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DEPARTMENT OF cor UNITY -------Renton () AND ECONOMIC DEVELOPMENT
A. ADMINISTRATIVE REPORT & DECISION
DECISION:
REPORT DATE:
Project Name:
Owner/Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Site Area:
o APPROVED [gJ APPROVED SUBJECT TO CONDITIONS o DENIED
June 17. 2016
Sidhu Short Plat
Sidhu Harminder, 10618 SE 240th St, Suite 203, Kent, WA 98031
Mark X. Plog, Plog Consulting, 5628 Airport Way S #144, Seattle, WA 98108
LUA15-000558, ECF, SHPL-A, MOD
Clark H. Close, Senior Planner
The applicant is requesting approval of a 3-lot short plat, SEPA Environmental Review
and a street modification for the future development of two (2) new single-family
homes. The project site consists of two existing parcels that total 28,500 SF (0.65 acres).
The existing lots are located at the SW corner of Lake Ave Sand S 19th St within the
Residential-6 dwelling units per acre (R-6) zone. The project would retain the existing
residential structure at 223 S 19th Street. The proposed new lots would range in size
from 8,886 SF to 10,467 SF in area with an average lot size of 9,500 SF. The residential
density would be 5.15 dwelling units per net acre. Access to the three new parcels would
be via individual driveway approaches from S 19th Street. Half-street frontage
improvements will be completed along S 19th Street. The site includes 3,120 SF of steep
slope area. There are 26 trees onsite and 13 are proposed to be retained. The site
topography is relatively level within the developed area of the existing residence and
descends from the existing residence to the west and south. There are two areas on the
site where the slopes exceed 40%. The proposed drainage system would connect to
impervious surfaces to infiltration facilities (dry wells) with overflow to the tightline
system that conveys flow to the downhill wetland.
223 S 19th St (APN's 7222000511 and 7222000512)
28,500 SF (0.65 acres)
Project Location Map
Admin Report
City of Renton Department of C
SIDHU SHORT PLA T
Report of June 17, 2016
I B. EXHIBITS:
unity & Economic Development Administrative Report & Decision
LUA15-000558, ECF, SHPL-A, MOD
Page 2 of 22
Exhibit 1-15:
Exhibit 16:
As shown in the SEPA Environmental Review Report
Renton School District Capacity
Exhibit 17: Street Modification Request
Exhibit 18:
Exhibit 19:
Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes
CI-73 (Revised) Residential Building Height
I Co GENERAL INFORMATION:
1. Owner(s) of Record: Sidhu Harminder, 10618 SE 240th St, Suite 203,
Kent, WA 98031
2. Zoning Classification: Residential-6 dulac (R-6)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD)
4. Existing Site Use:
5. Critical Areas:
One single-family home at 223 S 19th St
Protected Slopes, High Erosion and High Landslide
Hazards
6. Neighborhood Characteristics:
a. North:
b_ East:
c. South:
d. West:
6. Site Area:
Residential Medium Density (RMD) Comprehensive Plan Land Use Designation;
Residential-6 DUlAC (R-6) zane
Residential Medium Density (RMD) Comprehensive Plan Land Use Designation;
Residential-6 DUjAC (R-6) zane
Residential Medium Density (RMD) Comprehensive Plan Land Use Designation;
Residential-6 DUlAC (R-6) zone
Residential Law Density (RLD) Comprehensive Plan Land Use Designation;
Residential-l DUlAC (R-l) zone
28,500 SF (0.65 acres)
I D_ HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation (Barei)
Plat No.2 of Renton Co-Op
Coal Company's
I E_ PUBLIC SERVICES:
1. Existing Utilities
Land Use File No.
N/A
N/A
A-56-002
N/A
Ordinance No.
5758
5758
1547
N/A
Date
06/22/2015
06/22/2015
06/07/1956
07/18/1898
a. Water: Water service will be provided by the City of Renton. There is an existing 8-inch water main
in 5 19th St.
Admin Report -Sidhu Short Plat
City of Renton Deportment of C,
SIDHU SHORT PLA T
unity & Economic Development Administrative Report & Decision
WA15-000558, ECF, SHPL-A, MOD
Report of June 17, 2016 Page 3 of 22
b_ Sewer: Sewer service will be provided by the City of Renton. There is an existing 8-inch sewer main
extended on front of the property on S 19th St.
c. Surface/Storm Water: There is an existing storm water conveyance system in S 19th St.
Z. Streets: There are no frontage improvements (curb, gutter, planter strip or Sidewalk) on 5 19th St and
Lake Ave 5 is unimproved right-of-way.
3. Fire Protection: City of Renton Police and Fire Departments would provide service.
4. Schools: The site is within the Renton School District.
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 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations
c. Section 4-2-110A: Residential Development Standards for Residential Zoning Designations
d. Section 4-2-115: Residential Design and Open Space Standards
Z_ Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3_ Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-030: Drainage (Surface Water) Standards
b. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
b. Section 4-7-080: Detailed Procedures for Subdivision
c. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and
Minimum Standards
d. Section 4-7-150: Streets -General Requirements and Minimum Standards
e. Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
f. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
6. Chapter 9 Permits -Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
I H. FINDINGS OF FACT (FOF):
1. The project proponent is requesting approval of a 3-lot short plat and a street modification for the
construction suitable for development with single-family residential structures.
2. The 28,500 square feet (0.65 acres) site is located at 223 5 19th St and consists of two (2) parcels
(Parcel Numbers 7222000512 and 7222000511; Exhibits 2-3).
Admin Report -Sidhu Short Plat
City of Renton Department of C
SIDHU SHORT PLAT
unity & Economic Development Administrative Report & Decision
WA15-000558, ECF, SHPL-A, MOD
Report of June 17, 2016 Page 4 of 22
3. One single-family home is located on Lot 1, the eastern most parcel, of the proposed three lot short
plat.
4. The project site is currently developed with a single family residence with associated out-buildings. The
parcel also includes landscaped lawn areas surrounding the home and a paved driveway.
5. The project would have a density of 5.15 dwelling units per net acre.
6. The Planning Division of the City of Renton accepted the above master application for review on July
20,2015 and determined the application complete on July 24, 2015. The project was placed on-hold on
August 27, 2015 to receive additional information. The project was taken off hold on June 2, 2016.
Including the on-hold process, the project complies with the 120-day review period.
7. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation, which is implemented by the R-6 zone.
8. The site is located within the Residential-6 Dwelling Units per Net Acre (R-6) zoning classification.
9. The surrounding development and uses include single family residences.
10. Access to the site would be provided from S 19th St.
11. There are approximately 22 healthy trees located onsite of which the applicant is proposing to retain a
total of 13 trees.
12. The site is located within a High Erosion Hazard area and High Landslide Hazard Area. The site also
contains areas of sensitive and protected slopes onsite.
13. Staff received no public or agency comments.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on June 13, 2016 the Environmental Review Committee issued a Determination of Non-Significance
(DNS-M) with six (6) mitigation measures (Exhibit 18). The applicant would be required to comply with
the mitigation measures as specified in the DNS-M.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report (Exhibit 15).
16. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the
City's Comprehensive Plan Map. The purpose ofthe RMD designation is to allow a variety of single-
family and multi-family development types, with continuity created through the application of design
guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community
gathering places and civic amenities. The proposal is compliant with the following development
standards if all conditions of approval are met:
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside the
City Center.
Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Admin Report -Sidhu Short Plot
City of Renton Department of C
SIDHU SHDRT PLAT
unity & Economic Development Administrative Report & Decision
WA1S-000558, ECF, SHPL-A, MDD
Report of June 17, 2016 Page 5 of 22
",-
Policy L-3S: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine
",-hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Policy L-49: Address privacy and quality of life for existing residents by considering
",-scale and context in infill project design.
Policy L-S6: Preserve natural landforms, vegetation, distinctive stands of trees,
",-natural slopes, and scenic areas that contribute to the City's identity, preserve
property values, and visually define the community and neighborhoods.
17. Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City's Zoning
Map. Development in the R-6 zone is intended to be single family residential at moderate density. The
proposal is compliant with the following development standards if all conditions of approval are met:
,:!:is t~~;I~Et"'>'-j:,'_> ................ ~ h;' '.7 . r.':" "'.I:C.';;;'·' ~.'i •. ., ... ., •. ""
Density: The density range permitted in the R-6 zone is a minimum 3,0 up to a
maximum of 6,0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private
access easements.
",-Staff Comment: The allowed density range in the R-6 zone is a maximum of 6.0
dwelling units per net acre. There is also a minimum density of 3 dwelling units per
net acre. After subtracting 3,120 square feet for critical areas, the net square footage
of the site is 25,380 square feet (0.583 net acres). The 3-lot praposal would arrive at
a net density of 5.15 dwelling units per net acre (3 lots I 0.583 acres = dulac), which
falls within the permitted density range for the R-6 zone.
Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A
minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot
depth of 90 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-3
Prol:!osed Lots Lot Size Lot Del:!th Lot Width
7,000 SF minimum 90 feet minimum 60 feet required
(70 feet corner lots)
Compliant if Lotl 10,467 SF 150 feet 70 feet
condition of Lot 2 8,886 SF 150 feet 60 feet
approval is Lot 3 9,147 SF 150 feet 60 feet
met
Staff Comment: Together the lots have a combined public street frontage length of
190 feet along 5 19th 51. Lots 1 and 2 would be considered interior lots and Lot 3
would be considered a corner lot with right-of-way located to the north (5 19th 5t)
and west (Lake Ave 5) of the parcel. Therefore, in order to meet the minimum lot
dimensions, the applicant would be required to revise the lot width across the
property frontages of 5 19th 5t to the following widths: Lot 1 -60 feet (60'), Lot 2 -
60 feet (60'), and Lot 3 -70 feet (70'). Staff recommends, as a condition of approval,
that the applicant revise and resubmit a lot layout plan that is consistent with
standards of the code. A final detailed lot layout plan shall be
Admin Report -Sidhu Short Plat
City of Renton Department of C
SIDHU SHORT PLAT
unity & Economic Development Administrative Report & Decision
LUA1S-000558, fCF, SHPL-A, MOD
Report of June 17, 2016
Compliance
not yet
demonstrated
Page 6 of 22
submitted to and approved by the City of Renton Project Manager prior to
construction permit approval.
Additionally, staff recommends, as a condition of approval, that Lots 2 & 3 utilize a
shared curb cut approach and driveway to access 5 19th st. In addition, a separote
modification would be required to allow a deviation from the required 5-foot
driveway offset requirement from the property lines to satisfy this recommended
condition.
Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet,
side yard is combined 15 feet with not less than 5 feet on either side, side yard along
the street 25 feet, and the rear yard is 25 feet.
Staff Comment: The minimum front yard and rear yard setbacks in the R-6 zane are
25 feet; the minimum side yard setback is a combined 15 feet with not less than 5
feet on either side; and the minimum side yard setback along a street is 25 feet.
