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Report 01
NE 8TH ST NE 7TH PL NE 7TH PLACE w z w > < w _J ' z SITE NE 6TH PL w z _J Q_ 0 u (J) < Q_ ~ NE 6TH ST ~ Q l/_ ~r, "i TH ('T t ~ w -z hJF STH Pl w L-> < (J) 1 < u oc: 0 SCALE: 1" = 200' PLEASANT PATH VICINITY MAP 0 50 100 200 I , I I ' ~=~_Jj . ! mro~VELOPMEN 1,,,.,·1KU< ~;J/rr A i:JJ T, LLC ,rw= CORE ~DESIGN Hl(/INEHPNO • PROSPECT r::N HEIGHTS PRELIMI WES NARY PLAT !11 -·\;~ --'-i---~j~o ~~ ~H" ,,, ~ffi[:ij 1\i _, !-- I '. -----! --,,.,_ ---;. I -~---1------- ~ : ' ' ./r-;- • ! • . • ,------ ' \ \ 10 ,! " ~! ! I>' ! o/ l>' r-- !: ., <o ,, 1~ c-• _/, ' 5:-! ') I ' ~ ,<I q ~ ' ' ' ' z F ITT ' I> ; ~ C ITT iii lJ ,<] < ]> ~ rn ' ' ,<] I 0 ]> lJ OJ ~ [) ~ j: 1 '" " '1 I' "' • ". "" Ill~ " :1, .. ;ill" l ~o; i •!' ,,o .. ?~~ )!! ,1, ii I , !I! ' ' . I ' fl, f I_____L" -1 1, • ' ' l! ,. 1, I ! I I Ii I l ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ; ~ ~ _s;,; ;!17-'6 ; .I'' s =• ~ .J'C ~ "''" " ~·u s "'" " ". ~ =• t i};_j, ~ Si 11 ii t ,,,/ ~ =,,____, ll !i , ~ -,;" s =· ~ i:;, ~ ~~ 'ti -,, ::is :§ ,,~ i'1 ~;. r=::: ~ ·,.,.,, :i,; ,;::, () PlflUV. 5;<(!(! ""srA • ~"J<il PRELIMINARY ROAD PROFILES WESTON HEIGHTS PROSPECTDEVELOPMENT,LLC 19!1~ IIIOl/1,l" ~ Sillr( A f'.!5 i ..W,HQ:V. WAS,,W(;f(.W :MC.Jo ~ < e [ ~ ~ ~ ~ " ~ " ~ t ~a 11 ~ ,.,,---- "'~ ,:~a "'" ,.,,, ""' -,-,, '"'' "" j/7)9 ;.,:; ,,~,, ~i !f 1 cORE ""' "'""'"°"'S." ror ~DESIGN ENGPNEHING , PL,.NNING · SU~V!YFNG -- - '. ;i ,t ,, I l' .i i' .I __J ' . i' ~ ' • ~ .. a if • i -1" 1, "' ~,: ! n. ~ Ix·-(~. - o . .lll.r2(}U RELIMINARY TREE INVENTORY PLAN roiE ' I UN{)S!rll. 'ia!;liJf!_ l i WESTON HEIGHTS ,,,,,,,, ___ ." IINl)5Ef{J 5a.Cli1'J ~--;::,::;,.... ,~""'"'"~ ,()'i>ll,Jft f'_ _afMf) PROSPECT DEVELOPMENT, LLC ~,:;·~N•!AN~,Nc;, ~ ; I l,'ff l(f:IIIIANSEN 19'/()l<QIOIAr:>:>; SVll!"ApJ5 ,u,vEYJNG ~ '~(;a£:-MMOACFO> l""'II® lrA!iH!H6/cN9l/Wli ·,o 0 ~-) '~-~ _, n m ~ \/ll.E AVENUE "JE . f~ IP !! I' I! !11! m11 !ii ' i:i r ,d "! .. ''i !ii ! ~·~ '. ' ' ., I! Ii, ,j i!p 1 j ! i ~~~!I ~ ~~ g ~~,I~~ !!;' l ,, Ht -~l~ C ,. '~ ,, • 1 -lji° ! ii~i ! ~ ; ! . , C ,, ' !; ! ! l r Ii ~ " -h l m ii t ; , I \'ij . ' I w • l 111 I II ! ! '! ; l l ~ ~ I I I ! I i ' ' ' ' i!! !J ' l J Ji ,111 I,,,! jl! )i I) 1ii! illh i1111!I m ; !ii! imi !i!!!' I> ; F ~ ~§~i ~~dt ~ ~ ai "' m m ~ r u. I> . .· ... z ; .. ;. f;}{ /,/-~ 'IJ Im / ·.-,,:..-:i·~ ~ 'I I ! !1 \ I !ii 1 jlli ll!!l i I Ii !1 'HIH II ·r i Ii' !' ! •. ·i . a 'i :1 · ·11 ·11,i I ii 1, '!'!· i: •I a,j 'I • i1 l ja!,! ! !' j!, ! !I ' , ! !j'!i i -111 '! '•l ' ~ 0~ ! ;8 ~ ' 1~ "' -- ! ~,, H " r ~; ~~ I _?ff'' H "<,Pa.•, ~E RA~;)"'-1 ~ ;Allt,"!' $'IF?!,/ 1.1i,1'Af. PC BOUNDARY AND TOPOGRAPHIC SURVEY W£ST0N H£/GHTS PROSPECTDEVELOPMENT,LLC '941C nl[,1,/WU i~ £>•I A //J!> CORE ~DESIGN 1m,""-'"""""''" ,-.... w....,_....,, .,u ... ,"77,.,.,,_,,.,.,,...., en 0 ~: ~ [' ----1 b_ Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator August 24, 2017 Craig Sears 15 Lake Bellevue Drive, Suite 102 Bellevue, WA 98005 RE: 5-year Landscape Maintenance period Weston Heights City of Renton File LUA14-000958, PP, ECF Dear Mr. Sears: This letter is to confirm the receipt of the Assignment of Funds on August 24, 2017, in the amount of $54,330.25, which represents 50 percent of the total cost of the installation of the landscaping, to cover the cost of a minimum five years of successful maintenance and monitoring of the landscaping installed for the Weston Heights Plat. This letter confirms the start of your Five-Year Maintenance period. At the end of the Five-Year Maintenance period, please contact the Planning Division for a final landscape maintenance inspection to verify compliance with RMC 4-7-070.P. If you have any questions, please feel free to contact me at (425) 430-6598. Sincerely, c711r.pu Jill Ding Senior Planner cc: File #LUA14-000958 Stacy Tucker, Planning Technician 1055 South Grady Way. Renton, WA 98057, rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ASSIGNMENT OF FUNDS TO CITY OF RENTON Project No. (PR)/Construction Permit No. (U) PR 14-000059 / U15-006162 Deposit Amount $54,330.25 _:.------Renton 8 Applicant's Name and Address Weston Heights, LLC 15 lake Bellevue Drive, Ste 102 Bellevue, WA 98005 Project Name Weston Heights Site Location 650/684 Nile Ave NE Renton, WA 98056 The us Bank Financial Institution, authorized to do business in the State of Washington, hereby certifies that the sum of $54,330.25 is on deposit with the Financial Institution in Account Number 1535-9607-8136 under the name Weston Heights, LLC to secure for the City of Renton, hereinafter called the CITY, the above-named Applicant's, hereinafter called APPLICANT, performance of certain work and conditions required in connection with the above-referenced project. THE CONDITION OF OBLIGATION is that: 1. The APPLICANT has executed an "A2reement" entitled "-=52 y-=e-=a'--r =La=n.::d:.:s:.:.c.::a,:.pe::...:.:M.::a::;:inc:.:t=e:.:.na=n.::c:.:.e:...:A..:,gac:r-=e=em:.:.:.=e.:.:n.:.t ______________ ", a copy of which is attached hereto and incorporated herein by this reference. 2. Under the provisions of the Agreement, the APPLICANT is required to furnish guarantee to secure the APPLICANT'S compliance with the terms of the Agreement. IT IS FURTHER EXPRESSLY PROVIDED that: 1. The Financial Institution hereby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the CITY. This Assignment of Funds is irrevocable and may not be terminated or cancelled by the APPLICANT or Financial Institution for any reason except upon specific written instructions from the CITY. 2. The Financial Institution agrees that these funds will be paid to the CITY within 10 days of receiving written notice that the CITY has determined that requirements of the Agreement have not been satisfactorily performed within applicable time limits or that required fees have not been paid. The Financial Institution shall have no duty or right to evaluate the correctness or appropriateness of such notice or determination by the CITY and shall not interplead or in any manner delay said payment of funds to the CITY. Any unexpended funds shall be returned to the APPLICANT upon completion of the terms of the Agreement. 3. The obligations of the Financial Institution and APPLICANT shall not be discharged and shall remain in effect in the event of any extension of time for the APPPLICANT'S performance of the Agreement or of any amendment of the engineering plans used for construction of the project. The Financial Institution hereby waives notice of any such extension or amendments. 4. The APPLICANT'S obligation to perform the work or pay fees and other amounts is not limited to the amount of this Assignment of Funds. 1 11/07/2016 Project No. (PR)/Construction Permit No. (U) Project Name .P1<14~ 00005°1 I Ul5-00/Jll.f1--Weston Heights FINANCIAL INSTITUTION'S MAILING ADDRESS: (Signature) (Date) ~lkvvl. , l), A q g Cb~ f-12-5) G ?7-Z.. 'i. <l I (Print Name) (Phone Number) State of Washington, County of King . . I certify that I know or have seen satisfactory evidence that -~-'---,l"""'<e1--~-'· _. _t>~c;._v_i_-"> ________ _ (Financial Institution Official) signed this instrument and acknowledges it to be his/her free and voluntary act for the uses and purposes mentioned in this instrument. (Notary Seal or Stamp for Financial Institution O i ·al JAYSON T STERNOFF Notary Public State of Washington My Appointment Expires Apr 10.2021 Dated: Signature of Notary Public: Title: --l-t.L""'l"'"-'-~=='-"11''-'--'===---,--~~----- My appointment expires: 1.-\ It is the APPLICANT'S responsibility to notify the City of Renton of any change in address, telephone number or change of ownership of the property. It is the APPLICANT'S responsibility to arrange for replacement of any/all financial guarantees prior to any cha'!ge--,Yf ownership. /, APPLICANT'S MAILING ADDRESS: ~~~~...::;:;;;x...,,~WL--------,_:_____:Q_l-'-'1~t1 15 Lake Bellevue Drive, Ste 102 Bellevue, WA 98005 Jeffrey E. Hamilton (425) 869-2020 (Print Name) (Phone Number) Rv;Jed for City of ReJon By Date 2 11/07/2016 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M August 15, 2016 Weston Heights Plat file, LUA14-000958 Jill Ding, Senior Planner §JJ- Weston Heights Stormwater Pond Landscaping As a condition of preliminary plat approval, the applicant was required to provide a detailed landscape plan that included, among other things, 15 feet of landscaping around the perimeter of the stormwater pond fence. This condition was recommended by staff to ensure that the project complied with an Administrative Code Interpretation (Cl-38), which specified that 15 feet of landscaping is required around all stormwater ponds, unless otherwise approved through the subdivision process. During the review of the Utility Construction Permit, the slope of the stormwater pond changed in such a manner that the width of the pond increased. The increased width of the pond made it difficult for the applicant to provide 15 feet of landscaping around the pond perimeter, without impacting the proposed lot areas. The applicant instead proposed a 15-foot wide landscape strip between the pond and the abutting property to the south (which is not part ofthis proposed development) and a reduced landscaped area around the remainder ofthe pond perimeter. Staff reviewed the proposed landscape plan and concluded that the proposed landscaping was sufficient to screen the proposed pond. The west boundary of the pond abuts the open space/native growth protection area and the east boundary of the pond abuts the hammerhead serving the lots. Additional landscaping is proposed to provide additional screening of the access and storm water pond from the abutting properties to the east. The north boundary of the pond would abut one ofthe new lots in the Weston Heights development, however it is unlikely that the reduced landscaped area in this location would adversely impact the new lot as a future owner would likely install a privacy fence along the property line. h:\ced\planning\current planning\projects\2014 projects\ 14-000958.j il l\stormwaler pond reduced landscaping memo.docx CITY OF RENT( DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: June 16, 2016June 16, 2016 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Weston Heights Preliminary Plat LUA (file) Number: LUA14-000958, ECF, PP Cross-References: AKA's: Pleasant Path , Weston Heights Project Manager: Jill Ding Acceptance Date: September 10, 2014 Appllcant: Justin Holland, Prospect Develoment Owner: Robert Johnseine Contact: Bob Nix, Core Design PIO Number: 1123059010, 1123059092 ERC Determination: DNS-M Date: October 6, 2014 Anneal Period Ends: October 24. 2014 Administrative Decision: Date: Anneal Period Ends: Public Hearing Date: November 18, 2014 Date Appealed to HEX: By Whom: HEX Decision: Approved with Conditions Date: December 3, 2014 Anneal Period Ends: December 17. 2014 Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The project site is located within the Residential -4 dwelling unit per acre (R-4) zoning designation I . ~ ! and the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The applicant · has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 • square foot Cateorgy 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to Lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The orivate street would terminate in a hammerhead turnaround. Location: 650 & 684 Nile Ave NE I Commeob, ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. I ADVISORY NOTES TO APPLICANT LUA 14-000958 ------,.Renton® Application Date: July 21, 2014 Name: Weston Heights Site Address: 684 Nile Ave NE Renton, WA 98059-4980 PLAN -Planning Review -Land Use Version 1 I November 19, 2014 !;1>:~~'C-~,--,'"rrum0win~0r: ,Mw;;;rt ,0:i:nr;~m1~J!t1i re:c:no:!c;11t:§11n111;41i~fll:m!i111&~ll' Recommendations: Preliminary Plat: Bob Mac Onie 10/13/2014 The final plat document must be prepared under the direction of, and stamped by, a licensed "Professional Land Surveyor." Note the City of Renton land use action number and land record number, LUA14 000958 and LND10 0516, 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 130 100. 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 atthe corners of the proposed lots. The first call in the first line noted in the legal descriptions for Parcel A and B (in the "Beginning at" paragraphs of said legals) does not correctly note a starting point. There is an omission of a specific corner, or other, for the "NORTHEAST QUARTER OF SAID SUBDIVISION" to describe the property correctly. This omission is also noted in the legal description shown on Page 10 of 11 of the Commitment for Tille Insurance, First American Tille Insurance Company, dated May 19, 2014, File No. 4209 2220497. The legal descriptions for Parcels A and B (first page of the plat submittal) do not include a minute symbol for any of the bearings noted. Add as required. 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 names 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. Drawing Sheets 2 of 6 to 6 of 6 are not needed for the final plat submittal. Do note encroachments. Include in a "LEGEND" block those symbols and their details that are used in the plat drawing submittal. Do not include any references to use or zoning on the final submittal. If the abutting properties are platted, note the Jot numbers and plat name on the drawing otherwise note the properties as 'Unplatted' (the easement that is 11.08' wide and 76.06 Jong north of the subject site is part of Tract L, Winwood Div. 3). Tax Lot numbers are not needed. 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 are needed. Ran: June 16, 2016 Page 1 of 5 ADVISORY NOTES TO APPLICANT LUA 14-000958 PLAN -Planning Review -Land Use Version 1 I November 19, 2014 A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Do not make references to density calculations, zoning, setbacks, sheet index, buffer averaging notes and site statistics 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, B(?) and C) created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of 'Tract A', 'B' and 'C'. If not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of said 'Tract A' (the detention/wet vault area), and 'Tract B' and "Tract C' applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A (and Tract Band C) are hereby granted and conveyed to the Plat of Weston Heights Homeowners' Association (HOA) for a detention/wet vault facility. All necessary maintenance activities for said Tract(s) will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract(s) 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 12, inclusive, shall have an equal and undivided ownership interest in 'Tract A', 'Tract B' and 'Tract C'. The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract(s) serving the plat or reference to a separate recording instrument detailing the same. Tract 'B' is not currently shown on the preliminary plat submittal, unless the 'OPEN SPACE' parcel is to be said 'Tract B'. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. 'ROAD A' and 'PRIVATE ROAD B' appear to be one and the same -there is no separation between the two shown on the plat drawing. The 'PRIVATE ROAD B' would need to be a separate tract or an easement. Private 'ROAD C' (over the eastern portion of Lots 10 12) appears to be a separate tract, but is included as parts of said Lots 10 12 with the dimensions shown for said underlying lots. Is this an easement? Note all dimensions and bearings for said road/easement. If an easement, the westerly line of the easement should be dashed, not solid. Does said easement extend over Lot 12 and TRACT C? What is the width of said easement on Lot 12 and Tract C? Provide all dimensions and bearings. The PRIVATE 'ROAD C' on private land outside the plat footprint should not be named the same as the private road noted within the plat boundary. This private road should be noted as an easement and treated as such. Without said easement, Lots 10 thru 12 of the plat are land locked. To whom is the private storm easement (shown over Lots 11 and 12) conveyed? Show all dimensions. Note details of said easement on the plat drawing as needed. To whom is the 15' permanent visual barrier easement (shown over Lots 7, 8 and 9) conveyed? Note details of said easement on the plat drawing as needed. To whom is the 15' water easement (over Lots 8 and 9) conveyed? Note details on the plat drawing as needed. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current tiUe rennrt notina the vested crooertv owner. Parks Impact fee per Ordinance 5670 applies B. There are no impacts to parks Street trees -on Nile use Eastern Redbud On other streets do not use redbud or Amur Maple-use only large maturing trees (e.g. Redmond Linden @ 50' on center Lot 1 tree -street tree could affect placement of a stop sign Do not plant trees closer than: 30 ft. -street lights 40 ft. -stop signs Ran: June 16, 2016 Page 2 of 5 ADVISORY NOTES TO APPLICANT LUA14-000958 PLAN -Planning Review -Land Use , -c~affi~ifW:tWi~dlli~i;\f{cS~ffiiN:f~~t~1 ~ 1;~1f:lf~~~~2 1 O ft. -driveway approach 6 ft. -fire hydrant, house service water shut off/line 40 ft. -to intersections le stem with one terminal leader. ------·Renton® Version 1 I November 19, 2014 , lG?6!lf;!J,b"":2~ijt0~~lli:1;1d21 1!!1l~ii/111Ji!Hfiii!!(!!i!iU\J:GEi!!'.!'.ii::f6:!;W:~:.::::-0 V -· ..... Yl!Jl! ii![ .. ,~~. )I .. 1 , ,. g .!l.C@[!l!L Ji] ........ 9 Recommendations, I have reviewed the application for Weston Heights Preliminary Plat located at 650 & 684 Nile Avenue N .E. and have the following comments, EXISTING CONDITIONS WATER Water service will be provided by King County Water District No. 90. SEWER Sewer service will be provided by the City of Renton. STORM There is existing 15 inch diameter storm conveyance in Nile Avenue NE and 12 inch diameter in Pasco Place NE. STREETS The existing right of way on Nile Avenue NE is approximately 60 ft. in width and Is classified as a minor arterial. There are no frontage improvements on Nile Avenue NE. CODE REQUIREMENTS WATER 1. Water service will be provided by King County Water District No. 90. A water availability certificate needs to be submitted with the site plan application to verify if there is sufficient fire flow to meet the fire flow demand for the development as determined by Renton Fire Department. A copy of the approved King County Water District No. 90's plans shall be submitted to the City of Renton. 2. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. The hydrant proposed on the east side of the development will be required to be installed on the 8 inch diameter portion of the main and after the hydrant connection the main can reduce down to the 4 inch diameter. Per Renton Fire Department, the three homes proposed on the east side (Lots 10, 11 , 12) of the development are required to have sprinkler systems installed. 3. This plat shall construct and receive approval of each water service stubs to each building lot prior to recording of the plat. SANITARY SEWER 1. A separate side sewer stub shall be provided to each new lot prior to recording of the plat. Side sewers shall be a minimum 2% slope. 2. As a condition of the plat, the sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be approved by the City and shall be butt fusion welded HDPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. 3. System development charge (SDC) for sewer is based on the size of the domestic meter size. Sewer fees for a %" meter or 1 inch meter is $2,033.00 per new single family lot. This is payable at the time the utility construction permit is issued. 4. This parcel is subject to two Special Assessment Districts. NE 20th & Jones Ave SAD is based on square footage. The rate is site square footage x a rate of 0.27926559 plus interest. West Kennydale SAD is based on a rate of# new lots x $1,050. Payment of these fees will be required prior to issuance of utility construction permit. SURFACE WATER 1. A drainage plan and drainage report dated August 28, 2014 was submitted by CORE Design. The proposed 12 lot plat, zoned R 4, is subject to full drainage review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and six special requirements have been discussed in the report. The 4.55 acre site is located within the Lower Cedar River drainage basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of pre developed rates for forested site conditions over the range of flows extending from half of the 2 year to the full 50 year flow. The project has provided a Level 1 downstream analysis. A Declaration of Covenant will be required on the final plat documents. Please include a storm water summary sheet for both the vault and the pond locations (See KCSWDM Appendix 8 D). 3. Basic water quality will be provided using a wet pond to be located on the east side of the site (R 4 zone) and wet vault proposed on the west side of the site where the applicant is using small lot clustering. Appropriate individual lot flow control BMPs proposed are basic Ran: June 16, 2016 Page 3 of 5 ADVISORY NOTES TO APPLICANT LUA14-000958 ----·Renton 0 PLAN -Planning Review -Land Use •.<':f0.A'.L!l1%Nii;i·'··-,,,-~c'!"·+:i:'d\.i'.#+,i;i;i•.••.J0·X·}li/_ 1 lllil!illfJJ!:!l!fl.W • ~ifi:!irr'·W111 ... '1i!J • ·; "ti ··comme'Jsiiii! • •• 9 .JlJ;j!)9 ....... lf. .. 1111.. .... • • • ........ J\.. . .4liU dispersion to help mitigate the new runoff created by this development. 5. A geotechnical report, dated July 3, 2104 was submitted by Geo Group Northwest Inc. The report identifies the soils as Ground Moraine soils which is glacial till. The report states that the soils will allow for some infiltration and that the infiltration rate is low but, if infiltration were proposed that an overflow would need to be provided to an off site stonn water system. CONDITION: All recommendations made in the geotech report should be conditioned including the need to over excavate past loose fill and placing of compacted structural fill. 6. Surface water system development fee is $1,228.00 per new lot. Fees are payable prior to issuance of the construction permit. 7. A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. TRANSPORTATION /STREET 1. The current transportation impact fee rate is $1,430.72 per new single family home. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building pennit. Credit will be given to the two existing homes to be demolished. 2. A traffic study is not required because estimated traffic generated by this plat should not exceed 20 vehicles per hour in the AM (6:00 • 9:00) or PM (3:00 -6:00). 3. Please delineate on plan sheet P03, where Public Road A ends and Private Road B begins. 4. To meet the City's Private Streets standards, the new internal private roadway C shall be designed to have a minimum of a 26 foot wide easement, with a 20 foot pavement width. No sidewalks are required and the pavement thickness shall be a minimum of 4 inches of HMA over 6 inches of crushed surfacing and top course. Please revise section B B on sheet P03. 4. To meet the City's Residential Access Streets standards, the new internal roadway A shall be designed to have 53 ft. of right of way, with 2 travel lanes at 10ft in width (20 ft of pavement), 6 ft. parking on one side, curb and gutter on both sides with 8 ft. planting strip and 5 ft. sidewalks on both sides. Please revise section AA on sheet PO 3. 4. Existing right of way width in Nile Avenue NE fronting the site is approximately 60 feet. Nile Avenue NE is classified as a Collector, with 2 existing lanes would require a right of way width of 83 ft. However, the Transportation Department has the Nile Avenue Corridor Plan, which requires a reduced right of way width. To meet this plan, the required improvement standards are as follows: 22 ft. wide pavement from the centerline of the road, an 8 foot planting strip behind the 0.5 ft. curb and gutter, a 5 foot sidewalk, for a half street right of way dedication of approximately 35.5 ft. The applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. The modification would be supported by the City. The applicant shall confirm (via survey) if the centerline of the existing roadway and the centerline of the existing right of way width coincide or what the horizontal difference there is between the two. This will determine the exact amount of right of way dedication required to comply with the City's complete streets standards. Please revise section C C on sheet P03. 5. All driveways shall be located a minimum of 5 ft. from the property lines per RMC 4 4 080. The maximum width of a single family driveway is 9 ft. for a single loaded garage and 16 ft. for a double loaded garage. 6. Applicant may submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. 7. LED Street lighting meeting collector and residential road lighting levels will be required per City of Renton Standards. 8. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. 9. Pavement thickness per RMC 4 6 060 is 4 inches of HMA over 6 inches of crushed surfacing and top course. 1 o. An access easement will be required for Private Road C prior to receiving a Construction Utility Penn it. GENERAL COMMENTS 1. Separate pennits and fees for storm connections will be required. 2. All construction utility pennits for drainage and street improvements will require separate plan submittals. All utility plans shall confonn to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed engineer. Special Inspection is required. 4. See redline comments on Ian sheets. Ran: June 16, 2016 Page 4 of 5 ADVISORY NOTES TO APPLICANT LUA 14-000958 $ C!TYOF ~ ------·Renton~ Version 1 I November 19, 2014 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for the removal of the one existing home. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrants within 300 feet of some of the proposed buildings but not all. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Roadways exceeding 150 feet require and approved turnaround. Roadway A and B appear to meet city street standards and fire department access requirements. Roadway C exceeds 300 feet long and by city code requires a 90 foot diameter cul de sac, which is not provided. Applicant has requested a variance to instead install a hammerhead type turnaround. The Renton Fire Department would support the approval of this variance with the condition that the three homes accessed by Roadway C, Lots 10, 11 and 12 are all fully equipped with an approved automatic fire s rinkler s stem. Ran: June 16, 2016 Page 5 of 5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton 0 ADDENDUM TO ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS-M) -MITIGATED Pursuant to WAC 197-11-600(4)(c) and WAC 197-11-625 Addendum to the Weston Heights Preliminary Plat as Addended by the City of Renton (LUA14-000958) Determination of Non-Significance -Mitigated (DNS-M) Date of Addendum: Date of Original Issuance of SEPA Threshold Determination: May 16, 2016 October 6, 2014 Proponent: Project Numbers: Project Names: Location: Lead Agency: Review Process: Jay Anderson, Site Development Associates LUA14-000958, ECF, PP, MOD Weston Heights Preliminary Plat 650 & 684 Nile Avenue NE, Renton, WA 980S9 City of Renton, Department of Community & Economic Development Addendum to previously issued Determination of Non-Significance - Mitigated (DNS-M) Proposal/ Purpose of Addendum: The original SEPA threshold determination for the Weston Heights Preliminary Plat was issued on October 6, 2014. The original application included a proposal for a 12-lot subdivision over a 4.54-acre site. The project site is located within the Residential Low Density land use designation and the Residential-4 zoning designation. The applicant proposed small lot cluster development to utilize the R-8 development standards in exchange for the dedication of 30 percent of the site as open space. In addition to the lots, three (3) tracts are proposed for sensitive areas/open space, storm drainage, and private streets. The original SEPA determination included a mitigation measure requiring a trenchless sewere connection through the wetland for the lots on the east side of the plat (Lots 10, 11, & 12) to ensure a gravity sewer connection could be made. The current proposal raises the elevation of the east side (Lots 10, 11 & 12, including Tract C) allowing the installation of a functioning gravity sewer connection from the east side to the main running along NE 7th Place, which Addendum to Environmen ~EPA) Review Page 2 of4 May 16, 2016 would remove completely remove the sewer from the wetland. Raising the east lots is not a direct result of attempting to avoid the trench less sewer system to the west lots. In order to provide a functioning drainage design, the east lots, including Tract Cat the southern end, needed to be elevated. The grading plan showing the elevation of the Lots 10, 11, & 12 was reviewed and approved as part of the preliminary plat approval, however the elevation of the lots was not evaluated at that time for also accommodating a gravity sewer system to NE 7'h Place. After further design and review it was determined that the proposed elevations of Lots 10, 11, & 12 would also accommodate a functioning gravity sewer connection to the main running along NE 7th Place. This alternative method for providing sewer to Lots 10, 11, & 12 would make Mitigation Measure #2 no longer applicable to the project. The City's Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Weston Heights Preliminary Plat. The DNS-M included two mitigation measures. A 14-day appeal period commenced on October 10, 2014 and ended on October 24, 2014. Original Mitigation Measures: l. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. {dated July 3, 2014} including the need to over excavate past loose fill and the placing of compacted structural fill. 2. The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be approved by the City and shall be butt-fusion welded HOPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Analysis: It has been determined that the environmental impacts of the proposal were adequately addressed under the analysis of significant impacts contained within the previously adopted DNS-M. Based on WAC 197-11-600(4)(c), the addendum process may be used if analysis or information is added that does not substantially change the analysis of significant impacts and alternatives in the existing environmental document. The proposed revision to the sewer location outside of the wetland and therefore remove mitigation measure #2 would not change the analysis or impacts in the State Environmental Policy Act (SEPA) Review. The City of Renton is hereby issuing a SEPA Addendum pursuant to WAC 197-11-600. This Addendum is appropriate because it contains only minor information not included in the original Determination and there are no additional environmental impacts related to inclusion ofthe new information. DECISION: The City of Renton is hereby issuing a SEPA Addendum pursuant to WAC 197-11- 600 to remove mitigation measure #2, which states: The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be Addendum to Environmen _;EPA) Review Page 3 o/4 May 16, 2016 approved by the City and shall be butt-fusion welded HDPE pipe, There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Additional Information: If you would like additional information, please contact Jill Ding, Senior Planner, City of Renton Planning Division, Department of Community & Economic Development at (425) 430-6598. There is no comment period for this Addendum, dated May 16, 2016 issued by the City of Renton Environmental Review Committee. Addendum to Environmen jEPA) Review Page 4 of 4 May 16, 2016 ENVIRONMENTAL REVIEW COMMITIEE SIGNATURES: Kelly Beymer, Administrator j Community Services Department ( Date l Date Mar Pet s n, minis rater Date Fire & Emergency Services Department ' C.E. "Chip" Vincent, Administrator Department of Community & Economic Development May 02, 2016 City of Renton, Department of Community & Economic Development Environmental Review Committee ATTN: Jill Ding, Senior Planner 1055 S Grady Way Renton, WA 98057 Weston Heights -Environmental (SEPA) Threshold Determination Request for Addendum to Mitigation Measure #2 SDA PROJECT NUMBER 349-004-14 Dear Jill: This formal correspondence requests an addendum to the Determination of Non-Significance-Mitigated (DNSM) Mitigation Measures and Advisory Notes prepared by the City of Renton, Department of Community and Economic Development, on October 9, 2014, for the Weston Heights project. Specifically, the addendum would revise Mitigation Measure #2: The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be approved by the City and shall be butt-fusion welded HOPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. The requested addendum would provide language allowing for a gravity sewer connection from the east side (Lots 10, 11 & 12) to the main running along NE 7th Place. Brief History The intent of Mitigation Measure #2 was two-fold. Originally, grinder pumps were required to tie the east lot side sewers into the sewer main running along NE 7th Place, to the north, due to existing elevations. Grinder pumps are not allowed per City code. The other feasible option involved connecting the east side sewer to the proposed sewer servicing the west side (Lots 1 through 9). This connection involved open-cut trenches, disturbing the centrally location wetland. Therefore, the City required the connection be made via trenchless construction. Proposed Alternative The current proposal raises the elevation of the east side (Lots 10, 11 & 12, including Tract C) allowing the installation of a functioning gravity sewer connection from the east side to the main running along NE 7th Place. Raising the east lots is not a direct result of attempting to avoid the trenchless sewer system to the west lots. In order to provide a functioning drainage design, the east lots, including Tract C at the southern end, needed to be elevated. Once the east lots were raised, a functioning gravity sewer connection to the main running along NE 7'" Place was attainable. SDA 1724 W. Marine View Drive; Suite 140 Everett. WA 98201 P: 425.486.6533 F: 425.486.6593 C:'.'y' ,A R81-::J.w Cep211"i.r;1,sr1. ~~Jri:';1ur1:ly & E:.;c.r:crr, l; r·.1~ n y o '.J ;;, ;i ·, ti \"Vesto.~ Hei-;ir1ts · En·lircn:rer:1.::-i' !SEP.~\) Tf1re:;~d10:d D1:::err,111di,or· HP.qunst fw Af:,jernltm1 tn f'v',t\j8'.inr, tv'.:,asure !t-2 Page 2 Justification The requested addendum to Mitigation Measure #2 allows for a gravity sewer system for the east side (Lots 10, 11 & 12). This option wholly removes the potential for any impacts to the centrally located wetland. The gravity sewer connection to the main in NE ?'" Place mitigates the risk involved with the trenchless connection to the west side beneath the wetland. In addition, any future maintenance will be performed within an easement along paved Private Road 'C', rather than possibly resulting in impacts to the wetland. Please find the attached sewer plan, Plan Sheet C5.0, as well as the attached sewer profile, Plan Sheet C5.1, for your review. Please consider this request for addendum to Mitigation Measure #2. Sincerely, SDA Jay Anderson EIT Attachments (2): Attachment 1 -Plan Sheet C5.0 Attachment 2 -Plan Sheet C5.1 SDA 1724 W. Marine View Drive; Suite 140 Everett, WA 98201 P: 425.486.6533 F: 425.486.6593 V:.:.:y G2 2016 V/2:c.:c:~ r,2.f;r".:.c; t::,1,:i:-:mr~wnta! (SF.PA) Tnresh'.l!cJ Ufd::c:·11 rL1i1r;n R.ec·_.1::;.s: fo: Addem:lur:, to rv1:i1qal1on rv1e8S 1Jre //2 A~:,1:::.fl:11,.;n'. #1 SDA ATTACHMENT #1 1724 W. Marine View Drive; Suite 140 Everett, WA 98201 P: 425.486.6533 F: 425.486.6593 ;;:;;!;;;;; : I oCIU "'"'"'"'"'booo ;;: u, -::~~~~:;:~~ ! ; 111 1111 111111 ~ •. g ' C I , -I ' Ii . I ' :,1 i ' PASCO AVE NE ___ T ___ _ ----------------~r / -----------. . ------------ 0 SEWER PLAN & NOTES C:y c: Rer1.·"J"'· De;:;;_,nn,en .;on;·111.1ri!ly (.,, Ec1y·ori1i,_; Di:::-vB upr1L":1t rlc</ C:2 2CH.: V1/AS'.':l1 Hi::::i9hL::; Fn·~·irnnrw~r~:a! (3[PA) Th(2~:hc,,d Di:-!tern-, na ,on Reques~ 'or .1-\dder;C!..:m t~J ~/1 :1,;;a:1');1 t.~ec1su:e 1i-J. A:lach'!eni t::2 SDA ATTACHMENT #2 1724 W. Marine View Drive; Suite 140 Everett, WA 98201 P: 425.486.6533 F: 425.486.6593 ~o, " ,CtS -, o.,,~ "'' '•'••' a, '""'"'"" ,, "' 0 ,, ;= m ,, :a ~ m :a g 0 (") ,, :a ~ m "' 0 ~ m 0 •......... ' ; l • ! ! ii .~ WESTON HEIGHTS ' ' ' \ ! ! I ' 1, Ir---' ,. I; i •········· ' I ~ I • l.1" ~ To' •... -. I I I :1~ . ' ' WEST(l"IOEoGtlll.LLC 1"lAIO! .. LlJ!"IJ •• ITlflO, BELI.EYUE-- ',i .................................... , .......... ., ........ . ,. ' "'O § "' ; 0 "Tl ;= m z rs m; ~ m z m ' ; Is ....... ! ! ,, :a 0 i "Tl ;= m "' 0 > 0 i > f------------jfl'>)II0-1- 11:l.4W.--~ • .!ut91-IO;e..etl.W<nlmgloo'92111 .... SEWER PROFILES ' ' U> m fl . ~ :0 ti .z ,, " !" ~ ,m ;,; l" ; Denis Law --~M~ayor _____ _...1~1rtull June 19, 2015 Mr. Ken McIntyre, P.E. Site Development Associates 1724 Marine View Drive, Suite 140 Everett, WA 98201 Community & Economic Development Department C.E. "Chip"Vincen~ Administrator RE: Street Modification Request Clarification -Proposed Weston Heights File No. LUA14-000958, MOD, PP-A Dear Mr. McIntyre: The City of Renton has reviewed the granted street modification letter that was provided on October 28, 2014. Although the letter stated no right-of-way dedication was required, a discrepancy was found in the information regarding the amount of dedication needed to construct the street improvements. The proposed project will require 22 ft. of pavement from the centerline road or right-of-way, 0.5 ft. for curb and gutter, an 8 ft. landscaping strip, 5 ft. sidewalk and a 1 ft. cleared area behind the sidewalk adjacent to Nile Avenue. This letter corrects the amount of dedication needed from Oto 6.5 feet of right-of-way dedication width required. If you have further questions regarding street improvements for this project, please contact Vicki Grover at 425-430-7291 or vgrover@rentonwa.gov. Sincerely, ~ /-,__/ -~~ (A___ Steve Ting Lee Development Engineering Manager Cc: C.E. "Chip" Vincent, CEO Administrator Jennifer Henning, Planning Director Jill Oing 1 Senior Planner Vicki Grover, Civil Engineer Corey Thomas, Fire Plans Reviewer Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law _ _:Mayo:..r _____ ,,,,,,.,. r _!.........,, February 12, 2015 Mr. Bob Nix Project Planner Core Design 14711 NE 29 1h Place, Suite 101 Bellevue, WA 98007 Community & Economic Development Department C.E."Chip"Vincent, Administrator RE: Additional Street Modification Request -Proposed Weston Heights File No. LUA14-0009S8, MOD, PP-A Dear Mr. Nix: The City of Renton has reviewed your additional street modification request to deviate from the normal code required street improvements associated with a 12-lot plat, located at 650/684 Nile Avenue NE (APN 112305-9095, -9010). 650-684 Nile Avenue NE is generally located east of Nile Avenue NE and north of NE 5th Place within residential zoning. The proposed plat has a private street over 300 feet in length, which requires a cul-de-sac turnaround per RMC 4-6-0GOH. The City understands the applicant is requesting a modification from the Street Standards (RMC 4-6-060) and is proposing a hammerhead turnaround in lieu of a cul-de- sac. The City of Renton CED/Development Services and Fire & Emergency Services Department staff would be supportive of the modification, provided the three homes accessing off the private street have sprinklers. In summary, staff supports the request to modify the cul-de-sac turnaround requirement to a hammerhead turnaround, approved in accordance with the criteria in RMC 4-9-250D, with the condition stated above. This street standards modification decision will not become official until the plat is approved by the City's Hearing Examiner, at which point the decision can be appealed. The modification listed in this letter will be included as part of the CED review for the preliminary plat application. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Mr. Bob Nix Page2of2 February 12, 2015 If you have further questions regarding street improvements for this project, please contact Vicki Grover at 425-430-7291 or vgrover@rentonwa.gov. Sincerely, -~~--· ,;,.·>c..--..... .• , / ' Steve Ting Lee / Development Engineering Manager Cc: C.E. "Chip" Vincent, CED Administrator Jennifer Henning, Planning Director JIii Ding, Senior Planner Vicki Grover, Civil Engineer Corey Thomas, Fire Plans Reviewer Denis Law Mayor r Cityof 1 .~~· rrr.D ~l December 4, 2014 Bob Nix Core Design 14711 NE 29th Place, Suite 101 Bellevue, WA 98007 Re: Final Decision for Weston Heights Preliminary Plat LUA-14-000958 Dear Mr. Nix: City Clerk -Jason A. Seth, CMC Attached is your copy of the Hearing Examiner's Final Decision dated December 3, 2014, in the above-referenced matter. If I can provide further information, please feel free to contact me. Enc.: Hearing Examiner 1s Decision cc: Hearing Examiner Jill Ding, Senior Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Justin Holland, Prospect Development, LLC. Applicant Parties of Record (4) 1055 South Grady Way • Renton, Washington 98057 • (425) 430-6510 / Fax (425) 430-6516, rentonwa.gov I 2 3 4 5 6 7 8 9 JO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Weston Heights Preliminary Plat Preliminary Plat LUA 14-000958 ) ) ) FINAL DECISION ) ) ) ) ) ________________ ) SUMMARY The applicant requests preliminary plat approval for a 12-lot residential subdivision. The preliminary plat application is approved subject to conditions. The proposal also includes a requested waiver of RMC 4-6-060(H)(2), which requires a cul-de-sac private roads exceeding 300 feet in length and an 11.5 foot reduction to the 83 feet right of way width required for Nile Avenue by RMC 4-6-060(F)(2). This decision only addresses the right of way reduction request. There is insufficient information to address the cul-de-sac request because the record does not identify what type of deviation (variance 1, modification or waiver) is requested and also does not provide sufficient information to determine whether the applicable criteria (whatever they may be) are satisfied. It is also important to note that the project summary, used to provide public notice of the project and to provide an overview of the most important aspects of the proposal, fails to identify that a street modification and cul-de-sac deviation decision are 1 The staff report notes that a "'variance" is requested, which would suggest that the applicant is requesting a variance governed by RMC 4-9-250(B)(5). However the "variance" term is often used more generically in staff reports and staff have also historically applied the modification criteria of RMC 4-9-250(0)(2) for cul-de-sac deviations. Further, RMC 4-9-250(B) provides for an exclusive list of development standards subject to the RMC 4-9-250(B)(5) variance criteria and cul-de-sac requirements are not included. For these reasons, it appears in fact that the applicant is not requesting a RMC 4-9-250(B)(5) variance and it is entirely unclear whether the request is for a RMC 4-9- 250(D)(2) modification or a RMC 4-9-250(C) waiver. PRELIMINARY PLAT -1 I 2 3 4 5 6 7 8 9 10 11 12 13 consolidated into the requested hearing examiner review. The first and most important piece of information that should be presented to both the public and the hearing examiner is what decisions are subject to review. The deviation requests in this decision are hidden amongst the staff analysis of other permitting criteria and even after a careful reading of the staff report it is still unclear which deviation process staff believes is applicable to the cul-de-sac requirement. The conditions of approval will make approval of the proposal contingent upon administrative approval of the cul-de- sac deviation request. The Nile Street modification request is approved by this decision. TESTIMONY Jill Ding, Renton planner, summarized the staff report. She noted that Exhibits 3-7 originally attached to the staff report have been revised to reflect revisions to design of the preliminary plat. The main difference in design is that the number of lots has been reduced from 14 to 12. The new design also eliminates the wetland buffering that was in the original proposal. In response to questions from the examiner, Vanessa Dolby, planning manager, noted that the stormwater facility would be surrounded by perimeter landscaping that would be of at least a six foot height. Steve Lee, public works, also noted that a four foot high berm would also separate the stormwater tract from adjoining uses. EXHIBITS 14 Exhibits 1-21 listed on page 2 of the November 18, 2014 Staff Report, in addition to the Staff Report itself (Ex. I), were admitted into evidence during the public hearing. 15 16 FINDINGS OF FACT 1 7 Procedural: 18 19 20 21 22 23 24 25 26 1. Applicant. Prospect Development LLC. 2. Hearing. The Examiner held a hearing on the subject application on November 18, 2014 in the City of Renton Council City Chambers. 3. Project Description. The proposed preliminary plat involves the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The proposed plat would be located on the east side of Nile Avenue NE between NE 6th Street and NE 7th Place at 650 and 684 Nile Avenue NE. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot Cateorgy 2 wetland is centrally located within the project site. The project sites fronts on Nile Avenue, which is classified as a neighborhood collector arteriaJ2 and has no frontage 2 Page I I of the staff report classifies Nile A venue a, a "Collector" and page 3 characterizes it as a "minor arterial". The engineering review of the requested modification to Nile Avenue, Ex. I 9. references the right of way width PRELIMINARY PLAT -2 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 improvements. Access to Lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. As identified in the introduction to this decision, the applicant has also requested a modification request to right of way width standards to Nile Avenue and a deviation request to a cul-de-sac requirement. As further identified in the introduction, only the right of way modification will be addressed by this decision. More detail on the two deviation requests is provided in Finding of Fact No. 4(E) below. Lots 1-9 on the western portion of the project site are proposed as small lot cluster development and are designed to comply with the R-8 zone development standards as authorized by RMC 4-2-11 O(A). The proposed Open Space Tract B totals 71,616 square feet, which is 36 percent of the gross site area (71,616 square feet/ 197,974 square feet= 36 percent). Tract A, Tract, B, and a IO-foot landscaped visual banier along the north boundary of Lots 10-12 and along the south boundary of Lots 7-9 are proposed to provide a visual buffer of the small lot cluster development from the surrounding R-4 development pattern. Lots 10-12 are proposed as R-4 development and would comply with the R-4 development standards. 4. Adequacy of Infrastructure/Public Services. As conditioned, the project will be served by adequate/appropriate infrastructure and public services as follows: A. Water and Sewer Service. Water service will be provided by Water District No. 90 and a water availability certificate has been provided. Sewer service will be provided by the City of Renton. B. Police and Fire Protection. Police and fire service would be provided by the City of Renton. Police and fire staff have determined that sufficient resources exist to serve the proposed development, subject to requirement that the applicant install required fire improvements and pay required fire impact fees. C. Drainage. The applicant submitted a drainage plan and drainage report dated August 28, 2014, Ex. 4. Staff have determined that the report demonstrates compliance with 2009 King County Surface Water Manual and additional requirements, based on specific site conditions, as required by the Department of Community and Economic Development. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. This means that off-site flow volumes and rates may not be higher than predevelopment levels. The applicant will also contribute its fair share of City drainage system costs through payment of a surface water system development fee of $1,228.00. 25 required for the road as 83 feet. The 83 foot requirement of RMC 4-6-060(F)(2) only applies to neighborhood collector arterials in residential areas. Consequently, as best can be discerned from the record, Nile Avenue is 26 classified as a neighborhood collector arterial. 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 26 Basic water quality will be provided using a wet pond to be located on the east side of the site (R-4 zone) and wet vault proposed on the west side of the site where the applicant is using small lot clustering. Appropriate individual lot flow control BMPs proposed are basic dispersion to help mitigate the new runoff created by this development. A geotechnical report (Exhibit 11 ), dated July 3, 2104 was submitted by Geo Group Northwest Inc. The report identifies the soils as Ground Moraine soils which is glacial till. The report states that the soils will allow for some infiltration and that the infiltration rate is low but, if infiltration were proposed that an overflow would need to be provided to an off-site storm water system. The City's Environmental Review Committee imposed a mitigation measure requiring compliance with all recommendations made in the geotech report including the need to over excavate past loose fill and placing of compacted structural fill. 