFERENCE NUMBER FEE NAME ... LUA 13-001455 PLAN -Environmental Review PLAN -Preliminary Pial Fee Technology Fee Printed On: 10/25/2013 Prepared By: Jennifer Henning -._-. .. TRANSACTION TYPE - Fee Payment Fee Payment Fee Payment .. ~-.. City of Transaction Date: October 17,2013 PAYMENT METHOD . ... -----. - Fheck #2348 Fheck #2348 Fheck #2348 SUB TOTAL TOTAL AMOUNT PAID $1,000.00 $4,00000 $150.00 $5,150.00 $5,150.00 Page 1 of 1