The site contains a steep slope within the western tax parcel and along the top of the
westerly facing slope descending away from the property (Exhibit 4). The site is
designated as having potential for erosion hazard, landslide hazard, and steep slope
hazard. Coal mine hazards are also located near the site. The applicant submitted an
Updated Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated
March 11, 2016; Exhibit 10), which addresses the site's critical area. According to the
study, the geotechnical engineer is recommending a minimum buffer of 10 feet from
the top of any site steep slope in excess of 40 percent (40%). Additionally, RMC 4-3-
050G.2 requires a 15-foot structure setback beyond the critical area buffer. No
critical areas tracts have been proposed. The detailed site plan would be required to
identify the 15-foot structure setback from the top of the required protected slopes.
The proposed lots appear to contain adequate area to provide all the required
setback areas. Compliance with building setback requirements would be reviewed
and verified at the time of building permit review. If the existing single family home is
retained on Lot 1 it would be required to comply with the setback requirements of the
R-6 zone following a revision to the lot width. Uncovered steps and decks not
exceeding eighteen inches (18") above the finished grade may project to any property
line. Uncovered steps and decks having no roof covering and not exceeding forty two
inches (42") high may be built within the front yard setback.
The proposed lots are oriented so that the front yards, of all the lots, would face
north towards 5 19th 51. Proposed Lots 2 and 3 appear to contain adequate area to
provide all the required setback areas. Compliance with building setback
requirements would be reviewed at the time of building permit review. In addition to
complying with the setbacks of the R-6 zone, the new dwelling units would be subject
to RMC 4-2-115 Residential Design Standards.
Building Standards: The R-6 zone has a maximum building coverage of 40% and a
maximum impervious surface coverage of 55%. A Code Interpretation (CI-73) (Exhibit
19) was adopted regarding building height requirements. In the R-6 zone, a
,/ maximum building height of 2 stories with a wall plate height of 24 feet is permitted.
Roofs with a pitch equal to or greater than 4:12 may project an additional six (6)
vertical feet from the maximum wall plate height; common rooftop features, such as
chimneys, may project an additional four (4) vertical feet from the roof surface. Non-
exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the
Admin Report -Sidhu Short Plat
City of Renton Deportment of C
SIDHU SHORT PLAT
'unity & Economic Development Administrative Report & Decision
WA15-000558, ECF, SHPL-A, MOD
Report of June 17, 2016
Compliant if
condition of
approval is
met
Compliant if
condition of
approval is
met
Page 7 of 22
maximum wall plate height unless the projection is stepped back one-and-a-half
(1.5) horizontal feet from each fa~ade for each one (1) vertical foot above the
maximum wall plate height.
Wall plates supporting a roof with only one (1) sloping plane (e.g., shed roof) may
exceed the stated maximum if the average of wall plate heights is equal or less than
the maximum wall plate height allowed.
Staff Comment: The site contains one {1} existing single-family home. The existing
single family home appears to comply with the building standards af the R-6 zone. In
order to comply with the submitted TlR, Lots 1 & 2 of the proposed short plat would
be restricted to 3,100 SF of new impervious area. Building height, building coverage,
and impervious surface coverage for new single family residences would be verified
ot the time of building permit review.
Landscaping: The City's landscape regulations require a 10-foot landscape strip
along all public street frontages, with the exception of areas for required walkways
and driveways (RMC 4-4-070). Such landscaping shall include a mixture of trees,
shrubs, and ground cover as approved by the Department of Community and
Economic Development. Additional 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. Spacing standards shall be as stipulated by the Department of
Community and Economic Development, provided there shall be a minimum of one
street tree planted per address. Any additional undeveloped right-of-way areas shall
be landscaped unless otherwise determined by the Administrator. Where there is
insufficient right-of-way space or no public frontage, street trees are required in the
front yard subject to approval of the Administrator. A minimum of two trees are to
be located in the front yard prior to final inspection for the new Single Family
Residence.
Staff Comment: Landscaping is required for 011 subdivisions, including short plats. A
de toiled landscape plan must be approved prior to issuonce of street or utility
construction permits.
The applicant has submitted a conceptual landscape plan {Exhibit 6} including three
(3) street trees on S 19th st. Street trees shall be species that achieve a small height
due to overhead utilities. No other landscaping has been identified. Staff
recammends that the applicant be required to revise the Landscape Plan to show a
minimum of 10 feet of an-site landscaping along the public street frontages of Lots 1,
2 and 3. The revised landscaping plan shall be submitted for review and approval by
the Current Planning Project Manager prior to recording of the short plat.
Tree Retention: The City's adapted Tree Retention and Land Clearing Regulations
require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
Admin Report -Sidhu Short Plat
City of Renton Department of C
SIDHU SHORT PLAT
unity & Economic Development Administrative Report & Decision
WAlS-000558, EeF, SHPL-A, MOD
Report of June 17, 2016
Compliant if
condition of
opproval is
met
Page 8 of 22
preserved; other significant native evergreen or deciduous trees; and Other
significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a
critical area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Stoff Comment: The applicant provided on Arborist Report prepared by Tree Solutions
Inc. (doted May 12, 2015; Exhibit 13) and a Tree Retention Worksheet. The Arborist
Report states that the primary tree species found on the site was Bigleaf maple, six of
which are classified as a Landmark tree (trees 30 inches or greater in diameter). In
general the trees were found by the arborist to be in good health and structure. Trees
25, 35, 40, and 43 of the report were found to have poor health and/or structure.
Each of these trees is in a state of decline and has significant trunk failure. Trees 25
and 40 are considered landmark trees. The surveyed trees ronge in size from 5.5
inches to 52 inches as measured at DSH (Diameter Standard Height). The total of 26
trees were inventoried and assessed on both of the parcels. A total of nine (9) trees
within the two existing parcels are proposed for removal. There were six (6)
additional trees surveyed in public streets or neighboring parcels. The summary of
trees is provided in the Arborist Report.
There are 22 healthy significant trees in the buildable area of the site. The applicant
is required to retain 30 percent (30%) of the trees located onsite that are not located
within critical areas, proposed rights-of-way, and access easements. Therefore, the
applicant would be required to retain at least 7 trees to meet the 30% tree retention
requirement. The applicant has proposed to retain 13 of the trees onsite, thereby
complying with Tree Retention requirements of the code (Exhibit 5). The applicant
would be responsible for meeting the tree retention and land clearing regulations of
Renton's Municipal Code RMC 4-4-130.
During construction, trees required to be retained (i.e., protected trees), would be
required to erect and maintain a six-foot-high chain link temporary construction
fence around the drip line of any tree to be retained.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/reSidence or
crossing any public sidewalk.
Stoff Comment: Sufficient area exists, on each lot, to accommodate off-street parking
for a minimum of two (2) vehicles. This is typicolly achieved by providing a two (2) car
garoge for each single family home. Compliance with individual driveway
Admin Report -Sidhu Short Plat
City of Renton Department af C
SIDHU SHORT PLAT
lunity & Economic Development Administrative Report & Decision
LUA15-000558, reF, SHPL-A, MOD
Report of June 17, 2016 Page 9 of 22
requirements for the new lots would be reviewed at the time of building permit
review.
The existing and proposed configurotion of the parcels would front load from 5 19th
St. The applicont is proposing up to a 19.84% driveway slope to serve the existing
single family home at 223 5 19th St. Staff recommends, as a condition of approval,
that the existing driveway to the single family home on Lot 1 be retrofitted to not
exceed fifteen percent (15%) grode from 5 19th St to the front of the garoge.
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty
eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Compliant if Staff Comment: The site topogrophy is relatively level within the proximity of the
existing residence and descends thereabout to the west. The total elevation change condition of was estimated by the geotechnical engineer to be on the order of 60 feet or less. Due approval is to the uncontrolled dumping, there are only two areas on the site where the slopes met exceed forty percent (40%). The protected slopes (a hillside, or portion thereat with
an average slope of forty percent (40%) or greater grade and having a minimum
vertical rise of fifteen feet (15')) an the site represent approximately 3,120 square
feet, representing roughly 11% of the subject site.
The proposal includes an existing concrete retaining wall within 5 19th St. Staff
recommends, as a condition of oppraval, that the existing retaining wall be relocated
outside of the public right-of-way along 5 19th St. Any new retaining walls shall
comply with RMC 4-4-040.
18. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the
R-6 zone. The Standards implement policies established in the Land Use Element of the Comprehensive
Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the
subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
Compliant if
condition of
approval is
met
Lot Configuration: One ofthe following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting
street-fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: It appears from the proposed plan that option #1, above, could meet
the lot configuration requirement if all conditions of approval are met. Compliance
would be demonstrated when the final plat layaut is submitted with the construction
permit.
Admin Report -Sidhu Short Plat
City of Renton Department of Cc
SIDHU SHORT PLAT
unity & Economic Development Administrative Report & Decision
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Report of June 17, 2016 Page 10 of 22
Garages: One of the following is required; the garage is:
l. Recessed from the front of the house and/or front porch at least eight feet
(8'), or
2. Located so that the roof extends at least five feet (5') (not including eaves)
beyond the front of the garage for at least the width of the garage plus the
porch/stoop area, or
3. Alley accessed, or
Compliance 4. Located so that the entry does not face a public and/or private street or an
not yet access easement, or
demonstrated
5. Sized so that it represents no greater than fifty percent (50%) of the width of
the front facade at ground level, or
6. Detached.
The portion of the garage wider than twenty-six feet (26') across the front shall be
set back at least two feet (2').
Staff Comment: Building plans, which would be used to determine visual impact of
garages, have not been submitted. Compliance far this standard would be verified at
the time of building permit review (compliance not yet demonstrated).
Primary Entry: One of the following is required:
l. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve
inches (12") above grade, or
Compliance 2. Porch: minimum size five feet (5') deep and minimum height twelve inches
not yet (12") above grade.
demonstrated Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Building designs, which would be used to evaluate design of
entrances, have not been submitted. Compliance for this standard would be verified
at the time of building permit review (compliance not yet demonstrated).
Fa~ade Modulation: One of the following is required:
l. An offset of at least one story that is at least ten feet (10') wide and two feet
Compliance (2') in depth on facades visible from the street, or
not yet 2. At least two feet (2') offset of second story from first story on one street
demanstrated facing facade.
Staff Comment: Building designs, which would be used to evaluate fa~ade
modulation, have not been submitted. Compliance for this standard would be verified
at the time of building permit review (compliance not yet demonstrated).
Compliance Windows and Doors: Windows and doors shall constitute twenty-five percent (25%)
not yet of all facades facing street frontage or public spaces.
demonstrated Staff Comment: Building deSigns, which would be used to evaluate design of
windows and doors, have not been submitted. Compliance for this standard would be
Admin Report -Sidhu Short Plat
City of Renton Deportment of C
SIDHU SHORT PLAT
unity & Economic Development Administrative Report & Decision
WA15-000558, ECF, SHPL-A, MOD
Report of June 17, 2016
Compliance
nat yet
demonstrated
Page 11 of 22
verified at the time af building permit review (compliance not yet demonstrated).