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 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/appropriate streets. Public works staff have determined that no off-site improvements are necessary and that the proposed street improvements meet City standards. Staff issued a determination of concurrency dated November 6, 2014. See Ex. 8. The proposal will generate 84 trips per day. Since the proposal will not generate more than 20 peak hour trips, no traffic study was required. All lots have access to public roads, although some of the lots make this connection via private roads. Access to proposed Lots 1-9 would be provided via a new public road (Road A), which would terminate in a private hammerhead turnaround (Road B) required for emergency access. Access to Lots 10-12 would be provided via a private street (Road C), which incorporates a hammerhead turnaround for emergency access. Private Road C exceeds 300 feet in length and per RMC 4-6-060H.2 requires a 90-foot diameter cul-de- sac turnaround, which is not provided. The applicant will have to acquire an administrative deviation to RMC 4-6-060(H)(2) as a condition of approval. The driveway width standards for the proposed Jots will be verified at the time of building and construction permit review. The hammerhead turnaround (Road B) located at the terminus of Road A does not meet the City's standards for Residential Access Streets and must therefore be a private street. Private streets are required to be located within a 26- foot wide tract with 20 feet of paving for emergency access. Private Road B is currently not delineated on the preliminary plat map (Exhibit 3). Therefore, a condition of approval requires that the preliminary plat layout be revised to located the hammerhead turnaround (Road B) within a 26-foot wide tract and be paved with 20 feet of paving. PRELIMINARY PLAT-4 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 Existing right-of-way width in Nile A venue NE fronting the site is approximately 60 feet. Nile Avenue NE is classified as a Collector, with 2 existing lanes would require a right of way width of 83 ft. by RMC 4-6-060(F)(2). However, the Transportation Department's Nile Avenue Corridor Plan provides for a reduced right of way width. To meet this plan, the required improvement standards are as follows: 22 ft. wide pavement from the centerline of the road, an 8-foot planting strip behind the 0.5 ft. curb and gutter, a 5-foot sidewalk, for a half street right of way dedication of approximately 35.5 ft. The applicant submitted an application to the City requesting a waiver from the requirement to dedicate additional right-of-way along Nile Avenue NE in accordance with RMC 4-9-250C5d. The waiver is approved by this decision as outlined in Conclusion of Law No. 31 below. Staff have also recommended other conditions for frontage improvements, which are imposed by this decision in order to assure conformity to City street standards. F. Parking. Sufficient area exists, on each lot, to accommodate the two required parking spaces per lot required by RMC 4-4-080("F)(l 0)( d). G. Schools. Adequate/appropriate provision is made for schools. The staff report notes that it is anticipated that the Issaquah School District can accommodate additional students generated by this proposal at the following schools: Apollo Elementary, Maywood Middle School and Liberty High School. These schools are not within walking distance of the proposed development. Transportation would be required. The stop for Apollo Elementary School is located approximately 0.07 miles to the south of the project site at 615 Nile Avenue NE. Students would cross Nile Avenue NE and walk to the south along the shoulder to 615 Nile Avenue NE. The stop for Maywood Middle and Liberty High School is located approximately 0.09 miles to the south of the project site at NE 6th Street & Nile Avenue NE. The proposed project includes the installation of frontage improvements along the Nile A venue NE frontage, including sidewalks. Students would walk a short distance along Nile Avenue NE to the south of the project site along the road shoulder to the bus stop. However, there appears to be adequate area along the road shoulder to provide for safe walking conditions (Exhibit 18). A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the 2014 fee is assessed at $5,730.00 per single family residence, the 2015 fee is $4,560 per single family residence. A School Impact Fee, based on new single family lots, will also be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,455.00 per single family residence. PRELIMINARY PLAT-5 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 5. Adverse Impacts. There are no adverse impacts associated with the proposal as conditioned. Adequate public facilities and drainage control are provided as determined in Finding of Fact No. 4. The proposal involves single-family housing at a density 4.45 dwelling units per acre, which is allowed for the R-4 zoning district. This is a legislatively set standard of what is considered a compatible density for the area. Consequently, there are no issues of compatibility with surrounding development based on density. The only comment letter on the application expressed concern over the aesthetic impacts over having a stormwater facility located next to a single-family residence. As testified by staff, the facility will be obscured from sight by a four foot berm and six foot high landscaping. These sight obscuring features should adequately mitigate against the aesthetic impacts of the stormwater facility. The clustering proposed for part of the subdivision also creates an aesthetic issue due to the higher proposed density. However, as outlined in the project summary, Finding of Fact No. 3, Tracts A and B as well as a ten foot landscaping buffer provide buffering that adequately mitigates aesthetic impacts to surrounding properties. The only critical area on site is a wetland. A 31,048 square foot Category 2 wetland is centrally located within the project site. The wetland and its required 50-foot buffer are located within proposed Tract B. The wetland and buffer area are proposed to be located within an Open Space/Critical Area tract and per RMC 4-3-050E.4 would require fencing and signage. The City's Environmental Review Committee (ERC) imposed a SEPA mitigation measure that requires the sewer connection from the east side (Lots 10, 11 & 12) to be made to the west side via a trenchless construction method to be approved by the City that shall be butt-fusion welded HDPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Therefore, provided the above mentioned construction methods are followed, it is anticipated that there would be no adverse impacts to the wetland or buffer area. A condition of approval is imposed by this decision that requires a fencing and signage detail be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. The proposal also retains for adequate tree retention as set by City standards. The site is currently vegetated with a total of 25 significant trees, lawn, and landscaping associated with the existing single family residences. Of the existing 25 significant trees I would be located in the proposed public roadway, IO would be located within the proposed private street, and 5 are located within the onsite wetland and/or associated buffer resulting in a total of 9 trees that have been identified as protected trees. Of the 9 protected trees 30 percent or 3 trees are required to be retained and/or replaced on the project site. The applicant's tree retention calculations state that they are proposing to retain 3 trees, however the tree retention plan (Exhibit 6) appears to only propose to retain 2 trees. One tree proposed for retention would be within the rear yard of Lot 6 and the other would be located on the southeast comer of Private Road C. There are two additional trees to the north of the tree to be retained on Private Road C that should be retained unless an arborist determines that these trees are hazard trees, which require removal. The retention of these additional trees would bring the total number of retained trees onsite to 4 trees, which would comply with the City ofRenton's Tree Retention requirements. A condition of approval requires that the applicant be required to provide a final tree retention/replacement plan which includes the retention of two PRELIMINARY PLAT-6 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 additional trees on the southeast corner of Private Road C, or an arborist report classifying these trees as hazard trees which need to be removed. Conclusions of Law I. Authority. RMC 4-7-020(C) and 4-7-050(0)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. RMC 4-8-080(0) classifies preliminary plat applications as Type III applications. RMC 4-8-080(0) classifies development standard modifications as Type I applications. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under "the highest-number procedure", which in this case is Type III review, involving a review and a final decision issued by the hearing examiner. 2. Zoning/Comprehensive Plan Designations. The developed portion of the property is zoned R-4. The comprehensive plan designations 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 4-7-0SO(B): A subdivision shall be consistent with the following principles of acceptability: I. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for 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 to compliance with the Zoning Code, Conclusion 1(2) of the staff report is adopted by reference as if set forth in full. As determined in Finding of Fact No. 4(E), each lot has access to a public road. As determined in Finding of Fact No. 4 and 5, the project is adequately designed to prevent any impacts to critical areas. No flooding problems are anticipated because as determined in Finding of Fact No. 4 the proposal is served by adequate/appropriate stormwater facilities and the project is not located in a floodplain. As determined in Finding of Fact No. 4, the proposal provides for adequate public facilities. 5. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general purposes of the Comprehensive Plan and adopted standards ... 6. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in Conclusion 1(1) 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. 26 7. All of the internal roads of the proposed subdivision eventually connect to public roads. PRELIMINARY PLAT-7 1 2 3 4 5 6 RMC 4-7-120(8): The location of all streets shall conform to any adopted plans for streets in the City. 8. The City's adopted street plans are not addressed in the staff report or anywhere else in the administrative record, except for the Nile Avenue Corridor Plan. The requested street modification approved by this decision will be bring the frontage improvements required of the proposal into conformance with that plan. There do not appear to be any other street plans that would apply to the proposal. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic} trail, 7 provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. 8 9 10 11 12 13 14 15 9. The subdivision is not located in the area of an officially designated trail. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harrriful to the safety and general health of the future residents (such as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to.flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider 16 such subdivision. 17 18 19 20 21 22 23 24 25 26 b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty 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 of water, and wetland areas. 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 used 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. PRELIMINARY PLAT-8 2 3 4 5 10. The criterion is met. The land is suitable for subdivision as the storm water design assures that it will not contribute to flooding and that water quality will not be adversely affected. Development will not encroach into critical areas except as authorized by the City's critical area regulations. No piping or tunneling of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in Finding of Fact No. 5. The on-site wetland will be protected by the critical area ordinance compliant buffer that applies to it. The City's stormwater regulations provide for adequate protection of water quality for the on-site wetlands. 6 RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- family residential zones as defined in the Zoning Code shall he contingent upon the subdivider 's 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 he per the City of Renton Parks Mitigation Resolution. 7 8 9 10 11. City ordinances require the payment of park impact fees prior to building permit issuance. 11 12 13 14 15 RMC 4-7-lSO(A): The proposed street system shall extend and create connections between existing 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 meet the requirements of subsection £3 of this Section. The roadway classifications shall be as defined and designated by the Department. 12. There is no opportunity to connect existing streets at the location of the project site. 16 RMC 4-7-150(8): All proposed street names shall he approved by the City. As conditioned. 17 13. 18 RMC 4-7-lSO(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 19 20 21 22 23 24 25 26 14. The proposal does involve the addition ofan intersection to Nile Avenue, which is classified as a neighborhood collector arterial. This intersection is unavoidable, as the wetlands in the middle of the proposal prevent access to any other public roads for the lots located on the south side of the wetlands. RMC 4-7-lSO(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. PRELIMINARY PLAT-9 1 15. As determined in Finding of Fact 4, the Public Works Department has reviewed and 2 approved the adequacy of streets, which includes compliance with applicable street standards. 3 RMC 4-7-lSO(E): 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the 4 predominant street pattern in any subdivision permitted by this Section. 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 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-Mand Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a "flexible grid" by reducing !he number of linkages or the alignment between roads, where the following factors 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 fature 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, and R-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: Offeet or loop roads are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due 21 to demonstrable physical constraints no future connection to a larger street pattern is physically 22 possible. 23 24 25 26 16. The proposed and required connections are the maximum given the wetlands and existing development. The property is located in the RLD designation so alley access is not encouraged. There is insufficient space for offset or loop roads. Cul-de-sacs (hammerheads in this case) are necessary due to the wetlands that entirely cross the middle of the project site. PRELIMINARY PLAT-10 I 2 3 RMC 4-7-lSO(F): All adjacent rights-of-way and new rights-of-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. As proposed. 4 17. 5 RMC 4-7-lSO(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. 6 7 8 9 10 11 12 13 18. There are no streets that could be extended in the event of future adjacent platting under the approved subdivision design. RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. 19. As depicted in Ex. 3, the side lines are in conformance with the requirement quoted above. RMC 4-7-170(8): 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. 14 20. As previously determined, each lot has access to a public street. 15 16 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 17 provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. 18 19 21. As previously determined, the proposed lots comply with the zoning standards of the R-4 20 21 22 23 zone, which includes area, width and density. RMC 4-7-170(0): 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 twenty feet (20? and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35?. As shown in Ex. 3, the requirement is satisfied. 24 22. 25 RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15?. 26 PRELIMINARY PLAT-11 2 3 4 5 6 7 8 9 23. As conditioned. RMC 4-7-I90(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 24. The on-site wetland is set-aside from the developed portion of the subdivision in Tract B. The criteria above is met. RMC 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 feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 10 25. As conditioned. 11 12 13 14 RMC 4-7-200(8): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Swface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity/or future development of the lots. Water quality features shall also be designed to provide capacity/or the new street paving for the plat. 15 16 17 18 19 20 26. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4. The City's stormwater standards, which are incorporated into the technical information report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 21 27. 22 Compliance will be assured during civil plan review prior to final plat approval. 23 24 25 26 RMC 4-7-200(D): 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. 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. PRELIMINARY PLAT-12 2 3 4 5 6 7 28. 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 bring service to the development shall be borne by the developer and/or land owner. The subdivider 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 subdivider and shall inspect the conduit and certify to the City that it is properly installed. As conditioned. 8 29. 9 RMC4-7-2IO: IO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 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. B. SURVEY: 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. 30. As conditioned. Street Modification RMC 4-9-250(D)(2): Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the mod/fication is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; PRELIMINARY PLAT-13 I 2 3 4 5 6 7 8 9 10 11 12 13 14 b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and .f Will not create adverse impacts to other property(ies) in the vicinity. 31. As identified in Finding of Fact No. 3 and 4( E), the applicant requests a modification to RMC 4-6-060(F)(2) in order to reduce the required right of way of Nile Ave from 83 feet to 71.5 feet. Since existing right of way is only 60 feet for Nile Avenue and the Nile Avenue Corridor plan only necessitates 71.5 feet, it is fairly clear that the proposed reduction is consistent with both existing and future built out conditions. Given that the proposed reduction is consistent with the Nile Avenue Corridor plan, absent more, it must be determined that the proposal is consistent with the other street modification criteria as well. DECISION 15 The proposed preliminary plat and street modification to the right of way width of Nile Avenue are approved, subject to the following conditions: 16 17 18 19 20 21 22 23 24 25 26 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 corners 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 PRELIMINARYPLAT-14 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 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 street name signs necessary in the subdivision prior to final plat approval. 8. The applicant shall obtain a demolition permit and all required inspections for the removal of the existing single family residences and detached accessory structures prior to Final Plat recording. 9. A revised detailed landscape plan that complies with RMC 4-8-120 shall be submitted at the time of Utility Construction Permit for review by the Current Planning Project Manager. The revised landscape plan shall provide a 10-foot landscaped visual barrier within a I 0-foot wide easement along the northern portion of Lots 1-3 and along the southern portion of Lots 7-9, shall include the required 15 feet of landscaping outside of the required fencing around the full perimeter of the stormwater pond in Tract C, and shall include two trees within the front yard areas of Lots 7 and 8. The landscaping around the stormwater pond (Tract C), over the stormwater vault (Tract A), and in the public street shall be installed prior to recording of the final plat, the 10-foot landscaped visual barrier and the front yard trees shall be installed prior to Certificate of Occupancy for the new homes. 10. The applicant shall be required to provide a final tree retention/replacement plan which includes the retention of one tree within the rear yard of proposed Lot 6 and three trees on the southeast comer of Private Road C, or an arborist report classifying these trees as hazard trees which need to be removed. The final tree retention/replacement plan shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. 11. The preliminary plat layout shall be revised to locate the hammerhead turnaround at the terminus of Road B to be private and placed within a 26-foot wide tract and be paved with 20 feet of paving. This revision shall be shown on the Construction Permit application for review and approval by the Plan Reviewer and the Fire Department. The tract shall be identified on the final plat map prior to recording. 12. Access for Lots 6-8 shall be required to be provided off of the proposed shared driveway across the north portion of Lot 7. A note to this effect shall be recorded on the face of the plat prior to recording. 13. Approval of the proposed street design is contingent upon the applicant acquiring administrative approval of a deviation request to RMC 4-6-060(H)(2) for authorization of the proposed hammerhead turnaround at the end of Road C. Approval shall be acquired prior to any construction activity at the project site. The proposed hammerhead turnaround shall comply with all applicable City development standards except to the extent approved by a deviation request. PRELIMINARY PLAT-15 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 14. The widths of Lots 2-5 shall be revised to provide a minimum width of 35 feet along the street frontage. A revised plat map shall be submitted at the time of Utility Construction Permit application for review and approval by the Current Planning Project Manager. 15. Cross Section 8-8 on the Preliminary Grading and Utility Plan shall be revised to provide a minimum of a 26-foot wide easement, with a 20-foot pavement width. No sidewalks are required and the pavement thickness shall be a minimum of 4-inches of HMA over 6-inches of crushed surfacing and top course. The revised cross section details shall be submitted at the time of Utility Construction Permit review for review and approval by the City's Plan Reviewer. 16. Cross Section A-A on the Preliminary Grading and Utility Plan be revised to provide 53 ft. of right of way, 20 ft of pavement, 6 ft. parking on one side, curb and gutter on both sides with 8 ft. planting strip and 5 ft. sidewalks on both sides. The revised cross section details shall be submitted at the time of Utility Construction Permit review for review and approval by the City's Plan Reviewer. 17. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer. 18. The applicant shall be required to create a homeowner's association of maintenance agreement for the shared utilities, common landscaping, and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for the review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 19. A copy of the required access easement over the neighboring property to the north for Private Road C shall be submitted at the time of Utility Construction Permit approval. 20. Any proposal to convert the Stormwater vault within Tract A to a Stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 21. Fencing and signage is required along the boundary of the Wetland buffer. A fencing and signage detail shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. DATED this 3rd day of December, 2014. City of Renton Hearing Examiner PRELIMINARY PLAT-16 1 2 3 Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-1IO(E)(l4) 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. 4 A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-l 10(E)(l3) and RMC 4-8-IOO(G)(9). A new fourteen (14) day 5 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 - 6 7th floor, (425) 430-6510. 7 Affected property owners may request a change m valuation for property tax purposes s notwithstanding any program of revaluation. 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT-17 December 4, 2014 STATE OF WASHINGTON COUNTY OF KING CERTIFICATE OF MAILING ) ) § ) JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 4th day of December, 2014, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the HEX's Final Decision for Weston Heights Preliminary Plat (LUA-14-000958) to the attached parties of record. SUBSCRIBED AND SWORN TO BEFORE me this 4th day of December, 2014. Easy Peel® Labels Use .:..very"""femplate 5160® Lafe Hermansen Core Design 14711 NE 29th Pl, 101 Bellevue, WA 98007 Justin Holland Prospect Development, LLC 2913 5th Ave NE, 201 Puyallup, WA 983726748 Etiquettes faciles a peler Utilisez le gabarit AVERY® 5160® I I I J . -Feed Paper - Bend along line to expose Pop~up EdgeTM Jay & Janette Coleman 655 Orcas Ave NE Renton, WA 98059 Bob Nix Core Design 14711 NE 29th Pl, #101 Bellevue, WA 98007 ... Sens de chargement llepliez a la hachure afin de I reveler le rebord Pop-up11e J '\ l"ni:\ ' l\;vf"' ~ AVERY® 5160® l Robert Johnseine 9805 NE 116th St, 7499 Kirkland, WA 98034 Todd and Tandi Taylor 637 Orcas Ave NE Renton, WA 98059 www.avery.com 1-800-GO·AVERY I I I ,I, Easy Peel® Labels Use Avery® Template 5160® Lafe Hermansen Core Design 14711 NE 29th Pl, 101 Bellevue, WA 98007 Justin Holland Prospect Development, LLC 2913 5th Ave NE, 201 Puyallup, WA 983726748 Etiquettes faciles a peler Utilisez le gabarit AVERv® 5160® I I I ,; " -Feed Paper - Bend along line to expose Pop-up Edge T~ Jay & Janette Coleman 655 Orcas Ave NE Renton. WA 98059 Bob Nix Core Design 14711 NE 29th Pl, #101 Bellevue. WA 98007 • Sens de chargement Repliez a la hachure afin de I reveler le reborcl Pop-upMC J Robert Johnseine 9805 NE 116th St, 7499 Kirkland. WA 98034 Todd and Tandi Taylor 637 Orcas Ave NE Renton, WA 98059 www.avery.com 1-800-GO-AVERY I I I ,I. Cynthia Moya From: Sent: To: Subject: Attachments: Phil Olbrechts <olbrechtslaw@gmail.com> Wednesday, December 03, 2014 2:28 PM Jill Ding; Vanessa Dolbee; Jennifer T. Henning; Chip Vincent; Jason Seth; Cynthia Moya; Steve Lee Weston Heights Preliminary Plat -Weston Heights.pd! Final decision attached and ready for distribution. Jill's staff report makes some significant progress on addressing public works deviation requests but we're still not quite there. The Vuecrest application serves as a good example of why it's important to be very clear about what deviation requests are subject to hearing examiner review. The project summary should always clearly identify what decisions are subject to hearing examiner review, which includes all deviation requests. It would probably reduce confusion considerably if each decision were addressed separately in the staff report, i.e. the first section of the report is devoted to the preliminary plat or site plan application and the second section is devoted to the deviation requests. Currently, all staff reports mix the deviation requests into assessment of the preliminary plat or site plan criteria, which obscures the fact that a separate permitting decision is being assessed. The code provision subject to the deviation request should also be identified (which was done this time) as well as what type of deviation process is being applied (i.e. variance, modification or waiver -which wasn't done this time for the cul-de-sac request). Public works has done a great job in providing more information on how the request meets deviation standards, but I really still don't have enough information. I'm required to make specific findings as to how each deviation criterion is met and there is usually no opinion in the record from the engineer concluding that the deviation won't adversely affect neighboring properties etc etc. I wholeheartedly agree that most of these deviation requests aren't worth all the paperwork. The solution to that problem is to simply not consolidate the deviation requests with the preliminary plat applications unless they are a matter of public interest. The Vuecrest deviation, for example, certainly did have to be consolidated with the plat application for examiner review since secondary access was a matter of great concern to the neighbors. Most other deviation requests aren't that interesting. At some point too I'll need to get more information from staff as to why they're applying modification criteria (4-9-250(0)) to street standard deviations that appear to be more suited to the street waiver requests (4-9-250(()). The street waiver provisions appear to be specifically tailored to deviation requests for street standards, which at least implies that those criteria apply exclusively to any requested deviation to street standards. 1 , CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT, PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 10th day of November, 2014, I deposited in the mails of the United States, a sealed envelope containing HEX Agenda, Staff Report and exhibit documents. This information was sent to: Phil Olbrechts Robert Johnseine Justin Holland, Prospect Development Bob Nix See Attached (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING Hearing Examiner Owner Applicant Contact Parties of Record :· "'\, y f-\_; ' '>..o ,,,,,\\l\\111 ·, "'. $-'"';ss101y tJ..:1, .. ' i :_ ... + . +..0'•1, {J. =o~ --"-o 1,i:i..... ,,. 1, --~ .,..,L -;o·, I certify that I know or have satisfactory evidence that Sabrina Mirante : ~" -, _ 2l% signed this instrument and acknowledged it to be his/her/their free and voluntary act fort~ IA\ a~\!_{4/0Sej ~ mentioned in the instrument. ~ ~-'}_ ',,l·29. \1,,,.; ,._o i,, ,,·o ••""\\""'''~ ~c, -. j -1-, -,i/ ----f , ,,,,,I~ WAS'°'~,,<-· L(__., •. ---(.'rz J ./LLl Dated: Ai ' ' C)::t1D I '-fll Not(f Public in and for the State of Washington Notary (Print): ____ ~l1~_0~i __ u;~I +--X~~,~c1_, ~' ,~'-/c.,Q.,_-__________ _ My appointment expires: ,A~_r..s ~ ,_l '{ 20 1 t Weston Heights Preliminary Plat LUA14-000958,ECF,PP template -affidavit of service by mailing Jay & Janett\'3 "Coleman 655 a,cas Ave NE Renton. WA 98059 Bob Nix Core Design 14711 NE 29th Pl, #101 Bellevue, WA 98007 obert Johnseine 9805 NE 116th St, 7499 Kirkland. WA 98034 Todd and Tandi Taylor 637 Orcas Ave NE Renton. WA 98059 stin Holland Prospect Development, LLC 2913 5th Ave NE, 201 Puyallup, WA 983726748 'f -<u \ / CITY OF RENTON DEPARTMENT OF CQMM!JNITI& ECONOMl,C DEVELOPMENT -PLANNING DIVl~JON AFFIDA\,'.11\QE,;~ERVICE BY MAILING. On the 9th day of October, 2014, I deposited in the mails of the United States, a sealed envelope containing SEPA Determinatio·n and Notice documents. This information was sent to: Agencies Justin Holland Robert Johnseine Bob Nix Jay & Janette Colman Todd and Tandi Taylor (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ) ss ) See Attached Applicant Owner Contact Party of Record Party of Record ,,,,\\\\\\\ 1 j '" "P , ,,"' \..' O"v. . ~ o\; '"'"'"'1'''1 <!:~ = ~ .s-"'lt,!1014 ~~t1, . ,. : .::-~· ,-.0'11 U· ::= Err +oT~~). "1)\ I certify that I know or have satisfactory evidence that Sabrina Mirante ~ f" -· -'(; % signed this instrument and acknowledged it to be his/her/their free and voluntary act for th~.~ an8Q:11ti<posei ~ mentioned in the instrument. · ·. 7C::',,,,f·29-\ \-"~;<-c '! ')Pi'I I · Weston Heights Preliminary Plat LUA14-000958, ECF, PP template -affidavit of service by mailing '-.' O !\ll\\\""\"''-'' ~0 '° WAS\-\' Public in and for the State of Washington Jay & ,anette Coleman 655 Orcas Ave NE Renton. WA 98059 Bob Nix Core Design 14711 NE 29th Pl, #101 Bellevue. WA 98007 Robert Johnseine 9805 NE 116th St, 7499 Kirkland. WA 98034 Todd and Tandi Taylor 637 Orcas Ave NE Renton. WA 98059 Justin Holland Prospect Development, LLC 2913 5th Ave NE, 201 Puyalluo. WA 983726748 Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region' Attn: Ramin Pazooki King Area Dev. 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 Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY {DOE} LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. * 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172"d Avenue SE Auburn, WA 98092 Duwamish Tribal Office* Muckleshoot Cultural Resources Program• 4717W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 2015. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Tim McHarg Attn: Jack Pace Director of Community Development Acting Community Dev. Director 12835 Newcastle Way, Ste 200 220 Fourth Avenue South Newcastle, WA 98056 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Kathy Johnson, Steve Lancaster, Responsible Official 355 110th Ave NE 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 *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 the following email address: sepacenter@dnr.wa.gov template. affidavit of service by mailing ( I, 1' I I were posted OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE • MmGAT£0 (DNS-M) POST'EO TO N011F'I INTIRE5TEO PER5{]N5 OF AN ENV!RONMtmAlACTION PRQJECl"MAM£: w.tto,,Holst,,:,, .......... oa..,Plat PROIE(fl<UMBER: LI.IA14-00095a.!O",PI' 1.QCAT>ON: '5,G/!IM NII•'"'" NE OtsCJUl'TUI: TM a,i,ll<o"1 Is .....-,Inc _.,,..,,. Pllt -I and Envlro"""'ot.l JS~A) --for tho ...-ia, ofon-,. 1!17,.914"""""" fool ("-J.4 ""') projeo:t:..,. ilm> 12 lots lo, d,o, Mu,o ..,.,..,.....,., of IIO&lo lamily raskloncm ond thrN ln<ts (Tnd:I A, B, •nd CJ. tho P"')l,<t: -b loat.d wflhi• u.. Ke>iomllal • ~ <1womrii: utit per aa. (11;"'41 <0nQ'I( ~_.the llakhn1lal 1.aw o.mtty (RUIJ ~M-Plan La-NI IJHOOll.,..U,,n.n..0P111la,nt ..... _.i lud....,.rtdsl.4,whkha,,elocat<,d.,, .... -..p,:,rtk,,,of1Mprojoct,it,o.Thopt<>_..ilou"'°"la-lnm.tfn,ml,.';1(1-,.fnttoll,71S iquan fHt. An ubth11 n.aoi. ,qua,. foot C..,qor, 2 vmland Is ""1Cmly locat.d wtWn 111o pn,Ja<:t dt,o, 00 ""'*".,._.. ... tho..-ndorbuffw.,..•.Aa::loa"ti:,labM"""'ldbopravh!i,dvi,>new""Wlc- offofNlloA .. ..,. NE,,,oM<l,<e,ml-In • !l:IIR'Mlllu<llllmanM1nd.-......... 1c-u ....... 1d ... ~ via• ..w 2&-h>atwldo pri¥.t,o ilffdo,wl -.....,. ,nob.mi,,' i<,t"' tho"°""· ...,ldla,nnecbl<>HE 1dl Pl><L -n..,..inwnrm_kl_In•""mmomudfu.....,...,d. Tiff QTY Of RENTON EN\llRONMENTAI. REVIEW COMMITTl'E IERC'J HAS DETERMINED THAT Tl1E PROPOSED ACTION HA.5 PROBA&.ESIGNIACANTIMPACTS TllAT ~ BE MITlliATl:0 TllROUGH MITTGATION MfA5UP.B. ~al< oft!I• ""whonmeobl determlnatlan must M 111..d In wrltir,. an or ba!an S:00 p..m. an October z4, 2014, fOC<lhtr with the rec;ulred fH with: HHrin1 E.umlnff, City al Rmtan, IDSS 5Gu01 G ... dy way, ~-. WA 98057 • .r.pp,oab: ta th• E>::imlnr ~ ... J"""1Tled l,y Qty al RMC 44-llO and Information ~rdnJ tt,aappal pnx,,Dmaybl! obtained ln>m tM Rfflton City C!ori<'• Offlu, (42514.lo.&SIO. A PUBLIC HEARING w,u BE HELO BY THE RENTON HEA~NG EX,O.MINU AT ms !!€GUI.AR MEmNG fN THE CDUNCJL CHAMBE1!5 ON THE 7TH FLOOR OF an' HAU. 1055 SOI.ml GRAOY WAY, RENTON, WASHINGTON, OH NCVl:MB~R lll, 2014 AT 10:00 AM TO CONSIOER THE PIIELIMINA!I¥ PLAT. IF THI: EHYIRONMENTPJ. OCTERMINATION ISAPPEALEO, THE APPEAL WILL u HEARO AS PA/IT OF nus ?USUC HEARi HG. FOR FURTHER INFORMATION, PLEASE CONTACT THE ClTY OF RENTON. OEPARTh\ENT OF COMMUNrTY & ECONOMIC DEVELOPMENT AT l425) 430,noo. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE lNaUOETifE PROJECT NUMBER WHEN CAWNG FOR PROPER FILE IDENTIFICATION, CERTIFICATION a) 1· ~ • hereby certify that J copies of the above document in____$_.! 7 nspicuous places or nearby the described property on Date:. _ ___,_{,.,0:...../--1']--1./__:_I L-~\, __ _ Sigoedr~ STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that _~1.,..'-'·'..:.1.:...1 _·1)"-i_v"-1'.J~------- signed this instrument and acknowledged it to be his/her/thkir free and voluntary act for the uses and purposes mentioned in the instrument. lie in and for the State of Washington Notary {Print): __ ..:\'-'-\""--' \"-'l"+-_"'.,_\ -'----'· "'e,'"'· <'.""-'-"-------- My appointment expires.: ___ -!:Al:l~..::.s"-ij..:'::c'2.>2.J _ _:.,}~'.i.,l,~ .. ~l;c;c"'--'/~Cf'------- \ .. i 1 ifH u 1 iJHiHi i l riH H 1· 1 !!Jhii 1· ~j 8 ' • I· ~ ~i ~~ ,, , -H1 1lJ , 1 il,11.r, -' ' ''! ,,. ~.] ·21 '1·· ~ ... -:i: "' i1 -..r !i i! 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't; 0 C: ·-C: ·----... -" "U :] ~ QJ a, "C 6 > C: ·-z 0 f- l!) z I i LL 0 LI.I QJ f- ... <( ro f- Cl Vl ~ ro C ~ ... QJ o a; E 3: E "' l.!} O::i~ z ~ ~ 0 -"' a. :::.:::: -C: '- +-' ·-:J u.. ro LI) Q. 0 .c: ·-... .c: "U >-,._. C f-~"U"' "'C z ·-(I) V) (JJ ::::,~CQJ~ 0 u .~ ~ O u -"' C 0 bD C .c: "' "' $ .... 0 QJ ... "' vi QJ .c: ... ~ .E "'C C "' C ,!,! .,CJ :::, 0,. > ~ "' ... 0 z -;:;- c '.::: 0,. ?: "' ... 0 z ;,; ~ a. X QJ ... C QJ E ... C '6 C. a. "' > ~ 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 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Weston Heights Preliminary Plat Preliminary Plat LUA14-000958 ) ) ) FINAL DECISION ) ) ) ) ) _______________ ) SUMMARY The applicant requests preliminary plat approval for a 12-lot residential subdivision. The preliminary plat application is approved subject to conditions. The proposal also includes a requested waiver of RMC 4-6-060(H)(2), which requires a cul-de-sac private roads exceeding 300 feet in length and an 11.5 foot reduction to the 83 feet right of way width required for Nile Avenue by RMC 4-6-060(F)(2). This decision only addresses the right of way reduction request. There is insufficient information to address the cul-de-sac request because the record does not identify what type of deviation (variance 1, modification or waiver) is requested and also does not provide sufficient information to determine whether the applicable criteria (whatever they may be) are satisfied. It is also important to note that the project summary, used to provide public notice of the project and to provide an overview of the most important aspects of the proposal, fails to identify that a street modification and cul-de-sac deviation decision are 1 The staff report notes that a "variance" is requested, which would suggest that the applicant is requesting a variance governed by RMC 4-9-250(8)(5). However the "variance" term is often used more generically in staff reports and staff have also historically applied the modification criteria of RMC 4-9-250(D)(2) for cul-de-sac deviations. Further, RMC 4-9-250(8) provides for an exclusive list of development standards subject to the RMC 4-9-250(8)(5) variance criteria and cul-de-sac requirements are not included. For these reasons, it appears in fact that the applicant is not requesting a RMC 4-9-250(8)(5) variance and it is entirely unclear whether the request is for a RMC 4-9- 250(D)(2) modification or a RMC 4-9-250(C) waiver. PRELIMINARY PLAT-I I 2 3 4 5 6 7 8 9 10 11 12 13 consolidated into the requested hearing examiner review. The first and most important piece of information that should be presented to both the public and the hearing examiner is what decisions are subject to review. The deviation requests in this decision are hidden amongst the staff analysis of other permitting criteria and even after a careful reading of the staff report it is still unclear which deviation process staff believes is applicable to the cul-de-sac requirement. The conditions of approval will make approval of the proposal contingent upon administrative approval of the cul-de- sac deviation request. The Nile Street modification request is approved by this decision. TESTIMONY Jill Ding, Renton planner, summarized the staff report. She noted that Exhibits 3-7 originally attached to the staff report have been revised to reflect revisions to design of the preliminary plat. The main difference in design is that the number of lots has been reduced from 14 to 12. The new design also eliminates the wetland buffering that was in the original proposal. In response to questions from the examiner, Vanessa Dolby, planning manager, noted that the stormwater facility would be surrounded by perimeter landscaping that would be of at least a six foot height. Steve Lee, public works, also noted that a four foot high berm would also separate the storm water tract from adjoining uses. EXHIBITS 14 Exhibits 1-21 listed on page 2 of the November 18, 2014 Staff Report, in addition to the Staff Report 15 16 itself (Ex. 1), were admitted into evidence during the public hearing. FINDINGS OF FACT 17 Procedural: 18 19 20 21 22 23 24 25 26 I. Applicant. Prospect Development LLC. 2. Hearing. The Examiner held a hearing on the subject application on November 18, 2014 in the City of Renton Council City Chambers. 3. Project Description. The proposed preliminary plat involves the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, 8, and C). The proposed plat would be located on the east side of Nile Avenue NE between NE 61h Street and NE 7th Place at 650 and 684 Nile Avenue NE. The applicant has proposed to cluster Lots 1-9, which arc located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot Cateorgy 2 wetland is centrally located within the project site. The project sites fronts on Nile A venue, which is classified as a neighborhood collector artcriai2 and has no frontage 2 Page l l of the staff report classifies Nile Avenue as a "Collector" and page 3 characterizes it as a "minor arterial". The engineering review of the requested modification to Nile Avenue, Ex. 19, references the right of way width PRELIMINARY PLAT -2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 improvements. Access to Lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. As identified in the introduction to this decision, the applicant has also requested a modification request to right of way width standards to Nile Avenue and a deviation request to a cul-de-sac requirement. As further identified in the introduction, only the right of way modification will be addressed by this decision. More detail on the two deviation requests is provided in Finding of Fact No. 4(E) below. Lots 1-9 on the western portion of the project site are proposed as small lot cluster development and are designed to comply with the R-8 zone development standards as authorized by RMC 4-2-1 lO(A). The proposed Open Space Tract B totals 71,616 square feet, which is 36 percent of the gross site area (71,616 square feet/ 197,974 square feet= 36 percent). Tract A, Tract, B, and a JO-foot landscaped visual barrier along the north boundary of Lots I 0-12 and along the south boundary of Lots 7-9 are proposed to provide a visual buffer of the small lot cluster development from the surrounding R-4 development pattern. Lots 10-12 are proposed as R-4 development and would comply with the R-4 development standards. 4. Adequacy of Infrastructure/Public Services. As conditioned, the project will be served by adequate/appropriate infrastructure and public services as follows: A. Water and Sewer Service. Water service will be provided by Water District No. 90 and a water availability certificate has been provided. Sewer service will be provided by the City of Renton. B. Police and Fire Protection. Police and fire service would be provided by the City of Renton. Police and fire staff have determined that sufficient resources exist to serve the proposed development, subject to requirement that the applicant install required fire improvements and pay required fire impact fees. C. Drainage. The applicant submitted a drainage plan and drainage report dated August 28, 2014, Ex. 4. Staff have determined that the report demonstrates compliance with 2009 King County Surface Water Manual and additional requirements, based on specific site conditions, as required by the Department of Community and Economic Development. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. This means that off-site flow volumes and rates may not be higher than prcdcvclopment levels. The applicant will also contribute its fair share of City drainage system costs through payment of a surface water system development fee of $1,228.00. 25 required for the road as 83 feet. The 83 foot requirement of RMC 4-6-060(F)(2) only applies to neighborhood collector arterials in residential areas. Consequently, as best can be discerned from the record, Nile Avenue is 26 classified as a neighborhood collector arterial. PRELIMINARY PLAT-3 I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Basic water quality will be provided using a wet pond to be located on the east side of the site (R-4 zone) and wet vault proposed on the west side of the site where the applicant is using small lot clustering. Appropriate individual lot flow control BMPs proposed are basic dispersion to help mitigate the new runoff created by this development. A geotechnical report (Exhibit 11), dated July 3, 2104 was submitted by Geo Group Northwest Inc. The report identifies the soils as Ground Moraine soils which is glacial till. The report states that the soils will allow for some infiltration and that the infiltration rate is low but, if infiltration were proposed that an overflow would need to be provided to an off-site storm water system. The City's Environmental Review Committee imposed a mitigation measure requiring compliance with all recommendations made in the geotech report including the need to over excavate past loose fill and placing of compacted structural fill. 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 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/appropriate streets. Public works staff have determined that no off-site improvements are necessary and that the proposed street improvements meet City standards. Staff issued a determination of concurrency dated November 6, 2014. See Ex. 8. The proposal will generate 84 trips per day. Since the proposal will not generate more than 20 peak hour trips, no traffic study was required. All lots have access to public roads, although some of the lots make this connection via private roads. Access to proposed Lots 1-9 would be provided via a new public road (Road A), which would terminate in a private hammerhead turnaround (Road B) required for emergency access. Access to Lots I 0-12 would be provided via a private street (Road C), which incorporates a hammerhead turnaround for emergency access. Private Road C exceeds 300 feet in length and per RMC 4-6-060H.2 requires a 90-foot diameter cul-de- sac turnaround, which is not provided. The applicant will have to acquire an administrative deviation to RMC 4-6-060(H)(2) as a condition of approval. The driveway width standards for the proposed lots will be verified at the time of building and construction permit review. The hammerhead turnaround (Road B) located at the terminus of Road A does not meet the City's standards for Residential Access Streets and must therefore be a private street. Private streets are required to be located within a 26- foot wide tract with 20 feet of paving for emergency access. Private Road B is currently not delineated on the preliminary plat map (Exhibit 3 ). Therefore, a condition of approval requires that the preliminary plat layout be revised to located the hammerhead turnaround (Road B) within a 26-foot wide tract and be paved with 20 feet of paving. PRELIMINARY PLAT -4 I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Existing right-of-way width in Nile Avenue NE fronting the site is approximately 60 feet. Nile Avenue NE is classified as a Collector, with 2 existing lanes would require a right of way width of 83 ft . by RMC 4-6-060(F)(2). However, the Transportation Department's Nile Avenue Corridor Plan provides for a reduced right of way width. To meet this plan, the required improvement standards are as follows: 22 ft. wide pavement from the centerline of the road, an 8-foot planting strip behind the 0.5 ft. curb and gutter, a 5-foot sidewalk, for a half street right of way dedication of approximately 35.5 ft. The applicant submitted an application to the City requesting a waiver from the requirement to dedicate additional right-of-way along Nile Avenue NE in accordance with RMC 4-9-250C5d. The waiver is approved by this decision as outlined in Conclusion of Law No. 31 below. Staff have also recommended other conditions for frontage improvements, which are imposed by this decision in order to assure conformity to City street standards. F. Parking. Sufficient area exists, on each lot, to accommodate the two required parking spaces per lot required by RMC 4-4-080("F)(lO)(d). G. Schools. Adequate/appropriate provision is made for schools. The staff report notes that it is anticipated that the Issaquah School District can accommodate additional students generated by this proposal at the following schools: Apollo Elementary, Maywood Middle School and Liberty High School. These schools are not within walking distance of the proposed development. Transportation would be required. The stop for Apollo Elementary School is located approximately 0.07 miles to the south of the project site at 615 Nile Avenue NE. Students would cross Nile Avenue NE and walk to the south along the shoulder to 615 Nile Avenue NE. The stop for Maywood Middle and Liberty High School is located approximately 0.09 miles to the south of the project site at NE 6th Street & Nile Avenue NE. The proposed project includes the installation of frontage improvements along the Nile Avenue NE frontage, including sidewalks. Students would walk a short distance along Nile Avenue NE to the south of the project site along the road shoulder to the bus stop. However, there appears to be adequate area along the road shoulder to provide for safe walking conditions (Exhibit 18). A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the 2014 fee is assessed at $5,730.00 per single family residence, the 2015 fee is $4,560 per single family residence. A School Impact Fee, based on new single family lots, will also be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,455.00 per single family residence. PRELIMINARY PLAT -5 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 5. Adverse Impacts. There are no adverse impacts associated with the proposal as conditioned. Adequate public facilities and drainage control are provided as determined in Finding of Fact No. 4. The proposal involves single-family housing at a density 4.45 dwelling units per acre, which is allowed for the R-4 zoning district. This is a legislatively set standard of what is considered a compatible density for the area. Consequently, there are no issues of compatibility with surrounding development based on density. The only comment letter on the application expressed concern over the aesthetic impacts over having a stormwater facility located next to a single-family residence. As testified by staff, the facility will be obscured from sight by a four foot berm and six foot high landscaping. These sight obscuring features should adequately mitigate against the aesthetic impacts of the stormwater facility. The clustering proposed for part of the subdivision also creates an aesthetic issue due to the higher proposed density. However, as outlined in the project summary, Finding of Fact No. 3, Tracts A and B as well as a ten foot landscaping buffer provide buffering that adequately mitigates aesthetic impacts to surrounding properties. The only critical area on site is a wetland. A 31,048 square foot Category 2 wetland is centrally located within the project site. The wetland and its required SO-foot buffer are located within proposed Tract B. The wetland and buffer area are proposed to be located within an Open Space/Critical Area tract and per RMC 4-3-050E.4 would require fencing and signage. The City's Environmental Review Committee (ERC) imposed a SEP A mitigation measure that requires the sewer connection from the east side (Lots 10, 11 & 12) to be made to the west side via a trenchless construction method to be approved by the City that shall be butt-fusion welded HDPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Therefore, provided the above mentioned construction methods are followed, it is anticipated that there would be no adverse impacts to the wetland or buffer area. A condition of approval is imposed by this decision that requires a fencing and signage detail be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. The proposal also retains for adequate tree retention as set by City standards. The site is currently vegetated with a total of 25 significant trees, lawn, and landscaping associated with the existing single family residences. Of the existing 25 significant trees I would be located in the proposed public roadway, 10 would be located within the proposed private street, and 5 are located within the onsite wetland and/or associated buffer resulting in a total of 9 trees that have been identified as protected trees. Of the 9 protected trees 30 percent or 3 trees are required to be retained and/or replaced on the project site. The applicant's tree retention calculations state that they are proposing to retain 3 trees, however the tree retention plan (Exhibit 6) appears to only propose to retain 2 trees. One tree proposed for retention would be within the rear yard of Lot 6 and the other would be located on the southeast corner of Private Road C. There are two additional trees to the north of the tree to be retained on Private Road C that should be retained unless an arborist determines that these trees are hazard trees, which require removal. The retention of these additional trees would bring the total number of retained trees onsite to 4 trees, which would comply with the City of Renton's Tree Retention requirements. A condition of approval requires that the applicant be required to provide a final tree retention/replacement plan which includes the retention of two PRELIMINARY PLAT -6 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 additional trees on the southeast corner of Private Road C, or an arborist report classifying these trees as hazard trees which need to be removed. Conclusions of Law 1. 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. RMC 4-8-080(G) classifies preliminary plat applications as Type III applications. RMC 4-8-080(G) classifies development standard modifications as Type I applications. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under "the highest-number procedure", which in this case is Type III review, involving a review and a final decision issued by the hearing examiner. 2. Zoning/Comprehensive Plan Designations. The developed portion of the property is zoned R-4. The comprehensive plan designations 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 4-7-0SO(B): A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for 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 to compliance with the Zoning Code, Conclusion 1(2) of the staff report is adopted by reference as if set forth in full. As determined in Finding of Fact No. 4(E), each lot has access to a public road. As determined in Finding of Fact No. 4 and 5, the project is adequately designed to prevent any impacts to critical areas. No flooding problems are anticipated because as determined in Finding of Fact No. 4 the proposal is served by adequate/appropriate stormwater facilities and the project is not located in a floodplain. As determined in Finding of Fact No. 4, the proposal provides for adequate public facilities. 5. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general purposes of the Comprehensive Plan and adopted standards ... 6. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in Conclusion I(l) 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. 26 7. All of the internal roads of the proposed subdivision eventually connect to public roads. PRELIMINARY PLAT-7 1 2 3 4 5 6 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the City. 8. The City's adopted street plans are not addressed in the staff report or anywhere else in the administrative record, except for the Nile A venue Corridor Plan. The requested street modification approved by this decision will be bring the frontage improvements required of the proposal into conformance with that plan. There do not appear to be any other street plans that would apply to the proposal. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail, 7 provisions shall be made for reservation of the right-of way or for easements to the City for trail purposes. 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 9. The subdivision is not located in the area of an officially designated trail. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the fature residents (such as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before 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 of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 050Jl a, 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 of water, and wetland areas. 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 used 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. PRELIMINARY PLAT-8 1 2 3 4 5 6 7 8 9 10. The criterion is met. The land is suitable for subdivision as the stormwater design assures that it will not contribute to flooding and that water quality will not be adversely affected. Development will not encroach into critical areas except as authorized by the City's critical area regulations. No piping or tunneling of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in Finding of Fact No. 5. The on-site wetland will be protected by the critical area ordinance compliant buffer that applies to it. The City's storm water regulations provide for adequate protection of water quality for the on-site wetlands. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- family residential zones as defined in the Zoning Code shall be contingent upon the subdivider's 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. 10 11. City ordinances require the payment of park impact fees prior to building permit issuance. 11 12 13 14 15 RMC 4-7-150(A): The proposed street system shall extend and create connections between existing 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 meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. 12. There is no opportunity to connect existing streets at the location of the project site. 16 RMC 4-7-150(B): All proposed street names shall be approved by the City. 17 13. As conditioned. 18 19 20 21 22 23 24 25 26 RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 14. The proposal does involve the addition of an intersection to Nile Avenue, which is classified as a neighborhood collector arterial. This intersection is unavoidable, as the wetlands in the middle of the proposal prevent access to any other public roads for the lots located on the south side of the wetlands. RMC 4-7-150(0): 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 offeets of less than one hundred twenty jive 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. PRELIMINARY PLAT-9 1 2 15. As determined in Finding of Fact 4, the Public Works Department has reviewed and approved the adequacy of streets, which includes compliance with applicable street standards. 3 RMC 4-7-lSO(E): I. Grid: A grid street pattern shall be used to connect existing and new development and shall be the 4 predominant street pattern in any subdivision permitted by this Section. 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 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-Mand 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 following factors 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, and R-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. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due 21 to demonstrable physical constraints no future connection to a larger street pattern is physically 22 possible. 23 24 25 26 16. The proposed and required connections are the maximum given the wetlands and existing development. The property is located in the RLD designation so alley access is not encouraged. There is insufficient space for offset or loop roads. Cul-de-sacs (hammerheads in this case) arc necessary due to the wetlands that entirely cross the middle of the project site. PRELIMINARY PLAT -10 I 2 3 RMC 4-7-150(F): All adjacent rights-o.fway and new rights-o.fway 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. 4 17. As proposed. 5 6 7 8 9 10 11 12 13 RMC 4-7-ISO(G): Streets that may be extended in the event offature 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 fall-width boundary street shall be required in certain instances to facilitate future development. 18. There are no streets that could be extended in the event of future adjacent platting under the approved subdivision design. RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. 19. As depicted in Ex. 3, the side lines are in conformance with the requirement quoted above. RMC 4-7-170(8): 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. 14 20. As previously determined, each lot has access to a public street. 15 16 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 17 provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. 18 19 21. As previously determined, the proposed lots comply with the zoning standards of the R-4 20 21 22 23 zone, which includes area, width and density. RMC 4-7-170(0): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-o.fway line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (I) pipes/em lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). As shown in Ex. 3, the requirement is satisfied. 24 22. 25 RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-o.fway, except alleys, shall have minimum radius of fifteen feet (15'). 26 PRELIMINARY PLAT -11 As conditioned. I 23. 2 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 3 4 5 6 7 8 9 24. The on-site wetland is set-aside from the developed portion of the subdivision in Tract B. The criteria above is met. RMC 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 feet (8~ into each lot if sanitary sewer mains are available, or provided with the subdivision development. 10 25. As conditioned. 11 12 13 14 RMC 4-7-200(8): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity for future development of the lots. Water quality features shall also be designed to provide capacity for the new street paving for the plat. 15 16 17 18 26. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4. The City's stormwater standards, which are incorporated into the technical information report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. 19 RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire 20 Department requirements. Compliance will be assured during civil plan review prior to final plat approval. 21 27. 22 RMC 4-7-200(D): 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. 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. 23 24 25 26 PRELIMINARY PLAT-12 1 28. As conditioned. 2 3 4 5 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 bring service to the development shall be borne by the developer and/or land owner. The subdivider 6 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 subdivider and shall inspect the conduit and certify to the City that it is properly installed. 7 As conditioned. 8 29. 9 RMC 4-7-210: 10 11 12 13 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. 14 B. SURVEY: 15 16 17 18 19 20 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. 30. As conditioned. Street Modification RMC 4-9-250(D)(2): Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; PRELIMINARY PLAT -13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f Will not create adverse impacts to other property(ies) in the vicinity. 31. As identified in Finding of Fact No. 3 and 4( E), the applicant requests a modification to RMC 4-6-060(F)(2) in order to reduce the required right of way of Nile Ave from 83 feet to 71.5 feet. Since existing right of way is only 60 feet for Nile Avenue and the Nile Avenue Corridor plan only necessitates 71.5 feet, it is fairly clear that the proposed reduction is consistent with both existing and future built out conditions. Given that the proposed reduction is consistent with the Nile Avenue Corridor plan, absent more, it must be determined that the proposal is consistent with the other street modification criteria as well. DECISION 15 The proposed preliminary plat and street modification to the right of way width of Nile Avenue are approved, subject to the following conditions: 16 17 18 19 20 21 22 23 24 25 26 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 undergroundcd 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 PRELIMINARY PLAT-14 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 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 street name signs necessary in the subdivision prior to final plat approval. 8. The applicant shall obtain a demolition permit and all required inspections for the removal of the existing single family residences and detached accessory structures prior to Final Plat recording. 9. A revised detailed landscape plan that complies with RMC 4-8-120 shall be submitted at the time of Utility Construction Permit for review by the Current Planning Project Manager. The revised landscape plan shall provide a IO-foot landscaped visual barrier within a IO-foot wide easement along the northern portion of Lots 1-3 and along the southern portion of Lots 7-9, shall include the required 15 feet of landscaping outside of the required fencing around the full perimeter of the stormwater pond in Tract C, and shall include two trees within the front yard areas of Lots 7 and 8. The landscaping around the stormwater pond (Tract C), over the stormwater vault (Tract A), and in the public street shall be installed prior to recording of the final plat, the 10-foot landscaped visual barrier and the front yard trees shall be installed prior to Certificate of Occupancy for the new homes. 10. The applicant shall be required to provide a final tree retention/replacement plan which includes the retention of one tree within the rear yard of proposed Lot 6 and three trees on the southeast comer of Private Road C, or an arborist report classifying these trees as hazard trees which need to be removed. The fmal tree retention/replacement plan shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. 11. The preliminary plat layout shall be revised to locate the hammerhead turnaround at the terminus of Road 8 to be private and placed within a 26-foot wide tract and be paved with 20 feet of paving. This revision shall be shown on the Construction Permit application for review and approval by the Plan Reviewer and the Fire Department. The tract shall be identified on the final plat map prior to recording. 12. Access for Lots 6-8 shall be required to be provided off of the proposed shared driveway across the north portion of Lot 7. A note to this effect shall be recorded on the face of the plat prior to recording. 13. Approval of the proposed street design is contingent upon the applicant acquiring administrative approval of a deviation request to RMC 4-6-060(H)(2) for authorization of the proposed hammerhead turnaround at the end of Road C. Approval shall be acquired prior to any construction activity at the project site. The proposed hammerhead turnaround shall comply with all applicable City development standards except to the extent approved by a deviation request. PRELIMINARY PLAT-15 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 14. The widths of Lots 2-5 shall be revised to provide a minimum width of 35 feet along the street frontage. A revised plat map shall be submitted at the time of Utility Construction Permit application for review and approval by the Current Planning Project Manager. 15. Cross Section B-B on the Preliminary Grading and Utility Plan shall be revised to provide a minimum of a 26-foot wide easement, with a 20-foot pavement width. No sidewalks are required and the pavement thickness shall be a minimum of 4-inches ofHMA over 6-inches of crushed surfacing and top course. The revised cross section details shall be submitted at the time of Utility Construction Permit review for review and approval by the City's Plan Reviewer. 16. Cross Section A-A on the Preliminary Grading and Utility Plan be revised to provide 53 ft. of right of way, 20 ft of pavement, 6 ft. parking on one side, curb and gutter on both sides with 8 ft. planting strip and 5 ft. sidewalks on both sides. The revised cross section details shall be submitted at the time of Utility Construction Permit review for review and approval by the City's Plan Reviewer. 17. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer. 18. The applicant shall be required to create a homeowner's association of maintenance agreement for the shared utilities, common landscaping, and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for the review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 19. A copy of the required access easement over the neighboring property to the north for Private Road C shall be submitted at the time of Utility Construction Permit approval. 20. Any proposal to convert the Stormwater vault within Tract A to a Stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 21. Fencing and signage is required along the boundary of the Wetland buffer. A fencing and signage detail shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. DATED this 3rd day of December, 2014. City of Renton Hearing Examiner PRELIMINARY PLAT-16 1 2 3 Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-110(£)(14) 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. 4 A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(£)(13) and RMC 4-8-100(0)(9). 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 - 6 7th floor, (425) 430-6510. 5 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Affected property owners may request a change m valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY PLAT -17 NAME LAND USE HEARING SIGN-IN SHEET Weston Heights Preliminary Plat, 14-000958, ECF, PP November 18, 2014, 10:00 AM PLEASE PRINT LEGIBLY ADDRESS Phone# with area code (including City & Zip) (optional) Email (optianal} L--Aft; rtf;11_,v'A,.; ~ l't1 I\ /J't: Yti11 '])v 111..-'-':M •n I b I ~~vt~, ,JJA qt"-,o;J1 tie;, -EJei<=, -1e11 lb"1e_c\reA.o5•'.il\ ;Ac. . . ·UV, DEPARTMENT OF COIi UNITY AND ECONOMIC DEVELOPMENT • / .. City of , . .. . F;h r · ;'--' r I f ( i ( l (,::;;1 --_.,, ·---·--:J --· Y.(sj)Y REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Name: Owner(s): Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: November 18, 2014 Weston Heights Preliminary Plat Robert Johnseine, 650/684 Nile Avenue NE, Renton, WA 98059 Justin Holland, Prospect Development LLC, 2913 5th Avenue NE, Suite 201, Puyallup, WA 98372 Bob Nix, Core Design, Inc., 14711 NE 29th Place, Suite 101, Bellevue, Wa 98007 LUA14-000958, ECF, PP, MOD Jill Ding, Senior Planner The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The project site is located within the Residential -4 dwelling unit per acre (R-4) zoning designation and the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot Cateorgy 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to Lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. 650/684 Nile Avenue NE, Renton, WA 98059 197,974 SF (4.54 ac) Project Location Map HEX Report 14-000958 City of Renton Deportment of Community & Economic Development WESTON HEIGHTS PRELIMINAI AT ---------------Hearing Date: November 18, 20.- II 8. EXHIBITS: Exhibit 1: Staff Report, dated November 18, 2014 Exhibit 2: Neighborhood Detail Map Exhibit 3: Preliminary Plat Map Exhibit 4: Preliminary Grading and Utility Plan Exhibit 5: Preliminary Road Profiles Exhibit 6: Preliminary Tree Inventory Plan Exhibit 7: Preliminary Landscape Plan Exhibit 8: Transportation Concurrency Test Report to the Hearing Examiner WA14-000958, ECF, PP, MOD Page 2 of 15 Exhibit 9: Critical Areas Report prepared by Sewall Wetland Consulting, Inc. (dated October 9, 2012) Exhibit 10: Critical Areas Report Update prepared by Sewall Wetland Consulting, Inc. (dated July 14, 2014) Exhibit 11: Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. (dated July 3, 2014) Exhibit 12: Preliminary Technical Information Report prepared by Core Design, dated August 20, 2014 Exhibit 13: Comment email from Todd Taylor with staff response dated September 24, 2014 Exhibit 14: SEPA Determination Exhibit 15: ERC Mitigation Measures and Advisory Notes Exhibit 16: Affidavit of Mailing Exhibit 17: Drainage (Surface Water) Standards Administrative Policy/Code Interpretation, dated February 4, 2013 Exhibit 18: Safe route to schools exhibit Exhibit 19: Street Modification recommendation dated October 28, 2014 Exhibit 20: Modification of Conditions Associated with Development Standards for Small Lot Cluster Developments in the R-4 zoned Administrative Policy/Code Interpretation, dated June 11, 2014 Exhibit 21: Lot Cluster Duplicate Definitions Administrative Policy/Code Interpretation, dated August 5, 2014 I C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: Robert Johnseine 650/684 Nile Avenue NE Renton, WA 98059 3. Comprehensive Plan Land Use Designation: Residential-4 du/ac (R-4) Residential Low Density (RLD) 4. Existing Site Use: Contains two single family residences and detached accessory structures. 5. Neighborhood Characteristics: a. North: b. East: c. South: HEX Report 14-000958 Single Family Residential (R-4 zone) Single Family Residential (R-4 zone) Single Family Residential (R-4 zone) City of Renton Deportment of Community & Economic Development WESTON HEIGHTS PRELIMINAI AT --------------Hearing Date: November 18, 20~~ d. West: 6. Site Area: Single Family Residential (R-4 zone) 197,974 SF (4.54 ac) I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation Short Plat Preliminary Plat and PUD I E. PUBLIC SERVICES: 1. Existing Utilities Land Use File No. N/A N/A N/A LUA09-120 LUA12-000182 Ordinance No. 5099 5100 5459 N/A N/A a. Water: Water service will be provided by Water District #90. Report ta the Hearing Examiner LUA14-000958, ECF, PP, MOD Page 3 of 15 11/01/04 11/01/04 07/05/09 Expired Cancled b. Sewer: Sewer service will be provided by the City of Renton. There is an existing 8 inch sewer main located south of the project site (at 625 Orcas Ave NE). c. Surface/Storm Water: There is an existing 15-inch diameter storm conveyance in Nile Avenue NE and a 12-inch diameter pipe in Pasco Place NE. Z. Streets: The existing right of way on Nile Avenue NE is approximately 60 feet in width and is classified as a minor arterial. There are no frontage improvements on Nile Avenue NE. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter Z Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards Z. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations 3. 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 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for Subdivisions HEX Report 14-000958 City of Renton Deportment of Community & Economic Development WESTON HEIGHTS PRELIMINAR .;.4T"'-------------- Hearing Date: November 18, 201~ Report to the Hearing Examiner WA14-000958, ECF, PP, MOD Page 4 of 15 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 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element ! H. FINDINGS OF FACT: 1. The applicant is requesting preliminary plat approval and a modification of street improvements in order to subdivide a 4.54 acre site into 12 single family lots, two stormwater tracts (Tracts A and C), and one open space/critical area tract (Tract B). The proposal would result in a density of 4.45 du/ac. 2. The Planning Division of the City of Renton accepted the above master application for review on July 21, 2014 and placed it on hold on August 14, 2014. On September 10, 2014 the project was taken off hold and review of the proposal commenced. The project complies with the 120-day review period. 3. The proposed plat would be located on the east side of Nile Avenue NE between NE 6th Street and NE 7th Place at 650 and 684 Nile Avenue NE. 4. The property is in the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential-4 (R-4) zoning classification. Lands in the RLD designation are intended to guide development on land appropriate for a range of low intensity residential where land is either constrained by sensitive areas or where the City has the opportunity to add larger-lot housing stock, at urban densities of 4 du/net acre, to its inventory. Small lot cluster development is proposed for Lots 1-9 on the western portion of the project site and standard R-4 lots are proposed for the eastern portion of the site (Lots 10 -12). 5. The project site is comprised of two parcels 1123059010 and 1123059092. 6. The proposed subdivision would result in 12 lots ranging in lot size from 4,510 square feet to 11,718 square feet, one 18,891 square foot stormwater tract (Tract A), one 71,616 square foot open space/critical area tract (Tract B), and one 13,977 square foot stormwater tract (Tract C). 7. The site is currently occupied by two single family residences and associated detached accessory structures. 8. The existing residences and detached accessory structures are proposed to be demolished as a part of the proposed subdivision. 9. The current site contains 25 significant trees of which 1 would be located in the proposed pubic right- of-way, 10 would be located within private streets, 5 would be located within the wetland and/or associated buffer area, and 2 are proposed to be retained. 10. The site is rectangular in shape. 11. The following table identifies the proposed approximate dimensions for Lots 1-12: HEX Report 14-000958 City of Renton Deportment of Community & Economic Development WESTON HEIGHTS PRELIMINAI cC4T~~~~~~~~~~~~~~ Hearing Date: November 18, 201~ As Proe_ased Lat Size Width Lat 1 5,374 SF 60feet Lat2 4,510SF 50feet Lat 3 4,891 SF 52feet Lat4 5,478 SF 50feet Lat 5 4,908 SF 50feet Lat6 4,944 SF 50 feet Lat 7 5.911 SF 56feet Lats 4.915 SF 66feet Lat 9 5,527 SF 60feet Lat 10 11,718 SF BO feet Lat 11 11,048 SF BO feet Lat12 10,018 SF 83feet Storm Drainage 18,891 SF - Tract A Open Space/Critical Area Tract 71,616SF - Tract 8 Storm Drainage 13,977 SF - TractC Report to the Hearing Examiner LUA14-0D0958, ECF, PP, MOD Page 5 of 15 Dee_th 90feet 90 feet 100feet 95 feet 95 feet 103feet 90feet 90feet 90 feet 183feet 147 feet 147 feet - - - 12. Access to Lots 1-9 would be provided via a new public street (Road A), which terminates in a hammerhead turnaround (Private Road B). An additional 16-foot wide shared driveway easement is proposed over the north side of Lot 6 to provide access to Lot 7. A 26-foot wide private street (Private Road C) off of NE 7th Place over the abutting property to the north is proposed to provide access to Lots 10-12. 13. The site topography is relatively flat. A geotechnical report prepared by Geo Group Northwest, Inc. (Exhibit 11) (dated July 3, 2014) was submitted with the project application containing information on the surface conditions, subsurface conditions and groundwater. 14. A wetland report prepared by Sewall Wetland Consulting, Inc. (Exhibits 9 and 10) (dated October 9, 2012, updated July 14, 2014) was submitted with the project application. A centrally located 31,048 square foot Category 2 wetland has been identified and delineated on the project site. 15. The conceptual landscape plan (Exhibit 7) submitted with the application includes the installation of street trees within a proposed 8-foot planter along the Nile Avenue NE and proposed Road A street frontages. A 10-foot wide onsite landscape strip is proposed along the frontage of Lots 1-6, 9, and 10- 12 and a 15-foot wide landscape strip is also proposed along the east and west boundaries of storm drainage Tract C. A 10-foot landscaped visual barrier is proposed along the north boundary of Lots 1-3 and along the south boundary of Lots 7-9. Landscaping is also proposed over the propose stormwater vault to be located within Tract A. Vegetation proposed along street frontages and over Tract A includes: Amur Maple, Eastern Redbud, Pyramidal European Hornbean, Chinese Dogwood, Chanticleer Pear, Apple Blossom Escallonia, Oregon Grape, Goldfinger Potentilla, Evergreen Huckleberry, Crimson Pygmy Barberry, Winter Heath, Creeping Mahonia, David Viburnum, Kinnikinnick, Beach Strawberry, Green Carpet Raspberry, and lawn. The 10-foot landscaped visual barrier would consist of the following vegetation: Shore Pine, Western Red Cedar, and Western Hemlock. Vegetation proposed around the perimeter of stormwater Tract C would consist of Grand Fir, Oregon Ash, and Sitka Spruce. 16. A grading and utility plan (Exhibit 4) and drainage report (Exhibit 12) have been submitted with the application. The report addresses compliance with 2009 King County Surface Water Manual and City of HEX Report 14-000958 City of Renton Department of Community & Economic Development Report to the Hearing Examiner LUA14-000958, ECF, PP, MOD WESTON HEIGHTS PRELIMINAR ;.U'-------------- Hearing Date: November 18, 201. Page 6 of 15 Renton Amendments to the KCSWM, Chapters 1 and 2. The Engineer proposes to develop an on-site storm detention/water quality vault located in proposed Tract A and a storm detention/ water quality pond within proposed Tract C. 17. Based on the provided Geotechnical Report (Exhibit 11) the existing onsite soils are sandy silt and therefore infiltration on the site or individual lots is not feasible. 18. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21(, 1971 as amended), on October 6, 2014, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Weston Heights Preliminary Plat (Exhibit 14). The DNS-M included two mitigation measures. A 14-day appeal period commenced on October 10, 2014 and ended on October 24, 2014. No appeals of the ERC Determination were filed. 19. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ER() issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1) Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. (dated July 3, 2014) including the need to over excavate past loose fill and the placing of compacted structural fill. 2) The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trench less construction method to be approved by the City and shall be butt-fusion welded HDPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. 20. 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 have been incorporated into the appropriate sections of this report. 21. Staff received one citizen comment during the 14 day public comment period and provided a response on September 24, 2014 (Exhibit 13). i /. CONCLUSIONS: 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 Design Element policies if all conditions of approval are complied with: Policy LU-147 . Adopt urban density af at least four (4) dwelling units per net acre for .,, residential uses except in areas with identified and documented sensitive areas and/or areas identified as urban separators. Policy LU-157. Within the Residential 4 du/acre zoned area a/law a maximum density of 4 .,, units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. Policy CD-12. Sidewalks or walking paths should be provided along streets in established .,, neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing sidewalks. Policy CD-15. Infill development should be reflective of the existing character of established .,, neighborhoods even when designed using different architectural styles, and /or responding to more urban setbacks, height or lat requirements. Infill development should draw an HEX Report 14-000958 I City of Renton Deportment of Community & Economic Development Report to the Hearing Examiner LUA14-000958, ECF, PP, MOD WESTON HEIGHTS PRELIMINAR ~~T~---~--------- Hearing Date: November 18, 20.~ Page 7 of 15 ./ elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Policy CD-17, Setbacks and other development standards should not be reduced on newly platted lots through modification or variance to facilitate increased density. 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The subject site is classified Residential-4 du/ac (R-4) on 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: ./ ./ ./ Density: The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: After subtracting 15,069 square feet of road for proposed right-of-way dedication, 11,083 square feet of private access easements, and 31,048 square feet of critical areas; the net square footage of the site is 140,774 square feet {3.23 net acres). The 12 lot proposal would arrive at a net density of 3.72 dwelling units per acre (12 lots/ 3.23 acres = 3.72 du/ac), which falls within the permitted density range for the R-4 zone. Lot Dimensions: The minimum lot size permitted in the R-4 zoning designation is 8,000 square feet, except for small lot clusters where the R-8 standard of 4,500 square feet for parcels greater than 1 acre shall apply. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots, except for small lot clusters where the R-8 standards of 50 feet for interior lots and 60 feet for corner lots shall apply. Lot depth is required to be a minimum of 80 feet, except for small lot clusters where the R-8 standard of 65 feet shall apply. Small lot clusters may be permitted in the R-4 zone when at least 30 percent of the site is permanently set aside as "significant open space". Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone . Staff Comment: Lots 1-9 on the western portion of the project site are proposed as small lot cluster development and are designed to comply with the R-8 zone development standards. The proposed Open Space Tract B totals 71,616 square feet, which is 36 percent of the gross site area {71,616 square feet I 197,974 square feet= 36 percent). Tract A, Tract, B, and a 10- foot landscaped visual barrier along the north boundary of Lots 10-12 and along the south boundary of Lots 7-9 are proposed to provide a visual buffer of the small lot cluster development from the surrounding R-4 development pattern. Lots 10-12 are proposed as R-4 development and would comply with the R-4 development standards. As demonstrated in the table above under finding of fact 11, all lots meet the requirements for minimum lot size, width and depth. Setbacks: Setbacks in the R-4 zone are the following: front yard is 30 feet, a side yard along the street is 20 feet, interior side yard is 5 feet, and the rear yard is 25 feet, except for small lot cluster development where the following R-8 standards shall apply: front yard is 15 feet, side yard along a street is 15 feet, interior side yard is 5 feet, and the rear yard is 20 feet. Staff Comment: Lots 1-9 on the western portion of the project site are proposed as small lot cluster development; therefore the R-8 setbacks would be applicable to these lots. The standard R-4 setbacks would be applicable ta Lots 10-12. Two existing single family residences and associated detached accessory structures are located on the project site and are proposed for removal. The setback requirements for the new residences would be verified at the time of building permit review. Staff recommends as a condition of approval that a demolition permit be obtained and all required inspections be completed for the removal of the existing single family residences and detached accessory structures prior to Final Plat HEX Report 14-000958 City of Renton Department of Community & Economic Development Report to the Hearing Examiner LUA14-000958, ECF, PP, MOD WESTON HEIGHTS PRELIMINA, ;.;A.;,,T---~--~~~~~--- Hearing Date: November 18, 20~, · Page 8 of 15 Partial Compliance recording. ______________________ _. Building Standards: Building height is restricted to 30 feet. 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 55 percent. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Critical Areas: A wetland report and update letter, prepared by Sewall Wetland Consulting, Inc. (Exhibits 9 and 10) were submitted with the application materials. According to the report, a 31,048 square foot Category 2 wetland is centrally located within the project site. A Category 2 wetland requires a SO-foot buffer. The wetland and buffer area are proposed to be located within an Open Space/Critical Area tract and per RMC 4-3-0SOE.4 would require fencing and signage. The City's Environmental Review Committee (ERC) imposed a SEPA mitigation measure that requires the sewer connection from the east side (Lots 10, 11 & 12) to be made to the west side via a trench less construction method to be approved by the City that shall be butt-fusion welded HDPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Therefore, provided the above mentioned construction methods are followed, it is anticipated that there would be no adverse impacts to the wetland or buffer area. Staff recommends as a condition of approval that a fencing and signage detail be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. Landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4-4-070. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard. A minimum of two (2) trees are to be located in the front yard prior to final inspection. In addition, per an Administrative Interpretation (effective date February 4, 2013) (Exhibit 17) a minimum 15-foot wide landscaping strip around the outside of the fenced stormwater detention tract (Tract C) is required unless otherwise determined through the subdivision review process. Staff Comment: A conceptual landscape plan (Exhibit 7) was submitted with the application materials. The proposed landscape plan includes an 8-foot wide planting strip between the sidewalk and curb, 10 feet lat landscaping along all street frontages, and 15 feet of landscaping along the east and west boundaries of the stormwater pond within the fenced area, Tract C. One tree is proposed within the 10-foot street frontage landscaping or 8-foot planter strip of Lots 1-6, 9, and two trees are proposed within the front yard area of Lots 10- 12. There are no trees proposed within the front yard areas of Lots 7 and 8. All lots would have trees along the street frontage; there fare staff recommends approval of eliminating the requirement for trees in the on-site landscape strips along the frontages of Lots 1,2, 5, and 6. However, the requirement for a mixture of shrubs and ground cover would still be required and is shown on the conceptual landscape plan {Exhibit 7). Additional landscaping is proposed within starmwater detention Tract A and would provide a visual buffer between the proposed cluster lots {Lots 1-9) and the surrounding R-4 properties to the west. A 10-foot HEX Report 14-000958 City of Renton Department of Community & Economic Development WESTON HEIGHTS PRHIMINA A.CT~~~~~~~~~~~~~~ Hearing Date: November 18, 20~~ Report to the Hearing Examiner WA14-0D0958, ECF, PP, MOD Page 9 of 15 landscaped visual barrier within a 15-foot easement is proposed along the north boundary of Lots 1-3 and along the south boundary of Lots 7-9, which would buffer these clustered lots from the surrounding R-4 development to the north and south. Staff recommends as a condition of approval that a revised landscape plan be submitted at the time of Utility Construction permit review for review and approval by the Current Planning Project Manager. The revised landscape plan shall provide a 10-foot landscaped visual barrier within a 10-foot wide easement along the northern portion of Lots 1-3 and along the southern portion of Lots 7-9, shall include the required 15 feet of landscaping outside of the required fencing around the full perimeter of the stormwater pond in Tract c, and shall include two trees within the front yard areas of Lots 7 and 8. The landscaping around the stormwoter pond shall be installed prior to recording of the final plat, the 10-foot landscaped visual barrier and the front yard trees shall be installed prior to Certificate of Occupancy for the new homes. The submitted landscape plan (Exhibit 7) proposes Amur Maple and Eastern Redbud as street trees, and Pyramidal European Hornbean, Chinese Dogwood, and Chanticleer Pear as front yard trees. The following shrubs are proposed within and around the perimeter of Tract A: apple blossom Escallonia, Oregon Grape, Goldfinger Potentilla, Evergreen Huckleberry, Crimson Pygmy Barberry, Winter Heath, Creeping Mahonia, and David Viburnum. Groundcover proposed includes Kinnikinnick, Beach Strawberry, and Green Carpet Raspberry. The 10-foot landscaped visual barrier would be vegetated with Shore Pine, Western Red Cedar, and Western Hemlock. The 15-foot wide landscaped strip around the stormwater pond would be vegetated with Grand Fir, Oregon Ash, and Sitka Spruce. 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. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements if all conditions of approval are complied with: Tree Retention: RMC 4-4-130H requires thirty percent of the trees shall be retained in a residential development. When the required number of protected trees cannot be retained, new trees, with a two-inch (2") caliper or greater, shall be planted. The replacement rate shall be twelve (12) caliper inches of new trees to replace each protected tree removed. Staff Comment: The site is currently occupied by two existing single family residences, detached associated outbuildings. The site is currently vegetated with a total of 25 significant trees, lawn, and landscaping associated with the existing single family residences. Of the existing 25 significant trees 1 would be located in the proposed public roadway, 10 would be located within the proposed private street, and 5 are located within the onsite wetland and/or associated buffer resulting in a total of 9 trees that have been identified as Partial protected trees. Of the 9 protected trees 30 percent or 3 trees are required to be retained Compliance and/or replaced on the project site. The applicant's tree retention calculations state that they are proposing to retain 3 trees, however upon further review of the tree retention plan (Exhibit 6) it appears that the applicant proposes to retain 2 trees. One tree proposed for retention would be within the rear yard of Lot 6 and the other would be located on the southeast corner of Private Road C. There are two additional trees to the north of the tree to be retained on Private Road C that should be retained unless an arborist determines that these trees are hazard trees, which require removal. The retention of these additional trees would bring the total number of retained trees onsite to 4 trees, which would comply with the City of Renton's Tree Retention requirements. Staff recommends as a condition of approval that the applicant be required ta provide a final tree retention/replacement plan which includes the retention of two additional trees on the southeast corner of Private Road HEX Report 14-000958 City of Renton Department of Community & Economic Development Report to the Hearing Examiner LUA14-000958, ECF, PP, MOD WESTON HEIGHTS PRELIMINAI Q.CT'-------------- Hearing Date: November 18, 201~ Page 10 of 15 C, or an arbarist report classifying these trees as hazard trees which need ta be removed. The final tree retention/replacement plan shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. 4. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Access: Each lot must have access to a public street or road. Access may be by private access easement per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access ta proposed Lats 1-9 would be provided via a new public road (Raad A), which would terminate in a private hammerhead turnaround (Raad BJ required far emergency access. Access ta Lats 10-12 would be provided via a private street (Road C), which incorporates a hammerhead turnaround far emergency access. Private Raad C exceeds 300 feet in length and per RMC 4-6-060H.2 requires a 90-faat diameter cul-de-sac turnaround, which is not provided. A variance from this requirement was requested ta permit a hammerhead turnaround in lieu of a cul-de-sac. The Renton Fire Department would support the approval af this variance subject ta the condition that the three homes accessed Partial by Private Raad Can Lats 10-12 are fully equipped with an automatic fire sprinkler system. Compliance The driveway width standards for the proposed lots would be verified at the time af building and construction permit review. The hammerhead turnaround (Raad B) located at the terminus af Raad A does not meet the City's standards far Residential Access Streets and must therefore be a private street. Private streets are required ta be located within a 26-faat wide tract with 20 feet af paving far emergency access. Private Raad B is currently not delineated an the preliminary plat map (Exhibit 3). Therefore, staff recommends as a condition of approval that the preliminary plat layout be revised ta located the hammerhead turnaround (Raad B) within a 26-faat wide tract and be paved with 20 feet af paving. Partial Compliance There is a shared driveway proposed across the north portion of Lot 8 ta provide access ta Lat 7. The shared driveway would be located within a 16-faat wide easement and would require a maximum of 12 feet of paving. Staff recommends as a condition of approval that access for Lats 6-8 be required to be provided off of the proposed shared driveway across the north portion af Lot 7. Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: There is one block proposed and it contains two tiers of lots, therefore the proposed preliminary plat complies with this requirement. Lots: 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 twenty feet (20') and (2) lots on a street curve or the turning circle of cul- de-sac (radial lots), which shall be a minimum of thirty five feet (35'). Staff Comment: Proposed Lots 2-5 would be located along the curve of proposed Road A and would therefore be required to maintain a minimum width of 35 feet along the street frontage. As proposed, Lots 3 and 4 would not comply with this requirement. Staff recommends as a condition of approval that the widths of Lots 2-5 be revised to provide a minimum width of 35 feet along the street frontage. A revised plat map shall be submitted at the time of Utility Construction Permit application for review and approval by the Current Planning Project Manager. 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. Staff Comment: The following street improvements are required: HEX Report 14-000958 City of Renton Department of Community & Economic Development Report to the Hearing Examiner WA14-000958, ECF, PP, MOD WESTON HEIGHTS PRHIMINA, ~4T~~~~~~~~~~~~~- Hearing Date: November 18, 20.~ Page 11 of 15 ~--·---·-----------------------------------------, • To meet the City's Private Streets standards, the new internal private roadways B and C shall be designed to have a minimum of a 26-foot wide easement, with a 20- foot pavement width. No sidewalks are required and the pavement thickness shall be a minimum of 4-inches of HMA over 6-inches of crushed surfacing and top course. Please revise section B-B on sheet P03. • To meet the City's Residential Access Streets standards, the new internal roadway A shall be designed to have 53 ft. of right of way, with 2 travel lanes at 10ft in width (20 ft of pavement), 6 ft. parking on one side, curb and gutter on both sides with 8 ft. planting strip and 5 ft. sidewalks on both sides. Please revise section A-A on sheet P03. • Existing right-of-way width in Nile Avenue NE fronting the site is approximately 60 feet. Nile Avenue NE is classified as a Collector, with 2 existing lanes would require a right of way width of 83 ft. However, the Transportation Department has the Nile Avenue Corridor Plan, which requires a reduced right of way width. To meet this plan, the required improvement standards are as follows: 22 ft. wide pavement from the centerline of the road, an 8-foot planting strip behind the 0.5 ft. curb and gutter, a 5-foot sidewalk, for a haif street right of way dedication of approximately 35.5 ft. The applicant submitted an application to the City requesting a waiver from the requirement to dedicate additional right-of-way along Nile Avenue NE in accordance with RMC 4-9-250C5d. The waiver was recommended for approval October 28, 2014. • LED Street lighting meeting collector and residential road lighting levels will be required per City of Renton Standards. • An access easement across the neighboring property to the north will be required for Private Road C prior to issuance of a Utility Construction Permit. The applicant provided Cross Section Details on the Preliminary Grading and Utility Plan {Exhibit 4) which shows the proposed frontage improvements. Staff recommends as a condition of approval that Section 8-8 on the Preliminary Grading and Utility Plan be revised to provide a minimum of a 26-foot wide easement, with a 20-foot pavement width. No sidewalks are required and the pavement thickness shall be a minimum of 4-inches of HMA over 6-inches of crushed surfacing and top course. Staff further recommends as a condition of approval that Section A-A on the Preliminary Grading and Utility Plan be revised to provide 53 ft. of right of way, 20 ft of pavement, 6 ft. parking on one side, curb and gutter on both sides with 8 ft. planting strip and 5 ft. sidewalks on both sides. The revised cross section details shall be submitted at the time of Utility Construction Permit review for review and approval by the City's Plan Reviewer. A street lighting plan was not included with the preliminary plat submittal, staff recommends as a condition of preliminary plat approval that a street lighting plan be submitted at the time of Utility Construction Permit review for review and approval by the City's Plan Reviewer. Staff recommends that the applicant be required to create a homeowner's association of maintenance agreement for the shared utilities, common landscaping and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for the review and approval by the City Attorney and Property Services section prior to the recording of the final plat. Staff recommends as a condition of approval that a copy of the required access easement aver the neighboring property to the north for Private Road C be submitted at the time of Utility Construction Permit application. HEX Report 14-000958 City of Renton Department of Community & Economic Development Report to the Hearing Examiner _ LUA14-000958, fCF, PP, MOD WESTON HEIGHTS PRfLIMINAi c;Ac.T~---~~~-~~~~~ Hearing Date: November 18, 20J. ... Page 12 of 15 ---------~----------------------------------~ The current transportation impact fee rate is $1,430.72 per new single family home. The transportation impact fee that is current ot the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given to the two existing homes to be demolished. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Stoff Comment: The properties surrounding the subject site ore single-family residences and ore designated R-4 on the City's zoning mops. The proposal includes the development of Lots 1-9 as small lot cluster development in accordance with RMC 4-2-llOD.10. As previously discussed above under Lot Dimensions, the proposed Open Space Tract (Tract B), Stormwoter Tract {Tract A), and 10-foot wide landscaped visual barrier along the north portion of Lots 1- 3 and the south portion of Lots 7-9 would serve as o visual buffer between the small lot cluster and the surrounding R-4 development. The proposed stormwoter detention system within Tract A is o wetvoult. Landscaping is proposed over the top of the vault which would provide on amenity to the neighborhood as well as providing on attractive buffer between the small lot cluster development and existing development to the west of Nile Ave NE. A Stormwoter detention pond within Tract A would not provide the some level of aesthetic benefits as the proposed vault does, which is integral to the approval of the requested small lot clustering. Therefore, staff recommends as o condition of approval that any proposal to convert the Storm water vault within Tract A too Stormwoter detention pond be considered o Major Plot Amendment subject to the requirements outlined under RMC 4-7--0BOM.2. Proposed Lots 10-12 would be developed to standard R-4 zoning requirements. 5. AVAILABILITY AND IMPACT ON PUBLIC SERVICES: ~ ~ ~ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Current fire impact fees are $479.28 per single family unit. The fee in place at the time of building permit application would be applicable to the subject project. Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Apollo Elementary, Maywood Middle School and Liberty High School. Any new students from the proposed development would be bussed to their schools. The stop for Apollo Elementary School is located approximately 0.07 miles to the south of the project site at 615 Nile Avenue NE. Students would cross Nile Avenue NE and walk to the south along the shoulder to 615 Nile Avenue NE. The stop for Maywood Middle and Liberty High School is located approximately 0.09 miles to the south of the project site at NE 61h Street & Nile Avenue NE. The proposed project includes the installation of frontage improvements along the Nile Avenue NE frontage, including sidewalks. Students would walk a short distance along Nile Avenue NE to the south of the project site along the road shoulder to the bus stop. However, there appears to be adequate area along the road shoulder to provide for safe walking conditions (Exhibit 18). A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the 2014 fee is assessed at $5,730.00 per single family residence, the 2015 fee is $4,560 per single family residence. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Stoff Comment: A drainage pion (Exhibit 4) and drainage report (Exhibit 12) doted August 28, 2014 was submitted by CORE Design. The proposed 12 lot plat, zoned R-4, is subject to full drainage review in accordance with the 2009 King County Surface Water Manual and City of HEX Report 14-000958 City of Renton Department of Community & Economic Development WESTON HEIGHTS PRELIMINAI ~aaCT~------------ Hearing Date: November 18, 20~~ Report to the Hearing Examiner LUA14-000958, ECF, PP, MOD Page 13 of 15 Renton Amendments to the KCSWM, Chapters 1 and 2. All core ond six special requirements have been discussed in the report. The 4.55 acre site is located within the Lower Cedar River drainage basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of pre-developed rates for forested site conditions over the range of flows extending from half of the 2-year to the full 50 year flow. The project has provided a Level 1 downstream analysis. Basic water quality will be provided using a wet pond to be located on the east side of the site (R-4 zone) and wet vault proposed on the west side of the site where the applicant is using small lot clustering. Appropriate individual lot flow control BMPs proposed are basic dispersion to help mitigate the new runoff created by this development. A geotechnical report (Exhibit 11), dated July 3, 2104 was submitted by Geo Group Northwest Inc. The report identifies the sails as Ground Moraine soils which is glacial till. The report states that the soils will allow far some infiltration and that the infiltration rate is low but, if infiltration were proposed that an overflow would need to be provided to an off-site storm water system. The City's Environmental Review Committee imposed a mitigation measure requiring compliance with all recommendations made in the geotech report including the need to over excavate past loose fill and placing of compacted structural fill. Surface water system development fee is $1,228.00 per new lot. Fees are payable prior to issuance of the construction permit. A Construction Storm water General Permit from Department of Ecology will be required. A Storm water Pollution Prevention Plan (SWPPP} is required for this site. Water and Sanitary Sewer: Water service will be provided by Water District #90. A water availability certificate was submitted to the City. Approved water plans shall be submitted to the City. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. The hydrant proposed on the east side of the development will be required to be installed on the 8-inch diameter portion of the main and after the hydrant connection the main can reduce down to the 4-inch diameter. Per Renton Fire Department, the three homes proposed on the east side (Lots 10, 11, 12) of the development are required to have sprinkler systems installed. This plat shall construct and receive approval of each water service stubs to each building lot prior to recording of the plat. Sewer service is provided by the City of Renton. The City's Environmental Review Committee imposed a SEPA mitigation measure for this project requiring the sewer connection from the east side (Lots 10, 11 & 12) be made to the west side via a trench less construction method to be approved by the City and shall be butt-fusion welded HDPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. System development charge (SDC) for sewer is based on the size of the domestic meter size. Sewer fees for a%" meter or 1-inch meter is $2,033.00 per new single-family lot. This is payable at the time the utility construction permit is issued. This parcel is subject to two Special Assessment Districts. NE 20th & Jones Ave SAD is based on square footage. The rate is site square footage x a rate of 0.27926559 plus interest. West Kennydale SAD is based on a rate of# new lots x $1,050. Payment of these fees will be required prior to issuance of utility construction permit. HEX Report 14-000958 City of Renton Department of Community & Economic Development WESTON HEIGHTS PRHIMINA. A=T~~~~~~-~~~~~- Hearing Date: November 18, 20.~ II J. RECOMMENDATIONS: Report to the Hearing Examiner LUA14-000958, ECF, PP, MOD Page 14 of 15 Staff recommends approval of the Weston Heights Preliminary Plat and Street Modification, LUA14-000958, ECF, PP, MOD subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated October 6, 2014. 2. The applicant shall obtain a demolition permit and all required inspections for the removal of the existing single family residences and detached accessory structures prior to Final Plat recording. 3. A revised detailed landscape plan that complies with RMC 4-8-120 shall be submitted at the time of Utility Construction Permit for review by the Current Planning Project Manager. The revised landscape plan shall provide a 10-foot landscaped visual barrier within a 10-foot wide easement along the northern portion of Lots 1-3 and along the southern portion of Lots 7-9, shall include the required 15 feet of landscaping outside of the required fencing around the full perimeter of the stormwater pond in Tract C, and shall include two trees within the front yard areas of Lots 7 and 8. The landscaping around the stormwater pond (Tract C), over the stormwater vault (Tract A), and in the public street shall be installed prior to recording of the final plat, the 10-foot landscaped visual barrier and the front yard trees shall be installed prior to Certificate of Occupancy for the new homes. 4. The applicant shall be required to provide a final tree retention/replacement plan which includes the retention of one tree within the rear yard of proposed Lot 6 and three trees on the southeast corner of Private Road C, or an arborist report classifying these trees as hazard trees which need to be removed. The final tree retention/replacement plan shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. 5. The preliminary plat layout shall be revised to locate the hammerhead turnaround at the terminus of Road B to be private and placed within a 26-foot wide tract and be paved with 20 feet of paving. This revision shall be shown on the Construction Permit application for review and approval by the Plan Reviewer and the Fire Department. The tract shall be identified on the final plat map prior to recording. 6. Access for Lots 6-8 shall be required to be provided off of the proposed shared driveway across the north portion of Lot 7. A note to this effect shall be recorded on the face of the plat prior to recording. 7. The three homes accessed by Private Road Con Lots 10-12 shall be fully equipped with an automatic fire sprinkler system. 8. The widths of Lots 2-5 shall be revised to provide a minimum width of 35 feet along the street frontage. A revised plat map shall be submitted at the time of Utility Construction Permit application for review and approval by the Current Planning Project Manager. 9. Cross Section B-B on the Preliminary Grading and Utility Plan shall be revised to provide a minimum of a 26-foot wide easement, with a 20-foot pavement width. No sidewalks are required and the pavement thickness shall be a minimum of 4-inches of HMA over 6-inches of crushed surfacing and top course. The revised cross section details shall be submitted at the time of Utility Construction Permit review for review and approval by the City's Plan Reviewer. 10. Cross Section A-A on the Preliminary Grading and Utility Plan be revised to provide 53 ft. of right of way, 20 ft of pavement, 6 ft. parking on one side, curb and gutter on both sides with 8 ft. planting strip and 5 ft. sidewalks on both sides. The revised cross section details shall be submitted at the time of Utility Construction Permit review for review and approval by the City's Plan Reviewer. 11. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer. HEX Report 14-000958 City of Renton Deportment of Community & Economic Development WESTON HEIGHTS PRELIMINA, A.aCT~------------- Hearing Date: November 18, 20.~ Report to the Hearing Examiner LUA14-000958, ECF, PP, MOD Page 15 of 15 12. The applicant shall be required to create a homeowner's association of maintenance agreement for the shared utilities, common landscaping, and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for the review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 13. A copy of the required access easement over the neighboring property to the north for Private Road C shall be submitted at the time of Utility Construction Permit application. 14. Any proposal to convert the Stormwater vault within Tract A to a Stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 15. Fencing and signage is required along the boundary of the Wetland buffer. A fencing and signage detail shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. HEX Report 14-000958 / r;, ;) ' / NE 7TH PL NE 6TH PL w z w > <{ w _.J z- EXHIBIT 2 NE 8TH ST NE 7TH PLACE SITE w ...__ ________ _J '' z _.J o__ w z w > <{ U) <{ (_) er 0 NE 6TH ST 0 (_) (.A, <{ o__ k 1 ll SCALE: 1" = 200' PLEASANT PATH VICINITY MAP 0 50 100 200 9NIUAon~ • 9NINNV1d '9Nl~:HNr9N3 N9/S30~ 'lfUib IKJJ.'.!Ni/6~ ,r,I ~ 1N6 ~!, :J17 'J.N3Wd013A S.LH9/3H ~ 1117d A/JIii .... ., I I d/ _l _ _j 1 • ii I /. I .. r I EXHIBIT 3 I I . 1. ll . I i~ :: ;__[, ., t-~1 , ' ! -~--'.]}I/ I. 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" ~M ~ ~61/!i " ,m ~ ····'fl£-·'t ~ 9>;1,;: " '"' " ' 11 B ' " --:---~T$ ~-" " !t 1! !, " ' ~ fl,/IU,M)J:Jli"6•1AllX.I#, ;rJ/ , Jill, ·u n•,rJii< :J71 '.J.N3WdD13A3 S.1H9/3HNl S31/:IO&J GtfOl:J ,1.1::ltfN l H .. lltll<"""-1 !Iii~": ~~~!-~ """'° " U"'; ""'" ·2'V I i!!;: t ,, ""''"' .pig <lM< J:Hj 11/;:tr'ID\1 "95"!'-:z>W ~!;h 11/;N'JDW \ I I I I ) I EXHIBIT 5 ~ " --~ " ~ f Ii !l ' ! ............ __ ,,,"" ~·~ It 1! .~ ~ -· •= ,m <.:, c::i . ~· "-' '· Q:: ;:::::I~~ c,:" ~ a~~ .§: ihi ~ ' ll: 1N " ~ "'" ~ '" .. ':'"!ft· ! 9!:fl ~ ·~ ~ "" "l!i: $!$! !I~:; ~!I ..... ~~I~;;,~ t t:: f~ ~ a " a ~ ~ ~ "' ~ l,' ~ ~ ~ ~ ~ ~ ~ Iii' 9<'/NB!.O.i2N/'6VIIW,,,,W ~~ Zc,~ J ~~"'"''' . ""'"''"'',.~1::·~ :J77 '.1N3~d(?1;A";a//O/ i I I I I I I I I . ' \I: ___________ ~ I ' I· I Ii /I '-------.· I. -~/_._,. ·g '~ " :-~ ~ ~ " u • m !0';-. '- ,_-~· --=-=----,_ ~-- ·--,----/i ~ 'I ,, ' 'I 'I L_ • ~ a • ~ , 0 " • u ~ a z ~ w • w w ~ Q z w 0 w " EXHIBIT 6 I -,. ' 1 ' i ' •• ii i ' :~ ~ ! ' • , .. ' ! .:f " I i "".;;' i ; Ill! ' ! ' i ! ;!!! up 1, l!h! i i • li i i ' I 1 ,.--I.,..-... -. ~· I i* (:'Ji'": '...__,, . _/ i 1· ' ' J ' . i 0 I I ii i ' i ! 'i l I ' ll ' ~, I ' I I I I I I I I i ! F, ~~ ·~1 g 'i " '..-R 4.1 !' ~ ., u • V, -, ' -----~----~7-----,----, 3N ]nNJ/\V 31U1 , -. .~ --, >fli ~ JNIS M ,~"10/I :J11 '.1N3Wd073A3, S1H9/3HN( Ntrld 3dlf:JS0Ntrl A! ,,, I ~ , !i12l: 0 ic.:: • i~:1 , !, ~ i!!I e z it < ~ Ii_ w u -}>-(j u EXHIBIT 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: November 6, 2014 TO: Jill Ding, Senior Planner FROM: Steve lee, Development Engineering Manager EXHIBIT 8 SUBJECT: Traffic Concurrency Test -Weston Heights Preliminary Plat The applicant is requesting SEPA Environmental Review and Preliminary approval for a site redevelopment over 4.54 acres to include 12 new single family residences. The subject property is a collection of two parcels located at 650 and 684 Nile Avenue NE in the City of Renton. These two parcels generally south of NE ?'h Place and east of Nile Avenue NE. Access to the two parcels would be via Nile Avenue NE and from a proposed private road off NE J'h Place (for three houses). The proposed redevelopment would generate approximately 84 daily trips. During the weekday PM peak hour, the project would generate approximately 12 net new trips. The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Transportation Concurren st Page 2 of 3 November 6, 2014 Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2013. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 95,879 trips, which provides sufficient capacity to accommodate the 84 additional trips from this project. A resulting 95,795 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new single family residence. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code {RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: l. Test Required: A concurrency test shall be conducted by the Department for eoch nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval af any nonexempt development activity permit application, o written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: if no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. 2 I I I I I I I I I I I I I I I ~lLJJlllflnn:r"' ·· C .'.' '· •· •· Sewall Wetland Consulting, Inc. "~~=~,~--"'~·~ -~~, --------''IJ,=-6'1=-=1 Coc=vingto=. '---''-'n'-'W=-a=yccSE=#=2=-c=~=-=Phon=-=e=:-253-S59-05~==-=1~5- October 9, 2012 Robert Johnseine 9805 NE 116th Street, Suite 7 499 Kirkland, Washington 98034 Covington WA 9IDl2 Fax: 253-8524732 EXHIBIT 9 Entire Document Available Upon Request RE: Critical Areas Report -Pleasant Path SWC Job#A6-209 1.0 INTRODUCTION This report describes jurisdictional wetlands on the 3.93 acre proposed Pleasant Path Plat located on the east side of Nile Avenue NE (148th Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of two abutting irregular shaped parcels (Parcels #1123059010 & 092) located in a portion of the SW Y. of Section 11, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. '~ L,ptK,;.r,.,c,.1 l .~. , Cl J MC8thS! c i ~ ' z m z r,E 'ilh Pl fTl Q"C C·.~1,r,, I! F:1,~1 C,-,,1,., NE 4!11 S! ·1E 2,1,J ?I ~ /,:C. ,1n ~t 1 ~ ! t.E :\In:• m ·1E a·1, F: " :if:,;,.';(~ : • 'IE 1,:1~ ;:_t ~ t.E 7th l'I 'I:::.,,;, Ct f w m ~E 11~1.• S! Tn• R,,d.n" • H,·,,v, D . .,Y~ 8.,1· SE 12(:t· .s, SITE f z • > t.f ~t, 31 ' = ~ ~ M'.~lh f'I ' " C •1.;: 7:,, ·:; :;; "' 1 ; i iii if, ,;;- Sl:c. ,.?/•t' NorthMSt 4111 S!r .. P.I _;; SE 128th S! ,'IEJ:~~n i a ,,;:_ 3rns: /CJ;:~ ~ '. ""-::, - Vicinity Map J ' C a _I\.' , ,-,-..._ ClTY Or ;;;;.:.;,iON PLANN'NG DIVISION RECEIVED JUL 21 zo 1~ Transportation Concurren st Page 3 of 3 November 6, 2014 The Concurrency Management System established in the Transportation Element on page Xl-6S of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. 2 Sewall Wetland Consulting, Inc. July 14, 2014 Justin Holland Prospect Development, LLC 19410 Highway 99, Suite A #135 Lynwood, WA 98036 IDB:Jx8'l0 Fall Gty, WA \ffl24 Re: Weston Heights Preliminary Plat-Critical Areas Update SWCJob#14-171 Dear Justin, Phone: 253--859-0515 EXHIBIT 10 Sewall Wetland Consulting, Inc. prepared a Critical Areas Report for Robert Johnseine for the "Pleasant Path Plat", dated October 9, 2012. This report was for Pleasant Path Plat which was to be located on the east side of Nile Avenue NE (148th Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of two abutting irregular shaped parcels (Parcels #1123059010 & 092) located in a portion of the SW 'I, of Section 11, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. This letter is to confirm that the findings of that report are still accurate as far as the delineation, and associated rating and buffer. If you have any questions or need any additional information please contact me at (253) 859-0515 or by email at esewall@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetland Ecologist PWS #212 RECEIVED JUL ii ; ·114 CITY 0~ R(NTON I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STIJDY PROPOSED WESTON HEIGHTS PLAT 684 & 650 NILE A VENUE NE RENTON,WASHINGTON G-2884-1 Prepared for Mr. Justin Holland, Manager Prospect Development, LLC 2913 -5"' Avenue NE, Suite 201 Puyallup, WA 98372 July 3, 2014 GEO GROUP NORTHWEST, INC. 13240 NE 20"' Street, Suite 10 Bellevue, Washington 98005 Phone: (425) 649-8757 EXHIBIT 11 Entire Document Available Upon Request Email: wchang@geogroupnw.com or agaston@geogroupnw.com RECEIVED JUL 2 1 2014 CITY OF RENTON I I I I I I I I I I I I I I I I I EXHIBIT 12 Preliminary Technical Information Report Project Manager: Prepared by: Date: Revised: Core No.: FOR Weston Heights CITY OF RENTON KING COUNTY, WASHINGTON Lare Hermansen Sheri Murata, P.E. July 2014 August 28, 2014 14040 Entire Document Available Upon Request ' .. --_i __ j ,' i· •'; ''. . . l<lll I NE 29111 Place. Suite 101 Bellevue. Wushinglon 98007 Ph 425.885.7377 www.coredeiignfnc. COIT\ Jill Ding From: Sent: To: Jill Ding Wednesday, September 24, 2014 8:06 AM Todd Taylor· EXHIBIT 13 Subject: RE: Comments re: Weston Heights Preliminary Plat/LUA14-000958, ECF, PP Todd, Thank you for your comments. Your comments have been added to the official file and will be considered by the decision maker. A public hearing has been scheduled with the Hearing Examiner on November 18th at 10 am, you may wish to attend and testify. Regarding your questions about the proposed stormwater pond located within Tract C, the location of the pond is determined by the natural topography of the site and where the existing stormwater flow path is, therefore it is unlikely that the location of the stormwater pond can be changed. Through the preliminary plat process, we will be conditioning the proposed stormwater pond to be landscaped with a 15-foot wide landscape strip around the perimeter for the pond, hopefully this will address some of your aesthetic concerns regarding the placement of the stormwater pond adjacent to your property line. If you have further questions/comments or if I can be of additional assistance, please let me know. Jill Ding Senior Planner Community and Economic Develoment City of Renton jding@rentonwa.gov From: Todd Taylor [mailto:toddt@implement.com] Sent: Tuesday, September 23, 2014 1:24 PM To: Jill Ding Subject: Comments re: Weston Heights Preliminary Plat/LUAl 4-000958, ECF, PP Importance: High City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 September 23, 2014 Attn: Jill Ding & Laureen Nicolay Re: Weston Heights Preliminary Plat/LUA14-00D958, ECF, PP 1 Ms. Ding and Ms. Nicolay, Our home is located on plat #2316800080, sharing the boundary line at the South side of the South East corner of the involved plat #1123059010. We have significant interest around the intent of our neighboring property since purchasing our home in September 2003. I have reviewed the Notice of Application and Proposed Determination of Non- Significant-Mitigation for the land use #LUA14·000958 (Weston Heights Preliminary Plat) and related application materials at the Planning Division office at Renton City Hall and have a few concerns/questions that we would like to share. Given the current designs, we believe our property value will be significantly impacted if this plat is developed as designed. The plat designs indicate three to four homes, a road, and retention pond (Tract "C") to be built in the eastern portion of the property. While we are not in favor of having a fifth neighbor looking into our property and home, we are concerned about the placement of a retention pond just beyond our fence. We believe having the retention pond so close to our property would bring in more mosquitoes to our front and rear yards, and the neighborhood in general, making our yards unusable at some times of the day during the year. Obviously with the increase of mosquito borne illnesses on the rise and two young children in our home, this is highly concerning. Also, while we do enjoy the sounds of frogs in the evening, they will be extremely loud when so close to our home and we will not be able to limit the noise. Furthermore, we have never considered flood insurance due to the location and topography of our lot. With the placement of the pond next door, I believe I will be forced to consider flood insurance. Lastly, as you look out our dining room and upper bedroom windows, we will be faced with the unsightly retention pond in full and unobstructed view. Given these reasons, we believe the placement of this retention pod as designed will negatively impact our quality of life, annual expenses, desire of our home, and overall property and resale value. Has there been, or could there be, further review of the retention pond location and design in Tract "C"? Could the pond be relocated to a more suitable location, impacting the benefiting homeowners without negatively impacting the neighboring properties? Could the pond be redesigned to reduce the encouragement of mosquitoes? The Tract "A" appears to contain a retention pond as well, using a 'capped' design with a park like space on top. Could this design be considered for the Tract "C" pond? If the general location and design of the pond cannot be changed, can the pond be placed further away from our property line and a visible barrier be implemented around the pond area? I noticed in the design a 15' visible barrier is being implemented in the western portion of the development for the neighboring properties to the south and north of the plat. Could something similar be done in the eastern portion of the property around the retention pond? Ideally, I would desire a 30' deep and 20'+ high barrier of trees and bushes preventing our view into the retention pond. Please carefully consider the above comments and questions prior to approving this development design. Also, please include us as a 'party of record' for this application as we would like to be updated on the progress of this project with the city. We would also request that you provide responses to the questions above if at all possible, but do understand the challenge in responding to all interested parties. Thank you for your consideration, Todd & Tandi Taylor 637 Orcas Ave NE Renton, WA 98059 425-235-7063 todd@taylortribe.com 2 Denis Law Mayor October 28, 2014 Mr. Bob Nix Project Planner Core Design 14711 NE 29th Place, Suite 101 Bellevue, WA 98007 Community & Economic Development Department C.E. 'Chip"Vincent, Administrator RE: Street Modification Request -Proposed Weston Heights, File No. LUA14- 000958, MOD, PP-A Dear Mr. Nix: The City of Renton has reviewed your street modification request to deviate from the normal code required street improvements associated with a 12-lot plat, located at 650/684 Nile Avenue NE (APN 112305-9095, -9010). 650-684 Nile Avenue NE is generally located east of Nile Avenue NE and north of NE 6th Place within residential zoning. The proposed plat would normally need to meet the City's Arterial Collector street standards for two Janes that would require a minimum of 83 feet of right-of-way per RMC 4-6-060F .2 for public streets. The existing right-of-way is 60 feet; therefore, if the minimum design standards were to be enforced, 11.5 feet of additional right-of-way would be required. The City understands the applicant is requesting a modification (per RMC 4-9-250D and Ordinance 5137, 4-25-2005) to waive the 11.5 feet of additional right-of-way dedication requirement. Referencing RMC 4-9-250D and the decision criteria from 2.a to 2.f, the request is supported based upon the City of Renton Transportation Division's Nile Avenue Corridor Plan that h_as a reduced right-of-way width from the arterial collector standard. The Nile Avenue Corridor Plan includes providing 22 feet of asphalt, 0.5 feet of curb and gutter, 8 feet of landscaping strip, 5 feet of sidewalk and 1 foot of clear area from the back of sidewalk. The applicant will still be required to construct the curb, gutter, sidewalk and landscaping along the Nile Avenue NE frontage as depicted in the August 2014 Preliminary Grading and Utility Plan. The City of Renton CED/Development Services Department would be supportive of the modification to deviate from the City's arterial collector standard. In summary, staff supports the request to not have additional right-of-way dedication. However, the street improvements detailed above would be required. This street standards modification decision will not become official until the plat is approved by the City's Hearing Examiner, at which point the decision can be appealed. Renton City Hall , 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Mr. Bob Nix Page 2 of 2 October 281 2014 The modification listed in this letter will be included as part of the CED review for the preliminary plat application. If you have further questions regarding street improvements for this project, please contact Rohini Nair at 425-430-7298 or rnair@rentonwa.gov. Sincerely, ?/ , ___ /-ko~ St~ Development Engineering Manager Planning Division Cc: C.E. "Chip" Vincent, CED Administrator Jennifer Henning, Planning Director Jill Ding, Senior Planner Rohini Nair, Civil Engineer DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT EXHIBIT 14 ENVIRONMENTAL {SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED {DNS-M) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-000958, ECF, PP Justin Holland Weston Heights Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The project site is located within the Residential -4 dwelling unit per acre (R-4) zoning designation and the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot Category 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to Lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. PROJECT LOCATION: LEAD AGENCY: 650/684 Nile Avenue NE 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 October 24, 2014. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department October 10, 2014 OCTOBER 6, 2014 10/c)tc/ Date Date Peterson, ministra or Fire & Emergency Services Ct:\[~ _d C.E. "Chip" Vincent, Administrator Department of Community & Economic Development 10/~IJ(r 7 7 Date ~ Date DEPARTMENT OF Ct .. \/IUNITY AND ECONOMIC DEVELOPMENT EXHIBIT 15 DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM} MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-000958, ECF, PP Justin Holland, Prospect Development Weston Heights PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The project site is located within the Residential -4 dwelling unit per acre (R-4) zoning designation and the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot Category 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to Lots 1- 9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 650/684 Nile Ave NE The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. (dated July 3, 2014) including the need to over excavate past loose fill and the placing of compacted structural fill. 2. The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trench less construction method to be approved by the City and shall be butt- fusion welded HDPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. ADIVISORY NOTES: Community Services Review Leslie Betlach Ph: 425-430-6619 email: LBetlach@rentonwa.gov Recommendations: A. Parks Impact fee per Ordinance 5670 applies B. There are no impacts to parks Street trees -on Nile use Eastern Redbud On other streets-do not use redbud or Amur Maple-use only large maturing trees (e.g. Redmond Linden @ 50' on-center Lot 1 tree -street tree could affect placement of a stop sign Do not plant trees closer than: 30 ft. -street lights 40 ft. -stop signs 10 ft. -driveway approach 6 ft. -fire hydrant, house service water shut-off/line 40 ft. -to intersections All trees shall be specimen grade, 2" caliper, single stem with one terminal leader. ERC Mitigation Measure Created On: 09/08/2014 1. Project construction shall comply with the recommendations provided in the submitted Geotechnical Engineering Study, prepared by Geo Group Northwest, Inc. dated July 3, 2014. 2. The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be approved by the City and shall be butt-fusion welded HOPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Fire Review -Building Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for the removal of the one existing home. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrants within 300 feet of some of the proposed buildings but not all. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Roadways exceeding 150-feet require and approved turnaround. Roadway A and B appear to meet city street standards and fire department access requirements. Roadway C exceeds 300-feet long and by city code requires a 90-foot diameter cul-de-sac, which is not provided. Applicant has requested a variance to instead install a hammerhead type turnaround. The Renton Fire Department would support the approval of this variance with the condition that the three homes accessed by Roadway C, Lots 10, 11 and 12 are all fully equipped with an approved automatic fire sprinkler system. Police Review Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov Recommendations: Minimal impact on police services. The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. ERC Mitigation Measures and Advisory Notes Page 2 of2 EXHIBIT 16 CITY.OF RENTON DEPARTIIIIENT OF COMMUNITY& ECONOfv'IIC riEVELOPMENT -PLANNINl:J lJIVl:>IU .. . AFFIDAVIT OF SERVICE B't'MAiLIN.G .. ... .. .... .. . On the 9th day of October, 2014, I deposited in the mails of the United States, a sealed envelope containing SEPA Determinatio·n and Notice documents. This information was sent to: Agencies Justin Holland Robert Johnseine Bob Nix Jay & Janette Colman Todd and Tandi Taylor (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ) ss ) See Attached Applicant Owner Contact Party of Record Party of Record "''"\\\\\II l, . .;:-.~"\..'( P01.,/_1:11 -~ 'VL'--'f, .::, 0 :,,.,,,\\\\\\1111 '\.".,(\ f/: : ~ ,=,,+"'::&$lON ,),1111 · r-:, 1/., -"(,," ... :.t..¥° "',f'. /j ,('\ I, = ff... T~ ~11 \J' 1 /~ _.,. :o +O ,t). -,)'{, / I certify that I know or have satisfactory evidence that Sabrina Mirante { f u -• -: § ~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for th~~ anltqm_lljrosei ~ :::· mentioned in the instrument. :., -y.,,_\,, cl-29. \1,f ,.__o " , ""'lr11 ............ 0 . ',_, ,, 0 11\\\1\"'"'" ~ .- ' · ,<:-WAS'<'>~ . . ,, Dated: (") c\cc\., ec '1 J.Ol '-' I I Public in and for the State of Washington Notary (Print): ___ __,l+z-'-"-i..,_1,~_::p-'-'OW"'-;-"IL."-<r;:y. _________ _ My appointment expires: A~ td f-~";)_ 'l I J. C l,. . Weston Heights Preliminary Plat LUA14-000958, ECF, PP template -affidavit of service by mailing Jav & J.anette Coleman 655 Orcas Ave NE Renton, WA 98059 Bob Nix Core Design 14711 NE 29th Pl, #101 Bellevue. WA 98007 Robert Johnseine 9805 NE 116th St, 7499 Kirkland, WA 98034 Todd and Tandi Tavlor 637 Orcas Ave NE Renton. WA 98059 Justin Holland Prospect Development, LLC 2913 5th Ave NE, 201 Puvallup, WA 983726748 Dept. of Ecology""" Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-375S Seattle, WA 98124 Boyd Powers *0 Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104·3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY {DOE} LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 201 s. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 110th Ave NE Mailstop EST llW Bellevue, WA 98004 Muckleshoot Indian Tribe Fisheries Dept. * Attn: Karen Walter or SEPA Reviewer 39015-172"d Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn: Ms Melissa Calvert 39015 172°' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Jatk Pace Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *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 the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing ,. ,· .. ··/, OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A D£1'E\MINAnoN OF NONSIGNIFICANCE -MmGATID (DNs-M) POST1D TO NOTIF't lffTEIU.STEO PE!l50NS OI' ~ EIMROHMEffTALACTION ~l'LUU: W-HolpU_l,_,,,Plat PROIECTNIJMIIEI: LU.ll_.,EO,PI' LOCO.Tl<lll: lsa/9Mllllo-Nl Dl5Cla..no,,i, Tlw aP!lllant 11 ~ P'mln---, Plat __.i and -I 15e'A)llnlorw/.,.tt.....W.-.°'m~:Lt1.,1,_..,-(4.S4"""1.....,. .... lmoUl,,t,b!M __ .,.., ... famlly~....d--[1'-A,',-t).tho"""""*_ls_ wttl,inthe--,-..,.,,.._.a..(IM)mnlna:dalp..clon ___ i.-p,,,,.t,y(RW) Co:npro-l'lffl la V.. ............ llla..,,,n-,t i... pt.._,i m -~1~ -.._ a-.t.d.., "'*'"-.,-""""'""'~.tt..ll'lopr_...ilotf...,.ldn-li,,ba""'"'",ll(l_..ffftmll,1'11 ..,._. fN<. M .......... 'll,G,111 oqua,,, ltK!te.tw&ar, 1 -b ""'1hlly IDalad wtlhln lho ,-.,joa ..... ,.. lq>ad:,a,."""""""lulho~"'-•,..__.._..,I.DU1-!IW<K>ldi,.---..,~-publk- off<>fNn•-N[,wlllch-lo•---... lahlO-U.-..-ldboprovll!od olaar,ew2M-lw!dop,wK*-d•nd-....--,obuttl,,sl,,l:11,U.""'1h,.wNchmrnec:111toNEl'tt,Pi><,,. lhopmwbl ___ .... ho __ _ THE CITY Of RENTON E""1R.ONME/ITAL RE\11EW COMMIDEE lUCJ HAS 0£TO\MINED TW,T lHE PR<Ji>OSUI ACTTON HAS 1'1'108.UU: S1GN1f1CAHr IMPAcr.i TllAT DJ,! 8f MmGATEO TiiROUGH M11GATION MU.SUI\ES. ~ at th mv1n>nm-i d.hrmlnodon must l>f filed !n wrfti"I ""' "' b..,,,,.,. 5.-00 p..m. .., Q<tubo,r %4, 2014, tDf:-• with th<o rwqund M with: llearlll( bamln,or, Cty r,f _,,, 10$ South <!i,..d'y Woy, Rent..., WA 9!057. Appeal, tu the Ellami-an, ,-ed by cty af !IMC -110 ancl lnfonnatlon ~rdlnc th• appal in,ass m.y IHI ul:tolnod from tlo• -Cty Oorl'• Offlc., [425) 431).-6510, A PUl!UC HEAIIING W,ll BE HElD BY Tl!E =ON H!ARING EXAMINER AT HIS UGUI.AR M£ETING IN THE COUNCll CHAMBERS ON fflE 7fH FtOOA OF Cil"I f!AU., lD.55 SOunt GK.ODY WAY, RENTON. WASM!NGTON. ON NOVEMBER U. 2014 AT 10:00 AM TO CONSIOER TNE PIIEUMltlAo'.Y Pl.AT. IF fflE rnVIRONME~AI. Of.Tl:!IMINATION ISAl'PEA!.EO. THEAl'PEAL WIU.eE HEAIIO AS PAIITOf THIS PUBUC HEAii.iNG. PLEASE INC.VOE THE PROJECJ NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. CERTIFICATION 'II J)i' J I, hereby certify that copies of the above document were posted in ___s_! c nspicuous places or nearby the described property on ""' ID/:!/ 1'1 s;g,,,dr 1J6 STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that_--:+,:.;' lc:.i_'..;;l);._,·1'-'t~------- signed this instrument and acknowledged it to be his/her/t ir free and voluntary act for the uses and purposes mentioned in the instrument, lie in and for the State of Washington Notary {Print): My a p poi ntm e nt expires: ---~."-A"''"'1\:,'4-'C"'c.<.S..cf _-"'d'-{41,-";J;ccoec'-'/~f'----- EXHIBIT 17 - ___ ...,...l!lllllllllll ___ llfll "'. ·. S l .. C.ity.of . r~ · .. ~·· r 1 · Entire Document Available Upon Request ---,,,...,,,,,, -------~ Department of Community and Economic D, Development Services Division ADMINISTRATIVE POLICY/CODE INTERPRETATION MUNICIPAL CODE SECTIONS: REFERENCE: SUBJECT: BACKGROUND: JUSTIFICATION: RMC 4-6-030 Drainage (Surface Water) Standards N/A landscaping, fencing, pond slopes, and other standards for stormwater tracts and easements and ownership and maintenance responsibility for stormwater facilities. The current drainage code (RMC 4-6-030) references the current King County Surface Water Design Manual (KCSWDM} for compliance with stormwater standards. Requirements for landscaping in stormwater facility tracts are included in Section 5.3.1.1 of the 2009 KCSWDM as amended by the City of Renton. Section 5.3.1.1 of the KCSWDM restricts planting in berms that impound water or within 10 feet of any structure. Requirements for pond geometry and side slopes are listed in Section 5.3.1.1 of the 2009 KCSWDM, as amended by the City of Renton. Adopted standards allow for the side slopes of an open detention or water quality treatment facilities (pond, wetpond, stormwater wetland, etc) to be steeper than 3:1 if a fence is provided along the wall and/or around the emergency overflow water surface elevation. This standard is resulting in facilities that are difficult to maintain, expensive in labor and materials for maintenance, and create a safety hazard to the maintenance crews. Fencing requirements are also standardized in section 5.3.1.1 of the 2009 KCSWDM, as amended by the City of Renton. A fence is required to discourage access to the stormwater pond, prevent litter, allow efficient maintenance, and in consideration of worker and public safety. Recognizing that requirements for landscaping and tree planting contribute to the aesthetics and value of new surface water installations while needing to ensure proper functionality and maintenance of facilities, both the Department of Public Works and the Department of Community and Economic Development desire to clarify standards H:\CED\Planning\Title IV\Docket\Administrative Policy Code lnterpretation\Cl~38\Code Interpretation.doc Notes None 128 0 0 64 WGS_ 1984_ Web_Mercator_Auxiliary_ Sphere 128 Feet City of Renton 0 Finance & IT Division Safe Route to Schoo1s EXHIBIT 18 Legend City and County Boundary ~ Other [:] City of Renton Addresses Pa rcels D 1st Floor D 1st Floor D 2nd Floor D 1st Floor n nthAr R 11ilrlinns: Information Technology . GI S RentonMapSupport@R entonwa .gov 11 /6/2014 Thi s map is a user generated static oU1put from an Internet mapping si te and is for reference only. Data la yer s th at ap pear on lhis map may o r may no t be accurate, current, or ot/1erw ise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION -----De~::~yo:l~:w ____ ............. r City O I -1 ~~-r r r011 October 28, 2014 Mr. Bob Nix Project Planner Core Design 14711 NE 29th Place, Suite 101 Bellevue, WA 98007 Com munlty & Economic Development Department C.E. ·chip•vincent, Administrator RE: Street Modification Request-Proposed Weston Heights, File No. LUA14- 000958, MOD, PP-A Dear Mr. Nix: The City of Renton has reviewed your street modification request to deviate from the normal code required street improvements associated with a 12-lot plat, located at 650/684 Nile Avenue NE (APN 112305-9095, -9010). 650-684 Nile Avenue NE is generally located east of Nile Avenue NE and north of NE 6th Place within residential zoning. The proposed plat would normally need to meet the City's Arterial Collector street standards for two lanes that would require a minimum of 83 feet of right-of-way per RMC 4-6-060F .2 for public streets. The existing right-of-way Is 60 feet; therefore, if the minimum design standards were to be enforced, 11.5 feet of additional right-of-way would be required. The City understands the applicant is requesting a modification (per RMC 4-9-2500 and Ordinance 5137, 4-25-2005) to waive the 11.5 feet of additional right-of-way dedication requirement. Referencing RMC 4-9-250D and the decision criteria from 2.a to 2.f, the request is supported based upon the City of Renton Transportation Division's Nile Avenue Corridor Plan that has a reduced right-of-way width from the arterial collector standard. The Nile Avenue Corridor Plan Includes providing 22 feet of asphalt, 0.5 feet of curb and gutter, 8 feet of landscaping strip, 5 feet of sidewalk and 1 foot of clear area from the back of sidewalk. The applicant will still be required to construct the curb, gutter, sidewalk and landscaping along the Nile Avenue NE frontage as depicted In the August2014 Preliminary Grading and Utility Plan. The City of Renton CED/Development Services Department would be supportive of the modification to deviate from the City's arterial collector standard. In summary, staff supports the request to not have additional right-of-way dedication. However, the street Improvements detailed above would be required. This street standards modification decision will not become official until the plat is approved by the City's Hearing Examiner, at which point the decision can be appealed. Renton Gty Hall , 1055 South Grady Way • Renton, Washington !l8057 , "'' EXHIBIT 19 Mr. Bob Nix Page 2 of 2 October 28, 2014 The modification listed In this letter will be included as part of the CED review for the preliminary plat appHcation. If you have further questions regarding street improvements for this project, please contact Rohini Nair at 425-430-7298 or rnair@rentonwa.gov. Sincerely, ,_//::k~- St~ Development Engineering Manager Planning Division Cc: C.E. "Chip" Vincent, ao Administrator JeMlfer Hennlnc, Planning Director Jill Ding, senior Planner Rohini Nair, CMI Engineer Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY /CODE INTERPRETATION MUNICIPAL CODE SECTIONS: REFERENCE: SUBJECT: BACKGROUND: JUSTIFICATION: RMC 4-2-1100.10 Conditions Associated with Residential Development Standards and Cl-38 Stormwater Fencing. N/A Modification of Conditions Associated with Development Standards for Small Lot Cluster Developments in the R-4 zone. RMC 4-2-llOD.10 provides options for reducing the permanent open space requirement for small lot clusters from 30 percent of the project site to 20 percent. One of the options provided includes the enhancement of stormwater ponds as follows: "Stormwater ponds are designed to eliminate engineered slopes requiring fencing and enhanced to allow passive and/or active recreation." Cl-38 requires that all stormwater ponds be fenced. The purpose of the small lot cluster regulations is to allow an opportunity for development on a site to occur within the R-4 zone, while providing a significant amount of permanent "significant open space." In exchange for the provision of open space, the applicant is granted the ability to use certain R-8 development standards for approved R-4 clustered development. Criterion is provided under RMC 4-2-llOD.10 to allow for the reduction of the permanent open space requirement from 30 percent to 20 percent. One of the criterion is the designing of stormwater ponds to eliminate engineered slopes that require fencing. Additionally, the stormwater pond would be required to be enhanced to allow for passive and/or active recreation. However, Cl-38 requires that all stormwater ponds be fenced, therefore precluding any stormwater pond from complying with this criteria used to justify a reduction to the amount of permanent open space required. In addition, it is unclear as to whether the area within the stormwater detention tract may be counted towards the "permanent open space" requirement. EXHIBIT 20 H :\CE D\Pla nn ing\ Tit I e IV\Docket\Admin istrative Policy Code Interpretation \Cl-51 \Code lnterpretationv2.docx DECISION: ADMINISTRATOR APPROVAL: DATE: APPEAL PROCESS: CODE AMENDMENTS NEEDED TO IMPLEMENT DETERMINATIONS: To the extent stormwater facilities are fenced, they are precluded from functioning as an active and/or passive recreation area and should not be permitted to count towards the "permanent open space" requirement. The criterion permitting the enhancement of stormwater ponds to eliminate the fencing requirement should be removed as all stormwater ponds are required to be fenced and they are no longer able to count towards the "permanent open space" requirement. C. E. "Chip" Vincent June 11, 2014 To appeal this determination, a written appeal--accompanied by the required filing fee--must be filed with the City's Hearing Examiner (1055 South Grady Way, Renton, WA 98057, 425-430-6515) no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-110 of the Renton Municipal Code provides further information on the appeal process. 