Scale, Bulk, and Character: A variety of elevations and models that demonstrate a
variety of floor plans, home sizes, and character shall be used.
Additionally, both of the following are required:
1. A minimum of three (3) differing home models for each ten (10) contiguous
abutting homes, and
2. Abutting houses must have differing architectural elevations.
Staff Comment: Building designs, which would be used to evaluate scale, bulk and
character, have not been submitted. Compliance for this standard would be verified
at the time of building permit review (compliance not yet demonstrated).
Roofs: One of the following is required for all development:
1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form
of the roof (dormers, etc., may have lesser pitch), or
Complionce 2. Shed roof.
not yet
demonstrated Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms
appropriate to the style of the home shall be used .
Complionce
not yet
demonstrated
Compliance
not yet
demonstrated
. Staff Comment: Building designs, which would be used to evaluate design of roofs,
have not been submitted. Compliance for this standard would be verified ot the time
of building permit review (compliance not yet demonstrated).
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches
(12") with horizontal fascia or fascia gutter at least five inches (5") deep on
the face of all eaves, and
2. Rakes on gable ends must extend a minimum oftwo inches (2") from the
surface of exterior siding materials.
Staff Comment: Building deSigns, which would be used to evaluote design of eaves,
have not been submitted. Compliance for this standard would be verified at the time
af building permit review (compliance not yet demonstrated).
Architectural Detailing: If one siding material is used on any side ofthe dwelling that
is two stories or greater in height, a horizontal band that measures at least eight
inches (8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 y,") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 y,") minimum trim
details all windows, and three and one half inches (3 Yz") minimum trim
details all doors.
Staff Comment: Building designs, which would be used to evaluate architectural
detailing, have not been submitted. Compliance for this stondard would be verified at
Admin Report -Sidhu Short Plat
City of Renton Department of C
SIDHU SHORT PLA T
unity & Economic Development Administrative Report & Decision
WA15-000558, ECF, SHPL-A, MOD
Report of June 17, 2016 Page 12 of 22
the time of building permit review (compliance not yet demonstrated).
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations,
shall be submitted for approval.
Additionally, one of the following is required:
l. A minimum of two (2) colors is used on the home (body with different color
Compliance trim is acceptable), or
not yet 2. A minimum oftwo (2) differing siding materials (horizontal siding and
demonstrated shingles, siding and masonry or masonry-like material, etc.) is used on the
home. One alternative siding material must comprise a minimum of thirty
percent (30%) of the street facing facade. If masonry siding is used, it shall
wrap the corners no less than twenty-four inches (24").
Staff Comment: Building designs, which would be used to evaluate materials and
color, have not been submitted. Compliance for this standard would be verified at the
time of building permit review (compliance not yet demonstrated).
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all
conditions of approval are complied with:
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard IS-foot building setback is required
for all structures from Protected Slope areas.
A 50-foot buffer and IS-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The site is located within a High Erosion Hazard area and High
Landslide Hazard Area. The site also contains areas af sensitive and protected slopes
onsite. Based on the Geotechnical Report (field observations and labaratory testing)
the site generally has low (east) to moderote (west) susceptibility to landslide activity
and new construction would not increase the susceptibility for landslide activity. The
relative density and consistency of native site soils at depth, the absence af excessive
soil disturbance within native depasits were the primary bases for this interpretation.
Therefore, staff recommends a mitigation measure requiring the applicant record the
geologic risks of the site development on the recorded short plat. In addition, staff is
recommending that no vegetation in the protected slope areas be cut down or
otherwise removed during construction of the short plat improvements, other than
those directly tied to the construction of the right-of-way and driveways.
See also Environmental Review Committee Report (Exhibit I) for mitigation measures
of approval and more information regarding Critical Areas.
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-0S0G.2: Type F streams require a lIS-foot buffer, Type Np streams
N/A require a 7S-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
IS-foot building setback is required from the edge of all stream buffer areas.
Stnff, . No streams or ... ,,-have been IU~fIlIJ lI~d onsite or 'off-
Admin Report -Sidhu Short Plat
City of Renton Deportment of C
SIDHU SHORT PLA T
'unity & Economic Development Administrative Report & Decision
WA15-000SS8, EeF, SHPL-A, MOD
Report of June 17, 2016 Page 13 of 22
site of the subject parcel.
Wellhead Protection Areas:
N/A
Staff. Comment: No wellhead protection areas have been identified onsite.
Wetlands: The following buffer requirements are applicable to wetlands in
accordance with RMC 4-3-0S0G.2:
Wetland Category Buffer Width Structure
Setback
beyond
buffer
High Moderate Low All Other
Habitat Habitat Habitat Scores
Function Function Function
(8-9 (S-7 (3-4
N/A
points) points) points)
Category I -Bogs &
Natural Heritage 200 ft.
Wetlands 15 ft.
Category I -All 200 ft. 1S0 ft. 115 ft. 115 ft.
Others
Category II 175 ft. 1S0 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
statt Comment: No wetlands have been identified onsite.
20. Compliance with Subdivision Regulations: Chapter 4-7 RMC provides review criteria for the
subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of
approval are complied with:
',:","',,",",',',',,",',','""',",',' plla' 'n',',' ""',',," S" bdl' -I' b' ,"atJ "~'':'/II.' "~l """, ~ '" , , ", ........ ~~, U ,,\tIS on n.1!'~,>ons:;:",~,,!a'J,,,~li:!Wilc(·";'': /. "F:';'
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a
shared driveway 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 to each lot is proposed via three separote driveway
approaches from 5 19th st. As a result of the critical areas and fill deposits onsite,
staff is recommending, as a condition of approval, that access to Lots 2 and 3 be
served via a single curb cut with a driveway apron and driveway wings meeting City
of Renton Standards Driveway Detail (COR std Plan 104.1) within the public right-of-
way along 5 19th st. The applicant shall also extend the shared driveway onsite to
serve both Lots 2 and 3. Shared driveway standards are subject to RMC 4-6-0601. The
revised site plan shall be submitted for review and approval by the Current Planning
Project Manager prior to recording of the short plat.
The proposed 3-lot short plat would meet the principles of acceptability for access as
stated in RMC 4-7-0708, as each lot would have access to a public street or road if all
Admin Report -Sidhu Short Plat
City of Renton Department of C<
SIDHU SHORT PLAT
mity & Economic Development Administrative Report & Decision
WA1S-000558, £CF, SHPL-A, MOD
Report of June 17, 2016
N/A
Compliance
not yet
demonstrated
Page 14 of 22
conditions of opproval are met.
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Depth of property limits this requirement. No blocks are being
created as part of this short plat.
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.
Stoff Comment: The development is located on the south side of the intersection of 5
19th St and Lake Ave s. Each lot must have access to a public street or road. The new
lots would gain access from a twa-lane paved residential access street (5 19th St).
The existing right-of-way width in this sectian of 5 19th St is approximately 60 feet. 5
19th St is classified as a residential access street. To meet the City's complete street
standards for residential streets, street improvements including, but nat limited to,
13 feet of paving from centerline, curb and gutter, an 8 foot planter strip, a 5 faot
Sidewalk, and storm drainage improvements are required to be canstructed in the
right-of-way fronting the site per RMC 4-6-060. No right-af-way dedicatian is
required along this section of 5 19th St.
A street modificatian request was submitted to curve the propased short plat street
frontage improvements along the public right-of-way (Exhibit 17). The street
modification request includes continuing the orientation and bend in the public road
rather than extend the full street frontage impravements along the north property
lines of each parcel (5 19th St) or along the west praperty line af the west parcel
(Lake Ave S). The applicant is propasing half-street improvements including curb and
gutter, an 8-foot wide planter strip and a 5-foot wide sidewalk along the sites north
frontage of Lot 1. Thereafter, the applicant is proposing to curve the balance of the
street frontage requirements ta transition the road from 5 19th St (east/west) to Lake
Ave 5 (north/south). This street modification would allow the raad to maintain its
existing orientation while still allowing for separate driveways to transition through
the right-of-way into the individual lots. See FOF 22, Modification Analysis, for
additianal information regarding this street modificatian request.
It is not anticipated that the proposed project would significantly ar adversely impact
the City of Renton's street system subject to the payment of code-required impact
fees and the canstruction of code-required frontage improvements, provided that the
conditions of approval are camplied with. The fee, as determined by the Renton
Municipal Code, is due at the time of building permit issuance. The current
transportation impact fee rate is $2,951.17 per new lot or as determined by the
Renton Municipal Code at the time af building permit issuance. The applicable
transportation impact fee is paid at the time of building permit issuance. Payment of
transportation impact fees is applicable on all new Single-family homes and all fees
are payable to the City.
The maximum width of any single loaded garage driveway shall not exceed nine feet
(9'), and the maximum width of any double-loaded garage driveway shall not exceed
sixteen feet (16'). The locations of proposed curb cuts will be verified during the final
platting process.
Street lighting is available on an existing power pole that is not shown on the plans.
Relationship to Existing Uses: The proposed project is compatible with existing
Admin Report -Sidhu Short Plat
City of Renton Deportment of C
SIDHU SHORT PLAT
unity & Economic Development Administrative Report & Decision
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Report of June 17, 2016 Page 15 of 22
surrounding uses.
Staff Comment: Surrounding development is detached single-family residential. The
proposal would be in hormony with the existing uses. The properties surrounding the
subject site are residentiol single family and are designated R-6 or R-1 on the City's
zoning map. The proposal is similor to existing development potterns in the area and
is consistent with the Comprehensive Plan and Zoning Code, which encouroge
residential infill development.
21. Street Modification Analysis: Pursuant to RMC 4-9-250D the applicant is requesting to maintain the
current configuration of S 19th St and Lake Ave S intersection and extend driveway access west along S
19th St from the intersection as oppose to extending the full residential street into the unimproved
right-of-way.
S 19th St and Lake Ave S are both Residential Access Streets with an existing right-of-way width of 60
feet and a minimum of approximately 60 feet, respectively (as per assessor map). The existing traveled
way width is approximately 26 feet with an approximate 2-foot wide vegetated shoulder on the west
side roadway at the radius of the intersection. The residential street classification requires a minimum
right-of-way width of 53 feet. To meet the City's complete street standards, half street improvements a
minimum of 20-foot paved roadway (13 feet from the centerline of existing right of way), OS curb and
gutter, 8-foot planter strip and 5-foot sidewalk is required to be constructed in the right-of-way
fronting the property per City Code 4-6-060.
The existing unimproved right-of-way fronting the project is encumbered by regulated steep slopes. No
additional properties are anticipated to access from S 19th St west of the Lake Ave S.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested
modification subject to conditions as noted below:
Compliant if
condition of
approval is
met
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.
Stoff Comment: The Community Design Element has applicable policies listed under 0
seporate section labeled Streets, Sidewalks and Streetscapes. These policies address
walkable neighborhoods, safety and shared uses. Two specific policies support the
decision to modify the street standards ollow for on extension of a shared access
drive through an unimproved residential right-of-way. These policies are Policy L-U
and Policy L-56 which state that the goal is to "preserve" "geological hazards" and
"slopes." The requested street modification is consistent with these policy guidelines
as it will reduce the impact to the regulated steep slopes.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City's Public Works and Community and Economic Development
departments have reviewed the requested modification and determined that the
extension of S 19th 5t as a residential street west is not feaSible due to the regulated
steep slopes west of Lake Ave S. However, a short extension of 5 19th 5t via a shared
access road would access to the while not the
Admin Report -Sidhu Short Plat
City of Renton Department of C
SIDHU SHORT PLA T
unity & Economic Development Administrative Report & Decision
WA1S-000SS8, EeF, SHPL-A, MOD
Report of June 17, 2016 Page 16 of 22
regulated steep slope if all condition of approval are complied with.
c. Will not be injurious to other property(ies) in the vicinity.
Compliant if
condition of Staff Comment: A shared access driveway to the property would meet the
approval is requirements for safe vehicular use within the existing right-of-way. Due to the
met regulated steep slopes, additional access points along the unimproved right-of-way
are not feaSible as noted in criterion 'b' above.
d. Conforms to the intent and purpose of the Code.
,/
Stott Comment: See comments under criterion 'b'.
e. Can be shown to be justified and required for the use and situation intended;
,/ and
Statt Comment: See comments under criterions 'b' and 'c'.
f. Will not create adverse impacts to other property(ies) in the vicinity.
,/
Staff. Comment: See comments under criterion 'c'.
22. Availability and Impact on Public Services:
Compliant if
condition of
approval is
met
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. Fire impact fees are
applicable at the rate of $495.10 per single family unit. Credit would be granted for
the one (1) existing home if removed. This fee is paid at time of building permit
issuance.
The fire flow requirement for a single family home is 1,000 gpm minimum for
dwellings up to 3,600 square feet (including garages 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. Existing fire hydrants can be
counted toward the requirements as long as they meet current code including 5-inch
storz fittings of which there is one hydrant that does and is within 300 feet of all
proposed homes. A second new hydrant would be needed if larger homes are
proposed.
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 75 psi point loading.
Access is required within 150 feet of all points on the buildings. The maximum slope
of a roadway or driveway is 15 percent (15%).
Schools: The project site is located within the Renton School District (RSD), which
encompasses approximately 35 square miles. It is anticipated that the Renton School
District can accommodate any additional students generated by this proposal at the
following schools: Talbot Hill Elementary School, Dimmitt Middle School, and Renton
High School (Exhibit 16). No bus transportation would be provided for the
elementary school students, as they would be within walking distance of the plat to
Benson Hill Elementa School located at 2300 Talbot Rd S. The middle school and
Admin Report -Sidhu Short Plat
City of Renton Department of Co
SIDHU SHORT PLA T
mity & Economic Development Administrative Report & Decision
LUA1S-000SS8, rCF, SHPL-A, MOD
Report of June 17, 2016 Page 17 of 22
high school are each eligible for school bus transportation. According to the online
Renton School District bus routes WebQuery, the bus stop for middle school and
high school age students is located at the intersection of Talbot Rd Sand S 19th St.
There is adequate shoulder along the north and south sides of S 19th St for safe
walking routes to and from the bus stop. Talbot Hill Elementary is within walking
distance of the school and the safe walking route consists mostly of shoulders along
the roadway. The route from the subject site would be east along S 19th St, south on
Shattuck Ave S, and east along S 23rd St to the elementary school for a distance of
0.36 miles. As part of the proposed project, sidewalks would be constructed along
the south side of S 19th St along the project frontage. The route includes
intermittent sidewalks, sidewalks, marked street crossings, and school zone speed
limit signs along the route. The proposed frontage improvements include an 8-foot
planter strip and a 5-foot-wide sidewalk. Therefore, there are safe walking routes to
the schools and/or the school bus stops.
A School Impact Fee, based on new single-family lots, 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 fee is
assessed at $5,643.00 per single family residence.
Parks: Although there would be no significant impacts to the City of Renton Park
,r System anticipated from the proposed project, a Park Impact Fee is required of all
new residential development. The current Park Impact Fee is $1,887.94 per new
residence and is payable at the time of building permit issuance.
Compliant if
condition of
approl/ol is
met
Storm Water: An adequate drainage system shall be provided for the proper
drainage of all surface water.
Staff Camment: A Starm Drainage Design Technical Information Report and Levell
Analysis (revised date July 3, 2015; Exhibit 12) and a drainage plan (dated June 25,
2015; Exhibit 7) were submitted by Plog Consulting with the short plat applicatian.
The report addresses campliance with the 2009 King County Surface Water Manual
and the City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and
special requirements have been discussed in the report. Based on the City's flow
control map, this site falls within the Flow Control Duration Standard, Forested
Conditions. The development is subject to Full Drainage Review in accordance with
the 2009 King County Surface Water Design Manual (KCSWDM) and the City of
Renton Amendments to the KCSWDM.
As outlined in the drainage report, the site meets the exemption for praviding flow
control facilities as outlined in the City of Renton Amendments to the 2009 KCSWDM
Section 1.2.3.1.B. The requirement for providing flow control facilities is waived for
any threshold discharge area in which there is na more than O.l-cfs difference in the
sum of the developed and forested (historic) site conditions 100-year peak flows. For
the purposes of this calculation, the peak flows may be modeled in accordance with
the flOW control BMP facility sizing credits in Table 1.2.3.C. As designed, the
development proposes the use of drywells to pravide limited infiltration of surface
water. Based on the model presented in the report, and utilizing the BMP facility
sizing credit for providing Limited Infiltration, the proposed development creates an
increase of O.l-cfs from the existing site condition 100-year peak flows and qualifies
for the exemption. The applicant has indicated that there are no significant
downstream drainage problems to be found. Flows will be conveyed using existing
Admin Report -Sidhu Short Plat
City oj Renton Department oj C<
SIDHU SHORT PLA T
unity & Economic Development Administrative Report & Decision
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Report of June 17, 2016 Page 18 of 22
catch basins and tight line culverts. A smaller diameter starm drainage collectian
system wauld be installed an the prapased lots to be privately owned and
maintained.
i The site currently sheet flows to the west and down a hillside to a wetland area at
the bottom of the slape along SR 167. The proposed drainage system for the project
would connect the impervious surfaces to infiltration faCilities (dry wells) with
overflow to the tightline system that conveys flow to the downhill wetland. Discharge
is proposed at the natural location. An EPA falling head infiltration test is required for
proposed designed infiltration trenches/drywell per City of Renton Amendments to
King County Storm water design manual. The storm water engineer is recommending
that infiltration devices be inspected annually and after storm events to identify and
repair any physical defects. Maintenance and operations of the system should focus
on ensuring the system's viability by preventing sediment-laden flows from entering
the infiltration facilities.
Based on the results of the updated Geotechnical Report, the drainage plan and
drainage report no longer provide a feaSible option for mitigating the added
impervious sUrfaces as a result of the development. The applicant would be required
to provide on updated Technicol Information Report (T1R) and drainage plan
providing a practicable alternative to mitigate the added impervious sUrface as a
result of the development. The BMP faCility sizing credit for Limited Infiltration is na
longer applicable to the site. New calculations are required to determine the project's
ability ta meet the exemption for flow control as outlined in Section 1.2.3.B. If the
exemption cannot be obtained based in the site conditions, flow control facilities
would be required to be designed in accordance with Section 5.4. Stoff is
recommending, as a condition of approval, that the applicant shall submit a revised
final drainage report and associated plans, based on the 2009 King County Surface
Water Design Manual as amended by the City of Renton. The revised T1R shall be
submitted to, and appraved by, the Plan Reviewer prior to utility construction
permits. The applicant shall also be required to comply with, and implement, any
recommended mitigation measures included in the revised TIR.
The current surface water system development charge (SOC) fee is $1,350.00 per new
lot. Fees are payable prior to issuance of the construction permit, and the fee rate
that is current at the time of issuance of the utility construction permit will be
applicable.
1------+-----------~------------------_I
Water: The proposed development is within the City of Renton's water service area
and in the 350 hydraulic pressure zane. There is an existing 8-inch water main in S
19th Street. The static water pressure is about 64 psi at ground elevation of 100 feet.
Installation of a new fire hydrant connecting to the existing 8-inch line and the
hydrant must be within 300 feet of each lot.
There is an existing %-inch water meter serving the existing dwelling on the subject
property. A separate domestic water service and meter will be required for the new
lots prior to the recording of the short plat. The meter would be connected to the
existing 8-inch water main in S 19th Street. The development is subject to the water
system development charge of $3,090.00 and a 3/4 inch water meter installation
charge of $3,347.50 for the new lot.
Sanitary Sewer: If the existing home is currently on a septic system, it would be
required to be abandoned in accordance with King County Department of Health
Admin Report -Sidhu Short Plat
City of Renton Deportment of C
SIDHU SHORT PLAT
unity & Economic Development Administrative Report & Decision
WA1S-000SS8, ECF, SHPL-A, MOD
Report of June 17, 2016
II. CONCLUSIONS:
Page 19 of 22
prior to final short plot appro vol. The current system development fee for sewer is
based on the size of the new domestic water to serve the new homes on the new lots
and the sewer fee for a !{-inch water meter is $2,135 installed. A separote side sewer
stubs to eoch building lot is required prior to recording of the short plat.
l. The subject site is designated Residential Medium Residential (RMD) in the Comprehensive Land Use
Plan and complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is zoned Residential 6 (R-6) and complies with the zoning and development standards
established with this designation, provided the applicant complies with the Renton Municipal Code,
mitigation measures, and conditions of approval, see FOF 17.
3. The proposed 3-lot short plat complies with the Residential Design and Open Space Standards provided
the applicant complies with City Code and conditions of approval, see FOF 18.
4. The site contains critical areas onsite, including high erosion hazards, high landslide hazards and areas
of sensitive and protected slopes onsite. The proposal complies with the critical areas regulations if all
conditions of approval are met, see FOF 19.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 20.
6. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 20 and
FOF 22.
7. There are safe walking routes to the schools and/or the school bus stop, see FOF 22.
8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 22.
9. The proposed use is anticipated to be compatible with existing and future surrounding uses as
permitted in the R-6 zoning classification, see FOF 20.