4-2-llOD CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR RESIDENTIAL ZONING DESIGNATIONS 10. Small lot clusters of up to a maximum of fifty (SO) lots shall be allowed within the R-4 zone, when at least thirty percent (30%) of the site is permanently set aside as significant "open space" as defined in RMC 4-11-150. Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone. The percentage of open space required may be reduced to twenty percent (20%) of the site when: Cl-51 a. Public access is provided to open space; and b. If critical areas are located on site soft surface trails are provided within wetlaREI their buffers pursuant to RMC 4-3-050 ; and c. E. Stsrmwater JlSREis are ElesigReel ts elimiRate eRgiReereEI sls13es reEJ1JiriRg feREiRg a Rel eR'1aREes ts allsw 13assive a REI/er aEtive reneatiaR. All portions of a site that are not dedicated to platted single family lots or a dedicated right-of- Page2of3 Cl-51 way shall be set in a separate tract and/or tracts to preserve existing viable stands of trees or other native vegetation. The tract may also be used as a receiving area for tree replacement requirements in accordance with RMC 4-4- 130H. Such tracts shall be shown and recorded on the face of the plat to be preserved in perpetuity. Such tracts may be included in contiguous open space for the purposes of qualifying for small lot clustered development. Where trees are removed, they shall be replaced in accordance with RMC 4-4-130H. Page 3 of 3 CityoL . . .. ···· .. l. ..... . ...... . ~J.rJl!@Jtl Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION MUNICIPAL CODE SECTIONS: REFERENCE: SUBJECT: BACKGROUND: JUSTIFICATION: RMC 4-11-030 Definitions C and 4-11-120 Definitions L. N/A Lot Cluster Duplicate Definitions There are two definitions for cluster development found in Chapter 11 Definitions of the Renton Municipal Code (RMC). One is found under RMC 4-11-030 Definitions C and reads as follows: "CLUSTER, RESIDENTIAL: The placement of more than one building envelope on a single lot or parcel of land for the purpose of constructing single family residential dwelling units in either attached or detached construction arrangement, and where the property ownership outside the building envelopes is commonly held by all single family dwellings on that lot or parcel of land." The other is found under RMC 4-11-120 Definitions Land reads as follows: "LOT, SMALL CLUSTER: A cluster of small lots in new plats that are designed to provide a transition and buffer between uses in the R-4 Zones. Small cluster lots are allowed in the R-4 Zone when located within six hundred feet (600') of abutting and contiguous properties in the Residential Single Family land use designation of the Comprehensive Plan and are part of a development that includes a significant open space area equal to at least twenty percent (20%) of a site.11 The definition of "Cluster, Residential" conflicts with the City's adopted Permitted Use Table found under RMC 4-2-060 and the Residential Development Standards found under RMC 4-2-llOA which do not permit the construction of attached single family residences nor the construction of multiple single family dwellings on an individual lot. The definition of "Lot, Small Cluster" implies that clustering is permitted only within the R-4 Zone, which conflicts with the Residential Development Standards where standards for cluster development are provided in the R-1 as well as R-4 Zones. To avoid confusion, the definitions on cluster development should be consolidated into one definition and the definition should be consistent with other adopted standards and regulations. EXHIBIT 21 H:\CED\Planning\Title IV\Docket\Administrative Policy Code lnterpretation\Cl-58\Code lnterpretation.docx DECISION: ADMINISTRATOR/ PLANNING DIRECTOR APPROVAL: DATE: APPEAL PROCESS: CODE AMENDMENTS NEEDED TO IMPLEMENT DETERMINATIONS: Modify: Revise the definition of "Lot, Small Cluster" found under RMC 4-11-120 Definitions L to be consistent with other City adopted standards and regulations and move the definition to "Cluster Development" under RMC 4-11-030 Definitions C to be consistent with the terminology used in the Residential Development Standards tables (RMC 4-2-llOA). C. E. "Chip" Vincent August 5, 2014 To appeal this determination, a written appeal--accompanied by the required filing fee--must be filed with the City's Hearing Examiner (1055 South Grady Way, Renton, WA 98057, 425-430-6515) no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-110 of the Renton Municipal Code provides further information on the appeal process. 4-11-030 DEFINITIONS C: CLUSTER R5:SIQ5:NTl.'\b DEVELOPMENT: The r,laceFAeAt of FAere thaA OAe ~HlileliAg eAvele13e OA a siAgle let er 13arcel of laAel fer the 13llrr,ese of ceAstrnctiAg siAgle faFAily resieleAtial elwelliAg bl A its in either attach eel er eletacheel ceAstrllctieA arraAgeFAeAt, aAel where the 13re13erty swAersRir, sbltsiele tRe ~rnileling envele13es is ceFAFABAI~· Relel ev all siAgle faFAily elwelliAgs BA tRat let er 13arcel sf laAel. A residential subdivision comprised of a grouping of small lots designed to include significant open space or preserve significant natural features in exchange for modifications to certain development standards (e.g. lot dimensions, setbacks, and building standards). 4-11-120 DEFINITIONS L: LOT TYPES: F. Lot, Small Cluster: See CLUSTER DEVELOPMENT A clllster sf sFAall lsts iA Aew 13lats tRat are elesigAeel ts 13reviele a traAsitisA aAel ~rnffer setweeA blses iA tRe R 4 ZeAes. SFAall clb!ster lets are allsweel iA tRe R 4 ZsAe wReA locates witRiA si>c Rl!Aareel feet (aQQ') sf asllttiAg aAel csAtigllslls r,re13erties iA tRe ResiaeAtial Si Agle FaFAily la A el blse elesigAatisA sf tRe CsFA13reReAsive Pia A a A a are 13art sf a ele·,elsr,FAeAt tRat iAEIHeles a sigAificaAt e13eA s13ace area eeiHal ts at least tweAt'( r,erceAt (20%) sf a site. Cl-58 Page 2 of 2 RECEIPT EG00029076 BILLING CONTACT Bob Nix Core Design, Inc. 14711 NE 29TH PL, #101 BELLEVUE, WA 98007 REFERENCE NUMBER FEE NAME LUA14-001372 PLAN -Modification Technology Fee 1 rinted On: 1012/2014 Prepared By: Angelea Wickstrom TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: October 02, 2014 PAYMENT METHOD Cash Cash SUBTOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1 .. · October 9, 2014 Justin Holland Prospect Development 2913 5th Ave NE, Ste 201 Puyallup, WA 98372 Community & Economic Development Department C.E. "Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Weston Heights, LUA14-00095B, ECF, PP Dear Mr. Holland: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 241 \ 2014, 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. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on November 18, 2014 at 10:00 am to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff recommendation 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 further questions, please call me at (425) 430-6598. Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov .. • Justin Holland Prospect Development 2913 5th Ave NE, Ste 201 Puyallup, WA 98372 Page 2 of 2 October 9, 2014 For the Environmental Review Committee, Jill Ding // {,,-' Senior Planner Enclosure cc: RobertJohnseine / Owner{s) Bob Nix/ Contact Jay & Janette Coleman, Todd & Tandi Taylor/ Party(ies) of Record ERG Determination Ltr DNS 14-000958 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA14-000958, ECF, PP Justin Holland Weston Heights Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The project site is located within the Residential -4 dwelling unit per acre (R-4) zoning designation and the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot Category 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to Lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. PROJECT LOCATION: LEAD AGENCY: 650/684 Nile Avenue NE 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 October 24, 2014. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: ~'--v-----' Terry Higashiyama, Administrator Community Seivices Department October 10, 2014 OCTOBER 6, 2014 J ,,/ / / /( l -:-:-+-:!'/ ---=-----:+.-:----,------+--~ Ma Peterson, ministra or Date Fire & Emergency Seivices Date ~&;v,~,\~~m;,;,~ ~. Department of Community & Date Economic Development ,...,_ __ _ --De:::~~~'aw ---~1 {i7Y tD r 1 October 9, 2014 Community & 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 (ERC) on October 6, 2014: SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM) PROJECT NAME: Weston Height Preliminary Plat PROJECT NUMBER: LUA#14-000958, ECF, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 24, 2014, 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) 430-6598. For the Environmental Review Committee, Jill Ding Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDDT, 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 COl\,,,,IIUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-000958, ECF, PP Justin Holland, Prospect Development Weston Heights PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The project site is located within the Residential -4 dwelling unit per acre (R-4) zoning designation and the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot Category 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to Lots 1- 9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 650/684 Nile Ave NE The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. (dated July 3, 2014) including the need to over excavate past loose fill and the placing of compacted structural fill. 2. The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be approved by the City and shall be butt- fusion welded HOPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. ADIVISORY NOTES: Community Services Review Leslie Betlach Ph: 425-430-6619 email: LBetlach@rentonwa.gov Recommendations: A. Parks Impact fee per Ordinance 5670 applies B. There are no impacts to parks Street trees -on Nile use Eastern Redbud On other streets-do not use redbud or Amur Maple-use only large maturing trees (e.g. Redmond Linden @ 50' on-center Lot 1 tree -street tree could affect placement of a stop sign Do not plant trees closer than: 30 ft. -street lights 40 ft. -stop signs 10 ft. -driveway approach 6 ft. -fire hydrant, house service water shut-off/line 40 ft. -to intersections All trees shall be specimen grade, 2" caliper, single stem with one terminal leader. ERC Mitigation Measure Created On: 09/08/2014 1. Project construction shall comply with the recommendations provided in the submitted Geotechnical Engineering Study, prepared by Geo Group Northwest, Inc. dated July 3, 2014. 2. The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be approved by the City and shall be butt-fusion welded HDPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Fire Review -Building Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for the removal of the one existing home. Code Related Comments: 1. The fire fiow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire fiow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire fiow goes up to 1,500 gpm. There is one existing fire hydrants within 300 feet of some of the proposed buildings but not all. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Roadways exceeding 150-feet require and approved turnaround. Roadway A and B appear to meet city street standards and fire department access requirements. Roadway C exceeds 300-feet long and by city code requires a 90-foot diameter cul-de-sac, which is not provided. Applicant has requested a variance to instead install a hammerhead type turnaround. The Renton Fire Department would support the approval of this variance with the condition that the three homes accessed by Roadway C, Lots 10, 11 and 12 are all fully equipped with an approved automatic fire sprinkler system. Police Review Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov Recommendations: Minimal impact on police services. The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they ore not subject to the appeal process for the land use actions. ERC Mitigation Measures and Advisory Notes Page 2 of 2 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Weston Heights Preliminary Plat PROJECT NUMBER: LUA14-000958, ECF, PP LOCATION: 650/984 Nile Ave NE DESCRIPTION: The applicant Is requesting Prelimlnary Plat approval and Environmental {SEPA) Review for the subdivision of an existing 197,974 square foot {4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The project site Is located within the Residential -4 dwelling unit per acre (R-4) zoning designation and the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot category 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to Lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate In a hammerhead turnaround. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 24, 2014, 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, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON NOVEMBER 18, 2014 AT 10:00 AM 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 Comm· 1riity and Economic Developme ... NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON of • • ! The Environmental Review Committee has issued a Determination of Non -Significance Mitigated (DNS-M) for the following project under the authority of the Renton municipal code. Weston Heights LUA14-000958 Location: 650 Nile Ave NE. Preliminary Plat, SEPA Review, and a street modification are requested to subdivide an existing 197,974 sq ft (4.54 ac) site into 12 lots and three tracts. The site is located within the R-4 zone. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. A Category 2 wetland is centrally located on the project site. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on October 24, 2014. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on November 18, 2014 at 10:00 am to consider the submitted application. If the DNS-M is appealed, the appeal will be heard as part ofthis public hearing. Interested parties are invited to attend the public hearing. Publication Date: October 10, 2014 DEPARTMENT OF COMMUN, 1, AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE: Project Name: Project Number: Project Manager: Owner: Applicant: Contact: Project Location: Project Summary: Exist. Bldg. Area SF: Site Area: STAFF RECOMMENDATION: October 6, 2014 Weston Heights LUA14-000958, ECF, PP Jill Ding, Senior Planner Robert Johnseine, 650/684 Nile Avenue NE, Renton, WA 98059 Justin Holland, Prospect Development, LLC, 2913 5th Avenue NE, Suite 201, Puyallup, WA 98372 Bob Nix, Core Design, Inc., 14711 NE 29th Place, Suite 201, Belleuve, WA 98007 650/684 Nile Avenue NE, Renton, WA 98059 The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 197,974 square foot {4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts {Tracts A, B, and C). The project site is located within the Residential -4 dwelling unit per acre {R-4) zoning designation and the Residential Low Density {RLD) Comprehensive Plan land Use designation. The applicant has proposed to cluster Lots 1-9, which are located on the western portion ofthe project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot Category 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. N/A 197,974SF Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): Total Building Area GSF: N/A N/A N/A Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERC Report 14-000958 City of Renton Department of Community & WESTON HEIGHTS Report of October 6, 2014 omic Development nvironmental Review Committee Report LUA14-000958, £CF, PP Page 2 of 10 PART ONE: PROJECT DESCRIPTION/ BACKGROUND The proposal is to subdivide a 4.54 acre site composed of parcels 112305-9010 and 112305-9092 into 12 single family residential lots for the future construction of new single family residences. The project site is located within the R-4 (residential 4 dwelling units per acre) zoning designation as well as the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The surrounding properties to the north, south, east, and west of the project site are also zoned R-4. Lots 1-9 are proposed as a Cluster Development and would be sized according to R-8 development standards in accordance with RMC 4-2-1100.10. The proposed clustering would preserve the existing onsite Category 2 wetland. The Category 2 wetland and a proposed 15-foot wide sight obscuring landscaped buffer along the north boundary of Lots 1-3 and the south boundary of Lots 7-9 would serve as a buffer between the small lot cluster and the surrounding R-4 development pattern. The proposal to subdivide the 4.54 acre project site into 14 lots, results in a net density of 3.72 dwelling units per acre (after the deduction of 15,069 square feet of right-of-way proposed for dedication, 11,083 square feet proposed for private access easements, and 31,048 square feet of wetland area). The proposed lots would range in size from 4,510 square feet to 11,718 square feet. In addition to the proposed lots, the subdivision would also create three tracts (Tracts A, B, and CJ. Tract A would be located at the southwest corner of the project site for stormwater detention. Tract Bis an open space/critical area tract and would be centrally located within the project site. Tract C is a stormwater detention tract located on the southeastern corner of the project site. Access to proposed Lots 1-9 is proposed via a new public street (Road A), which terminates in a hammerhead turnaround. Access to proposed Lots 10-12 would be provided via a private street off of NE 7th Place, which terminates in a hammerhead turnaround. Frontage improvements are proposed along the project site's Nile Avenue NE frontage as well as along the new public street (Road A). Proposed frontage improvements include paving, curb and gutter, 5-foot sidewalks, and an 8-foot planting strip. A significant tree inventory was submitted with the application materials, which identified 25 existing significant trees. Of the 25 existing significant trees, the applicant is proposing to retain 7 trees. I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. (dated July 3, 2014) ERC Report 14-000958 City of Renton Department of Community & WESTON HEIGHTS omic Development vironmental Review Committee Report LUA14-D00958, £CF, PP Report of October 6, 2014 Page 3 of 10 C. including the need to over excavate past loose fill and the placing of compacted structural fill. 2. The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be approved by the City and shall be butt-fusion welded HOPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Neighborhood Detail Map Preliminary Plat Plan Preliminary Grading and Utility Plan Preliminary Tree Inventory Plan Preliminary Landscape Plan Preliminary Technical Information Report (dated revised August 28, 2014) Wetland Report prepared by Sewall Wetland Consulting, Inc. including update letter (dated July 14, 2014) Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. (dated July 3, 2010) D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The applicant indicates that approximately 4,500 cubic yards of cut and 4,130 cubic yards of fill would be required for the construction of the roads, to grade the lots and install the drainage facilities. Additional backfill may be required for utility trenches and would be imported from a local supplier. Temporary erosion control measures would be implemented during construction in accordance with City of Renton requirements. A Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. (dated July 3, 2014) (Exhibit 8) was submitted with the project application. According to the submitted study, the existing site topography is relatively flat. The onsite soils are mapped as Ground Moraine Deposits (Qgt). The Ground Moraine soils typically consist of glacial till, a mixture of sand, silt, and gravel, which was consolidated by overriding glacial ice. These soils can usually be divided into a surficial loose to medium dense weathered zone which overlies the dense to very dense underlying un- weathered till soils. A total of 6 test pits (TP-1 through TP-6) were excavated on the western portion of the project site. The test pits were excavated to depths ranging from 3 to 6 feet below ground surface. The soils encountered in the test pits consisted of primarily loose to medium dense sandy SILT overlying dense to very dense gravelly sandy SILT and gravelly silty SAND with varying amounts of cobble. The onsite soils appear to be consistent with the soils mapped on the project site. The soils are £RC Report 14-000958 City of Renton Deportment of Community & WE5TON HEIGHTS Report of October 6, 2014 omic Development vironmentol Review Commmee Report LUA14-000958, ECF, PP Page 4 of 10 anticipated to be relatively impermeable due to their fine grained texture and underlying dense to very dense condition. No groundwater was encountered in any of the test pits. The submitted geotechnical report (Exhibit 8) provides recommendations for site preparation and earthwork, foundations, permanent basement and retaining walls, earth pressure, drainage, slab- on-grade floors, footing drains, and pavements. Staff recommends as a SEPA mitigation measure that project construction be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. (dated July 3) (Exhibit 8) including the need to over excavate past loose fill and the placing of compacted structural fill. Mitigation Measures: Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Geo Group Northwest, Inc. {dated July 3, 2014) {Exhibit 8) including the need to over excavate past loose fill and the placing of compacted structural fill. Nexus: SEPA Environmental Review Regulations, RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Water a. Wetland, Streams, Lakes Impacts: A wetland report, prepared by Sewall Wetland Consulting, Inc. {dated July 14, 2014) (Exhibit 7) was submitted with the application materials. According to the report, a 31,048 square foot Category 2 wetland is centrally located within the project site. A Category 2 wetland requires a SO-foot buffer. The wetland and buffer area are proposed to be located within an Open Space/Critical Area tract and per RMC 4-3-0SOE.4 would require fencing and signage. Staff recommends as a SEPA mitigation measure that the sewer connection from the east side (Lots 10, 11 & 12) be made to the west side via a trench less construction method to be approved by the City and shall be butt-fusion welded HOPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Therefore, provided the above mentioned construction methods are followed, it is anticipated that there would be no adverse impacts to the wetland or buffer area. Mitigation Measures: The sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be approved by the City and shall be butt-fusion welded HOPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. Nexus: SEPA Environmental Review Regulations b. Storm Water Impacts: The applicant submitted a preliminary Technical Information Report (TIR), prepared by Core Design, Inc. (dated revised August 28, 2014) (Exhibit 6). The western portion of the project site is vegetated with lawn and the eastern portion of the site is forested with a centrally located Category 2 wetland. According to the TIR (Exhibit 6) the site does not receive any upstream flow. The existing runoff from the western portion of the project site drains to the west to Nile Avenue NE and drains south in a series of grass or rock lined ditches and culverts on the east side of the street to NE 4th Place where it is piped until the outlet to Maplewood Creek. The proposed 12 lot plat, zoned R-4, is subject to full drainage review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and six special requirements have been discussed in the report (Exhibit 6). The 4.55 acre ERC Report 14-000958 City of Renton Department of Community & WESTON HEIGHTS Report of October 6, 2014 omic Development vironmental Review Committee Report WA14-000958, ECF, PP Page 5 of 10 site is located within the Lower Cedar River drainage basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of pre-developed rates for forested site conditions over the range of flows extending from half of the 2-year to the full 50 year flow. The project has provided a Level 1 downstream analysis. Basic water quality will be provided using a wet pond to be located on the east side of the site (R-4 zone) and wet vault proposed on the west side of the site where the applicant is using small lot clustering. Appropriate individual lot flow control BMPs proposed are basic dispersion to help mitigate the new runoff created by this development. The submitted geotechnical report (Exhibit 8) identifies the soils as Ground Moraine soils which is glacial till. The report (Exhibit 8) states that the soils will allow for some infiltration and that the infiltration rate is low but, if infiltration were proposed that an overflow would need to be provided to an off-site storm water system. Overall, it is anticipated there would be no impacts to stormwater as a result of the proposed project, provided the project complies with the 2009 King County Surface Water Design Manual, and the Renton Amendments. Mitigation Measures: No further mitigation required Nexus: N/A 3. Vegetation Impacts: A Preliminary Tree Inventory Plan (Exhibit 4) was submitted with the application materials. According to the submitted Preliminary Tree Inventory Plan (Exhibit 4), a total of 25 significant trees are located on the project site, 1 is located within a proposed public street right-of- way, 10 are located within proposed private streets, and 5 are located within the Category 2 wetland and/or buffer area. A total of 7 trees are proposed for retention (of these 5 would be located within the wetland and/or buffer area and 2 would be located outside of the critical area). Compliance with the City's Landscaping and Tree Retention requirements will be required as part of the staff recommendation to the Hearing Examiner. In addition, the applicant has proposed to install additional vegetation within a 15-foot wide easement in the rear yards of proposed Lots 1-3 and 7-9. The following plantings are proposed within the 15-foot wide easement: Shore Pine, Western Red Cedar, and Western Hemlock and would provide a visual screen for the surrounding development located to the north and south of these lots. Mitigation Measures: No further mitigation required Nexus: N/A 4. Noise Impacts: Temporary construction noise is anticipated as a result of the subject project. The applicant has indicated that construction ofthe plat improvements is anticipated to begin sometime in 2015. The applicant has indicated that construction would comply with the City of Renton's adopted noise ordinance. As such, the temporary noise impacts are anticipate to be minimal and limited in duration. Mitigation Measures: No further mitigation required Nexus: N/A ERC Report 14-000958 City of Renton Department of Community & _ _ _ amic Development WESTON HEIGHTS Report of October 6, 2014 5. Parks and Recreation nvironmental Review Committee Report WA14-000958, ECF, PP Page 6 of 10 Impacts: There are no parks within the immediate vicinity of the project site, however it is anticipated residents of the proposed development would utilize existing parks within the City of Renton Parks system. It is not anticipated that the proposed development would adversely impact the City of Renton parks subject to the payment of code required impact fees. Mitigation Measures: No further mitigation required. Nexus: N/A 6. Transportation Impacts: Access to the western portion of the project site would be provided via a new pubic street, which terminated in a hammerhead turnaround. Access to the eastern portion of the project site would be provided via a 26-foot wide private street, which terminated in a hammerhead turnaround. Frontage improvements including paving, curb and gutter, 5-foot sidewalks, and an 8-foot landscape strip are proposed along the project's Nile Avenue NE frontage and the frontage of the public street. A traffic study is not required because estimated traffic generated by this plat is not anticipated to exceed 20 vehicles per hour in the AM (6:00-9:00) or PM (3:00-6:00). To meet the City's Residential Access Streets standards, the new internal proposed public street shall be designed to have 53 ft. of right of way, with 2 travel lanes at 10ft in width (20 ft of pavement), 6 ft. parking on one side, curb and gutter on both sides with 8 ft. planting strip and 5 ft. sidewalks on both sides. Existing right-of-way width in Nile Avenue NE fronting the site is approximately 60 feet. Nile Avenue NE is classified as a Collector, with 2 existing lanes would require a right of way width of 83 ft. However, the Transportation Department has a Corridor Plan for Nile Avenue, which requires a reduced right of way width. To meet this plan, the required improvement standards are as follows: 22 ft. wide pavement from the centerline of the road, an 8-foot planting strip behind the 0.5 ft. curb and gutter, a 5-foot sidewalk, for a half street right of way dedication of approximately 35.5 ft. The applicant has submitted an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d. Staff from the City's Plan Review section have preliminarily indicated that the requested modification would be supported. The applicant shall confirm (via survey) if the centerline of the existing roadway and the centerline of the existing right of way width coincide or what the horizontal difference there is between the two. This will determine the exact amount of right of way dedication required to comply with the City's complete streets standards. It is not anticipated that the proposed project significantly adversely impact the City of Renton's street system subject to the payment of code required impact fees and the construction of code required frontage improvements. Mitigation Measures: No further mitigation required Nexus: N/A 7. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development subject to the construction of code required improvements and the payment of code required impact fees. ERC Report 14-000958 City of Renton Department of Community & ___ .. omic Development WESTON HEIGHTS Report of October 6, 2014 Mitigation Measures: No further mitigation required. Nexus: N/A E. Comments of Reviewing Departments _nvironmental Review Committee Report WA14-000958, ECF, PP Page 7 of 10 The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ./ Copies of all Review Comments are contained in the Official File and may be attached to this report. 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). Environmental Determination Appeal Process: Appeals of the 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 p.m. on October 24, 2014. 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 -7'h Floor, (425} 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00} a.m. and eight o'clock (8:00} p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. Tree protection measures as outlined in RMC 4-4-130H.8 including the erection of a 6-foot high chain link fencing around the perimeter of the drip line of protected trees shall be followed during construction. Fire: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for the removal of the existing home(s). 2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements}. If the dwelling exceeds 3,600 square feet, a ERC Report 14-000958 City of Renton Department of Communi'ty & WESTON HEIGHTS Report of October 6, 2014 1mic Development vironmental Review Committee Report lUA}4-000958, £CF, PP Page 8 of 10 minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrants within 300 feet of some of the proposed buildings but not all. A water availability certificate is required from King County Water District 90. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Roadways exceeding 150-feet require and approved turnaround. Roadway A and B appear to meet city street standards and fire department access requirements. Roadway C exceeds 300-feet long and by city code requires a 90-foot diameter cul-de-sac, which is not provided. Applicant has requested a variance to instead install a hammerhead type turnaround. The Renton Fire Department would support the approval of this variance with the condition that the three homes accessed by Roadway C, Lots 10, 11 and 12 are all fully equipped with an approved automatic fire sprinkler system. Water: 1. Water service will be provided by King County Water District No. 90. A water availability certificate needs to be submitted with the site plan application to verify if there is sufficient fire flow to meet the fire flow demand for the development as determined by Renton Fire Department. A copy of the approved King County Water District No. 90's plans shall be submitted to the City of Renton. 2. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. The hydrant proposed on the east side of the development will be required to be installed on the 8-inch diameter portion of the main and after the hydrant connection the main can reduce down to the 4-inch diameter. Per Renton Fire Department, the three homes proposed on the east side (Lots 10, 11, 12) of the development are required to have sprinkler systems installed. 3. This plat shall construct and receive approval of each water service stubs to each building lot prior to recording of the plat. Sewer: 1. A separate side sewer stub shall be provided to each new lot prior to recording of the plat. Side sewers shall be a minimum 2% slope. 2. As a condition of the plat, the sewer connection from the east side (Lots 10, 11 & 12) shall be made to the west side via a trenchless construction method to be approved by the City and shall be butt-fusion welded HOPE pipe. There shall be no construction trenches located in the wetland or wetland buffer. The manholes used to make the connection for this pipe shall reside within the proposed paved areas. 3. System development charge (SOC) for sewer is based on the size of the domestic meter size. Sewer fees for a %" meter or 1-inch meter is $2,033.00 per new single-family lot. This is payable at the time the utility construction permit is issued. 4. This parcel is subject to two Special Assessment Districts. NE 20th & Jones Ave SAD is based on square footage. The rate is site square footage x a rate of 0.27926559 plus interest. West Kennydale SAD is based on a rate of # new lots x $1,050. Payment of these fees will be required prior to issuance of utility construction permit. Surface water: 1. A drainage plan and drainage report dated August 28, 2014 was submitted by CORE Design. The proposed 12 lot plat, zoned R-4, is subject to full drainage review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and six special requirements have been discussed in the report. The 4.55 acre site is ERC Report 14-000958 City of Renton Department of Community & WESTON HEIGHTS Report of October 6, 2014 mic Development vironmental Review Committee Report LUA14-000958, ECF, PP Page 9 of 10 located within the Lower Cedar River drainage basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of pre-developed rates for forested site conditions over the range of flows extending from half of the 2-year to the full 50 year flow. The project has provided a Level 1 downstream analysis. A Declaration of Covenant will be required on the final plat documents. Please include a storm water summary sheet for both the vault and the pond locations (See KCSWDM Appendix 8-0). 2. Basic water quality will be provided using a wet pond to be located on the east side of the site (R-4 zone) and wet vault proposed on the west side of the site where the applicant is using small lot clustering. Appropriate individual lot flow control BMPs proposed are basic dispersion to help mitigate the new runoff created by this development. 3. A geotechnical report, dated July 3, 2104 was submitted by Geo Group Northwest Inc. The report identifies the soils as Ground Moraine soils which is glacial till. The report states that the soils will allow for some infiltration and that the infiltration rate is low but, if infiltration were proposed that an overflow would need to be provided to an off-site storm water system. CONDITION: All recommendations made in the geotech report should be conditioned including the need to over excavate past loose fill and placing of compacted structural fill. 4. Surface water system development fee is $1,228.00 per new lot. Fees are payable prior to issuance of the construction permit. 5. A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. Transportation: 1. The current transportation impact fee rate is $1,430.72 per new single family home. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given to the two existing homes to be demolished. 2. A traffic study is not required because estimated traffic generated by this plat should not exceed 20 vehicles per hour in the AM (6:00-9:00) or PM (3:00 -6:00}. 3. Please delineate on plan sheet P03, where Public Road A ends and Private Road B begins. 4. To meet the City's Private Streets standards, the new internal private roadway C shall be designed to have a minimum of a 26-foot wide easement, with a 20-foot pavement width. No sidewalks are required and the pavement thickness shall be a minimum of 4-inches of HMA over 6-inches of crushed surfacing and top course. Please revise section B-B on sheet P03. 5. To meet the City's Residential Access Streets standards, the new internal roadway A shall be designed to have 53 ft. of right of way, with 2 travel lanes at 10ft in width (20 ft of pavement}, 6 ft. parking on one side, curb and gutter on both sides with 8 ft. planting strip and 5 ft. sidewalks on both sides. Please revise section A-A on sheet P03. 6. Existing right-of-way width in Nile Avenue NE fronting the site is approximately 60 feet. Nile Avenue NE is classified as a Collector, with 2 existing lanes would require a right of way width of 83 ft. However, the Transportation Department has the Nile Avenue Corridor Plan, which requires a reduced right of way width. To meet this plan, the required improvement standards are as follows: 22 ft. wide pavement from the centerline of the road, an 8-foot planting strip behind the 0.5 ft. curb and gutter, a 5-foot sidewalk, for a half street right of way dedication of approximately 35.5 ft. The applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d. The modification would be supported by the City. The applicant shall confirm (via survey) if the centerline of the existing ERC Report 14-000958 City of Renton Department of Community & F mic Development WESTON HEIGHTS Report of October 6, 2014 vironmental Review Committee Report LUA14-000958, ECF, PP Page 10 of 10 -~----------------------------------------~ roadway and the centerline of the existing right of way width coincide or what the horizontal difference there is between the two. This will determine the exact amount of right of way dedication required to comply with the City's complete streets standards. Please revise section C-C on sheet P03. 7. All driveways shall be located a minimum of 5 ft. from the property lines per RMC 4-4-080. The maximum width of a single family driveway is 9 ft. for a single loaded garage and 16 ft. for a double loaded garage. 8. Applicant may submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d. 9. LED Street lighting meeting collector and residential road lighting levels will be required per City of Renton Standards. 10. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. 11. Pavement thickness per RMC 4-6-060 is 4 inches of HMA over 6 inches of crushed surfacing and top course. 12. An access easement will be required for Private Road C prior to receiving a Construction Utility Permit. General Comments: 1. Separate permits and fees for, water meters, side sewer connection and storm connection will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed engineer. Special Inspection is required. 4. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. 5. See redline comments on plan sheets. ERC Report 14-000958 ' 0 ' ·' / ,. ' NE 7TH PL NE 6TH PL w _J z- NE 8TH ST EXHIBIT 1 NE 7TH PLACE SITE w .___ ________ _J ______ z _J (L w z ~ <t: (/) <t: u 0::- 0 NE 6TH ST 0 u (/) <t: (L ~k i' ll SCALE: 1" = 200' PLEASANT PATH VICINITY MAP 0 50 100 200 ! ),,-.- ' •. l ·I I·: ! •, "'·~~--'---~---~.l__ ~ _--. ' ,, I. I I \i PRELIMINARY PLAT ~ ' i '' ' • ' ' EXHIBIT 2 11 ,.,, .. "·r 0 !''! -!I jg .,, ' "• ~ !I 1,. '=!i,;1!4 • lr::i~ ! I ir ' !•·1 h: ' i!' ! 11! ' . ' 'iii !j i~~ '· ' I ; ' / ' ---~-___ ;:_"('? __ -r-- ' \~ ~t~~jo ,'"/ • i ' • • ; ; "' NILE AYENUE'NE j ---~----- I I '! c ' /; :1 ,J ,, ' I ' " ,-"'' I I y u PRELIMINARY GRADING AND UTTLfTY PL4N ~ EXHIBIT 3 1' i! I ' : ' l] __j_i§ "' ;: p ~ I' m, ' ij ~£: i o! fl l> '?' IJ. OJ ' z F m ' l> ' iii ~e m ! 11 ~ () ~ !, Pl ~ I ~ ~ l; • ' ~ " • i " " • ! 'i " • ' ~ • I .. ~ ~~ " z m 0 \!;~ NE "''--::--- ...&&.r2(Jrf ~ /JNOSPB .%1: ~ Ul/{)S£l8. .lUc.Wlol' ~SH!JAP l/€),/10 ~ 0, ' -----=-----PRO;t:CT M;,/<.'.CER __ {_ t ',., ... "r----..: _._ ~. i r i j--. -1' - I ~ i • ! I J!!~ I ''i ---------'1 i I ,~ I "' " >-,.. EXHIBIT 4 NILE AVENUE NE -------' ' -, • ________ _J r~:~:,;c_-,-~ /; \ ~ / .... ' ' ··~--,,. ,. . /. I I I I !'.' .,__.I.:~-- "' o_ r/EL/MINARY TREE INVENTORY PLAN @t I WESTON HEIGHTS ,., ..... ___ "'' hi, ---~;.~ PROSPECTDEVELOPMENT_.LLC ..,,..,,...,,,_ . ............, ' pl, ,u,o /,f(;H/f!Af .w. S/Jr7E ~ ,11)5 <NG'N,UFH<> • n4H><l1'C • rn,vHJNG lii ,, • "1MIQXI. ~S',t\lC/t)'/ !Mil.II< ~ n ~ ~ ~ ~ ~ ~ ~ ls ~ ! j ' . i • ' " ~ ' YB. 5aOIII() i IJNOScrB. S!JQIII) .OSM/4 p ., ' ~~-~RO,~,T 1"~/.IACE.~ ,, _, EXHIBIT 5 --,-------_,_ G ------© PREUM!NARY LANDSCAPE PLAN @l ,,, ____ ,,, ! WESTON HEIGHTS :-:;;:~-:::.::=..., : PROSPECTDEVELOPMENT,LLC m10 Ht;HIIAr n, surr ~ ;11x !NG,N,eOINQ • "'~N/NC). ,u,n""'"; ! ... IIOX'. IIA:9,ill\,ltl'/ !J8QJ6 lijl I" o, i ·------i I I .--.-------.,1J.. ' '--11'!· - I I I I I I I I I I I I I I I I I EXHIBIT 6 Preliminary Technical Information Report Project Manager: Prepared by: Date: Revised: Core No.: FOR Weston Heights CITY OF RENTON KING COUNTY, WASHINGTON Lafe Hermansen Sheri Murata, P.E. July 2014 August 28, 2014 14040 A"r. 2 9 '!·Qi' ,U l..l l 1"1 ,.-. •!"·"\ . .... ,,.' ,_ !4711 NE 29111 Place. Suire IOI Bellevue. Wash1ng1on 98007 Ph J,25.885.713]7 Wlf,,W.coredesigninc.com July 14, 2014 Justin Holland Prospect Development, LLC 19410 Highway 99, Suite A #135 Lynwood, WA 98036 Sewall Wetl. IDBox8'lO Fall Gty, WA ~4 Re: Weston Heights Preliminary Plat-Critical Areas Update SWC Job#l4-171 Dear Justin, EXHIBIT 7 Sewall Wetland Consulting, Inc. prepared a Critical Areas Report for Robert Johnseine for the "Pleasant Path Plat", dated October 9, 2012. This report was for Pleasant Path Plat which was to be located on the east side ofNile Avenue NE (148th Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of two abutting irregular shaped parcels (Parcels #1123059010 & 092) located in a portion of the SW Y,, of Section 11, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. This letter is to confirm that the findings of that report are still accurate as far as the delineation, and associated rating and buffer. If you have any questions or need any additional information please contact me at (253) 859-0515 or by email at esewall@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetland Ecologist PWS #212 I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY PROPOSED WESTON HEIGHTS PLAT 684 & 650 NILE A VENUE NE RENTON, WASHING TON G-2884-1 Prepared for Mr. Justin Holland, Manager Prospect Development, LLC 2913 -5"' Avenue NE, Suite 201 Puyallup, WA 98372 July 3, 2014 GEO GROUP NORTHWEST, INC. 13240 NE 20"' Street, Suite 10 Bellevue, Washington 98005 Phone: (425) 649-8757 Email: wchang@geogroupnw.com or agaston@geogroupnw.com EXHIBIT 8 RECEIVED JUL 21 2014 CITY OF RENTON nA:·~r\::1-.:~; l_)i\/lE,lON Jill Ding From: Sent: To: Jill Ding Wednesday, September 24, 2014 8:06 AM 'Todd Taylor' ..\hr Lv-Al'i-~;~'i( ifllcv f. \e___ - Subject: RE: Comments re: Weston Heights Preliminary Plat/LUA14-000958, ECF, PP Todd, Thank you for your comments. Your comments have been added to the official file and will be considered by the decision maker. A public hearing has been scheduled with the Hearing Examiner on November 18th at 10 am, you may wish to attend and testify. Regarding your questions about the proposed stormwater pond located within Tract C, the location of the pond is determined by the natural topography of the site and where the existing stormwater flow path is, therefore it is unlikely that the location of the stormwater pond can be changed. Through the preliminary plat process, we will be conditioning the proposed stormwater pond to be landscaped with a 15-foot wide landscape strip around the perimeter for the pond, hopefully this will address some of your aesthetic concerns regarding the placement of the storm water pond adjacent to your property line. If you have further questions/comments or if I can be of additional assistance, please let me know. Jill Ding Senior Planner Community and Economic Develoment City of Renton jding@rentonwa.gov From: Todd Taylor [mailto:toddt@implement.com] Sent: Tuesday, September 23, 2014 1:24 PM To: Jill Ding Subject: Comments re: Weston Heights Preliminary Plat/LUA14-000958, ECF, PP Importance: High City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 September 23, 2014 Attn: Jill Ding & Laureen Nicolay Re: Weston Heights Preliminary Plat/LUA14-000958, ECF, PP 1 Ms. Ding and Ms. Nicolay, Our home is located on plat #2316800080, sharing the boundary line at the South side of the South East corner of the involved plat #1123059010. We have significant interest around the intent of our neighboring property since purchasing our home in September 2003. I have reviewed the Notice of Application and Proposed Determination of Non- Significant-Mitigation for the land use #LUA14-000958 (Weston Heights Preliminary Plat) and related application materials at the Planning Division office at Renton City Hall and have a few concerns/questions that we would like to share. Given the current designs, we believe our property value will be significantly impacted if this plat is developed as designed. The plat designs indicate three to four homes, a road, and retention pond (Tract "C") to be built in the eastern portion of the property. While we are not in favor of having a fifth neighbor looking into our property and home, we are concerned about the placement of a retention pond just beyond our fence. We believe having the retention pond so close to our property would bring in more mosquitoes to our front and rear yards, and the neighborhood in general, making our yards unusable at some times of the day during the year. Obviously with the increase of mosquito borne illnesses on the rise and two young children in our home, this is highly concerning. Also, while we do enjoy the sounds of frogs in the evening, they will be extremely loud when so close to our home and we will not be able to limit the noise. Furthermore, we have never considered flood insurance due to the location and topography of our lot. With the placement of the pond next door, I believe I will be forced to consider flood insurance. Lastly, as you look out our dining room and upper bedroom windows, we will be faced with the unsightly retention pond in full and unobstructed view. Given these reasons, we believe the placement of this retention pod as designed will negatively impact our quality of life, annual expenses, desire of our home, and overall property and resale value. Has there been, or could there be, further review of the retention pond location and design in Tract "C"? Could the pond be relocated to a more suitable location, impacting the benefiting homeowners without negatively impacting the neighboring properties? Could the pond be redesigned to reduce the encouragement of mosquitoes? The Tract "A" appears to contain a retention pond as well, using a 'capped' design with a park like space on top. Could this design be considered for the Tract "C" pond? If the general location and design of the pond cannot be changed, can the pond be placed further away from our property line and a visible barrier be implemented around the pond area? I noticed in the design a 15' visible barrier is being implemented in the western portion of the development for the neighboring properties to the south and north of the plat. Could something similar be done in the eastern portion of the property around the retention pond? Ideally, I would desire a 30' deep and 20'+ high barrier of trees and bushes preventing our view into the retention pond. Please carefully consider the above comments and questions prior to approving this development design. Also, please include us as a 'party of record' for this application as we would like to be updated on the progress of this project with the city. We would also request that you provide responses to the questions above if at all possible, but do understand the challenge in responding to all interested parties. Thank you for your consideration, Todd & Tandi Taylor 637 Orcas Ave NE Renton, WA 98059 425-235-7063 todd@taylortribe.com 2 @) King County DDES This certificate provides the Sea tie King County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 King County Certificate of Water Availability I Do not write in this box number name -\or U-'·-Al"i-oO'Cl'lS ti ~I\ 01,.) .B I ('_ IBl Building Permit D Short Subdivision D Preliminary Plat or PUD D Rezone or other ________ _ Applicant's name: Prospect Development LLC (Contact: Justin Holland 206-276-7526) Proposed use: Single Family Residences -Weston Heights Plat -13 Lots Location: 650 & 684 Nile Ave NE Renton, WA 98059 ap and legal description if necessary) Water purveyor information: 1. D a. Water will be provided by service connection only to an existing (size") water main that is fronting the site. OR/AND IBl b. Water service will require an improvement to the water system of: D (1) feet of water main to reach the site; and/or IBl (2) The construction of a distribution system on the site; and/or IBl (3) Other (describe) Developer Extension Required. System requirements will be determined at pre design meeting. District will require Developer Extension Agreement and Deposit, Certificate of Insurance, Performance Bond (if necessary) and all related easements prior to construction. 