I j, DECISION:
The Sidhu Short Plat and Street Modification, File No. LUA15-000558; ECF, SHPL-A, MOD is approved subject
to the following conditions:
l. The applicant shall comply with the following SEPA mitigation measures:
a. The applicant shall comply with the recommendations included in the updated Geotechnical
Engineering Study, prepared by Earth Solutions NW, LLC dated March 11, 2016.
b. The applicant shall provide drilled pier foundations (12 or 16 inches in diameter) within the existing
loose fills along the western building site, in order to derive adequate bearing support in the dense
native deposits at depth (a minimum embedment of 10 feet in the Renton Formation deposits). A
structural slab shall be utilized for the building.
c. The applicant shall overexcavate and replace areas of existing fill material interbedded with organic
and deleteriOUS material, voids, non-structural fill within roadway areas or right-of-ways, below any
utility improvement areas, and within the shared curb cut or driveway areas. Overexcavations shall
extend into competent native soils and structural fill shall be utilized to restore subgrade
elevations.
Admin Report -Sidhu Short Plot
City of Renton Department of C
SIDHU SHORT PLA T
Report of June 17, 2016
unity & Economic Development Administrative Report & Decision
LUA15-000558, ECF, SHPL-A, MOD
Page 20 of 22
d. The applicant shall contract with a Geotechnical engineer in order to verify that the earthwork,
foundation and other recommendations have been properly interpreted and implemented in the
design and engineering plan documents. Geotechnical monitoring services shall also be provided
during construction covering testing and inspections as recommended in the geotechnical report.
e. The applicant shall provide a fill source statement for fill used at the site for project development.
The fill source statement shall be submitted with the construction permit application.
f. The property owner shall retain a qualified geotechnical consulting firm to perform, on an annual
basis, a reconnaissance-level geologic hazard and risk evaluation of the steep slopes and existing fill
deposits onsite. The objective of the evaluation is to assess current slope conditions and advise the
owner on areas of elevated risk for impacts to property or conditions that present life and safety
concerns. The consulting firm shall provide an annual report to the property owner summarizing
observations, conclusions and recommendations in regard to the evaluation. Copies of the reports
shall be made available to the City of Renton upon request. The Development Engineering Manager
may temporarily or permanently waive the annual report requirement when the reports are no
longer necessary to protect public safety.
2. The applicant shall revise and resubmit a lot layout plan that is consistent with development standards
of the code. A final detailed lot layout plan shall be submitted to and approved by the City of Renton
Project Manager prior to construction permit approval.
3. lots 2 & 3 shall utilize a shared curb cut approach and driveway to access 5 19th St. In addition, a
separate modification would be required to allow a deviation from the required s-foot driveway offset
requirement from the property lines to satisfy this recommended condition.
4. The applicant shall be required to revise and resubmit the Landscape Plan to show a minimum of 10
feet of onsite landscaping along the public street frontage of Lots 1, 2 and 3, consistent with RMC 4-4-070.
Street trees shall be species that achieve a small height due to overhead utilities. The revised landscaping
plan shall be submitted for review and approval by the Current Planning Project Manager prior to recording
of the short plat.
5. The applicant shall retrofit the existing driveway to the single family home on Lot 1 to not exceed
fifteen percent (15%) grade from 5 19th St to the front ofthe garage.
6. The existing retaining wall shall be relocated outside of the public right-of-way along 5 19th St.
7. Access to Lots 2 and 3 be served via a single curb cut with a driveway apron and driveway wings
meeting City of Renton Standards Driveway Detail (COR Std Plan 104.1) within the public right-of-way along
5 19th 5t. The applicant shall also extend the shared driveway onsite to serve both Lots 2 and 3. The revised
site plan shall be submitted for review and approval by the Current Planning Project Manager prior to
recording of the short plat.
8. The applicant shall record the geologic risks of the site development on the recorded short plat.
9. No vegetation in the protected slope areas shall be cut down or otherwise removed during construction
of the short plat improvements, other than those directly tied to the construction of the right-of-way and
driveways.
10. The applicant shall submit a revised final drainage report and associated plans, based on the 2009 King
County Surface Water Design Manual as amended by the City of Renton. The revised TIR shall be submitted
to, and approved by, the Plan Reviewer prior to utility construction permits. The applicant shall also be
required to comply with, and implement, any recommended mitigation measures included in the revised
TIR.
Admin Report -Sidhu Short Plat
City of Renton Deportment of C
SIDHU SHORT PLAT
Report of June 17, 2016
'unity & Economic Development
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Je;;;;;Kn1JPIa'.n~ DlreaM W
TRANSMITTED this 17th of June, 2016 to the Owner/Applicant/Contact:
Owner/Applicant:
Horminder Sidhu
11124 SE 264th PI
Kent, WA 98030
Contact:
Plog Consulting
5628 Airport Way S, #144
Seattle, WA 98108
TRANSMITTED this 1t' of June, 2016 to the Parties of Record:
None
TRANSMITTED this 1t' of June, 2016 to the following:
Chip Vincent, CEO Administrator
Brianne Bannwarth, Development Engineering Manager
Vanessa Dolbee, Current Planning Manager
Plan Review
Fire Marshal
Administrative Report & Decision
WA1S-000558, ECF, SHPL-A, MOD
Page 21 of 22
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on July 1, 2016. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk's Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
Admin Report -Sidhu Short Plat
City of Renton Department of C
SIDHU SHORT PLA T
Report of June 17, 2016
unity & Economic Development Administrative Report & Decision
WA1S-000558, ECF, SHPL-A, MOD
Page 22 of 22
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
Admin Report -Sidhu Short Plat
Project Name:
Sidhu Short Plat
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT AND DECISION
EXHIBITS
Project Number:
LUA15-000558, ECF, SHPL-A, MOD
Date of Decision
June 17, 2016
Staff Contact
Clark H. Close
Senior Planner
Project Contact
Mark X. Plog, Plog Consulting,
5628 Airport Way 5 #144,
Seattle, WA 98108
Project Location
2235 19th 5t,
Renton WA 98055
Exhibits:
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Exhibit 12
Exhibit 13
Exhibit 14
Exhibit 15
Exhibit 16
Exhibit 17
Exhibit 18
Exhibit 19
ERC Report
Neighborhood Detail Map
Boundary Survey
Boundary and Topographic Survey Map
Short Plat Layout, Tree Removal and Tree Retention Plan
Road, Landscape and Grading Plan
Drainage and Utility Plan
Street and Driveway Profiles
Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated
November 7,2014)
Updated Geotechnical Engineering Study prepared by Earth Solutions NW, LLC
(dated March 11, 2016)
Preliminary Coal Mine Hazard Assessment by Icicle Creek Engineers, Inc. (dated
October 21,2015)
Storm Drainage Design, Technical Information Report, and Levell Analysis prepared
by Plog Consulting (revised date July 3,2015)
Arborist Report prepared by Tree Solutions Inc. (dated May 12, 2015)
Construction Mitigation Description
Advisory Notes to Applicant
Renton School District Capacity
Street Modification Request
Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes
CI-73 (Revised) Residential Building Height
------~sRenton ®
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT ------~ ... Renton e
ENVIRONMENTAL REVIEW COMMITTEE REPORT ----Renton b
Entire Document
Available Upon
Request
ERC MEETING DATE:
Project Name:
Project Number:
Project Manager:
Owner/Applicant:
Contact:
Project Location:
Project Summary:
Exist. Bldg. Area SF:
Site Area:
STAFF
RECOMMENDATION:
June 13, 2016
Sidhu Short Plat
LUA15-oo0558, ECF, SHPL-A, MOD
Clark H. Close, Senior Planner
Sidhu Harminder, 10618 SE 240'h St, Suite 203, Kent, WA 98031
Mark X. Plog, Plog Consulting, 5628 Airport Way S #144, Seattle, WA 98108
223 S 19th St (APN's 7222000511 and 7222000512)
The applicant is requesting approval of a 3-lot short plat, SEPA Environmental Review
and a street modification for the future development of two (2) new single-family
homes. The project site consists of two existing parcels that total 28,500 SF (0.65
acres). The existing lots are located at the SW corner of Lake Ave Sand S 19th St within
the Residential-6 dwelling units per acre (R-6) zone. The project would retain the
existing residential structure at 223 S 19th Street. The proposed new lots would range
in size from 8,886 SF to 10,467 SF in area with an average lot size of 9,500 SF. The
residential density would be 5.15 dwelling units per net acre. Access to the three new
parcels would be via individual driveway approaches from S 19th Street. Half-street
frontage improvements will be completed along S 19th Street. The site includes 3,120
SF of steep slope area. There are 26 trees onsite and 13 are proposed to be retained.
The site topography is relatively level within the developed area of the existing
residence and descends from the existing residence to the west and south. There are
two areas on the site where the slopes exceed 40%. The proposed drainage system
would connect to impervious surfaces to infiltration facilities (dry wells) with overflow
to the tightline system that conveys flow to the downhill wetland.
1,930 SF
28,500 SF (0.65 acres)
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 Nonsignificance -Mitigated (DNS-M).
-----------~==~~ ==~~======~
Project Location Map
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PREPARED FOR
MR. NIRMAL PANNU
November 7,2014
Keven D. Hoffmann, E.I.T.
Staff Engineer
Raymond A. Cog las, P.E.
Principal
GEOTECHNICAL ENGINEERING STUDY
PROPOSED RESIDENTIAL SHORT PLAT
223 SOUTH 19TH STREET
RENTON, WASHINGTON
ES-3585
Earth Solutions NW, LLC
1805 _136th Place Northeast, Suite 201
Bellevue, Washington 98005
Phone: 425-449-4704 Fax: 425-449-4711
Toll Free: 866-336-8710
IEX~ibitl
·~---IZenton 0
Entire Document
Available Upon
Request
/
\
PREPARED FOR
MR. NIRMAL PANNU
March 11,2016
Keven D. Hoffmann, E.I.T.
Project Engineer
Raymond A. Coglas, P.E.
Principal
UPDATED
GEOTECHNICAL ENGINEERING STUDY
PROPOSED RESIDENTIAL SHORT PLAT
223 SOUTH 19 TH STREET
RENTON, WASHINGTON
ES-3585.01
Earth Solutions NW, LLC
1805 _136th Place Northeast, Suite 201
Bellevue, Washington 98005
Phone: 425-449-4704 Fax: 425-449-4711
Toll Free: 866-336-8710
Exhibit
10
----l{enton 0
Entire Document
Available Upon
Request
Report
Geological Engineering Consultation
Preliminary Coal Mine Hazard Assessment
King County Parcel Nos. 722200-0511
and 722200-0512
223 South 19th Street
Renton, Washington
October 21, 2015
ICE File No. 1170-001
Prepared For:
Herminder Sidhu
Prepared By:
Icicle Creek Engineers, Inc.
Exhibit
11
----Renton 0
Entire Document
Available Upon
Request
Survey -Civil -Structural
Sidhu Short Plat
223 S 19th St, Renton, Washington
5628 Airport Way 5, Suite 144
Seattle, WA 98108
P (206) 420-7130
F (206) 457-4469
plogconsulting,com
----Renton 0
Entire Document
Available Upon
Request
Storm Drainage Design
Technical Information Report &
Level 1 Analysis
For:
Harminder Sidhu
10618 SE 240th St, Suite 203
Kent, WA 98031
PLOG Project No. 14-040 Date Description
I EXPIRES
Prepared by: Mark X. Plog. P.E.