2. IBl a. The water system is in conformance with a County approved water comprehensive plan. 3. 4. OR D b. The water system improvement is not in conformance with a County approved water comprehensive IBl a. OR D b. IBl a. OR D b. plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval). The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. Water will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrants within 300 feet from all buildings/property (or as marked on the attached map): Rate of flow at Peak Demand Duration D less than 500 gpm (approx. gpm) D less than 1 hour D 500 to 999 gpm D 1 hour to 2 hours IBl 1000 gpm or more IBl 2 hours or more D flow test of gpm D other D calculation of gpm (Note: Commercial building permits which includes multifamily structures require flow test or calculation.) Water system is not capable of providing fire flow. 5. IBl a. Water system has certificates of water right or water right claims sufficient to provide service. OR D b. Water system does not currently have necessary water rights or water right claims. Comments/conditions: WAC @ $300.00 = Total fees = $300.00. Fees per lot: WAC @ $125, GFC @ $4000, SPUFC @ $936, 5/8" Meter Drop @ $500 = Total fees per lot: $5561. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE. Paving plus 20% to be billed separately where applicable. I certify that the above water purveyor information is true. This certification shall be valid for 1 year from date of signature. KING COUNTY WATER DISTRICT #90 Joshua Deraitus RENEWAL FEES: W/ IN 1 YEAR $50.00 Agency name 'S_(gnatonme AFTER 1 YEAR $125.00 Operations Manager CY--~ 9-24-14 Title Signature Date \\kcwd90.local\data\CompanyData\Engincering\ Water Availability Certificates\ Water Availability\ Weston Heights (Pleasent Path) (Johnseine Plat)\Prospect Development LLC -West in Heights Plat -650 & 684 Nile Ave NE -Parcel# 1123059092 & 90 IO .doc City o. ton Department of Community & Economic lopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMUNITY SERVICES COMMENTS DUE: SEPTEMBER 23, 2014 APPLICATION NO: LUA14-000958, ECF, PP DATE CIRCULATED: SEPTEMBER 9, 2014 APPLICANT: Justin Holland PROJECT MANAGER: Jill Ding PROJECT TITLE: Weston Heights Preliminary Plat PROJECT REVIEWER: SITE AREA: 197,974 square feet EXISTING BLDG AREA (gross): LOCATION: 650/684 Nile Ave NE PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The project site is located within the Residential -4 dwelling unit per acre (R-4) zoning designation and the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,SlO square feet to 11,718 square feet. An existing 31,048 square foot Cateorgy 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to Lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Tronsaortation Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000Feet 14,000Feet 8. POLICY-RELATED COMMENTS J ~~~/~~~ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is n ed properly assess this proposal. Cf--/2-/"f I Date -.-·~---- C. CODE-RELATED COMMENTS ~ 1m; -of\ ~r,te. tu .. e-£t;1/ua fe.JW -0/\ OfW 5~ -do 11,~ l,{[..e_ (tclhuft Or ~UY-~~ -us,_ o~ 'f { o. ')'-M<l-fu,;j ks; ( (t. j. '~ ~JtMo-uP ' I; 11.~) G!__ 5 o r Oil _w.,k- lo+ I 1 /l(L -s+cul--w u_ C}.) u LJ c; f +tJ f / r; cuntA(-,// c; s--ro ~ ~r 'Do pj\J--t ?lo.-+ Tree_ 'S CUJW' ~" : 3o-C+ -~ hf5 <.f b {+ -s~p s~~<; l 0 4 -Ji. vtw l '1¥r,a,_Ji. b sA--hx lt.iJ."" t 1 1vtu ,,__ =•; "-wtde<-s 1-,k -1/1 If..,._ lfu ~ --to iv. -¥rs.L~ kl l i'<'(lS <;. It., l{ lit_ ~ tlW(, r-1'-I :2 11 c6 (; fX<" I ) ; l'f_ I.. s+-~ w t#t ol\t -tuA«t\4 ( [~ck,,,-. We have reviewed this application with particular attention to those are s . . . or areas whe additional informati ,s nee ed to properly assess this p~a;:s:tch we have expertise and have identified areas of probable impact Signature of Director or Authorized Representative •, .. .. J ,, . \ · .... ' ·, )• ' "' i \ •. '' . . \' .. ..... • ; \, J ~ ,. ' ., . . ..., ).\ ... l ' -.. ' ' -~<" t ·_y.· .. ·· ... -.,, -, . '·~ .. _ ... : -. • , . ' • L ) J ·• .. ,, 't . • • •··-.. .., \ ..• , .. · ),J, •. I' , ... . . . ... i . ' • r ' .._ . ·• ~ \ ,r,,. ·, .. ,., ... J ... I • :i ...._,, " . • lt, ,. -;J . . ,r • y-. .. ' .,,-- '· . .. ·-· . t .... ,.~~, t.. . ! . •, •• I,. ,• " { j • -~-. ... ·~ • •, ,.. . ·' ' ,. .. \ "·• . l ..... 1., . .; -~ .,); . . . , · . •, . I i l ~ '• ' " . . ' '!" .... , • . ' ) I-.. -· " '. .. ) . ' '.',..··, ., .• . . J..-~ Ii CITY OF'RENTON DEPARTMENT OF COMMlJNITY ~ ECOIIIOfvllC DEVELOPMENT " PLANNING ·C>IVISION AF.FIDAVIT OF SERVICE BY MAILING On the 9th day of September, 2014, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Off Hold/ Acceptance documents. This information was sent to: Agencies See Attached 300' Surrounding Property owners See Attached Robert Johnseine Owner Justin Holland Applicant Bob Nix Contact 11.'''""\\" It (Signature of Sender): _ .$-'"\.'{ P011,~'\ : ~'1>11'-,_ STATE OF WASHINGTON ) _, f (I·~~~ ... ,, ', ) ss ~ j -. -• COUNTY OF KING ) ·~. ~\ "'1.111.'c, J f ~ ,,, 8 29 \1 cc ' .,.. >-,,, .. .. ........... , . (0-lfll ........ ... I certify that I know or have satisfactory evidence that Sabrina Mirante ·· 'J/'.t"''. ··· signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: 9 / q / J'-/ I I 11 Notary (Print): ___ __.W.,.z ... l..,_~"\---'f._.o""u,~1e"-,-.;:,$ ___________ _ My appointment expires: _)A f :J. a J O i '1-"6 ... ', -,, template -affidavit of service by mailing Dept. of Ecology "'* Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. 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 Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division* Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way1 Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 110th Ave NE Mailstop EST llW Bellevue, WA 98004 Muckleshoot Indian Tribe Fisheries Dept. * Attn: Karen Walter or SEPA Reviewer 39015 -172"' Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn: Ms Melissa Calvert 39015 172ncl Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Jack Pace Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *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 the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing ' Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: $EPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers*** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY {DOE) LEITER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 110th Ave NE Mailstop EST llW Bellevue, WA 98004 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program * Attn: Ms Melissa Calvert 39015 172°' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Jack Pace Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City ofTukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *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 the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing • Justin Holland Pacific Land Consulting 19410 Hwy 99, Suite 135 Lynnwood, WA 98036 Robert Nix Core Design 14711 NE 29th Pl, #101 Bellevue, WA 98007 Robert Johnseine 9805 NE 116th St, 7499 Kirkland, WA 98034 Prospect Development, LLC 2913 5th Ave NE, 201 Puyallup, WA 983726748 6389300020. 1123059002 9477940240 • ARORA VANEET+AARTI GUMBER AWESOME YAH CHURCH BALZER JERRY R+DEASON JOLI S 701 Pasco Pl NE 702 Nile Ave NE 659 Pasco Pl NE Renton,WA 98059 Renton, WA 98059 Renton, WA 98059 9477940270 2316800100 7708201140 BEALS AARON (+HEIDI L BEARDSLEE SHELLY & THOMAS BERNSTEIN JASON E+STACEY 621 Pasco Pl NE 647 Orcas Ave NE 5614 NE 6th Pl Renton,WA 98059 Renton,WA 98059 Renton, WA 98059 9477930150 9477930190 6389300030 BEYAZ LEYLA BOSCH GABRIEL T+ANNA L CAMWEST OLYMPUS VILLA LLC 631 Quincy Ave NE 607 Quincy Ave NE 707 Pasco Pl NE Renton, WA 98059 Renton,WA 98059 Renton,WA 98059 2316800030 9477940220 9477940160 CARLIN CHRISTINE+JULIANNE CHAN LOUISE YIN LEE CHAU KWAN+ TERESA LY 612 Orcas Ave NE 671 Pasco Pl NE 652 Pasco Pl NE Renton, WA 98059 Renton,WA 98059 Renton,WA 98059 2316800070 9477940150 2316800120 CHAVEZ GUADALUPE CHEN SHU YU COLEMAN JAY A+JANETIE M 631 Orcas Ave NE 624 Pasco Pl NE 655 Orcas Ave NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 6389300040 9477940180 1123059078 COLLERAN CRYSTALA+THOMAS P CREWS RICHARD E+NORMA R DINCA GABRIEL+ROXANA 5838 NE 7th Pl 5920 NE 7th St 616 Nile Ave NE Renton,WA 98059 Renton,WA 98059 Renton, WA 98059 2316800060 2316800160 2316800090 DUONG HIEN+HUYNH LOC ELLIS PARK HOA GUTHRIE ROBET P 630 Orcas Ave NE 643 Orcas Ave NE Renton, WA 98059 Renton,WA 98059 7708201170 9477940170 9477930180 HA TAM XUAN HARRIS MICHAELJ+VALERIE K HO ELAINE CHING-MAN 5632 NE 6th Pl 658 Pasco Pl NE 613 Quincy Ave NE Renton, WA 98059 Renton,WA 98059 Renton, WA 98059 1023059170 6389300060 9477940210 HODGE HAROLD & HAZEL HOLMES JURELL HU HONGGANG 603 Nile Ave NE 5826 NE 7th Pl 677 Pasco Pl NE Renton, WA 98059 Renton, WA 98059 Renton,WA 98059 7708201160 1123059010 1123059092 IYER PRASHANT+SETH POOJA JOHNSEINE ROBERT A JOHNSEINE ROBERT A 5626 NE 6th Pl 650 Nile Ave NE 684 Nile Ave NE Renton,WA 98059 Renton,WA 98059 Renton, WA 98059 . . 170820'1150. J477940290 L316800150 ' KALIDINDI RAJESH+SANTHI KAN KEODALAH OUN+JAHN KING COUNTY 5620 NE 6th Pl 609 Pasco Pl NE Renton, WA 98059 Renton,WA 98059 9477930160 6389300100 9477940140 KOBATA DAREN T+ANITA M LAW KA LEUNG+ TAN FEI WONG LEE BRANDON V+YEN-LINH P 625 Quincy Ave NE 5802 NE 7th Pl 618 Pasco Pl NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 2316800140 2316800130 1123059070 LI BAOMIN LINS ROSENEIDE SOARES+DELIR METCALFE CURTIS W 661 Orcas Ave NE 659 Orcas Ave NE 604 Nile Ave NE Renton,WA 98059 Renton, WA 98055 Renton, WA 98059 2316800110 2316800040 6389300050 MIRONYUK ROMAN+NADYA MOE RONNIE D+KATHLEEN M MOORE GEORGE M+SANDRA 651 Orcas Ave NE 618 Orcas Ave NE 5832 NE 7th Pl Renton,WA 98059 Renton, WA 98059 Renton, WA 98059 9477940130 9477940260 6389300130 NELSON ROSEMARY A OH YOUNG H+SOOK N OLYMPUS VILLA HOA 612 Pasco Pl NE 627 Pasco Pl NE Renton, WA 98059 Renton,WA 98059 7708201180 9477940190 1023059259 PALANCHUK GEORGIY&NATALYA PANG TUREN+MONA POWERS JACK M+DENISE T 715 Nile Ave NE 5914 NE 7th St 703 Nile Ave NE Renton, WA 98059 Renton,WA 98059 Renton,WA 98059 9477940250 2316800020 6389300120 RACINE MARC A+KIMBERLY G RENNE MARK & AUDREY RENTON CITY OF 653 Pasco Pl NE 606 Orcas Ave NE Renton, WA 98059 Renton, WA 98059 2316800050 2316800010 7708201130 RODRIGUEZ RAMON JR+SUSAN L RYBERG MICHAEL+TABITHA SACSON ILIA+SOFIA IAMPOLSKI 624 Orcas Ave NE 600 Orcas Ave NE 5608 NE 6th Pl Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 7708200010 9477940120 6389300010 SHAMROCK HIGHLANDS SHETH SUMITRA G+RASNA S SHRIRAM ALOK 632 Mt Baker Ave NE 606 Pasco Pl NE 700 Pasco Pl NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 1123059067 9477940230 6389300070 SINGH SAN DEEP 50LIVEN LAWRENCE P+KHANH C SQUILLACIOTI JOSEPH SALVATO 622 Nile Ave NE 665 Pasco Pl NE 5820 NE 7th Pl Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 J7082d0020' ' SULLIVAN CAROLE J+JOHN 626 Mt Baker Ave NE Renton, WA 98059 9477940200 TSE CHUN HING 5908 NE 7th St Renton, WA 98059 1023059021 WEGNER BRETI+MARY K 665 Nile Ave NE Renton,WA 98059 1123059087 WINTERMYER EDWARD 736 Nile Ave NE Renton,WA 98059 6389300110 WU KENT 5718 NE 7th Pl Renton,WA 98059 1023059026 ZIV NIR+SARINA T 615 Nile Ave NE Renton,WA 98059 2316800080 9477940300 TAYLOR TODD D TONG WAI-KUEN ELVINA+KUHN 637 Orcas Ave NE MARCIA S Renton, WA 98059 603 Pasco Pl NE Renton,WA 98059 9477940110 6389300080 VANFLANDERN KEVEN D+JENNIFE WALLJASON K 600 Pasco Pl NE 5814 NE 7th Pl Renton,WA 98059 Renton,WA 98059 9477940540 9477940550 WINDWOOD HOMEOWNERS ASSOC WINDWOOD HOMEOWNERS ASSOC 9477930170 6389300090 WONG ALICE KIKUE WONG KENG+LUI DAISY LAI-YI 619 Quincy Ave NE 5808 NE 7th Pl Renton,WA 98059 Renton, WA 98059 1123059075 9477940280 YANG LI-CHUAN J ZHU YULING 610 Nile Ave NE 615 Pasco Pl NE Renton,WA 98059 Renton,WA 98059 Laureen M. Nicolay From: Sent: To: Subject: City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 September 23, 2014 Attn: Jill Ding & Laureen Nicolay Todd Taylor <toddt@implement.com> Tuesday, September 23, 2014 12:22 PM Laureen M. Nicolay Comments re: Weston Heights Preliminary Plat/LUA14-000958, ECF, PP Re: Weston Heights Preliminary Plat/LUA14-000958, ECF, PP Ms. Ding and Ms. Nicolay, Our home is located on plat #2316800080, sharing the boundary line at the South side of the South East corner of the involved plat #1123059010. We have significant interest around the intent of our neighboring property since purchasing our home in September 2003. I have reviewed the Notice of Application and Proposed Determination of Non- Significant-Mitigation for the land use #LUA14-000958 (Weston Heights Preliminary Plat) and related application materials at the Planning Division office at Renton City Hall and have a few concerns/questions that we would like to share. Given the current designs, we believe our property value will be significantly impacted if this plat is developed as designed. The plat designs indicate three to four homes, a road, and retention pond (Tract "C") to be built in the eastern portion of the property. While we are not in favor of having a fifth neighbor looking into our property and home, we are concerned about the placement of a retention pond just beyond our fence. We believe having the retention pond so close to our property would bring in more mosquitoes to our front and rear yards, and the neighborhood in general, making our yards unusable at some times of the day during the year. Obviously with the increase of mosquito borne illnesses on the rise and two young children in our home, this is highly concerning. Also, while we do enjoy the sounds of frogs in the evening, they will be extremely loud when so close to our home and we will not be able to limit the noise. Furthermore, we have never considered flood insurance due to the location and topography of our lot. With the placement of the pond next door, I believe I will be forced to consider flood insurance. Lastly, as you look out our dining room and upper bedroom windows, we will be faced with the unsightly retention pond in full and unobstructed view. Given these reasons, we believe the placement of this retention pod as designed will negatively impact our quality of life, annual expenses, desire of our home, and overall property and resale value. Has there been, or could there be, further review of the retention pond location and design in Tract "C"? Could the pond be relocated to a more suitable location, impacting the benefiting homeowners without negatively impacting the neighboring properties? Could the pond be redesigned to reduce the encouragement of mosquitoes? The Tract "A" appears to contain a retention pond as well, using a 'capped' design with a park like space on top. Could this design be considered for the Tract "C" pond? 1 If the general location and design of the pond cannot be changed, can the pond be placed further away from our property line and a visible barrier be implemented around the pond area? I noticed in the design a 15' visible barrier is being implemented in the western portion of the development for the neighboring properties to the south and north of the plat. Could something similar be done in the eastern portion of the property around the retention pond? Ideally, I would desire a 30' deep and 20'+ high barrier of trees and bushes preventing our view into the retention pond. Please carefully consider the above comments and questions prior to approving this development design. Also, please include us as a 'party of record' for this application as we would like to be updated on the progress of this project with the city. We would also request that you provide responses to the questions above if at all possible, but do understand the challenge in responding to all interested parties. Thank you for your consideration, Todd & Tandi Taylor 637 Orcas Ave NE Renton, WA 98059 425-235-7063 todd@taylortribe.com 2 Denislaw c· •. _ _:Ma:ym ______ .... J{B-'1Yt0w September 10, 2014 Bob Nix Core Design, Inc. 14711 NE 29th Place, Suite 201 Bellevue, WA 98007 SUBJECT: "Off Hold" Notice Community & Economic Development Department C.E. "Chip"Vincent, Administrator Weston Heights Preliminary Plat, LUA 14-000958 Dear Mr. Nix: Thank you for subrhittirigthe additional materials requested as part of the August 14, 2014 letter from the. City. Your project has been taken off hold and the City will continue its review of the Weston Heights Preliminary Plat. The plat has been tentatively rescheduled for the Environmental Review Committee (ERC) on October 6, 2014 and for a public hearing with the Hearing Examiner on November 18, 2014. If you have any questions, please contact me at (425) 430-6598. Sincerely, Jill Ding Senior Planner cc: Justin Holland, Prospect Development, LLC \ Applicant Robert Johnselne \ Owner Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 • rentonwa.gov rt rCityof • . . . r ·., · s JJ I CJ fl NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: September 10, 2014 LUA14-000958, ECF, PP Weston Heights Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA} Review for the subdivision of an existing 197,974 square foot (4.54 acre) project site into 12 lots for the future construction of single family residences and three tracts (Tracts A, B, and C). The project site is located within the Residential -4 dwelling unit per acre (R-4) zoning designation and the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The applicant has proposed to cluster Lots 1-9, which are located on the western portion of the project site. The proposed lots would range in size from 4,510 square feet to 11,718 square feet. An existing 31,048 square foot Cateorgy 2 wetland is centrally located within the project site, no impacts are proposed to the wetland or buffer area. Access to Lots 1-9 would be provided via a new public street off of Nile Avenue NE, which terminates in a hammerhead turnaround. Access to Lots 10-12 would be provided via a new 26-foot wide private dead end street over an abutting lot to the north, which connects to NE 7th Place. The private street would terminate in a hammerhead turnaround. PROJECT LOCATION: 650/684 Nile Ave NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED IDNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: July 21, 2014 September 9, 2014 APPLICANT/PROJECT CONTAa PERSON: Bob Nlx, Core Design/14711 NE 29th Pl, Ste 101/Bellevue, WA 98007 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: Environmental (SEPA) Review Building Permit, Construction Permit, Fire Permit Critical Areas Report, Drainage Report, Geotechnical Report, Wetland Assessment Department of Community & Economic Development (CED}-Planning OMslon, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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.: Weston Heights Preliminary Plat/LUA14-000958, ECF, PP NAME:------------------------------------ MAILING ADDRESS: ________________ City/State/Zip:----------- TELEPHONE NO.: --------------- PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Public hearing is tentatively scheduled for November 18, 2014 before the Renton Hearing Examiner in Renton Council Chambers at 10:00 AM on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated RLD on the City of Renton Comprehensive Land Use Map and R-4 on the City's Zoning Map. Environmental (SEPA} Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-110 Residential Development Standards, RMC 4-3-050 Critical Areas Regulatlons, RMC 4-4-070 Landscaping Standards, RMC 4-6--030 Drainage Standards, RMC 4- 6-060 Street Standards, and RMC 4-7-080 Subdivision and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. Project construction shall comply with the recommendations pro11ided In the submitted Geotechnical Engineering Study, prepared by Geo Group Northwest, Inc. dated July 3, 2014. The project shall comply with the recommendatlon(s) included in the Critical Areas Report prepared by Sewall Wetland Consulting, Inc. dated October 9, 201.2. Comments on the above application must be submitted in writing to JIii Ding, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton 1 WA 98057, by 5:00 PM on September 23, 2014. This matter is also tentatively scheduled for a public hearing on November 18, 2014, at 10:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Jill Ding, Associate Planner; Tel: (425) 430-6598; Eml: JDing@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Denis Law Mayor September 10, 2014 Gayle Morgan Routing Coordinator Issaquah School District #411 805 2"' Avenue NW Issaquah, WA 98027 r City of 1 .1~~ (lIUll Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Weston Heights Preliminary Plat LUA14-000958, ECF, PP The City of Renton's Department of Community and Economic Development (CED) has received an application for an Preliminary Plat located at 650/684 Nile Ave NE. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Issaquah schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by September 23, 2014. Elementary School:----------------------------- Middle School: ____________________________ _ High School: _______________________________ _ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No __ _ Any Comments: _______________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-6598. Sincerely, Jill Ding Senior Planner Encl. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov August 14, 2014 Bob Nix Core Design, Inc. 14711 NE 29th Place, Suite 101 Bellevue, WA 98007 Department of Community and Economic Development C.E. "Chip"Vi ncent, Ad min istrato r SUBJECT: · Notice of Complete Application and "On Hold" Notice Weston Heights Preliminary Plat/ LUA14-000958, ECF, PP Dear Mr. Nix: 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. However, during our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be completed so that we may continue the review ofthe above subject application: • Please revise the submittal to demonstrate compliance with the Clustering provisions outlined under RMC 4-3-llOD.10, which requires 30 percent of the site to be "permanently set aside as 'significant· open space'. Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone." Currently the proposal would be buffered from development to the east and west; however additional permanently set aside open space would also be required to buffer surrounding development to the north and south. • One purpose of the clustering provisions is to preserve natural features in exchange for allowing smaller lots. The current proposal includes buffer averaging, which does not preserve the existing wetland and buffer area. Therefore, to qualify for clustering the proposal would need to be revised to remove the proposed buffer averaging. Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 • rentonwa.gov • At this time, your project has been placed "on hold" pending completion of the above information. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any questions. Sincerely, Jill Ding ,,-:"'' '-1/ I /· 17. /:;/--<.,u'·""_s:> ... ...... J i / I / Senior Planner cc: Robert Johnseine/ Owner Justin Holland, Prospect Development, LLC/ Applicant Justin Holland Pacific Land Consulting 19410 Hwy 99, Suite 135 Lvnnwood. WA 98036 De\1id-€8vtorr - Core Design t-;y 1 ,) . '-· 1.,/. 14711 NE 29th Pl, #1011 c;,_ . , , Bellevue. WA 98007 Robert Johnseine 980S NE 116th St, 7499 Kirkland, WA 98034 Prospect Development, LLC 2913 5th Ave NE, 201 Puvalluo. WA 983726748 City of Renton R:l,.....,_l=l\ 1co It /e_ ... ,\/L. LAND USE PERMIT JUL 21 2D14 MASTER APPLICATIONCITY OF R£NTO!·J PLANNJ,K; Ui\ilSiC~ PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: Robert Johnseine Weston Heights PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS:650/684 Nile Ave NE 650/684 Nile Ave NE Renton, Wa 98059 CITY: Renton ZIP:98059 KING COUNTY ASSESSOR'S ACCOUNT TELEPHONE NUMBER NUMBER($): 112305-9010, 112305-9092 APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: Justin Holland Single Family Residence PROPOSED LAND USE(S): COMPANY (if applicable):Prospect Development, LLC Single Family Residence EXISTING COMPREHENSIVE PLAN MAP ADDRESS: 2913 5"' Ave NE, Ste 201 DESIGNATION: Residential Low Density PROPOSED COMPREHENSIVE PLAN MAP CITY: Puyallup ZIP:98372 DESIGNATION (if applicable) N/A EXISTING ZONING: TELEPHONE NUMBER:206-276-7526 R-4 CONTACT PERSON PROPOSED ZONING (if applicable): Small Lot Cluster usinQ R-8 standards NAME: Bob Nix SITE AREA (in square feet): 197,974 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable):Core Design, Inc. DEDICATED: 14,995 sf ADDRESS:14711 NE 29th Place, Suite 101 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 11,448sf PROPOSED RESIDENTIAL DENSITY IN UNITS PER CITY: Bellevue ZIP:98007 NET ACRE (if applicable) 4.3 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 14 425-254-8617 rwn@coredeisgninc.com NUMBER OF NEW DWELLING UNITS (if applicable): 14 C:\Users\chuckl\AppData\Local\M1crosoft\Wmdows\Temporary Internet Flles\Content.Outlook\JVOV2P7D\Weston Heights masterapp.doc -1 - P .. .JJECT INFORMAT~IO'-N _ _,__(,c_o_n_t .. _.u_e_d_,____) ______ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable): 1 PROJECT VALUE: $1,250,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Approximately 35,000 sf IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A CJ AQUIFIER PROTECTION AREA ONE CJ AQUIFIER PROTECTION AREA TWO SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): 2,570sf exist, to be removed. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): CJ FLOOD HAZARD AREA CJ GEOLOGIC HAZARD CJ HABITAT CONSERVATION CJ SHORELINE STREAMS & LAKES • WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. 31 048 sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION _11_, TOWNSHIP __f_L, RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Robert Johnseine , declare under penalty of perjury under the laws of the State of , ..... ...,.H..IJJlease check one) _X __ the current owner of the property involved in this application or __ the authorized fo , tion (please attach proof of authorization) and that the foregoing statements and answers herein rewith are in all respects true and correct to the best of my knowledge and belief. Date Signature of Owner/Representative ATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that fi?o&rf: :.:GJ-ino(!}()C:...., signed this instrument and acknowledge ii to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. Dated Notary Public in and for the State of Washington Date Notary(Print): ~t'.l /4 \~ kaolef My appointment expires: __ __,/_-__..,,;l,_( ... 'J--'-. __.oZ0..,,,.""'-'/'--"5,=------- C: \U sers\chuckl\AppData\Local\Microsoft\ Windows\ Temporary Internet Files \Content. OutlookVVOV2P7B\ Weston Heights masterapp.doc -2 - PLANNING DIVISION WAIV _ .. OF SUBMITTAL REQUI. ._:MENTS FOR LAND USE APPLICATIONS . LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations 1 Colored Maps for Display 4 Construction Mitigation Description 2 AND 4 Deed of Right-of-Way Dedicatio.n Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Archiiectural, AND, Environmental Checklist 4 Existing Covenants (Recorded Copy) 4 . . · Existing Easements (Recorded Copy) 4 Flood Hazard Data 4 ,7_J Floor Plans 3 AND 4 Geotechnical Report 2 AND, . . Grading Plan, Conceptual 2 Grading Plan, Detailed 2 Habitat Data Report 4 0'xl-)-___ Improvement Deferral 2 Irrigation Plan 4 King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual, Landscape Plan, Detailed 4 Legal Description 4 Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Cl\/1·-,-. r. r-t-.. ,-·· , ) Parking, Lot Coverage & Landscaping Analysis 4 n "'I-l. ',--'' ' Plan Reductions (PMTs) 4 JUL'/, l LUI'' Post Office Approva I 2 ~'"'-iYV t'\t· ;1{N"I(J!--.t This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building PROJECT NAME: _W_"-~.S'-'~.c...cn_,_, __._tit-"'-"-, b""'h.=i'-'-S ___ _ DATE: --'7'-l/'-'i_J1'-+/-'''-' 1 ·'-/ ------ 4. Planning H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs 06/09 PLANNING DIVISION WAIVER _F SUBMITTAL REQUIRE: ... ENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Plat Name Reservation 4 Preapplication Meeting Summary 4 Public Works Approval Letter 2 Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2 AND 4 . Stream or Lake Study, Standard 4 <O Stream, or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan 4 . . . . Street Profiles 2 Title Report or Plat Certificate, Topography Map, Traffic Study 2 ~! ff} . trJ:f-.c, 5~ ,.pe...%,--&t., lf',-1£ ' . I, ._, ', _,;; ,/{;-. Tree Cutting/Land Clearing Plan 4 J'J ./ . Urban Design Regulations Analysis 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 Wetlands ReporVDelineation 4 Vllireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 ANDJ Map of Existing Site Conditions 2 AND 3 Map of View Area , AND, Photosimulations 2 AND, This requirement may be waived by: 1. Property Services PROJECT NAME: 2. Public Works Plan Review 3. Building DATE: 4. Planning · H:\CED\Data\Forms-Templates\Self-Help Handouts\Plannlng\waiverofsubmittalreqs 06/09 . ' t}ry<..{.- v(t')-f-t, -;__..~ "'·~ t:1_L- 4,~ 11::' ' p, . ' P!APPLICATION MEETING FOR Pleasant Path Plat 650 & 684 Nile Avenue N PRE 14-000332 CITY OF RENTON Department of Community & Economic Development Planning Division April 17, 2014 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Rohini Nair, 425.430. 7298 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Pla"AiP&-.Q\:~~t,P;:, ... Development Services Director, Department of Community & Econorh"iC::~lo)Jm~t Administrator, Public Works Administrator and City Council). JUL 2 l I c, DEPARTMENT OF COMMUNITY AND ECONOMIC DEVEL-.>MENT MEMORANDUM DATE: TO: FROM: SUBJECT: Jill Ding, Senior Planner Rohini Nair, Plan Reviewer (Pleasant Path) PRE14-000332 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 site falls in the Water District 90's water service area. 2. Water service availability certificate from the Water District 90 must be provided to the City during land use application stage. 3. Approved water plans from the water district must be provided to the City during utility construction perm1+- stage. SANITARY SEWER 1. Sewer service is provided by the City of Renton. 2. There is existing 8 inch diameter sewer main located the south of the proposed project site (in 625 Orcas Ave NE) that may be extended to serve this site. 3. Sewer main extension across the site frontage on Nile is required. 4. The East Renton Special Assessment District (SAD) fee is applicable. The current rate is $316.80 per lot. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter install is $2,033.00. SURFACE WATER 1. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City's flow control map, the majority ofthe site falls within the Flow Control Duration Standard, Forested Conditions. Refer to Figure 1.1.2.A -Flow chart for determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. The drainage report must account for all the improvements provided by the project. Stormwater improvements based on the drainage report study will be required to be provided by the developer. 2. A geotechnical report for the site is required. Information on the water table and soil permeability, with \., -\~ f Page lof2 ivv-~ e /'I,., .. recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall beaimitted with the application. The ge · h report must include information stating whether the soil is suita.,/not suitable for infiltration. 3. Surface water system development fee is $0 4\ll p8r •"l"ars t.lst of Rsw i1+1i,ervistcts s~, face, bqt 1wt 1t56- than $1,228 %.,-/...__ ~ Cie>f'-s;f r..,J..'~" f e,(l)l) f 4. A Construction Storm water Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. TRANSPORTATION 1. Payment of the transportation impact fee is applicable on the development at the time of building permit issuance. The current transportation impact fee rate for single family house is $1,430.72. The transportation impact fee that is current at the time of building permit application will be levied, payable at issuance of building permit. 2. Nile Ave is a Minor Arterial. Transportation plan for this corridor includes a half street paved width of 22 feet off the center line ofthe road, so that the curb lines up with the recently installed catch basins. 0.5 feet wide curb, 8 feet wide landscaped planter, 5 feet wide sidewalk, and 1 feet clear width back of sidewalk must also be provided. The Right of way dedication necessary to include the 1 feet clear width back of sidewalk within the right of way must be provided. 6. Public streets are required as access to more than 6 lots. Refer to RMC 4-6-060 for information regarding public streets, private roads, stf'red driveways, and turnaround requirements -~,J <!'A. .. ,'( 1-t!, 1.~7 'I (..,rl:,-/.o co~ J:.,,/\,i,cr' 7. The minimum spacing of intersections along an arterial is 125 feet. 8. Street lighting is required from a development that includes more than 4 residential units. 6. Refer to City code 4-4-080 regarding driveway regulations.-/{.1 "'".><. {.. /),,.,,J,e All utilities serving the site are required to be undergrounded":<.,,1c~-lo I,"'<-2c' ¥v J-,-: ,e:...,'(J_S, 6. GENERAL COMMENTS 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. . All sewer stubs, water services and storm connections are required to be provided to each lot prior to ecording of the short plat. l..\s 7 -(o - - Page 2 of 2 Fire & Emergency Services Department DATE: TO: FROM: SUBJECT: MEMORANDUM 3/17/2014 12:00:00AM Jill Ding, Senior Planner Corey Thomas, Plan Review/Inspector (Pleasant Path) PRE14-000332 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A water availability certificate is required from King County Water District 90. ~b.,,~;, 2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid'i'icior tp/ reG9rdiAg the plat. Credit would granted for any homes removed from the site. f70'""• I !~tltllle 3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25 -feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. I,_:) 3c,,, l ~~D -'¢~l Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT r"'1 (~i\ )' ,l' .. L ------1_ r\ (BrtulGDJi1 DATE: TO: FROM: SUBJECT: MEMORANDUM April 14, 2014 Pre-application File No. 14-000332 Jill Ding, Senior Planner Pleasant Path Subdivision General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification 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 purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or on line at www.rentonwa.gov Project Proposal: The subject property is located between Nile Ave and Pasco Pl NE just north of NE 6" St and is addressed as 684 Nile Avenue NE and 650 Nile Avenue NE. The proposal is to subdivide two existing parcels into 10 lots for the future construction of single family residences and three tracts (Tract A is a future development tract, Tract Bis a sensitive area tract, and Tract C is a stormwater/open space tract). The subject property totals 4.54 acres in area, and is zoned Residential-4 dwelling units per net acre (R-4). Access to the site is proposed via a new public street off of Nile Avenue NE, which connects to Access Tracts C and D, which are 20-foot wide private streets that loop back to Nile Avenue NE. There is an identified Category 2 wetland located in the center of the site. Current Use: The property has two existing single-family residences proposed for removal. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential Low Density (RLD) and is zoned Residential 4 (R-4) dwelling units per acre. h:\ced\planning\current planning\preapps\14-000332\pre14-000332 -current planning comments.doc Pleasant Path Subdivision, PR -000332 Page2of5 April 17, 2014 Development Standards: The project is subject to RMC 4-2-llOA, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-4 standards" herein). Density -There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. The gross site area is approximately 197,524 square feet (4.54 acres). Based on the gross site area of 4.54 acres, 10 lots would result in a gross density of 2.20 (10 lots/ 4.54 acres = 2.20 du/ac). No information was provided as to the square footage of the wetland or the proposed public street, therefore staff was unable to calculate the net density of the proposed project. For purposes of calculating net density: All fractions shall be truncated at two numbers past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. The applicant did not indicate that they were requesting small lot clustering; however small lot clusters of up to a maximum of fifty lots are allowed within the R-4 zone, when at least thirty percent of the site is permanently set aside as "significant open space." Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone. For projects which qualify as small lot clusters, the Residential 8 (R-8) dwelling units per acre development standards apply. The applicant will need to adequately demonstrate that the proposal includes "significant open space" that acts as a visual buffer between the small lot cluster and other development in the zone. Lot Size -The minimum lot size permitted in the R-4 is 8,000 square feet, except for small lot clusters then 4,500 square feet. The lots, as proposed, would meet this requirement, if the applicant is able to demonstrate compliance with the criteria for clustering. Lot Width and Depth A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots, except for small lot clusters then 50 feet for interior lots and 60 feet for corner lots. A lot depth of 80 feet is required, except for small lot clusters then 65 feet. The proposal appears to comply with the minimum lot width and depth requirements of the zone if the applicant is able to demonstrate compliance with the criteria for clustering. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R4 zone are 30 feet for the front yard, except for small lot clusters then 15 feet. The rear h:\ced\planning\current planning\preapps\14-000332\prel4-00D332 -current planning comments.doc Ple,:tc;;rnt Filth Subdivisio PagP. 3 of S April 17, 2014 ,El4-000332 yard would be 25 feet, except 20 fe~t is allowed in small lot clusters. Side yards along-a- street would be required to have a 20 foot setback, except 15 feet is allowed in small lot clusters. Interior side yards are required to have 5 foot setbacks. The setbacks for the new residences would be reviewed at the time of building permit. Building Height -The maximum building height allowed is 30 feet. Building height would be verified at the time of building permit review. Building Coverage -R-4 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. For lots less than 5,000 square feet in area, the maximum building coverage is 50%. Building coverage requirements would be verified at the time of building permit review. Impervious Surface Area -The maximum impervious surface would be limited to 55%. ti. ,Lnf- lm~ervious surface requirements would be verified at the time of building permit ~ review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is /"' required along all public street frontages, with the exception of areas for required walkways and driveways. In addition, two trees are required in the front yard setback area of each lot when there are no street trees within the street right-of-way as referenced in the landscape regulations (RMC 4-4-070F). 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 Preliminary Plat application. Significant Tree Retention: If significant trees (greater than 5-inch caliper) are proposed to 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 the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Access/Parking: Access to the site is proposed via a new 45-foot wide public street off of Nile Avenue NE, which connects to Access Tracts C and D, which are 20-foot wide private streets that loop back to Nile Avenue NE. Two off street parking spaces are required for each proposed lot. Regulations pertaining to parking can be found at RMC 4-4-080. I h:\ced\planning\current planning\preapps\14-000332\pre14-000332 -current planning comments.doc Pleasant Path Subdivision, PR -000317 Page~ of S April 17, 2014 Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. Critical Areas: A Category 2 wetland has been identified bisecting the center of the project site. Category 2 wetlands have a standard SO-foot buffer. The applicant is proposing buffer averaging, the buffer would be reduced down to a minimum of 25 feet on the west side and increased to 75 feet on the east side. A wetland report delineating and classifying the wetland is required to be submitted with the formal land use application. A buffer enhancement plan would be required to be submitted as part of the formal land use application. Secondary review of the wetland report and/or enhancement plan may be required at the applicant's expense. All critical areas and buffers are required to be placed in a Native Growth Protection Easement (NGPE). Environmental Review: Environmental (SEPA) Review is required for projects five lots or greater, or on sites that contain critical areas. Therefore SEPA would be required for th is project. / Permit Requirements: The proposed subdivision would require Preliminary Plat Approval and Environmental (SEPA) Review. All land use permits would be processed y,O!~ within an estimated time frame of 12 weeks. The Preliminary Plat Review application ,7; fee is $4,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. A 3% technology fee would also be assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. Construction of residential structures would follow installation of infrastructure and recording of the Final Plat. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would 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 2014 are as follows (credit will be given for the existing homes): • Transportation Impact Fee -$1,430.72 per new single-family house; • Park Impact Fee -$963.01 per new single-family house; and • Fire Impact Fee -$479.28 per new single-family house. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $5,455.00 per new home, would be payable prior to building permit issuance. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete. application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov for an appointment. I h:\ced\planning\current planning\preapps\14-000332\pre14-000332 -current planning comments.doc Plf'a.sant Pc1th Subdivisior ....,E14 000332 Page 5 of 5 April 17, 2014 Expiration: Upon preliminary plat approval, the project proponent has seven years to comply with all conditions of approval and to submit the Final Plat for recording before the approval becomes null and void. The approval body that approved the original application may grant a single one-year extension. The ilpproval body may require a public hearing for such extension. I h:\ced\planning\current planning\preapps\14-000332\prel4-000332 · current planning comments.doc CONSTRUCTION MITIGATION DESCRIPTION Weston Heights 14-Lot Preliminary Plat, Core Project# 14040 I. PROPOSED CONSTRUCTION DATES Grading and construction will start 2015. The utilities will start at the same time and shortly thereafter with building construction. IL HOURS OF OPERATION FOR RESIDENTIAL CONSTRUCTION Per City of Renton: Monday -Friday: Saturday: Sunday: 7AM-8 PM 9AM-8PM None Ill. PROPOSED HAULING/TRANSPORTATION ROUTES All equipment, materials, and laborers will enter the site off of Nile Ave NE and NE 7th Place. IV. MEASURES TO BE IMPLEMENTED TO MINIMIZE DUST, TRAFFIC AND TRANSPORTATION IMPACTS, MUD, NOISE AND OTHER NOXIOUS CHARACTERISTICS. • Dust Best management practices will be used to minimize dust on the project site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. • Traffic During site infrastructure and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be traveling opposite the traffic leaving the residential area, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a signific~~,\ i~· ,-. on the peak or non-peak traffic hour in the area. .''( C. I,...., L V I_~: i_) JUL 2 I ;r, , i . .,.. : .,! ,' ; '> '. ., J:\2014114040\Documents\Submittals\2014-07-10 I ST SUBMITTAL\ 14040 Const Mitigation.doc 6/6/2014 • Transportation Impacts There will be one access point for construction of the project located off of Cedar Ave S. As was stated above the construction traffic will not have a significant impact on traffic. The construction of the entrance and all associated wet and dry utilities to the project may require some construction in the Cedar Ave S. right-of-way. This work will be performed during non-peak hours and lane channelization will be used if needed. • Mud In keeping with state law, any vehicle with deposits of mud, etc. on the vehicle's body, (fender, undercarriage, wheels or tires) will be cleaned of such material before the operation of the vehicle on a paved public highway. In addition a street sweeper will also be used as necessary to remove any deposits from the roadways. • Noise All Construction equipment will have approved mufflers. Impacts from noise are expected to be minimal. The hours of operation will be consistent with City regulations. J:\2014\ 14040\Documents\Submittals\2014-07-10 I ST SUB MITT AL\ 14040 Const Mitigation.doc 6/6/2014 I June 27, 2014 Jill Ding City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 Re: Weston Heights -Variance Request from Dead End Streets (RMC 4-6-060-H.2) CORE Project No. 14040 Dear Ms. Ding: A variance is requested to allow for a hammerhead turnaround on Road C in lieu of a cul-de-sac. Road C will be a private road on the east portion of the Weston Heights plat with a connection to NE 7'" Street to the north. (See Sheet P3 attached.) Per the Renton Municipal Code Section 4-6-060-H.2 a cul-de-sac with a right-of-way radius of 55 feet is required if a dead end street is between 300 feet and 500 feet long. Cul-de-sacs shall also have a minimum paved and landscaped radius of 45 feet with a landscaped center island with a radius of 20 feet. A cul-de- sac of this size would impact stormwater management by eliminating the stormwater pond. In order for this project to meet the detention requirements in the 2009 King County Surface Water Manual, at least 9,000 square feet is needed in Tract C for the pond. A cul-de-sac placed in Tract C would take up the entire storm tract and a portion of Lot 14. A 20-foot wide, 60 foot long (measured to the center of the road) hammerhead turnaround has been provided at the end of Road C which meets the turnaround standards for emergency vehicles. Road C is a private road with no plans for future extension and will be signed as no parking on both sides of the street. This proposed variance will not compromise emergency or life safety operations and will still ensure the safety of residents. The storm water pond will also not be impacted and will provide the necessary flow control to protect the wetland in center of the site. If you have any questions please feel free to call me at 425.885.7877. Sincerely, CORE DESIGN, INC. 