Revisions:
Sidhu Short Plat -TIR
71312015
Exhibit
12
2-26-2015 Ready for Submittal
Page 1 of 16
Tree &
SolutionSinc
Consulting Arborists
TO:
SITE:
RE:
DATE:
PREPARED BY:
Summary
Summary Arborist Report
Harminder Sidhu, and Mark and Megan Plog, Plog Consulting
Sidhu Short Plat; 223 South 19th St. Renton WA 98055
Arborist Report
May 12, 2015
Sean Dugan, ASCA Registered Consulting Arborist # 457
ISA Board Certified Master Arborist #PN-5459B
ISA Qualified Tree Risk Assessor
Project No. TS -4793
----Renton 0
Entire Document
Available Upon
Request
Twenty-six (26) trees were assessed on two parcels that are being proposed for short plat development.
All but four (4) trees are in fair to good healthy and/or structure. A Landscape Development Permit or a
Routine Vegetation Management Permit will be needed to remove three of the poor health/structure
trees as they meet the city's definition of a Landmark tree or are located in an environmental critical
area. Five additional trees are proposed for removal that are outside of the ECA and ROW.
Additional trees may be in poor structural condition, however, my observation of the trees was
significantly limited by the presence of a thick dense English ivy vine layer. Removing these vines will be
needed if further assessment is desired.
Eleven trees, including a few off site trees, were not located on the site survey. These trees should be
added into future site design plans. Trees shared with adjacent property owners will require permission
from both parties if they are desired to be removed.
Assignment & Scope of Report
This report outlines the site inspection by Sean Dugan of Tree Solutions Inc, made on April 20, 2015.
was asked to visit the job site and collect data on all trees two inches in diameter or greater, and to
provide a summary report including findings and management recommendations. Megan Plog,
representing the owner of the property, requested these services to be used for project planning.
The tree size, species, health and structural condition and related notes and recommendations for each
tree can be found in the attached Tree Inventorv. A site map with tree locations can be found in the
attached Marked-up Site Survey. Limits of assignment can be found in Appendix A. Methods can be
found in Appendix B. Additional assumptions and limiting conditions can be found in Appendix C.
Exhibit
13
2940 Westlake Ave N ISulle 200) Seattle. WA 98109 Phone 206.528.4670
www.trcc~olutions net
Survey -Civil-Structural
March 6, 2015
Renton Short Plat -Construction Mitigation
Sidhu Short Plat
Tax Parcels: 722200-0511 and 722200-0512
Address: 223 S 19'" St, Renton, WA
Narrative
5628AlrportWay S, Suite 144
Seattle, WA 981 08
P (206) 420-7130
F (206) 457-4469
plogconsulting.com
• Construction will take place upon approval of the final engineering plans, Appropriate erosion control measure will be
taken as required depending on the time of year. If construction is to occur in the wet season, a wet weather TEse plan
will be provided.
• The hours and days of operation shall be per City ordinance for construction activities. No special workdays or hours will
be requested.
• A detailed and comprehensive TEse plan will be provided with the construction plans. No major excavation or fill is
anticipated for this site.
• This is a low volume residential street. Traffic control will be addressed by the contractor at the time of construction.
Best regards,
/~ ----,
//1 /
! 1/
41,/}/<! //(/ /> !f[j,j/ /!)
PLOG Consu/fing,/Inc.
Mark X. Plog, PE, PIS
President
Sidhu Short Plat
March 6, 201 S
Exhibit
14 Page 1 of 1
NT ADVISORY NOTES TO APPL
LUA 15-000558 -----------Renton (}
Application Date: July 20,2015
Name: Sidhu Short Plat
Site Addr.ss: 223 S 19th St
Renton, WA 98055-3350
PLAN -Planning Review -Land Use Version 1 I April 22, 2016
Engineering Review Comments Contact: Kamran Yazdidoost 1425-430-73821 kyazdidoost@rentonwa.gov
Recommendations: EXISTING CONDITIONS
WATER Water service will be provided by the City of Renton.
SEWER Sewer service will be provided by the City of Renton.
STORM There is storm conveyance system in S 19TH Street
STREETS There are no frontage improvements.
CODE REQUIREMENTS:
WATER
1. The proposed development is within the City of Renton's water service area and in the 350 hydrulic pressure zone.
2. There is an existing 6 inch water main in 19TH Street.
3. The static water pressure is about 64 psi at ground elevation of 100 feet.
4. Installation of a new fire hydrant connecting to the existing 8 inch line and the hydrant must be within 300 feet of each lot.
5. There is an existing 3/4 inch water meter serving the existing dwelling on the subject property.
6. A separate domestic water service and meter will be required for the new lots prior to the recording of the short plat. The meter will be
connected to the existing 8 inch water main in 19TH Street.
7. The development is subject to the water system development charge of $ 3090.00 and of the 3J4 inch water meter installation charge
of $3,347.50 for the new lot.
SEWER
1. Sewer service is provided by the City of Renton. Since the 8~ sewer main extended on front of the property, extension of the B inch
main in S 19TH Street is not required.
2. If the existing home is currently on a septic system, it will be required to be abandoned in accordance with King County Department of
Health.
3. The system development fee for sewer is based on the size of the new domestic water to serve the new homes on the new lots.
Sewer fee for a ~ inch water meter install is $2135.
4. Separate side sewer stubs to each building lot is required prior to recording of the Short Plat.
SURFACE WATER
1. A drainage plan dated Jun 25, 2015, and drainage report dated February 26. 2015 was submitted by PLOG Consulting, Survey Civil
Structural. The proposed 3 lot subdivision, zoned R 8, 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. Based on the City's flow control map, this site falls within
the Flow Control Duration Standard, Forested Condition. Flow control BMPS required for this project per City of Renton Amendments to
King County Storm Water Design Manual section 1.2.3.3.
2. Surface water runoff created by this development will be collected and conveyed to limited infiltration trenches/dryweillocated inside
the short plat. An EPA falling head infiltration test is required for proposed designed infiltration trenches/drywell per City of Renton
Amendments to King County Stann water design manual.
3. The project is subject to a Level 1 downstream analysis for a Y. mile from the project site, in accordance of section 1.2.2.1 of the King
County Surface Water Design Manual as amended by the City of Renton.
4. Infiltration trenches/drywells are proposed in the TIR for each lot. Infiltration trenches/drywells must be design and locate per City of
Renton Amendments to King County Storm Water Design Manual Appendix C sections 5.4 and C.2.2.3. New driveways must be added to
pollution generating impervious surface area.
5. A geotechnical report, dated November 7, 2014 was submitted by Earth Solutions NW LLC. The field study included 7 exploration pits
on the 0.65 acre site. These exploration pits were dug up to 10 feet in fill and native's soil. No ground water was encountered. Soil type
encountered is silty sand (USCS: SM) and silt with sand (USCS: ML).
6. Surface water system development fee is $1,350.00 per new lot. Fees are payable prior to issuance of the construction pennit.
TRANSPORTATION/STREET
Ran: June 08, 2016
Exhibit
15 Page 1 of4
ADVISORY NOTES TO APP
LUA 15-000558
6,NT
PLAN -Planning Review -Land Use Version 1 I April 22, 2016
Engineering Review Comments Contact: Kamran Yazdidoosl 1425-430-73821 kyazdidoosl@renlonwa.gov
1. This project fronts S 19TH Street. Street improvements for this project must meet the city of Renton Street standards.
2. The current transportation impact fee rate is $2,214.44 per new single family home. The transportation impact fee that is current at the
time of building pennit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building
permit.
3. Existing right of way width in this section of S 19TH Street is approximately 60 feet. S 19TH Street is classified as a residential access
street. To meet the City's complete street standards for residential streets, street improvements including, but not limited to 13 feet of
paving from centerline, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage improvements are required to be
constructed in the right of way fronting the site per City code 4 6 060. Right of way dedication is not required at this section of S 19TH
Street.
GENERAL COMMENTS
1. Separate permits and fees for water, sewer, and storm connections 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 induded with the civil plan submittal.
PLAN REVIEW RECOMMENDED CONDITIONS
1. Flow control BMPS required for this project per City of Renton Amendments to King County Storm Water Design Manual section
1.2.3.3.
2. An EPA falling head infiltration test is required for proposed designed infiltration trenches/drywalls per City of Renton Amendments to
King County Storm Water Design Manual.
3. New driveways area must be included to pollution generating impervious surface area.
4. Infiltration trenches/drywells must be design and locate per City of Renton Amendments to King County Storm Water Design Manual
sections C.2.2.3 and 5.4.
5. Level 1 downstream analysis is required in accordance with section 1.2.2.1 of the King County Surface Water Design Manual as
amended by the City of Renton.
6. Per Geotech report, due to the loose to medium dense consistency of the existing fill deposits, as well as the presence of organic and
deleterious material, soil cavities, and buried debris, it is our opinion development within the western tax parcel would require the use of
deep foundations, such as pipe piles, in order to provide adequate support for proposed structures. Additional testing of existing fill soils,
primarily from an environmental standpoint, would be prudent as project plans develop.
7. Existing right of way width in this section of S 19TH Street is approximately 60 feet. S 19TH Street Is classified as a residential access
street. To meet the City's complete street standards for residential streets, street improvements including, but not limited to 13 feet of
paving from centerline, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage improvements are required to be
constructed in the right of way fronting the site per City code 4 6 060. Right of way dedication is not required at this section of S 19TH
Street.
Community Services Revl_ Comments Contact: Leslie BeHach 1425-430-6619 1 LBeUach@rentonwa.gov
Recommendations: 1. Parks Impact Fee per Ordinance 5670 applies.
I Recommendations: 2. Street trees shall be species that achieve a small height due to overhead utitities. Recommend only two street
trees, instead of three as proposed.
I Recommendations: 3. Planting strip increase pervious surfaces by eliminating concrete on either side of driveway approaches, where
possible.
I Recommendations: 4. Street lighting an existing power pole is not shown on the plans.
Technical Services Comments Contact: Amanda Askren 1 425-430-7369 I aaskren@rentonwa.gov
Recommendations: Technical Services Review -Review Date 8111/2015
Title report provided does not include both properties for the short plat. Please provide.
Sheet 2 Comments -Boundary Survey:
Ran: June 08, 2016 Page 2 of 4
\NT ADVISORY NOTES TO APP
LUA 15-000558 ------....-... Renton ®
PLAN -Planning Review -Land Use Version 1 I April 22, 2016
Technical Services Comments Contact: Amanda Askren 1425430-73691 aaskren@rentonwa.gov
Survey notes are cut off and illegible.
Text on some items dOBS not meet minimum requirements.
No legend provided.
Overlapping text and linework make some information illegible.
Stationing provided appears to be incomplete.
Surveyor stamp nat included.
Symbol sizes are inconsistent.
Sheet 3 Comments -Boundary and Topographic Survey:
Dimension text for improvements illegible.
No legend provided.
Overlapping text and linework make some information illegible.
Surveyor stamp not included,
Sheet 6 Comments -Proposed Short Plat Layout:
Overlapping text and linework. make some information illegible.
Inconsistent text sizes.
Appears the existing house will stay; however proposed lot lines run through existing improvements.
Fire Review -Building Comments Contact: Corey Thomas 1425-430-7024 I cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. The fire mitigation impact fees are currently applicable at the rate of $495.10 per single family unit. This fee is paid at the time of
building permit issuance. Credit would be granted for the one existing home to be retained.
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. Existing fire hydrants
can be counted toward the requirements as long as tIley meet current code including 5 Inch storz fittings of which there is one hydrant tIlat
does and is within 300 feet of all proposed homes. A second new hydrant would be needed if larger homes are proposed.
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 75 psi point loading. Access is
required within 150 feet of all points on the buildings. Maximum Slope is 15 percent.
Planning Review Comments Contact: Clark Close 1425430-7289 I cciose@rentonwa.gov
1. Conduct an Independent Secondary Review of the submitted Geotechnical Engineering Study prepared by Earth Solutions NW, llC
(dated November 7,2014) for the effectiveness of any proposed mitigating measures or programs, as allowed by RMC 4 3 050F.6.
2. The submitted Geotechnical Engineering Study prepared by Earth Solutions NW, llC (dated November 7, 2014) should expound upon
the vulnerability and potential setuement impacts as it pertains to proposed driveways in the building setback and utilities proposed for the
new lots.
3. Complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4 8 120D.7.G. Geotechnical Report, Coalmine Medium.
4. Driveway profiles to ensure the slope of the driveway does not exceed fifteen percent (15%). A modification request from the code would
be required if the driveway to the existing developed lot exceeds 15%.
Police Plan Review Comments Contact: Holly Trader 1425430-75191 htrader@rentonwa.gov
Recommendations: Minimal impact on police services.
Ran: June 08, 2016 Page 3 of4
ANT ADVISORY NOTES TO APF
LUA 15-000558 -----------Renton ®
PLAN -Planning Review -Land Use Version 21
Planning Review Comments Contact: Clark Close 1425-430-7289 I cclose@renlonwa.gov
1. Conduct an Independent Secondary Review of the submitted Geotechnical Engineering Study prepared by Earth Solutions NW, LLC
(dated November 7,2014) for the effectiveness of any proposed mitigating measures or programs, as allowed by RMC 4 3 050F.6.
2. The submitted Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated November 7,2014) should expound upon
the vulnerability and potential settlement impacts as it pertains to proposed driveways in the building setback and utilities proposed for the
new lots.
3. Complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4 8120D.7.G. Geotechnical Report, Coalmine Medium.
4. Driveway profiles to ensure the slope of the driveway does not exceed fifteen percent (15%). A modification request from the code would
be required if the driveway to the existing developed lot exceeds 15%.
Ran: June 08, 2016 Page 4 af 4
Clark Close
From:
Sent:
Randy Matheson <randy.matheson@rentonschools.us>
Monday, August 10, 2015 10:00 AM
To: Sabrina Mirante
Cc: Clark Close
Subject: RE: Notice of Application -Sidhu Short Plat -LUA15-000558, ECF, SHPL-A
See info in red below. (Great catching up with you today.)
Randy Mathesonl Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 I 425.204.2345 I
randy.matheson@rentonschools.us I www.rentonschooIS.usll.1 (.'.J
...-/~ ~ntO.n
From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov]
Sent: Monday, August 10, 2015 9:55 AM
To: Randy Matheson <randy.matheson@rentonschools.us>
Cc: Clark Close <CClose@Rentonwa.gov>
Subject: Notice of Application -Sidhu Short Plat -LUA15-000558, ECF, SHPL-A
Great talking to you Randy! Thank you so much,
SCHOOL INFORMATION REQUEST
Subject: Sidhu Short Plat
LUAI5-000S58, ECF, SHPl-A
The City of Renton's Department of Community and Economic Development (CEO) has received an application for a
short plat located at 223 S 19th St. Please see the attached Notice of Application for further details.
In order to process this application, CEO needs to know which Renton schools would be attended by children living in
residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter
to my attention, City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to
(425) 430-7300, by August 7, 2015.
Elementary School: Talbot Hill Elementary School: within walking distance: no school bus transportation provided.
Middle School: Dimmitt Middle School: school bus transportation provided.
High School: Renton High School: school bus transportation provided.
Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the
proposed development? Yes_YES __ No __ _
Any Comments: ____________________________ _
Exhibit
16
Survey -Clvil-Structural
Renton Short Plat -Modification Justification
Sidhu Short Plat
Tax Parcels: 722200-0511 and 722200-0512
Address: 223 S '9110 St, Renton, WA
Existing Property Overview
Project Name: Sidhu Short Plat
Project Size: 28,500 SF
Project Location: 223 S 19"' S~ Renton
Subject Parcel Zoning: R-8 (rezoned to R-6)
Current Use: Single family residential
Existing Improvements: Two story brick home, 1,930 SF
Special site features: Steep slopes, 3120 SF
Proposed Development Summary
Number of Lots: 3 singl. family lots
Minimum Proposed Lot Size: 8,866 SF
Maximum Proposed Lot Size: 11,250 SF
Access: All lots front on existing public right of way
Justification of Modification
5628 Airport Way 5, SU;I.144
Seattle, WA 98108
P (206) 420-7130
F (206) 457-4469
plogconsultlng.com
This Justification of Modification is in regards to the street improvements proposed for this short plat The improvements do not fan
directly along the property lines, but instead curve as the existing street curves.
We request grantlng this modification based on the following facts:
1) There are no further developable parcels along SW 19· Street that would make use of any extension of the right of way.
2) Steep slopes make development of the road along the full frontage impoSSible.
3) SW 19"' 5t dead ends at a no access portion of a highway right of way.
4) Proposed improvements still meet City Code,
Best regards
Sidhu Short Plat -Modification Justification
JulyS. 2015
Exhibit
17
Agencies
Mark Plog, Plog Consulting
Harminder Sidhu
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
Dated: f'N { (., ;lOr"
)
)
) SS
)
See Attached
Contact
Applicant
tary Public in and for the State of Washington
Notary (print): ___ --lHn.:=i14"'l ~_'V..L\ ~o lI.1:loJ:!fJ...(.l.S-____________ _
My appointment expires: Ata2+ J T/ ).0 rt
Sidhu Short Plat
LUA15-000558, ECF, SHPL-A, MOD
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: 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 Servo
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
Jalaine Madura,
Attn: SEPA Responsible Official
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
Dept. of Ecology **
Attn: Misty Blair
PO Box 47703
Olympia, WA 98504-7703
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
WDFW -Larry Fisher·
1775 12th Ave. NW Suite 201
Issaquah, WA 98027
City of Newcastle
Attn: Tim McHarg
Director of Community Development
12835 Newcastle Way, Ste 200
Newcastle, WA 98056
Puget Sound Energy
Wendy Weiker, Community Svcs. Mgr.
355 110" Ave NE
Mailstop EST 11W
Bellevue, WA 98004
Puget Sound Energy
Doug Corbin, Municipal liaison Mgr.
6905 South 228" St
Kent, WA 98032
Muckleshoot Indian Tribe Fisheries Dept ....
Attn: Karen Walter or SEPA Reviewer
39015 -172'" Avenue SE
Auburn, WA 98092
Muckleshoot Cultural Resources Program ••
Attn: Laura Murphy
39015 172 0 ' Avenue SE
Auburn, WA 98092-9763
Muckleshoot Cultural Resources Program··
Attn: Erin Slaten
39015172 0 ' 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: Charlene Anderson, AICP, ECD
220 Fourth Avenue South
Kent, WA 98032-5895
City of Tukwila
Jack Pace, 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: sepaunlt@ecy.wa.gov
** Karen Walter, laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are
emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email
addresses: KWalter@muckleshoot.nsn,us / Laura.murphy@muckleshoot,nsn,us/
erln.slaten@muckleshoat.nsn.u5
···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
Harminder Sidhu
11124 SE 264th PI
Kent, WA 98030
Mark Plog
Plog Consulting
5628 Airport Way S, #144
Seattle, WA 98108
I, C"",,-fI-Cw,~ " h'''b, '""ifyt'" _3 oop;" 0( <b"bo" 'orum,,,, Were posted in ~ conspicuous places or nearby the described property on
~ERTIFICA TION
Date: b/tr-/ff.
----------------------STATE OF WASHINGTON
COUNTY OF KING
)
) SS
)
Signed:_
------------------------------
June 16, 2016 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 (SEPAl THRESHOLD DETERMINATION
Transmitted hereWith is a copy ofthe Environmental Determination for the following
project reviewed by the Environmental Review Committee (ERC) on June 13, 2016:
SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM)
PROJECT NAME: Sidhu Short Plat
PROJECT NUMBER: LUA15-000558, SHPL-A, MOD
Appeals of the environmental determination must be flied In writing on or before 5:00
p.m. on July 1, 2016, 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) 43()" 7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
Enclosure
cc: King County Wastewater Treatment DiviSion
Boyd Powers, Department of Natural Resources
Karen Walter, Fisheries, Muckleshoot Indian Tribe
Melissa Caivert, Muckleshoot Cultural Resources Program
Gretchen Kaehler, Office of Archaeology & Historic Preservation
Exhibit
18
Ramin Pazookl, WSDOT, NW Region
Larry Fisher. WDFW
Duwamlsh Tribal Office
US Army Corp. of Engineers
Renton City Hall • 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT --------.... Renton ®
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE
-MITIGATED (DNS-M)
PROJECT NUMBER: LUA15-000558, ECF, SHPL-A, MOD
APPLICANT: Sidhu Harminder, 10618 SE 240'h St, Suite 203, Kent, WA 98031
PROJECT NAME: Sidhu Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of a 3-lot short plat, SEPA
Environmental Review and a street modification for the future development of two (2) new single-family homes.
The project site consists of two existing parcels that total 28,500 SF (0.65 acres). The existing lots are located at
the SW corner of Lake Ave Sand S 19th St within the Residential-6 dwelling units per acre (R-6) zone. The project
would retain the existing residential structure at 223 S 19th Street. The proposed new lots would range in size
from 8,886 SF to 10,467 SF in area with an average lot size of 9,500 SF. The residential density would be 5.15
dwelling units per net acre. Access to the three new parcels would be via individual driveway approaches from S
19th Street. Half-street frontage improvements will be completed along S 19th Street. The site includes 3,120 SF
of steep slope area. There are 26 trees onsite and 13 are proposed to be retained. The site topography is
relatively level within the developed area of the existing residence and descends from the existing residence to
the west and south. There are two areas on the site where the slopes exceed 40%. The proposed drainage
system would connect to impervious surfaces to infiltration facilities (dry wells) with overflow to the tightline
system that conveys flow to the downhill wetland.