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PACES 22 THRO/JCH V. /JNO[R ffECiWE.'//C 1/G j,~;J/122?/JO(Pt·,; LE(JEND F(}IJNO SIJRV[r l,MRl<[R AS NO!fO FIR[ H/!)RA,'IT I_':: fFi[PH')</[ R.'Sfi? b rwr I ,;ff if/ VAl/W ~A([ ~ f!1'[ I C8 W/ SOI.ID l!O (,'AS VAi'W ·:------e SlR£ff 1,'[)-1! fDUN!! ,VR~t J,IQMI.U[NT (AS N0,'£0) ~ •our.o WART£'< COPN[R + F()li,'.0 ,FCWJN ':tWN(R [XJ II-~ ![R VA/ If" Ml] llAii BOX cur ANC/101? ~ SAll!lARI .>/:lff'i,' ll,INHO/.!:. • fR[[ ['1)[ ,tl/. W~ l[R IJ[{[i? LJ 5EMP C/.[ANOU." I Bi0/lf0r-T (Li AIH VAC. 4' l+F.'1,1,1/D FtAC ! I ' 111 I I ~! ! " ' 0 ",; .!! g ~ ~ ~ :,:j j ! ; i ~ ~ ' ' . 'z f ~ § i ~ " z -> . ~ 0 z z z ~ • -~~. ~)I <! (J ~ :j ~ t,..,' ~ !I) ~ .,;;:: ..... ....,.,,) ~:i:: ~~'~ ~ ~ Cl"'• <: i':-: C"'::'i 'i::( '."'ii.I v~ ,~ lE::Z:~~! 15 <! u..ii!. ~"""'" 0:: I:: ...... " \!l ... i,..,,,~ ~ ~ (ill ~ ~ 0.: i ~ Lil 9:: ~ Cl :Cl ~: '"j I .': ~ ~ '< '<; ~ < "': ~ c.,. ¥t, ~I -I ~ ~i :~ :;,J ~I :t. ~ l ~: ~;: I .. :o; 'I I ,.: : t-i r,;I P03 6 14040 ! ' City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter1 on project site: 1. ___ __,2=5,____ trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous 2 ____ trees Trees in proposed public streets 1 trees Trees in proposed private access easements/tracts 10 trees Trees in critical areas 3 and buffers 4 trees Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 3. ____ 1'-'5'---trees 1 O trees ----~~- 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. ----=3 __ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4 : 5. 3 trees 6. Subtract line 5 from line 4 for trees to be replaced: 6. ___ _s:O __ 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. ______ inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. _______ inches per tree 9. Divide line 7 by line 8 for number of replacement trees6 : (if remainder is .5 or greater, round up to the next whole number) 9. ______ trees 1 Measured at chest height. 2 Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3· Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). 4 Count only those trees 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 maximurp.,,ljRlbeJ of trees per RMC 4-4-130H7a f \ t: (...,'.E'/ llr:.:· 6 Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained r:fl}/1e that " 1 are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. L 2 J ? .··,, J:\2014\14040\Documents\Submittals\2014-07-10 1 s·r SUBMITTALITrecRetcntionWorksheet.doc Ctrvnr ,,~ ,_,," -'t"t..~ _f,-.JT(.J.,\; /.: .1,-:-.1(",,\ 12/08 Project Narrative Weston Heights Preliminary Plat --Renton, Washington • Project Name: • Project Size: • Location of Site: • Permits required: • Parcel Numbers: • Current zoning: Surrounding zoning: • Current use: • Special site features: • Soil type and Drainage: Weston Heights Preliminary Plat The total site is approximately 4.54 acres. The project is located at 650/684 Nile Ave. N.E. Please see the neighborhood detail map for the specific location. Demolition Permit, Right of Way Use Permit, 1123059092, 1123059010 Residential R-4 du/ ac North: (R-4) Cnincorporated King County South: (R-4) Unincorporated King County West: (R-4) Unincorporated King County East: (R-4) Unincorporated King County The site currently has one single-family detached home and out buildings. The site has a centrally located wetland. King County Soils Report the site is entirely underlain by Alderwood gravelly sandy loam. Drainage will be provided by the proposed storm system • Proposed property use: The proposal is to subdivide the property into 12 single-family detached, fee simple lots. Net Density will be 3.72DC/AC. With lots ranging from 4,500sf to 14,009sf. • Access: The project is proposed to gain access from Nile Ave NE for the Western lots and the Eastern lots will have access from NE 7'h Pl through a private easement. • Off-site improvements: None proposed at this time • Total Est. Cons.: $ 700,000 • Est. Fait Market: $ 1,250,000 • Quantity and type of fill: At this point in the design process, the site is anticipated to excavate 4,500 cubic yards and fill of approximately 4,130 cubic yards. The applicant will submit the appropriate forms when needed. [Type here] • Trees to be removed: • Land dedication: • Proposed job shacks: • Modifications: • Distance to wetland: • Obstructed views [Type here] l(fforts will be made to retain trees whnc feasible and within the wetland/wetland buffers. There ate 25 trees on-site and with the 15 in reduction due to public street, private access and critical areas the project is left with 10 trees. The required amount of trees to save are 3 and that is what we are saving. The right-of-way improvements internal to the plat and the proposed right-of-way improvements to Nile Ave S. will be dedicated to the City. The site may have a construction trailer during the construction of the development. We are using small cluster development standards on the western portion of the plat. The closest work to the wetland will be 50'. Currently there are no views other than the existing trees on-site. The wetland area will remain as will the majority of trees on-site. Any views that would be obstructed arc already being obstructed. CORE DESIGN, INC. BELLEVUE WA 98007 Exhibit A LEGAL DESCRIPTION -Access and Utility Easement Core Project No: 14040 8/28/14 A tract of land within that portion of the northwest quarter of the southwest quarter of Section 11, Township 23 N., Range 5 E., Willamette Meridian, described as follows: COMMENCING at the southeast corner of the northwest quarter, of the northwest quarter of the southwest quarter: thence N0°16'07"E, along the east line of said subdivision, 11.06 feet to the northeast corner of Tract L, Winwood, Division 3, according to the Plat thereof recorded in Volume 198 of plats, pages 22 through 27, recorded under recording number 20010222000766, records of King County, Washington and the POINT OF BEGINNING of the herein described tract; thence NS7'27'27"E, along the north line of said Tract L, 76.06 feet to a point 76.00 feet westerly of said east line; thence N0'16'07"E, parallel with said east line, 9.65 feet; thence S87'40'58"E 25.16 feet to the beginning of a 24.00-foot curve to the left; thence northerly, along said curve, through a central angle of 92°02'55" a distance of 38.56 feet; thence N0'16'07"E, 26.00 westerly of and parallel to said east line, 105.05 feet to the beginning of a 24.00-foot curve to the left; thence northerly, along said curve, through a central angle of 48'46'54" a distance of 20.43 feet to the south right-of-way margin of Northeast 7'" Place; thence S87°27'27"E, along said margin, 44.39 feet; thence S0'17'30"W, along said margin, 12.51 feet; thence N87'27'27"W 10.17feetto the east line of said subdivision; thence S0'16'07'W, along said east line, 144.99 feet to the point of beginning. Contains: ± 4,888 square feet(± 0.1122 acres) -,"'"-s .:. J:12014\14040\Documents\Legal\14040L01Access Easement.doc Page I of I E. UNE, N.W. 1/4, N.W. 1/4, S.W. 1/4, SEC. 11-23-05 R=24.00 ..). t.=48'46'54"_,..,-I 44.39 L=20.43 I I 26' ACCESS & UTILITIES _] EASEMENT I I~ I :g :~ I~ I~ I '-I \\1-"c' 11-'I· ~,,.,. I '11-~~\)I)"\)~ 1 ¢,.C· ~\). I A,_ilr T ~~~/ N0016'01'E: 25.16 ~ "/ . NBr40'58"W I N87'27'27"w 10.17 P.O.B. 9651: -~---~ '-N87"27'27"W 7::6:-::.06-:----,J..-::::L_ SCALE: 1" = 40' ? 30 jo S. LINE, N.W. 1/4, N.W. 1/4, S.W. 1/4, SEC. 11-2J-.05 WESTIN HEIGHTS ACCESS & UTILITY EASEMENT EXHIBITB PAGE 10F1 ,-oo 14711NE29"1PhxoSui1r,101 \i, 1 Sella-. W""'1nQfon 98007 ~ DESIGN 425.8857877 Fa,425.885.1963 ENGINEERING · PLANNING · SUHEYING JOB NO. 14040 11,IS PORTION OF THE ACCESS EASEMENT TO BE CONVEYED BY SEPARATE INSlllUMENT. - CORE DESIGN, INC. BELLEVUE WA 98007 Exhibit A Core Project No: 14040 8/28/14 LEGAL DESCRIPTION -Tract L, Access and Utility Easement The Easterly 76.00 feet of Tract L, Winwood, Division 3, according to the Plat thereof recorded in Volume 198 of plats, pages 22 through 27, recorded under recording number 20010222000766, records of King County, Washington. Contains: ± 852 square feet(± 0.0196 acres) J:\2014\14040\Documents\Legal\14040L01Access Easement-Tract L.doc Page I of I E. LINE, N.W. 1/4,~ N.W. 1/4, S.W. 1/4, SEC: "- 11-23-05 ' NE 71lf PLMi"° SCALE: 1" = 40' N8T40'58"W S. LINE, N.W. 1/4, N.W. 1/4, S.W. 1/4, SEC. 11-2J-05 ? 3° i WESTIN HEIGHTS ACCESS & UTILITY fASEMENT TRACT L EXHIBITS PAGE 10F1 ,,_"aiE r471 r NE 2911! Place 5.,;,. ror '-1 s.n .... , Wo,/i/ngh,,, 98001 ~ DESIGN 425.885.1871 Fax 425.885.1963 ENGINEE~ING · PLANNING · SURVEYING JOB NO. 14040 I I - - - 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. 197 974 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* 15.069 square feet 11.083 square feet 31 048 square feet square feet Total excluded area: 2. 57.200 _ square feet 3. Subtract line 2 from line 1 for net area: 3. 140 774 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 3.23 acres 5. Number of dwelling units or lots planned: 5. 12 units/lots 6. Divide line 5 by line 4 for net density: 6. -----"'3-'--'.7-=2 = 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. J:\20 l4\l 4040\Documents\Submittals\20l4·07-10 I ST SlJBMITTAL\density.doc • I • 03/08 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT - ________ ... r~;:;-· ... - r I ~-~ r r () r-, \ ' . ( --.,. .. -- 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 Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: http://sepaguidance.epermitting.org/DesktopModules/help.aspx?pro ject=O&node=471 This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. 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. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. ,~. c_· • t ·, r-\ V [) \,I .. \._.-, .. · JU\ 2 l )D',i J :\2014 \ 14040\Docu ments\Plan ning Reports\SEP A IS EPA.doc 05/14 USE OF CHECKLIST FOR NON PROJECT PROPOSALS: For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B even though questions may be answered "does not apply". In addition the SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", "applicant", and "property or site" should be read as "proposal", "proponent", and "affected geographic area" respectively. The lead agency may exclude (for non-projects) questions in Part B -Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND 1. Name of proposed project, if applicable: Weston Heights Preliminary Plat 2. Name of applicant: Prospect Development, LLC Justin Holland 3. Address and phone number of applicant and contact person: Applicant: Justin Holland 19410 Highway 99 Suite #A Lynwood, WA 98036 (206) 276-7526 Contact: Lafe B. Hermansen c/o Core Design Inc. 14711 NE 29th PL, Suite 101 Bellevue, WA 98007 (425) 885-7877 4. Date checklist prepared: June 30, 2014 5. Agency requesting checklist: City of Renton Department of Community and Economic Development 2 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 6. Proposed timing or schedule (including phasing, if applicable): Site construction is scheduled to start in the spring of 2015, subject to the City's approval process and market demands. Construction of homes on the proposed lots is expected to follow once site construction is finished. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A wetland report prepared by Sewall Wetland Consultants, Inc. and Geotech Report by GEO Group Northwest, Inc. has been submitted with the proposal. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. N/A 10. List any government approvals or permits that will be needed for your proposal, if known. Preliminary Plat Approval Engineering Plan Approval Drainage Plan Approval Demolition Permit Right of Way Use Permit Final Plat Approval Building Permit Approval 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The proposal involves 2 existing tax parcels that total 4.54 acres. The preliminary plat will propose to subdivide the 2 tax parcels into 14 single family lots. 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 3 J.\2014\14040\0ocuments\Planning Reports\SEPA\SEPA.doc 05/14 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 proposed project is located 650 & 684 Nile Avenue NE, Renton, WA 98059 Please see attached vicinity map. 8. ENVIRONMENTAL ELEMENTS 1. EARTH a. General des~on of the site (circle one): ~rolling, hilly, steep slopes, mountainous, other _____ _ b. What is the steepest slope on the site (approximate percent slope)? Less than 1% 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 agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. According to the King County Soil Survey, the site contains Alderwood gravelly, sandy loam (AgC). d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None to our knowledge e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Site excavation 4,500 cubic yards and fill of approximately 4,130 cubic yards will be required to construct the roads, grade the lots and install the drainage facilities. Select backfill may be required for utility trenches and will be imported from a local supplier. 4 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes. Erosion could occur during site construction. However, erosion and sedimentation control measures will be required by the City and will be implemented during site construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 40% of the developed site will be covered with impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion and sedimentation control (TESCP) plan will be prepared and implemented prior to commencement of construction activities. During construction erosion control measures may include any of the following: silt fence, temporary sediment ponds, storm drain inlet protection and other measures which may be used in accordance with requirements of the City. At completion of the project, permanent measures will include a stormwater detention/water quality vault. For the west portion of the site and a stormwater detention/water quality pond for the east portion of the site 2. AIR a. What types of emissions to the air would result from the proposal during constructionL operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. During construction, there will be increased exhaust and dust particle emissions. After construction, the principal source of emissions will be from automobile traffic, lawn maintenance equipment, gas fireplaces, and others typical of a residential neighborhood. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None to our knowledge. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Automobile and fireplace emission standards are regulated by the State of Washington. The site has been included in a regulatory "No Burn Zone" established by the Puget Sound Air Pollution Control Agency that went into effect on September 1, 1992. Under the "No 5 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 Burn Zone" regulation, land clearing or residential yard debris fires would be permitted neither on-site nor in the surrounding neighborhood. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes. There is a single 31,048 sf Category 2 wetland located centrally on the site. The required buffer is 50'. Please refer to the Sewall Wetland Consultants, Inc. report for additional information. 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. Yes. We are proposing buffer averaging of the wetland buffer. The west side buffer of the centrally located wetland will be enhanced to increase its functional value and expand the eastern buffer. There is a sanitary sewer pipe that will be bored under the wetland from the eastern side to the western side. There should be no disturbance to the surface wetland. We will mitigate within the open space tract for any reduction in buffer. See preliminary plat drawings for location. 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, there will be no surface water withdrawals or diversions. No 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. 6 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 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. All homes will be connected to the existing public sanitary sewer system. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn. (A public water main will be installed as part of the short plat construction.) No water will be discharged to groundwater except through the incidental infiltration of stormwater. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals. ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste material will be discharged into the ground. Any existing septic tanks will be abandoned. All new homes will be connected to sanitary sewers. c. Water runoff (including stormwater): 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. Runoff will be generated from the developed site and collected by the proposed tight- lined drainage system. Western drainage will then be conveyed to the proposed detention/water quality vault. Discharge from the western site will be to an existing ditch along 148th Avenue SE. The eastern portion has a detention/water quality pond that will be used for this development. This pond will discharge to the wetland. No. 2) Could waste materials enter ground or surface waters? If so, generally describe. 7 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No. The natural discharge points will be maintained in the developed condition. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: A City-approved storm drainage system will be designed and implemented in order to mitigate any adverse impacts from stormwater runoff. The system will include temporary erosion control measures during site construction, and permanent stormwater collection/treatment facilities soon after beginning site development construction. This permanent system will ensure that prior to the release of stormwater into the downstream storm system, the system will have significantly reduced the potential impacts to ground and surface waters. The system will be designed in accordance with the 2009 King County Surface Water Design Manual (with the modifications thereto that have been made by the City of Renton). 4. PLANTS a. Check the types of vegetation found on the site: ...K_deciduous tree: alder, maple, aspen, other ...K_evergreen tree: fir, cedar, pine, other ...K_shrubs ...K_grass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. ___lLwet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Grasses, shrubs and trees will be removed from the site during the construction of underground utilities, roads, drainage facilities and homes. c. List threatened and endangered species known to be on or near the site. None known. 8 J:\2014\14040\Dacuments\P!anning Reports\SEPA\SEPA.doc 05/14 d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: A landscape planting strip is proposed between the proposed new curb and sidewalk. The yard areas associated with individual ownership of the lots will have 10' landscaping as required by City Code. There will be a mitigation plan approved by the City for the buffer reduction. e. List all noxious weeds and invasive species known to be on or near the site. None to our knowledge. 5. ANIMALS a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: 9awk, heron, eagle, songbirds, other: _____ _ Mammals: deer, bear, elk, beaver, other:------- Fish: bass, salmon, trout, herring, shellfish, other ___ _ b. List any threatened and endangered species known to be on or near the site. No threatened or endangered species are known to exist on the site. c. Is the site part of a migration route? If so, explain. Not to our knowledge. d. Proposed measures to preserve or enhance wildlife, if any: Preservation of the existing wetland on site will continue to provide wildlife habitat. e. List any invasive animal species known to be on or near the site. None to our knowledge. 9 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 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. Natural gas will be the primary energy source for heating of the homes to be constructed. Electricity will be the primary lighting source for the project. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No -no affects are anticipated. 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 requirements of the City's Building Codes and the State Energy Code will be incorporated into the construction of the buildings. Energy conserving materials and fixtures will be evaluated for suitability in all new 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. This project will not generate any environmental health hazards. 1) Describe any known or possible contamination at the site from present or past uses. None to our knowledge. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None known to exist. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. 10 J:\2014114040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 There are no intentions to have toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. 4) Describe special emergency services that might be required. None required. 5) Proposed measures to reduce or control environmental health hazards, if any: There are no on-site environmental health hazards known to exist today, nor are there any that will be generated as a direct result of this project. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? No negative affect is anticipated from offsite noises. The main source of off-site noise in this area originates from the vehicular traffic present on Nile Avenue N.E. 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 noise impacts will result from the use of construction and building equipment during site development and home construction. These temporary activities will be limited to legal working hours as prescribed by City Code. Long-term impacts will be those associated with the increase of human population, additional traffic and noise associated with residential areas that will occur in the area. 3) Proposed measures to reduce or control noise impacts, if any: Building construction will be done during the hours prescribed by the City of Renton. Construction equipment will be equipped with muffler devices and idling time will be encouraged to be kept to a minimum. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. 11 J:\2014\ 14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 The site is currently used as a single family residence. Single family residences surround the site. There will be no affect on adjacent properties as the proposal is for a similar use as its surroundings. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? Not to our knowledge. No. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: c. Describe any structures on the site. One Single family residence and outbuildings. d. Will any structures be demolished? If so, what? Yes. All structures will be demolished. e. What is the current zoning classification of the site? R-4. 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? N/A h. Has any part of the site been classified as a critical area by the city or county? If so, specify. 12 J :\2014 \ 14040\Documents\Planning Reports\SEP A \SEP A.doc 05/ 14 Yes, there is a single 31,048 sf Category 2 wetland located centrally on the site. i. Approximately how many people would reside or work in the completed project? Approximately 35 people will reside in the completed project. (14 x 2.5 persons per dwelling unit) j. Approximately how many people would the completed project displace? Approximately 3 people (1 x 2.5 persons per dwelling unit) k. Proposed measures to avoid or reduce displacement impacts, if any: None, as the current owners are proponents of the project I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will comply with the current zoning of the site. The new homes will be of similar size and a similar aesthetic quality of the existing homes in the neighborhood m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: The project will comply with the current zoning of the site. The new homes will be of similar size and a similar aesthetic quality of the existing homes in the neighborhood. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 14 new middle to upper middle income single family housing units will be provided. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. 1 middle income housing unit would be eliminated. c. Proposed measures to reduce or control housing impacts, if any: 13 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 None proposed as the development will increase housing opportunities by 10 homes. 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 buildings will meet the height requirements of the R-4 zone and will not exceed the maximum number of stories allowed by code. The exterior building materials may include any of the following: wood, hardwood, masonry, cedar shakes and/or asphalt shingles. b. What views in the immediate vicinity would be altered or obstructed? No views will be altered or obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: The project will comply with the current zoning of the site and will be similar in style and size to the surrounding neighborhoods. 11, LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Minimal light and glare will be a result of residential lighting and traffic which will occur late in the evening or early in the morning. b. Could light or glare from the finished project be a safety hazard or interfere with views? Not to our knowledge. c. What existing off-site sources of light or glare may affect your proposal? No significant impacts from offsite light or glare as a result of the surrounding residential neighborhoods are anticipated. 14 J:\2014\14040\Documents\P!anning Reports\SEPA\SEPA.doc 05/14 d. Proposed measures to reduce or control light and glare impacts, if any: Street lighting, when deemed necessary, will be installed in a manner that directs the lighting downward without exposed bulbs. Exterior lighting of buildings will be restricted to porch style lights. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? There are no recreational opportunities within the immediate vicinity. b. Would the proposed project displace any existing recreational uses? If so, describe. None proposed. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The project will pay City park impact fees. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe. None to our knowledge. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. None to our knowledge. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. If a Historical or cultural site is found during the course of construction, the State Historical Preservation Officer will be notified. 15 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.dac 05/14 d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. None, there are no known impacts. If an archeological site is found during the course of construction, the State Historical Preservation Officer will be notified. 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. The project abuts Nile avenue NE which will be the primary access into the site from the West that will terminate with a hammerhead. NE 7th Place is the access into the eastern portion of the site where a private easement will give access. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? No. There is a Metro bus stop on NE 4th Street, approximately.Smile south along Nile Ave NE. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? Four parking spaces will be provided in the association with each home; a total of 56 spaces will be provided on the site (garage and driveway). Parking associated with the existing homes will be eliminated. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). Yes. The project is planning to extend a new Public right-of-way onto the site from Nile Avenue NE. Nile Ave NE will have half street improvements. No. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. 16 J:\2014114040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these estimates? Approximately 133 trips per day. Average daily trip rate for single-family is 9.52 trips/dwelling unit (per ITE Trip Generation Manual 9th edition). No. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. h. Proposed measures to reduce or control transportation impacts, if any: The City of Renton will determine what the project is required to pay in Road Impact fees. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. The need for public service such as fire, health and police protection will be typical of single family development of this size. The school children originating from the homes in this development will attend the schools in the Issaquah School District 411. b. Proposed measures to reduce or control direct impacts on public services, if any. The roads and homes will be constructed to meet all applicable standards and codes used by the City. The proposed development will contribute to the local tax base and provide additional tax revenue for the various public services. The impact to the schools, parks and traffic will be mitigated through the payment of impact fees. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephon anitary sewer, eptic system other 17 J :\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 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. Power/Gas: Water: Sewer: Refuse: Telephone: Cable TV: Puget Sound Energy King County Water District 90 City of Renton Allied Waste Qwest Comcast 18 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Proponent Signature:#~ I~ ,. Name of Signee (printed): 'I?ob e.-{ {;J, AJ 1 /.. Position and Agency/Organization: "P .Z.O.'.;,€:Ct fl_A-{0NeR7k~YZ..l:?DRPC,-/U Date Submitted: 7 / 7 /i y 19 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions on policies, plans and ro rams. You do not need to fill out these sheets for ro·ect actions. Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent of the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? 20 J:\2014\14040\Documents\Planning Reports\SEPA\SEPA.doc 05/14 Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. 21 J:\2014114040\Documents\Planning ReportslSEPA\SEPAdoc 05/14 2 < \ L. ~ \. ~ c u ~ - . NE 8TH ST NE 7TH PL I NE 7TH PLACE w z w > <i:: w _J z SITE NE 6TH PL w z _J 0... 0 u VJ <i:: 0... NE 6TH ST w-l;T" rr , w z "r-'i Tl-l DI w > <i:: VJ <i:: u a::: 0 SCALE: 1" = 200' PLEASANT PATH VICINITY MAP Q 50 100 200 Sewall Wetland Consulting, Inc. July 14, 2014 Justin Holland Prospect Development, LLC 19410 Highway 99, Suite A #135 Lynwood, WA 98036 KlBox880 FallOly, WA S6.124 Re: Weston Heights Preliminary Plat-Critical Areas Update swc Job#l4-171 Dear Justin, Phme: 253-ffi9--0515 Sewall Wetland Consulting, Inc. prepared a Critical Areas Report for Robert Johnseine for the "Pleasant Path Plat", dated October 9, 2012. This report was for Pleasant Path Plat which was to be located on the east side of Nile Avenue NE (148th Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of two abutting irregular shaped parcels (Parcels # 11230590 IO & 092) located in a portion of the SW V. of Section 11, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. This letter is to confirm that the findings of that report are still accurate as far as the delineation, and associated rating and buffer. If you have any questions or need any additional information please contact me at (253) 859-0515 or by email at escwall@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetland Ecologist PWS #212 July 10, 2014 Jill Ding City of Renton Department of Community & Economic Development Renton, WA 98057 Re: Weston Heights Preliminary Plat Wetland Study CORE Project No. 14040 Dear Jill Ding: I am writing to give my permission to use the wetland study that was done for my propeities under the name Pleasant Path for this submittal as Weston Heights. The parcels involved are 650 & 684 Nile Ave. N.E., 112305 92,l 123059010. ~L'li']IJIIJi!JJ!IJr,,, .·. -~,11. Sewall Wetland Consulting, Inc. -vri;t~JLJJ'!.;~'11£; '.·:f/ October 9, 2012 Robert Johnseine 9805 NE 116th Street, Suite 7499 Kirkland, Washington 98034 RE: Critical Areas Report -Pleasant Path SWC Job#A6-209 1.0 INTRODUCTION 27641 Covington Way SE #2 Covington WA 90012 Phone: 253-859--0515 fax 253·S52-4Z32 This report describes jurisdictional wetlands on the 3. 93 acre proposed Pleasant Path Plat located on the east side of Nile Avenue NE (148 1h Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of two abutting irregular shaped parcels (Parcels #1123059010 & 092) located in a portion of the SW V. of Section 11, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. ., ..... 1 .. ,-,1 ~., -w~ ,,, ;, '.~ :1·· :.! t r.l 'ih :_;1 .":E i:h ~- G!n.-;, C ' ' f z 1,1 ~·t, p m 'I~:-, "I r.c ·•I"-· , " - 'I .' •1 ~,· "!.,··•'• ,_ ,-,,,,, • h"-- ~ P.w SITE ~ ':5th,;, m Northeast 4tr, s11 .. .,, :;. Vicinity Map No,lt)~Hl 41h Streel ,, SE 128.!hSI .JU/ 2 t cny r ' · .. ,·.·. [,··:··,',:-t{t(l_ .'.\: -'.' /\r\·;,,, , ~ ' Pleasant Pathl~A6-209 Sewall Wetland Consulting. Inc. October 9, 2012 Page2 The site consists of an undeveloped parcel containing both forest and pasture areas. The site is proposed to be subdivided into 11 single family residential Lots with associated roads and infrastructure. 2.0 METHODOLOGY The site was originally delineated by Sewall Wetland Consulting in 2006 and 2007. This is documented in the attached "Johnsein Property~ Revised Wetland Analysis Report and Conceptual Mitigation Plan dated October 10, 2006 and revised June 20, 2007. This was reviewed and accepted by the City as part of the previous submittal on this project between 2009-2010 (City of Renton File No LUA09-120 (L07SOO 18)). Ed Sewall of Sewall Wetland Consulting, Inc. inspected the site in October of 2012 to confirm the findings regarding the delineation of this wetland remain the same using methodology described in the Washington State Wetlands Identification Manual (W ADOE, March 1997). This is the methodology currently recognized by the City of Renton and the State of Washington for wetland determinations and delineations. The site was also inspected using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24, 2010, as required by the US Army Corps of Engineers. Soil colors were identified using the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). The Washington State Wetlands Identification and Delineation Manual and the Corps of Engineers Wetlands Delineation Manual/Regional Supplement all require the use of the Pleasanl Path/#A6-209 Sewall Wetland Consulting. inc. October 9, 2012 Page3 three-parameter approach in identifying and delineating wetlands. A wetland should support a predominance ofhydrophytic vegetation, have hydric soils and display wetland hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species in an area must have an indicator status of facultativc (F AC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part". Anaerobic conditions are indicated in the field by soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%-12.5% of the growing season may or may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all three parameters will be present in wetland areas. 3.0 OBS ERV A TIO NS 3.2.2 Wetlands As described the 2007 report, a single Category 2 wetland is located on the eastern side of the site. The delineation of the wetland remains the same as in 2007 with a well- defined edge. According to the criteria in City of Renton Municipal Code (RMC) Chapter 4-3-050.M. l, Wetland A would be classified as Category 2 wetland. Category 2 wetlands are defined in the Code as follows; ii. Category 2: Category 2 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlandv that are not Category I or 3 wetlands; and/or (b) Wetlands that have heron rookeries or rnprey nests, but are not Category I wetland~; and/or (c) Wetlands of any size located at the headwaters of a watercourse, i,e., a wetland with a perennial or seasonal outflow channel, but with no defined influent channel, but are not Category I wetlands; and/or (d) Wetland,· having minimum existing evidence of human-related physical alteration such as diking, ditching or channelization; and/or Pleasant Pathl#A6-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 4 Wetland A best meets this rating as a wetland with minimum evidence of human related physical alteration, but not meeting the criteria of a Category 1 or Category 3 wetland. Typically, Category 2 wetlands have a 50' buffer measured from the wetland edge. 4.0 PROPOSED PROJECT The proposed project is the construction ofa 14 lot subdivision with associated access road, and storm water facility, all located along the western side of the site. In addition and at the request of the City, a walking trail for residents will pass through the wetland and buffer to allow access to the open space on the east side of the site. In order to allow a reasonable density of lots on the site, the project proposed a combination of paper fill and buffer averaging to allow the site to be developed in a manner that economically feasible yet still protects and enhances the critical area and its buffer. As a result, it is our intention to "paper fill" 191 sf of Category 2 wetland so as to have the minimum 25' buffer, as well as average l l ,509sf of buffer as depicted on the attached conceptual mitigation plan. Impacts to wetlands and buffers must be justified through a mitigation sequence as detailed in City of Renton Code. This sequencing requires addressing the following criteria; a. Avoid any disturbances to the wetland or buffer; As detailed above, avoidence of the wetland and its buffer is economically feasible as it would eliminate all the lots (total of 5) along the west side of the site, which is> 1/3 of the project. The application of this project also negates the need to cross the wetland with a road that was already approved in the King County approval of this plat prior to annexation. b. Minimize any wetland or buffer impacts; The project has been designed to minimize the impact by leaving the entire east side of the site undeveloped with the exception of the trail. The buffer will be reduced to the minimum allowed by Code (50%) and transferred to the eastern side of the wetland. This buffer is already functionally recued on the west side where the proposed reduction will occur, as it has been converted to lawn and other portions are covered with blackberry. The small amount of paper fill proposed is being proposed to meet the minimum 25' buffer criteria. The wetland creation proposed on the east side of the wetland will compensate for this impact and will restore some of the overall wetland size that has been reduced in the past off-site to the south. The trail is being proposed through the buffer and wetland at the request of the City. The trail has been designed at a minimum width (4') to create a functional nature trail through Pleasant Pathl#A6-209 Snvall Wetland Consulting, Inc. Octoher 9, 2012 Page 5 the critical areas. The trail will be constructed on "pin piles" through the wetland, which is generally not considered a wetland impact c. Restore any wetland1· or buffer impacted or lost temporarily; and Restoration of this wetland in this location would not be feasible due to the fact it is generally not degraded. d. Compensate.for any permanent wetland or buffer impacts by one of the.following methods: i. Restoring a former wetland and provide buffers at a site once exhibiting wetland characteristics to compensate for wetlands lost; This is not feasible on this site as there is no former wetland to restore. ii. Creating new wetlands and buffers for those lost; and As previously described and is depicted on the attached Conceptual Mitigation Plan, the proposed project will compensate for the "paper fill" of 191 sf of Category 2 wetland at a 3: 1 ratio by creating 81 Ssf of wetland along the east side of the existing wetland edge. This area will be excavated out and brought to grade with 12" of topsoil to an elevation matching the existing wetland. As depicted on the attached Conceptual Mitigation Plan, 81 Ssf of area will be excavated out to a similar depth to the existing wetland to intercept the surficial groundwater table and create conditions favorable to create wetland hydrology. This area will then be graded back at a slope no steeper than 3: 1 (horizontal:vertical). The area will then be planted with a mix of native trees, shrubs and herbaceous species and will also include several habitat features (logs) to increase its habitat function. The goal will be to create at least 81 Ssf of area meeting all three wetland criteria (hydric soils, hydrophytic vegetation, and wetland hydrology) as specified in the Washington State Wetlands ldentilication Manual (WADOE, March 1997). As described in Code; "Any applicant proposing to alter wetlands may propose to restore wetlands or create new wetlands, with priority first.for on-site restoration or creation and then second, within the drainage basin, in order to compensate for wetland losses. Restoration activities mus/ include restoring lost hydrologic, water quality and biologic junctions". Additionally, Code states" Where _feasible, created or restored wetlands shall be a higher category than the altered wetland. In no cases shall they be lower". Code specifies the following mitigation ratios for wetland impacts; i. RATIOS FOR WETLANDS CREATION OR RESTORATION: Wetland CategorylVegetation TypelCreation/Restoration Ratio Category 1 Forested Scrub-shrub Emergent Category 2 Forested Scrub-shrub Emergent Category 3 Forested Scrub-shrub Emergent 6 times the area altered. 3 times the area altered. 2 times the area altered. 3 times the area altered. 2 times the area altered. 1.5 times the area altered. 1.5 times the area altered. 1.5 times the area altered. 1.5 times the area altered. Pleasant Pathl#A6-209 Sewall Wetland Consulting, Inc. October 9. 2012 Page 6 Buffer averaging will be utilized for the western buffer of Wetland A. In addition, the remaining 25' buffer of Wetland A along its west side will be enhanced to increase its functional value and remove exotic blackberry. Enhancement of this area will include hand removal of blackberry, and installation of a native conifer understory as well as native trees and shrubs in areas that are completely covered in blackberry. This will restore a native shrub stratum in this area through removal of the exotic blackberry and will also initiate the return of a conifer component to this forested area which is not present at this time. As requested by the City, a recreational trail will pass through the buffer and over the wetland along its south end, and then with a loop on the eastern side of the site outside the buffer. The areas of buffer impact from this bark covered 4' path will be compensated through the use of buffer averaging and as allowed by Code. Code allows trails through the outre part of the wetland buffer. In order to access the east side of the site the trail will cross the wetland using pin piles to eliminate any impacts to the wetland except for the small cross section of the pin pile. The resulting wetland creation and buffer enhancement area will be monitored for 5 years as required by Code. If you have any questions regarding this report, please call us at (253) 859-0515 or at esewall@sewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 Attached: Johnsein Property -Revised Wetland Report June 20, 2007 REFERENCES Pleasant Path/#A6-209 Sc\vall Wetland Consulting, Inc. October 9, 2012 Page 7 Cowardin, L, V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWS/OBS-79-31, Washington, D. C. Daubenmire, R. 1959. A canopy-coverage method of vegetational analysis. Northwest Science 33:43-64. Diers, R. and J. L Anderson. 1984. Development of Soil Mottling. Soil Survey Horizons, Winter 1984, pg 9-15. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U.S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, Mississippi. City of Renton Municipal Code Hitchcock, C. and A. Cronquist. 1976. Flora of the Pacific Northwest. University of Washington Press, Seattle, Washington. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States. USDA Misc. Pub!. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St. Petersburg, Florida. Recd, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands: Northwest (Region 9). USFWS supplement to Biol. Rpt. 88(26.9) May 1988. Pleasant Path/#A6-209 Sewall Wetland Consulting, Inc. 1.0 CONCEPTUAL MITIGATION PROJECT OVERVIEW October 9, 2012 Page 8 To compensate for the paper fill ofa 19lsfCategory 2 wetland, it is proposed to create 818sf of wetland along the east side of Wetland A, a Category 2 wetland, as well as enhance the averaged buffer along the west side of the wetland. 2.0 MITIGATION CONCEPT AND GOALS 2.1 Mitigation Concept The mitigation proposal is to enlarge the existing Category 2 wetland on the site by 8 l 8sf and enhance 9,930sf of the western buffer area. The wetland and buffer enhancement areas will be densely planted with native vegetation. The use of diverse native plantings are expected to significantly improve the overall function of the wetland and buffer as it will remove dense thickets of exotic blackberry as well as add emergent and shrub plant communities into what is now, a single class forested wetland. 2.2 Mitigation Goals 2.2.1 Create 81 Ssf of forested wetland. 2.2.2 Enhance 9,930sf of the western wetland buffer and will consist of exotic vegetation removal and replanting with native tree and shrub species. 3.0 CONSTRUCTION SEQUENCE The construction sequence of this project will be implemented as follows: 3 .1 Pre-construction meeting 3.2 Construction staking 3.3 Construction fencing and erosion control 3.4 Clearing and grading 3.5 Stabilization of mitigation area 3.6 Plant material installation 3.7 Construction inspection 3.8 Agency approval 3.9 Monitoring inspection and reporting 3.10 Silt fence removal 3.11 Project completion 3.1 Pre-construction Meeting A pre-construction meeting will be held on-site prior to commencement of construction, to include the biologist, the City, and the contractor. The approved plans and specifications will be reviewed to ensure that all parties involved understand the intent of Pleasant Path/#A6-209 Sewall VVctland Consulting, Inc. October 9, 2012 Page 9 the construction documents, specifications, site environmental constraints, sequences, and inspection requirements. 3.2 Construction Staking The limits of clearing and grading near the critical areas will be marked in the field by a I icensed professional land surveyor prior to commencement of construction activities. 3.3 Construction Fencing & Erosion Control All erosion control measures adjacent to the critical areas, including silt fencing and orange construction fencing, will be installed. Erosion control fencing will remain around the mitigation area until clearing, grading and hydroseeding are complete in upland areas outside the critical areas. 3.4 Clearing & Grading Clearing and grading in and near the existing sensitive area will be per the approved Final Mitigation Plans. 3.5 Stabilization of Mitigation Area All graded areas in the wetland or buffer will be stabilized with native hydroseed mix or mulch upon completion of grading. Orange construction fencing and erosion control fences will be restored (if necessary) and placed around the critical areas. 3.6 Plant Material Installation All plant material will be planted by hand per detail and Construction and Planting Notes. The Mitigation Plan specifies the required size, species, quantity, and location of plant materials to be installed. The contractor will re-seed or over-seed all hydroseeded areas disturbed during the planting process. Upon completion of the planting, the erosion control fencing will be restored and repaired. Plant substitutions or modifications to locations shall be approved in writing by the Owner's biologist prior to installation. 3. 7 Construction Inspection Upon completion of installation, the biologist will conduct an inspection to confirm proper implementation of the Mitigation Plan. Any corrections, substitutions or missing items will be identified in a "punch list" for the landscape contractor. Items of particular importance will be soils in pits, pit size, plant species, plant size, mulch around pits, and tree staking. Upon completion of planting, if installation or materials vary significantly from the Mitigation Plan, the contractor will submit a reproducible "as-built" drawing to the Owner. 3.8 Agency Approval Following acceptance of the installation by the City, the biologist should prepare a letter granting approval of the installation. 3.9 Monitoring Pleasant Path/#A6-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 10 The site will be monitored for 5 years to insure the success of the mitigation project. 3.10 Silt Fence Removal Erosion control fencing adjacent to the mitigation area will remain in place for at least one year, and/or until all areas adjacent to the mitigation area have been stabilized. The City may recommend that the fencing remain in place for a longer duration. 4.0 CONSTRUCTION AND PLANTING NOTES 4.1 Site Preparation & Grading 4.1.1 The Landscape Contractor will approve existing conditions of subgrade prior to initiation of any mitigation installation work. The Landscape Contractor will inform the Owner of any discrepancies between the approved construction document and existing conditions. 4.1.2 The General Contractor will flag the limits of clearing with orange construction fencing and will observe these limits during construction. No natural features or vegetation will be disturbed beyond the designated "limits of clearing". 4.1.3 The Landscape Contractor will hand grub all blackberry varieties onsite. Weed debris will be disposed of off site. 4.1.4 The wetland area will be excavated to the depths shown on the Final Mitigation Grading Plan and brought to grade with 8" of topsoil. The biologist will be on-site to confirm the grading is acceptable for planting. 4.2 Plant Materials 4.2.1 All plant materials will be as specified in the plant schedule. Only vigorous plants free of defects, diseases and infestation are acceptable for installation. 4.2.2All plant materials will conform to the standards and size requirements of ANSI Z60. l "American Standard for Nursery Stock". All plant materials will be native to the northwest, and preferably the Puget Sound Region. Plant materials will be propagated from native stock; no cultivars or horticultural varieties will be allowed. All plant materials will be grown from nursery stock unless otherwise approved. 4.2.3 All nursery grown plant materials will be in containers or balled and burlapped. Bare root plantings will be subject to approval. Pleasant Path/#A6-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 11 4.2.4All plant materials stored on-site longer than two (2) weeks will be organized in rows and maintained by the contractor at no additional cost to the owner. Plant materials temporarily stored will be subject to inspection and approval prior to installation. 4.2.5 Substitution requests must be submitted in writing to the Owner and approved by the Owner's biologist in writing prior to delivery to site. 4.2.6 All plant materials will be dug, packed, transported and handled with care to ensure protection from injury. All plant materials to be stored on site more than 24 hours will be heeled into topsoil or sawdust. Precautionary measures shall be taken to ensure plant materials do not dry out before planting. Wetland plants will be shaded and saturated until time of installation. Immediately after installation the mitigation planting area will be saturated to avoid capillary stress. 4.2. 7 The contractor will verify all plant materials, the quantities shown on the planting plan, and the plant schedule. The quantity of plant materials shown on the plan takes precedent over the quantity on the plant list. 4.3 Plant Installation 4.3.1 All plant materials must be inspected prior to installation to verify conformance of the materials with the plant schedule including size, quality and quantity. Any plant or habitat materials deemed unsatisfactory will be rejected. 4.3 .2 All plant materials delivered and accepted should be planted immediately as depicted on the mitigation plan. Plant materials not planted within 24 hours will be heeled-in per note 3.2.6. Plant materials stored under temporary conditions will be the sole responsibility of the contractor. Plants will be protected at all times to prevent the root ball from drying out before, during, or after planting. 4.3.3 All planting pits will be circular with vertical sides, and will be sized per detail on the mitigation plan and filled with pit soils approved by the Owner's biologist. If native soils are determined to be unacceptable by the Owner's biologist, pit soils will be amended with Cedar Grove mulch or equivalent. 4.3.4No fertilizers will be used within the wetland. In buffer areas only, install "Agriform", or equal plant fertilizer to all planting pits as specified by manufacturer. Fertilizers are allowed only below grade in the planting pits in the buffer areas. No sewage sludge fertilizer ("SteerCo" or "Growco") is allowed in the mitigation area. 4.3.5 All containerized plant materials will be removed from their containers carefully to prevent damage to the plant and its roots. Plants removed from their containers will be planted immediately. Pleasant Path/#A6-209 Sewall Wetland Consulting, Inc, October 9, 2012 Page 12 4,3,6All plant materials will be placed as shown on the approved mitigation plan, If the final installation varies from the approved mitigation plan, the contractor will provide an electronic as-built of the installed conditions, All plant material will be flagged by the contractor, 4.4 Planting Schedule and Warranty 4.4.1 A fall-winter installation schedule (October I st -March 15'h ) is preferred for lower mortality rates of new plantings. If plant installation occurs during the spring or summer (March 15th -Oct. I st ) a temporary irrigation system will be required, unless the area can be sufficiently hand-watered. 4.4.2 All disturbed areas will be mulched or seeded with native mixes as specified on the plans, as soon as the mitigation area grading is complete. The seed must be germinated and a grass cover established by October I st_ If the cover is not adequately established by October I", exposed soils will be covered with approved erosion control material and the contractor will notify the Owner in writing of alternative soil stabilization method used. 4.4.3 The installer will warrant all plant materials to remain healthy and alive for a period of one year after final acceptance. The installer will replace all dead or unhealthy plant materials per the approved plans and specifications. 4.5 Site Conditions 4.5.1 The installer will coordinate with the Owner and the Owner's biologist for construction scheduling. 4.5.2 Landscape installation will begin after the City acceptance of grading and construction. The Owner will notify the Owner's biologist of acceptance of final grading. 4.5.3 Silt fences will be installed as shown on the approved mitigation grading plans. The installer is responsible for repair and replacement of silt fences disturbed during plant installation. No equipment or soils will be stored inside the silt fences. 4.5.4After clearing and grading is complete in the mitigation area, exposed soils will be seeded or mulched. Orange construction fence will be placed around the mitigation area to prohibit equipment and personnel in the mitigation area. 4.5.5 Final grading will be based upon soil conditions found during excavation of the mitigation area. Pleasant Path/#i\6-209 Se\vall \Vetland Consulting, Inc. October 9, 2012 Page 13 4.5.6All plant material will be planted with suitable soils per planting details. Soils from planting holes will be spread and smoothed across the mitigation area. 5.0 MAINTENANCE PROGRAM This maintenance program outlines the program, procedures and goals for mitigation of the stream and buffer impacts at the mitigation site. This maintenance program will be the responsibility of the project owner through the duration of its ownership of the mitigation area, or throughout the duration of the monitoring period, whichever is longer. The maintenance contractor will complete the work as outlined below. 5.1 Maintenance Work Scope 5 .1.1 To accomplish the mitigation goals, normal landscaping methods must be modified to include: a. No mowing or trimming of ground cover or vegetation in the mitigation area. b. No placement of fertilizers in the mitigation area. c. No placement of bark mulch or equivalent in the mitigation area, except as noted in the planting details. d. No placement of grass clippings, landscape debris, fill or ornamental plant materials in the mitigation area. 5.1.2 Work to be included in each site visit: a. Remove all litter including paper, plastic, bottles, construction debris, yard debris, etc. b. Remove all blackberry varieties and scotch broom within the mitigation area. All debris is to be removed from site and disposed in an approved landfill. c. Repair silt and/or permanent fencing and signage as needed. 5 .1.3 Work to be completed on an annual basis includes: a. Areas containing Himalayan blackberry should be controlled by hand cutting the blackberry and treating the remaining cut stems only with a glyphosphate herbicide such as Roundup or Rodeo (applied by hand, not sprayed). b. Replace dead or failed plant materials. Replacement plantings arc to be of same species, size and location as original plantings. Plantings are to be installed during the dormant period. c. Remove tree staking and guy wires from all trees after one year. 5.2 Maintenance Schedule The Owner will conduct all items listed in the Maintenance Work Scope on an annual basis. Additional work may be required per the Monitoring Report and as approved by the City Biologist. Additional work may include removal of the grasses around each shrub and tree, installation of wood chips at each shrub and tree base, reseeding the mitigation area, re-staking existing trees and erosion control protection. 5.3 Watering Requirements Pleasant Path/#A6-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 14 5.3.1 If plantings are installed within the dormant period throughout the winter months (October through March 15th ), watering is not required. However, watering will be encouraged if plants mortality rises due to dry conditions. 5.3.2Ifplantings are installed during the summer months (March through October l '1 ), a temporary irrigation system will be required, unless the area can be sufficiently hand- watered. The temporary irrigation system may be removed after the first year providing the plantings are established and acclimated to on-site conditions. 5.4 Close-out of Five-Year Monitoring Program Upon completion of the monitoring program and acceptance of the wetland mitigation by the City, the maintenance of the project will be reduced to include removal of litter and debris, repair of perimeter fencing and signage, removal of noxious weeds and undesirable vegetation, and repair of vandalized areas. 6.0 WETLAND AND BUFFER MONITORING PROGRAM 6.1 Sampling Methodology The created wetlands and their associated buffers will be monitored 4 times the first year, and once per year for years 2-5, as required by the City. Monitoring will be conducted using the techniques and procedures described below to quantify the survival and relative health and growth of plant material. A monitoring report submitted following each monitoring visit will describe and quantify the status of the mitigation at that time. The monitoring schedule will be determined after the plant installation has been completed. Typically, the first monitoring visit occurs 3 months after the installation sign-off. 6.1.2 Vegetation The vegetation monitoring consists of two tasks. The first is the inspection of the planted material to determine the health and vigor of the installation. All the planted material in the stream and buffer will be inspected during each monitoring visit to determine the level of survival of the installation. 6.1.3 Hydrology Monitoring of hydrology within the created wetlands will be conducted to confirm that wetland hydrology has been created. Two sampling points will be established within the created wetlands. At these points monitoring wells will be installed to determine the level of surface or groundwater in these areas. Pleasant Path/#AG-209 Sewall Wetland Consulting, Inc. 6.2 Standards of Success October 9, 2012 Page 15 6.2.1. Evaluation of the success of the mitigation project will be based upon a 100% plant survival for all planted vegetation at the end of Year I; 90% at the end of Year 2; 85% at the end of Year 3; and 80% at the end of Year 5. 6.2.2. Up to 20% of any stratum can be composed of desirable native volunteers when measuring cover. 6.2.3. No more than 10% cover of non-native or other invasive, e.g., Himalayan blackberry, Japanese knotweed, evergreen blackberry, reed canary grass, Scots broom, English ivy, morning glory, etc. Is permissible in any monitoring year. Bond-holders are encouraged to maintain mitigation sites within these standards through the monitoring period, to avoid corrective measures. 6.2.4 Wetland hydrology will be considered to be successfully attained when inundation or saturation within 12" of the surface is present for 2 continuous weeks or more in the growing season (March 15-0ctl5) in the 818sfofwetland creation. 7.0 CONTINGENCY PLAN 7.1 A contingency plan can be implemented if necessary. Contingency plans can include regrading, additional plant installation, erosion control, modifications to hydrology, and plant substitutions including type, size, and location. 7.2 Careful attention to maintenance is essential in ensuring that problems do not arise. Should any of the site fail to meet the success criteria, a contingency plan will be developed and implemented with the County approval. Such plans are prepared on a case-by-case basis to reflect the failed mitigation characteristics. 7.3 Contingency/maintenance activities will include, but are not limited to: -Replacing all plants lost to vandalism, drought, or disease, as necessary. -Replacing any plant species with a 20 percent or greater mortality rate with the same species or similar species approved by the City Biologist. -Irrigating the stream area only as necessary during dry weather if plants appear to be too dry, with a minimal quantity of water. -Reseeding stream and buffer areas with an approved grass mixture as necessary if erosion/sedimentation occurs. -Removing all trash or undesirable debris from the wetland and buffer areas as necessary. LlJ tX 0 c..:i l-:1 [-·--· c~1 w ·-, ro c.o ,-, :j::i: ~~~ r-C~~ o_ --...... !--I C"·-i wr·-.J C...) ·-.... i..i..J LJ.) c::.:: C) t..LJ L.t.L l..L :E f--c:, ii IL -------- 0 l-- ,::1 " c, ~=1 n c:i II c:, II C LL) II u II -~8 ,I " IL IL II ll !I .. co 4-' ffi s~: ?= ,-1 re ·;-l CL ·-D PLAT NAME RESERVATION CERTIFICATE TO: JUSTIN HOLLAND 19410 HIGHWAY 99, SUITEA#135 LYNNWOOD, WA98036 PLAT RESERVATION EFFECTIVE DATE: May 22, 2014 ::.·.s C:L IJ.J c.:i The plat name, WESTON HEIGHTS has been reserved for future use by PROSPECT DEVELOPMENT LLC. 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 May 22, 2015, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. Deputy Auditor \-_ .., i=_ .. -~-_· r-I '· ';-· ·1·--. _, I ·-/--,. I '-•-\ ..• l.,_' \ I ___ ~·· JUL i l ?O',, ' First ner1can King County Title Team First American Title Insurance Company .. · '1 Stewart St, Ste 800 :le, WA 98101 , ,,n -(206)728-0400 (800)826-7718 Fax - 818 Stewart St, Ste. 800, Seattle, WA 98101 Fax No. (866) 904-2177 Fax No. (866) 561-3729 EMAIL: TITLEKINGWA@firstam.com Pat Fullerton (206) 615-3055 Peter Child (206) 336-0726 Kelly Cornwall (206) 336-0725 Tina Kotas (206) 615-3012 Jennifer Salas (206) 615-3011 Kathy Turner (206) 336-0724 Curtis Goodman (206) 615-3069 Municipality Title Officer To: Justin Holland -Pacific Land Consulting 318 164th ST SW Lynnwood, WA 98087 Attn: File No.: 4209-2220497 Re: Property Address: 12204 and 12208 148th Avenue SE, Renton, WA 98059 COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-l. The General Exceptions and Exceptions in Schedule B-Il. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. RECFI\ .n--:r--. JUL 2 First American Title Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4209-2220497 Page 2 of 11 First American Title Insurance Company fu Pat Fullerton, Title Officer SCHEDULE A 1. Commitment Date: May 19, 2014 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT PREMIUM Homeowner's Rate with 5% online title order discount Standard Owner's Policy $ 975,000.00 $ Proposed Insured: Prospect Development LLC, a Washington Limited Liability Company 3. (A) The estate or interest in the land described in this Commitment is: Fee Simple (B) Title to said estate or interest at the date hereof is vested in: ROBERT A. JOHNSEINE, AS HIS SOLE AND SEPARATE PROPERTY 4. The land referred to in this Commitment is described as follows: 1,711.00 $ Real property in the County of King, State of Washington, described as follows: The land referred to in this report is described in Exhibit A attached hereto. A'rst American Title TAX 162.55 Form No. 1068-2 ALTA Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS Commitment No.: 4209-2220497 Page 3 of 11 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (Fl Other: (GJ You must give us the following information: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(sJ of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, confiicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (BJ Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (CJ Water rights, claims or title to water; whether or not the matters excepted under (AJ, (BJ or (CJ are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(sJ thereon covered by this Commitment. First American Title Form No. 1068-2 ALTA Plain Language Commltment PARTTWO: SCHEDULE B SECTION II EXCEPTIONS Commitment No.: 4209-2220497 Page 4 of 11 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.78%. Levy/Area Code: 2133 2. General Taxes for the year 2014. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 112305-9092-05 1st Half Amount Billed: $ 1,854.18 Amount Paid: $ 1,854.18 Amount Due: $ 0.00 Assessed Land Value: $ 127,000.00 Assessed Improvement Value: $ 157,000.00 2nd Half Amount Billed: $ 1,854.17 Amount Paid: $ 0.00 Amount Due: $ 1,854.17 Assessed Land Value: $ 127,000.00 Assessed Improvement Value: $ 157,000.00 Affects Parcel A 3. General Taxes for the year 2014. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 112305901004 1st Half Amount Billed: $ 2,120.55 Amount Paid: $ 2,120.55 Amount Due: $ 0.00 Assessed Land Value: $ 261,000.00 Assessed Improvement Value: $ 64,000.00 2nd Half Amount Billed: $ 2,120.55 Amount Paid: $ 0.00 Amount Due: $ 2,120.55 Assessed Land Value: $ 261,000.00 Assessed Improvement Value: $ 64,000.00 Affects Parcel B A"rst American Title Form No. 1068-2 AL TA Plain Language Commitment Commitment No.: 4209-2220497 Page 5 of 11 4. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Affects Parcel A Robert A. Johnseine, as his separate estate Mortgage Electronic Registration Systems, Inc., "MERS" solely as a nominee for GreenPoint Mortgage Funding, Inc., its successors and assigns Rainier Title $282,400.00 March 29, 2006 20060329001309 5. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Affects Parcel A Robert A. Johnseine, as his separate estate Mortgage Electronic Registration Systems, Inc., "MERS" solely as a nominee for GreenPoint Mortgage Funding, Inc., its successors and assigns Rainier Title $35,300.00 March 29, 2006 20060329001310 6. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording No.: Affects Parcel B Robert A Johnseine; as his separate estate North County Bank Rainier Title $525,000.00 August 08, 2006 20060808000810 According to the public records, the beneficial interest under the deed of trust was assigned to Whidbey Island Bank by assignment recorded April 04, 2012 as 20120404000007 of Official Records. 7. Evidence of the authority of the individual(s) to execute the forthcoming document for Prospect Development LLC, copies of the current operating agreement should be submitted prior to closing. 8. Reservations and exceptions, including the terms and conditions thereof: Reserving: Reserved By: Recorded: Recording Information: Minerals Northern Pacific Railroad Company November 8, 1890 66514 We note no examination has been made regarding the transfer or taxation of the reserved rights. First American Title Form No. 1068-2 Commitment No.: 4209-2220497 Page 6 of 11 ALTA Plain Language Commitment 9. Easement, including terms and provisions contained therein: Recording Information: 183070 In Favor of: Snoqualmie Light And Power Company For: Electric Transmission And/Or Distribution System 10. Reservations and exceptions, including the terms and conditions thereof: Reserving: Reserved By: Recorded: Recording Information: Minerals Otto Schmit November 30, 1962 5513395 We note no examination has been made regarding the transfer or taxation of the reserved rights. 11. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat No. 175040 recorded under recording number 7503280518. 12. The terms and provisions contained in the document entitled "Ordinance Of The City Of Renton, Washington, Establishing An Assessment District For Sanitary Sewer Service In A Portion Of The South Highlands, Heather Downs, And Maplewood Sub-Basins And Establishing The Amount Of The Charge Upon Connection To The Facilities" 13. Recorded: June 21, 1996 Recording No.: 9606210966 Easement, including terms and Recorded: Recording Information: In Favor Of: For: provisions contained therein: January 29, 2009 20090129000824 Puget Sound Energy, Inc., a Washington corporation Electric transmission and/or distribution system First American Title • Form No. 1068-2 ALTA Plain Language Commitment ------------ INFORMATIONAL NOTES Commitment No : 4209-2220497 Page 7 of 11 1 A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment Capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. LOT A, SP NO. 175040, REC. 7503280518, KING COUNTY APN: 112305-9092-05 APN: 112305-9010-04 E. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: NONE Property Address: 12204 and 12208 148th Avenue SE, Renton, WA 98059 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY. First American Title Form No. 1068-2 ALTA Plain Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. Commitment No.: 4209-2220497 Page 8 of 11 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. cc: Prospect Development LLC cc: Robert A Johnsone First American Title • Form No. 1068-2 ALTA Plain Language Commitment ' ~ ~ . ~' ~:ttf First American ~ I First American Title -~"" Privacy Information we Are committed to Safeguarding Customer Information Commitment No.: 4209~2220497 Page 9 of 11 First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information , particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner 1n which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidel1nes its Fair Information Values. Types of Information Depending upon which of our ser.1ices you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on appl1cat1ons, forms and in other communications to us, whether 1n writing, 1n person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own leg1t1mate business purposes and not for the benefit of any nonaff1liated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or ser.,ice you have requested of us: or (2) as permitted by law. We may, however, store such 1nformat1on indefinitely, including the period after which any customer relationship has ceased. Such 1nformation may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial ser.,ice providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate ser.1ices, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing ser.11ces on our behalf, on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your 1nformat1on. We restrict access to nonpublic personal informiltion about you to those individuals and entities who need to know that information to provide products or seNices to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American Financial Corporation is sensitive to privacy issues on the Internet. We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can visit First American or its affiliates' Web sites on the World Wide Web without telling us who you are or revealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar information. Rrst American uses this 1nformat1on to measure the use of our site and to develop ideas to improve the content of our site There are times, however, when we may need 1nformat1on from you, such as your name and email address. When 1nformat1on is needed, we will use our best efforts to let you know at the time of collection how we will use the personal information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or allw you to access specific account/profile information. If you choose to share any personal information with us, we will only use 1t in accordance with the policies outlined above. Business Relationships First American Financial Corporation's site and its affiliates' sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content or the privacy practices employed by other sites. Cookies Some of First American's Web sites may make use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store the cookie on your hard drive. Fir.~tAQ.1,tJj"!l uses stored cookies. The goal of this technology is to better ser.,e you when visiting our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. Fair Information Values Fairness We consider consumer expectations about their privacy in all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer privacy. Public Record We believe that an open public record creates s1gn1ficant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize rts importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey the laws governing the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct inaccurate 1nformat1on When, as with the public record, we cannot correct 1naccurate information, we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer can secure the required corrections. Education We endeavor to educate the users of our products and ser.1ices, our employees and others in our industry about the importance of consumer privacy. We will instruct our employees on our fair information values and on the responsible collection and use of data. We will encourage others in our industry to collect and use information in a responsible manner. Security We will mamtain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form SO-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) First American Title Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4209-2220497 Page 10 of 11 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: ROBERT A. JOHNSEINE, AS HIS SOLE AND SEPARATE PROPERTY Real property in the County of King, State of Washington, described as follows: PARCEL A: THE NORTH 100 FEET OF THE WEST 267.96 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 11, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST QUARTER OF SAID SUBDIVISION; THENCE SOUTH 00°16'11" WEST ALONG THE EAST LINE THEREOF, A DISTANCE OF 329.77 FEET; THENCE NORTH 87°54'24" WEST 525.15 FEET TO THE EAST LINE OF THE WEST 130 FEET OF SAID SUBDIVISION; THENCE NORTH 00°17'36" EAST ALONG SAID EAST LINE 87.84 FEET TO THE NORTH LINE OF THE SOUTH 414 FEET OF SAID SUBDIVISION; THENCE NORTH 87°54'24" WEST ALONG SAID NORTH LINE 100.03 FEET TO THE EAST LINE OF WEST 30 FEET OF SAID SUBDIVISION; THENCE NORTH 00°17'36" EAST ALONG SAID EAST LINE 244.5 FEET TO THE NORTH LINE OF SAID SUBDIVISION; THENCE NORTH 87°40'54" EAST 624.96 FEET TO THE POINT OF BEGINNING; (ALSO KNOWN AS A PORTION OF LOT A OF KING COUNTY SHORT PLAT NUMBER 175040, RECORDED UNDER RECORDING NUMBER 7503280518, RECORDS OF KING COUNTY, WASHINGTON). PARCEL B: THAT PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 11, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST QUARTER OF SAID SUBDIVISION; THENCE SOUTH 00°16'11" WEST ALONG THE EAST LINE THEREOF, A DISTANCE OF 329.77 FEET; THENCE NORTH 87°54'24" WEST 525.15 FEET TO THE EAST LINE OF THE WEST 130 FEET OF SAID SUBDIVISION; THENCE NORTH 00°17'36" EAST ALONG SAID EAST LINE 87.84 FEET TO THE NORTH LINE OF THE SOUTH 414 FEET OF SAID SUBDIVISION; THENCE NORTH 87°54'24" WEST ALONG SAID NORTH LINE 100.03 FEET TO THE EAST LINE OF WEST 30 FEET OF SAID SUBDIVISION; THENCE NORTH 00°17'36" EAST ALONG SAID EAST LINE 244.5 FEET TO THE NORTH LINE OF SAID SUBDIVISION; THENCE NORTH 87°40'54" EAST 624.96 FEET TO THE POINT OF BEGINNING; EXCEPT THE NORTH 100 FEET OF THE WEST 267.96 FEET OF THE ABOVE DESCRIBED PARCEL. (ALSO KNOWN AS A PORTION OF LOT A OF KING COUNTY SHORT PLAT NUMBER 175040, RECORDED UNDER RECORDING NUMBER 7503280518, RECORDS OF KING COUNTY, WASHINGTON). Tax Parcel Number: 112305909205 and 112305901004 Situs Address: 12204 and 12208 148th Avenue SE, Renton, WA 98059 First American Title • Form No. 1068-2 ALTA Plain Language Commitment First American Title Commitment No : 4209-2220497 Page 11 of 11 ·~"''4!~ First American -,.. .--.-·-- ~ American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - King County Title Team 818 Stewart St, Ste. 800, Seattle, WA 98101 Fax No. (866) 904-2177 Fax No. (866) 561-3729 EMAIL: TITLEKINGWA@firstam.com Pat Fullerton (206) 615-3055 Peter Child (206) 336-0726 Kelly Cornwall (206) 336-0725 Jennifer Salas (206) 615-3011 Kathy Turner (206) 336-0724 Curtis Goodman (206) 615-3069 Municipality Title Officer To: Justin Holland -Pacific Land Consulting 318 164th ST SW Lynnwood, WA 98087 Attn: File No.: 4209-2220497 Re: Property Address: 12204 and 12208 148th Avenue SE, Renton, WA 98059 Supplemental Report 1 of Second Report Dated: June 26, 2014 at 8:00 A.M. Commitment/Preliminary Report No. 4209-2220497 dated as of May 19, 2014 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our Commitment/Preliminary Report dated May 19, 2014 at 7:30 a.m. except as noted below; in addition and the Commitment date has been extended to June 23, 2014 at 7:30 a.m.: RrC:EI\/Ef) JUL 2. 1 2Q'/ Date: June 26, 2014 i No.: 4209-2220497 (PF) The following paragraph no(s). 14 has/have been added to our Commitment/Preliminary Report to read as follows: 14. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Robert A. Johnseine, as his sole and separate property Grantee/Beneficiary: Prospect Development LLC, a Washington limited liability Trustee: Amount: Recorded: Recording Information: company Evergreen Title & Escrow Company $45,000.00 May 27, 2014 20140527000752 Pat Fullerton, Title Officer Page 2 of 2 Branch :F \\\ l ,l'r :P.\19 .. Titl(• Oftict'r: ~5 Order: 2220-1-97 20140527000752.001 When recorded return to: f: V'-" jf ,.._,., /:: ,;,er ow p-. P,.i 513 ~"''i"ll"'f, W1 "i'C!l 1 m1111m111 ·111111111111 20140527000752 FIRST Al'l£RICAN DT 78.&e PAGE-Ml OF ea& 0!!!1/27/2814 13:08 KING COUNTY I LIA DEED OF TRUST (For use in the State of Washing/on only) TH IS DEED OF TRUST, made this as GRANTOR(S), whose add res."-is and day of rt1":j as TRUSTEE, t \J~,t,.&-1<.h/'l -\-. +,,;, _. b Sc1<,,_;..l ~J-~...,... '1 whose address is -,_c,g N ',V\ u·«.P ,'"4 1 Y"'1"""\'"f I vJ 1<r <; '!{3, I between and W · kmi.t<.<l L-t...!,if~ as BENEFICIARY, ?,_r~.i,~e,4-Jt,il'Ll"\'""'-..,.H L,I..C.. > 0.. O.Sh,~ whose address is "2-'11'3''V.I'~-,w, "V2-v\ 1 'i)JyAll-.>f I wA. '1~~,3 WITNESSETH: Grantor(s) hereby bargain(s), scll{s). and convey(s) to Trustee in trust, with power of sale, the following described real property in K """"''i Counly, Washington: ~)(H•b. t 'A' ~ \\ Abbreviated Legal: (Required if full legal not inserted above.) Tax Parcel Number(s):"" f I 'l. ~05'~0,Z. l• 112. 'Y)!('i'OJ <l KI"iG, WA Document:TDD 2014.0527.000752 Printed on:6/26/2014 10:22 A:VI LPB 2l-05{i} re\' 4/2014 Page i of 4 Page: 1 of 6 Branch:F\W l'ser:P.\19 Title Officer : 55 Order : 2220497 2014052700075} 002 which real property is not used principally for agricultural or farming purposes, together with all the tenements, hereditaments, and appunenanccs now or hereafter thereunto belonging or in any wise appenaining. and the rents, issues, and profits thereof. This deed is for the purpose of securing performance of each agreement of Grantor(s) herein contained, and payment of the sum of ,, -. .,, Dollars ($ -r~ 1 00,:, -) with interest, in accordance with the terms of a promissory note of even date herewith, payable to Beneficiary or order, and made by Grantor(s), and all renewais, moditicalions, and extensions thereof, and also such further sums as may be advanced or loaned by Beneficiary to Grantor(s), or any of his/her/their successors or assigns .. together with interest thereon at such rate as shall be agreed upon. To protect the security of this Deed ofTrust, Grantor(s) covenant(s) and agree(s): 1. To keep the property in good condition and repair; to permit no waste thereof; to complete any building, structure) or improvement being built or abou1 to be built thereon; to restore promplly any building, structure, or improvement thereon which may be damaged or destroyed; and to comply with all laws, ordinances, regulations, covenants, conditions, and restrictions affecting the property. 2. To pay before delinquent all lawful taxes and assessments upon the property; to keep the property free and clear of all other charges, liens, or encumbrances impairing the security of this Dec:d of Trust. 3. To keep all buildings now or hereafter erected on the property described herein continuously insured against loss by fire or other hazards in an amount not less 1han 1he total debt secured by this Deed of Trust. AIJ policies shall be held by the Beneficiary. and be in such companies as the Beneficiary may approve and have loss payable first to the Beneficiary, as its interest may appear, and then to the Grancor(s). The amount collected under any insurance policy may be applied upon any indebtedness hereby secured in such order as the Beneficiary shall determine. Such application by the Beneficiary shall not cause discontinuance of any proceedings to foreclose this Deed of Trust. In the event of forCC:losure, all rights of the Grantor(s) in insurance policjes then in force shall passJo the purchaser at the foreclosure sale. 4. To defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee, and to pay all cosls and expenses, including cost of title search and attorney's fees in a reasonable amount, in any such action or proceeding, and in any suit brought by Beneficiary to foreclose this Deed of Trust. 5. To pay all costs, fees, and expenses in connection with this Deed of Trust. including the expenses of the Trustee incurred in enforcing the obligation secured hereby and Trustee's and attorney's fees actually incurred, as provided by statute. 6. Should Grantor(s) fail to pay when due any ta.xes, assessments, insurance premiums, liens~ encumbrances, or other charges against lhe property hereinabovc described, Beneficiary may pay the same, and the amount so paid, with interest at the rate set forth in the note secured hereby, shall be added to and become a pan ofihe debt secured in this Deed ofTrus1. 7. NO FURTHER ENCUMBRANCES: (OPTIONAL -Not applicable unless initialed by Grantor and Beneficiary.). As an express condition of Beneficiary making the loan secured by this Deed of Trust, Grantor shall not further encumber, pledge, mortgage, hypothecate, place any lien, charge or claim upon, or otherwise give as security the propeny or any interest therein nor cause or allow by operation of law the Kl'IG, WA Document:TDD 2014.0527.000752 Printed on:6/26/201410:22 AM LPB 22-0S(i) rev 4/2014 Page 2 of 4 Page:2 or6 Branch :F.-\\\ L,cr :P.\19 ritle Officer: 55 Onkr: 2220-4l)7 20140527000752.003 encumbrance of the Trust Estate or any interest 1herein without the written consent of a Beneficiary even though such encumbrance may be junior to lhe encumbrance created by this Deed of Trust. Encumbrance of the property contrary to the provisions of 1his provision shall constitute a defautt and Beneficiary may, at Beneficiary's optlon, declare the entire balance of principal and interest immediately due and payable, whether the same be created by Grantor or an unaffiliated third party asserting a judgment lien, mechanic's or rnatcrialmen's lien or ther type of encumbrance or title defect. Beneficiary initials IT 1S MUTUALLY AGREED THAT: I. In the event any ponion of the property is taken or damaged in an eminent domain proceeding, the entire amounl of the award or such portion as may be necessary to fully satisfy the obligation secu.-ed hereby. shall be paid to Beneficiary lo be appHed to said obligation. 2. By accepting payment of any sum secured hereby after its due date, Beneficiary does not waive its right to require prompt payment when due of all other sums so secured or to declare default for failure to so pay. 3. The Trustee shall reconvey all or any part of the property covered by this Deed of Trus1 to the person entitled 1hereto, on written request of the Grantor(s) and the Beneficiary, or upon satisfaction of the obliga1ion secured and written request for reconveyance made by the Beneficiary or the person entitled thcrelO. 4. Upon default by Granlor(s) in the payment of any indebtedness secured hereby or in the perfonnance of any agreement contained herein, all sums secured hereby shall immediately become due and payable at the option of the Beneficiary. In such event and upon vrrltten request of Beneficiary, Trustee shall sell the trust property, in accordance with the Deed of Trust Act of the State of Washington, at public auction to the hi.ghest bidder. Any person except Tmstcc may bid at Trusree's sale. Trustee shall apply the proceeds of the sale as follows: (1) to the expense of the sale, including a reasonable Trustee's. fee and altorney's fee; (2) to the obligation secured by this Deed of Trust; and (3) the surplus, if any, shall be distributed to the persons entitled thereto. 5. Truslee shall deliver to the purchaser at the sale its deed, without warranty, which shall convey to the purchaser the interest in the property which Grantor(s) had or had the power to convey at the lime of his/her/their execution of this Deed of Trust, and such as he/she/they may have acquired thereafter. Trustee's deed shall recite the facts showing that the sale was conducted in compliance with all the requiremenls of law and of this Deed of Trust, which recital shall be prima facie evidence of such compliance and conclusive evidence thereof in favor of bona fide purchaser and encumbrancers for value. 6. The power of sale conferred by this Deed of Trust and by the Deed of Trust Act of the State of Washington is not an exclusive remedyi Beneficiary may cause this Deed of Trust to be foreclosed as a mongage. 7. In the c\'ent of the death, incapacity, disability1 or resignation of Trustee, Beneficiary may appoint in writing a successor trustee, and upon the recording of such appointment in the mortgage records of the county in which this Deed of Trust is recorded, the successor trustee shall be vested with all powers of the original trustee. The trustee is not obligated to notify any party hereto of pending sale under any other Deed of Trust or of an action or proceeding in which Grantor(s), Trustee, or Beneficiary shall be a party unless such action or proceeding is brought by the Trustee. Kl'l;C, WA Document:TDD 2014.0527.000752 Printed on:6/26/2014 10:22 AM 1-1'0 22-0S(i) rev 4/2014 Page 3 of4 Page:J of 6 Branch :FA\\ L,cr :PAl9 Title Officer : ;;;; Order : 2220~')7 2'01405270007.52.004 encumbnmce of the Trust Estate or .nny interest therein without lhe written consent of a Bcnefieiary c ... en !hough such encumbn:111cc may be junior to the encumbrance created by this Deed of Trust. Encumbrance of lhe property oontrary lo the provisions of lhis provision shall constitute a default and Bener1C-iary may, at Beneficiary•s oplion, declare the entire balance of principal and interest immediately due and pa)"8b1e, whether the same be ~led by Granlor or an unaffiliated third pa RSserting a judgment lien, mechanic's or m•terlahnen?ther lype of encumbrance or tille_d_•~f<~c~;:!jtt::;.__,_,-,--,-------- Gra~ Beneficiary initials IT IS MUTUALLY AGREED THAT: I. In lhe event any portion of the property is laken or damaged in an e,ninent domain proceeding, lhe enlire Rmomu of the aw11rd or such portion as may be necesSilry to fully salisfy the obligation secured hereby, shall be paid lo Beneficiary to be applied to said obligation. 2. By M:cepting payment or nny sum secured hereby after its due date. Beneficiary does nol waive Its righ1 to require prompt payment when due ofiilll other .sums so secured or to declare defauh for ftlllure to so pay. 3. The Trustee shall .-.convey all or any part of tho property covered by this Deed of Trust to the person entitled themo, on wriUen reque.sl of the Orantor(s) and the Benefic:iary, or upon 11111tisraction of the obligation secured and written request for reconveyance Uladc by the Beneficiary or the penon entitled thereto. 4. Upoo dolitult by Granlor(s) in !he payment of any indebtedness secured hereby or in the perfom,ance of any agreement contained herein, all sums secured hereby shall im1nediately become due and payable al !he option of the Beneficiary. rn such event and upon wriuen request of Beneficiary, Trustee shall sell tho trusl property, in accordance with the Deed of Trost Acl or the Stale or Woshinglon_., at public auction to the highest bidder. Any person except Trustee may bid al Trustee's sale. Trustee shall apply the proceeds of the sale as follows: (J) to the expense of the sale~ including a reasonable Trustee's fee and attorney's fee; {2} to tho obligation secured by this Deed of Tru,t; and (3) tho surplus, if ony, shall be distributed to the persons entitled thereto. 5. Trmree shall chliver to the pun:has..-at lhe sole its deed, without wamnly, which shall convey to tho purchaser the. interest in the property which Orantor(s) had or had the power to convey at the time of his/her/their execution of thb Deed of Trust, and such as he/she/they may have acquired thereafter. Trustee's dttd shall recite tho facas showing lbat the sale was conducied in compliftnce with all the requirement, of !aw and of this Deed or Tm~. which recital shall be prima facie evidence of such compliance and conclusive evidence thcreofjn favor of bona fide purchaser and eocu,nbraucers ror value. 6. The power of sale conferred by this Deed of Trust and by 1he Deed ofTrusl Acl of lbc State of Washington Is nol en exclusive remedy; Beneficiary may cnuse chis Deed ofTrust to be foreclosed as a mortgage.. 7. Jn the event of the dcMh, irtQpncity, disability. or re.signatioo ofTruSke, Beneficiary may 11ppoint in wriling R suc:ces.,or trustee, and upon the recording of s.uch appointmeN in the mortgage records of the cotinty in which lhis Deed of Trust is recorded, the successor trusteo shall be vested wilh aH powers of 1hc original trustee. Tho trustee Is not obligated to notify any pat1y hereto of pending sale under any olher D«d of Trust or of an action or procttding in which Grantor(s), Trustee, or Beneficiary ,hall be a party un!es> such action or proceeding is brought by the Tru$1ee. KING, WA Docnment:TDD 2014.0527.000752 Printed on:6/26/2014 J0:22 AM I.PB 22·05(i) ..,,. 412014 PQ&C 3 of• Page:4 of 6 Bn1111.:h :F.\\\ l 'il'I" :P \19 I'itk Oftin.T: 55 Order: 2220-497 20140527000752 005 8. This Deed of Trust applies to · 1 es 10 the benefit of, and is binding not only on the parties hereto, but on his/her/t ,rs, ~.visees e ees, administratOrs, executors; and assigns. 1"he term Beneficiary shall rand 1wne of c note secured hereby, whether or not named as Beneficiary herein. STATE OF 4..:,Rt,zh,')f,,;:,/7 COUNTY OF /f" "X ss. I cer1ify that l know or have satisfactory evidence that l?,:,be1-1" ,,,;;: Wl?/7 f"'-/FJ~ (is/are) the person(s) who appeared before me, and said person(s) acknowledged thal A<!:-signed this ins1rument and acknowledged it to be ll/:s free and volun1ary act for the uses an<l purposes mentioned in this instrument .. Dated: llarynamc printed or typed; ,L,;;,,7.a'o.., ;? r2)/1n?P?e./" J-.,,..,.,..._,.,...,.._._,. .. ..,.._ • .ij 'ptary Public in and for the State of ~siding at .Po ,//7,!//, c.,.;,/9 HotlryPullllc State or Wnhlnoton LINDA A DAMMER My Appointment e,p1re1 Jul 27, 2018 - lY appointment expires: ~;77 of 7, c:;,~/G::, REQUEST FOR FULL RECONVEYANCE -Do no/ record To be used only when note has been paid TO: TRUSTEE The undersigned is the legal owner and holder of the note and all other indebtedness secured by the within Deed of Trust. Said no1e, together with all other indebtedness secured by said Deed of Trust, has been fully paid and satisfied; and you are hef"eby requested and directed? on payment to you of any sums owing to you under the terms of said Deed of Trust, to cancel said note above mentioned, and aII other evidences of indebtedness secured by said Deed of Trust delivered to you herewith, together with the said Deed of Trust, and to reconvcy, without warranty, to the panie:s designated by the terms of said Deed of Trust, all the estate now held by you thereunder. Dated: KI'iG, WA !Jocument:TIJIJ 2014.0527.000752 Printed on:6/26/2014 10:22 A\1 LPB 22·0~(il rev 4/2014 J>nge 4 of 4 Page:5 of 6 Brnn,·h :L\W l's,•r :PA19 Title Officer : 55 Order : 2220-197 PARCEL A: Exhibit ... A'' Legal Description THE NORTH 100 FEET OF THE WEST 267 .96 FEET OF THE fOU...OWING DESCRIBED PROPe~: -niAT !PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SEcnON 11, TOWNSHJP 23 NORTH, RANGE S EAST, W.M., IN KING COUNTY, WASHINGTON, OESCJUBED AS FOLLOWS: BEGINNING AT THE NOR"THEAST QUARTER OF SA.ID SUBOIVISiON; THENCE SOUTH 0""16'11'' WEST Al.ONG THE EAST UNE THEREOF A OlSTANCE OF 329.77 FEET; niENCE NORTH 87'9'54'24"' WEST 525.15 FEET TO THE EASTUNE OF THE WEST 130 FEET OF SA.lD SUBDIVISION; THENCE PCOR.TH O"' 17'36'" EAST ALONG SAID EAST UNE 87. 94 FEET TO nE NORTH LINE OF THE SOUTH 414' FEET OF SAID SUBDIVISION; THENCE NORTH 87°54'2'4" WEST Al.ONG SAID NORTH LINE 10CL03 FEET TO THE EAST UNE OF WEST 30 FEET OF SAID SUBD1VISION; lliENCf! HOA.TH 0017'36,. EAST A1...0NG SAID EA$T LINE 244-5 FEET TO THE NORTH UNE OF SA.ID SUBDIVISION; niENCE NORTH 87~(YS4"' EAST 624~96 FEeT TO THIE POINT OF BEGINNING; (ALSO KNO\'YN AS A PORTION OF lOT A OP KING COUNTY SHORT PLAT NUMBER 175040, RECORDE:O UNDER RecoROJN:'.ii NUMBeR 7503280518)~ PARCEL B: THAT PORTION OF THE SOUTHWEST QUARTER OF THE NOR.THW1:ST QUARTER OF THE SOUTHWEST QUA.RTeR.OF secnOH 11, TOW~SHIP 23 NORTH.-RANGE 5 EAST~ W.H ... rN KING COUNTY .. W/JISHINGTON, DESOUBEDAS FOLtoWS: COMMENCING AT THE NORTHEAST QUARTER OF SAID SUBD1VIS10N; THENCE SOUTH Ol'16'"11 .. WEST ALONG THE EAST LINE TiiERBlF A DISTANCE CF 329.77 FEET; THENCE NORTH B7oS'4"24·wesr 525.15 FEET TO THE EASTUNE OF THE WEST 130 FEET OF SAID SUBDIVJ$l0N; TI-tEN:e NORTH 001 ?'36 .. EAST ALONG SAID EAST UNE 87.84 FEET TO THE NOR'TH LINE OF THE SOUT1i 414 FEET OF SAID SUBOlVISION; TI-tEN:E NORTii 87054°24• WEST Al.ONG SAID NORTH LINE 100.03 FEET TO THE EAST UNE OF WEST 30 FEET OF SAID SUBDWISION;. "THENCE NORTH 001736'" EAST ALONG SAID EAST UNE 244.5 FEET TO ntE NORTI-i UfE OF SAID SUIBOlVISION; Tl-la,<:E N;)RTI-1 97640'54"' £AST ~.96 F!:ET TQ ""E P()U~T OF BEGINNING; EXCEPT THE NORTH 100 FEET OF THE WEST 267.96 FEET OF THE ABOVE OESCRUEO PARCEL (ALSO KNO\NN AS A PORTION OF PARCB... A OF KING COUNTY St-lORT PlAT NO. 175040 RECORDED MI\ROi 28. 1975 UNDER RECX>RDING NO. 7.503280518). KING, WA Document:TDD 2014.0527.000752 Printed on:6/26/2014 10:22 AM ,--,o 14052700•)71~.--. OC-<6 Pagc:6 of 6 " AFFID IT OF INSTALL ION OF PUBLIC INFORMATION SIGN STATE OF WASHINGTON COUNTY OF KING City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 duly sworn on oath, deposes and says: being first 1. On the I I day of ...\ OL. '( 20 /L( I installed ___ public information sign(s) and plastic flyer box on the property located at --'i'--50_./.--'6"-8"--Lf_A.J_t""l""lo----'A--'--'-v-'-t?"-f'-'----'-b---for the following project: Project Name Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Signs lnstallatio "handoi,t package. ~ SUBSCRIBED AND SWORN to before me this~ day of 3 v I Y , 20 _l'j___. J. J. VERBLE NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES SEPTEMBER 29. 2016 ~~-\[~ NOTABLIC in and for the State of Washington, residing at I AJ ooc:li o ,, ; 11e My commission expires on -~Cj_/~Z.~'1...,.../_l_fo ___ _ ':"\ C: (''.. i;: \\/ f. . . ~'< L '-"" ,,~ -3 - J ;\2014\14040\Docu men ts \P Ianni ng Re ports\pu bsign .doc12/ 13 ,\\JL i 1 n ·' I N.E. 1Tl-l FL I 2 3 L ~ /.' -~ ... . ';,,_-<,_~ ) & ~ " "--,<b ,~-~ -~ - ,_ JO '3 & <I ~ w -l ~ z ' -) -~ '-{( N.E. 1Tl-l Fl. 1n I I I NEIGl-l60~0D MAP l I II 12 '' I J 14 ~ ,- ~ ~ J I -) I I ~ ~ z '-~ ' <I ) C) ~ ~ <I Q._ / -.. ~ ' i ( \ ( SCALE: 1" = 200' 0 ISO 100 200 "71 J NE2Ni"-"""" 101 ~W ........ noa7 4'!1.M&7177 ,_ ,f2J.1Ul'N3 ENGINl:UING • i,tANNING • SUIV!YING RECEIPT EG00026186 BILLING CONTACT Prospect Development, LLC 2913 5TH AVE NE , 201 PUYALLUP, WA 983726748 REFERENCE NUMBER FEE NAME LUA 14-000958 PLAN · Environmental Review PLAN · Preliminary Plat Fee Technology Fee Printed On: 7/21/2014 Prepared By: Angelea Wickstrom TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Transaction Date: July 21, 2014 PAYMENT METHOD AMOUNT PAID Check #2004 $1,000.00 Check #2004 $4,000.00 Check #2004 $150.00 SUB TOTAL $5,150.00 TOTAL $5,150.00 r~ECEl\11-• JUL 21 r,T'I Of life'. · -~ . u11\NNlN::7 !'It·,.: Page 1 of 1