PROJECT LOCATION: 223 S 19th St (APN's 7222000511 and 7222000512)
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under
their authority of Section 4-9-0700 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 July I, 2016. 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:
Gregg Zim ma dministrator
Public Works Department
JUNE 17, 2016
JUNE 13, 2016
Mark Peterson, Administrator
Fire & Emergency Services
tP/;:fI/£c.'2 \I. ~ ±
C.E. "Chip" Vinc~nt, Administrator
Department of Community & Date
Economic Development
Date
Date
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT --------Renton ®
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA15-000558, SHPL-A, MOD
APPLICANT: Sidhu Harminder
PROJECT NAME: Sidhu Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of a 3-lot short plat,
SEPA Environmental Review and a street modification for the future development of two (2)
new single-family homes. The project site consists of two existing parcels that total 28,500 SF
(0.65 acres). The existing lots are located at the SW corner of Lake Ave Sand S 19th St within
the Residential-6 dwelling units per acre (R-6) zone. The project would retain the existing
residential structure at 223 S 19th Street. The proposed new lots would range in size from 8,886
SF to 10,467 SF in area with an average lot size of 9,500 SF. The residential density would be
5.15 dwelling units per net acre. Access to the three new parcels would be via individual
driveway approaches from S 19th Street. Half-street frontage improvements will be completed
along S 19th Street. The site includes 3,120 SF of steep slope area. There are 26 trees onsite and
13 are proposed to be retained. The site topography is relatively level within the developed
area of the existing residence and descends from the existing residence to the west and south.
There are two areas on the site where the slopes exceed 40%. The proposed drainage system
would connect to impervious surfaces to infiltration facilities (dry wells) with overflow to the
tight line system that conveys flow to the downhill wetland.
PROJECT LOCATION:
LEAD AGENCY:
MITIGATION MEASURES:
223 S 19 th St (APN's 7222000511 and 7222000512)
The City of Renton
Department of Community & Economic Development
Planning Division
1. The applicant shall comply with the recommendations included in the updated
Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC dated March 11,
2016.
2. The applicant shall provide drilled pier foundations (12 or 16 inches in diameter) within
the existing loose fills along the western building site, in order to derive adequate
bearing support in the dense native deposits at depth (a minimum embedment of 10
feet in the Renton Formation deposits). A structural slab shall be utilized for the
building.
3. The applicant shall overexcavate and replace areas of existing fill material interbedded
with organic and deleterious material, voids, non-structural fill within roadway areas or
right-of-ways, below any utility improvement areas, and within the shared curb cut or
driveway areas. Overexcavations shall extend into competent native soils and structural
fill shall be utilized to restore subgrade elevations.
4. The applicant shall contract with a Geotechnical engineer in order to verify that the
earthwork, foundation and other recommendations have been properly interpreted and
implemented in the design and engineering plan documents. Geotechnical monitoring
services shall also be provided during construction covering testing and inspections as
recommended in the geotechnical report.
5. The applicant shall provide a fill source statement for fill used at the site for project
development. The fill source statement shall be submitted with the construction permit
application.
6. The property owner shall retain a qualified geotechnical consulting firm to perform, on
an annual basis, a reconnaissance-level geologic hazard and risk evaluation of the steep
slopes and existing fill deposits onsite. The objective of the evaluation is to assess
current slope conditions and advise the owner on areas of elevated risk for impacts to
property or conditions that present life and safety concerns. The consulting firm shall
provide an annual report to the property owner summarizing observations, conclusions
and recommendations in regard to the evaluation. Copies of the reports shall be made
available to the City of Renton upon request. The Development Engineering Manager
may temporarily or permanently waive the annual report requirement when the reports
are no longer necessary to protect public safety.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the
administrative land use action. Because these nates are provided as information only, they are
nat subject to the appeal process for the land use actions.
Engineering Review Comments Contact: Kamran Yazdidoost I 42S 430 7382 I
kyazdidoost@rentonwa.gov
Recommendations:
EXISTING CONDITIONS
WATER Water service will be provided by the City of Renton.
SEWER Sewer service will be provided by the City of Renton.
STORM There is storm conveyance system in S 19TH Street.
STREETS There are no frontage improvements.
CODE REQUIREMENTS:
ERe Mitigation Measures and Advisory Nates Page 2 of 8
WATER
1. The proposed development is within the City of Renton's water service area and in the 350
hydrulic pressure zone.
2. There is an existing 8 inch water main in 19TH Street.
3. The static water pressure is about 64 psi at ground elevation of 100 feet.
4. Installation of a new fire hydrant connecting to the existing 8 inch line and the hydrant must
be within 300 feet of each lot.
5. There is an existing 3/4 inch water meter serving the existing dwelling on the subject
property.
6. A separate domestic water service and meter will be required for the new lots prior to the
recording of the short plat. The meter will be connected to the existing 8 inch water main in
19TH Street.
7. The development is subject to the water system development charge of $ 3090.00 and of the
3/4 inch water meter installation charge of $3,347.50 for the new lot.
SEWER
1. Sewer service is provided by the City of Renton. Since the 8" sewer main extended on front
ofthe property, extension of the 8 inch main in S 19TH Street is not required.
2. If the existing home is currently on a septic system, it will be required to be abandoned in
accordance with King County Department of Health.
3. The system development fee for sewer is based on the size of the new domestic water to
serve the new homes on the new lots. Sewer fee for a % inch water meter install is $2135.
4. Separate side sewer stubs to each building lot is required prior to recording of the Short Plat.
SURFACE WATER
1. A drainage plan dated Jun 25, 2015, and drainage report dated February 26, 2015 was
submitted by PLOG Consulting, Survey Civil Structural. The proposed 3 lot subdivision, zoned R
8, 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. Based on the City's
flow control map, this site falls within the Flow Control Duration Standard, Forested Condition.
Flow control BMPS required for this project per City of Renton Amendments to King County
Storm Water Design Manual section 1.2.3.3.
2. Surface water runoff created by this development will be collected and conveyed to limited
infiltration trenches/drywelilocated inside the short plat. An EPA falling head infiltration test is
required for proposed designed infiltration trenches/drywell per City of Renton Amendments to
King County Storm water design manual.
3. The project is subject to a Levell downstream analysis for a Y. mile from the project site, in
accordance of section 1.2.2.1 of the King County Surface Water Design Manual as amended by
the City of Renton.
ERe Mitigation Measures and Advisory Notes Page 3 of 8
4. Infiltration trenches/drywells are proposed in the TIR for each lot. Infiltration
trenches/drywells must be design and locate per City of Renton Amendments to King County
Storm Water Design Manual Appendix C sections 5.4 and C.2.2.3. New driveways must be
added to pollution generating impervious surface area.
5. A geotechnical report, dated November 7, 2014 was submitted by Earth Solutions NW LLC.
The field study included 7 exploration pits on the 0.65 acre site. These exploration pits were
dug up to 10 feet in fill and native's soil. No ground water was encountered. Soil type
encountered is silty sand (USCS: SM) and silt with sand (USCS: ML).
6. Surface water system development fee is $1,350.00 per new lot. Fees are payable prior to
issuance of the construction permit.
TRANSPORTATION/STREET
1. This project fronts S 19TH Street. Street improvements for this project must meet the city of
Renton Street standards.
2. The current transportation impact fee rate is $2,214.44 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.
3. Existing right of way width in this section of S 19TH Street is approximately 60 feet. S 19TH
Street is classified as a residential access street. To meet the City's complete street standards
for residential streets, street improvements including, but not limited to 13 feet of paving from
centerline, curb and gutter, an 8 foot planter strip, a 5 foot Sidewalk, and storm drainage
improvements are required to be constructed in the right of way fronting the site per City code
4 6 060. Right of way dedication is not required at this section of S 19TH Street.
GENERAL COMMENTS
1. Separate permits and fees for water, sewer, and storm connections 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.
PLAN REVIEW RECOMMENDED CONDITIONS
1. Flow control BMPS required for this project per City of Renton Amendments to King County
Storm Water Design Manual section 1.2.3.3.
ERe Mitigation Measures and Advisory Notes Page 4 of B
2. An EPA falling head infiltration test is required for proposed designed infiltration
trenches/drywells per City of Renton Amendments to King County Storm Water Design Manual.
3. New driveways area must be included to pollution generating impervious surface area.
4. Infiltration trenches/drywells must be design and locate per City of Renton Amendments to
King County Storm Water Design Manual sections C.2.2.3 and S.4.
S. Levell downstream analysis is required in accordance with section 1.2.2.1 of the King County
Surface Water Design Manual as amended by the City of Renton.
6. Per Geotech report, due to the loose to medium dense consistency of the existing fill
deposits, as well as the presence of organic and deleterious material, soil cavities, and buried
debris, it is our opinion development within the western tax parcel would require the use of
deep foundations, such as pipe piles, in order to provide adequate support for proposed
structures. Additional testing of existing fill soils, primarily from an environmental standpoint,
would be prudent as project plans develop.
7. Existing right of way width in this section of S 19TH Street is approximately 60 feet. S 19TH
Street is classified as a residential access street. To meet the City's complete street standards
for residential streets, street improvements including, but not limited to 13 feet of paving from
centerline, curb and gutter, an 8 foot planter strip, a S foot Sidewalk, and storm drainage
improvements are required to be constructed in the right of way fronting the site per City code
46060. Right of way dedication is not required at this section of S 19TH Street.
Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I
afowler@rentonwa.gov
1. A preliminary drainage report, dated February 26,2015, and drainage plan dated June 25,
2015 were submitted by PlOG Consulting with the site plan application. Based on the City of
Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested
Site Conditions. The development is subject to Full Drainage Review in accordance with the
2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton
Amendments to the KCSWDM.
2. As outlined in the drainage report, the site meets the exemption for providing flow control
facilities as outlined in the City of Renton Amendments to the 2009 KCSWDM Section 1.2.3.1.B.
The requirement for providing flow control facilities is waived for any threshold discharge area
in which there is no more than O.l-cfs difference in the sum ofthe developed and forested
(historic) site conditions 100-year peak flows. For the purposes of this calculation, the peak
flows may be modeled in accordance with the flow control BMP facility sizing credits in Table
1.2.3.C. As designed, the development proposes the use of drywells to provide limited
infiltration of surface water. Based on the model presented in the report, and utilizing the BMP
facility sizing credit for providing limited Infiltration, the proposed development creates an
increase of O.l-cfs from the existing site condition 100-year peak flows and qualifies for the
exemption.
3. A preliminary geotechnical report, dated November 7, 2014, completed by Earth Solutions
NW, lLC for the site was provided as part of the site plan application. The report discusses the
soil and groundwater characteristics of the site and provides recommendations for project
ERe Mitigation Measures and Ad..,isory Notes Page 5 of 8
design and construction. The submitted geotechnical report makes several recommendations
and conclusions, including but not limited to the western tax parcel should use deep
foundations, such as pipe piles, in order to provide adequate support for proposed structures
due to the loose to medium dense consistency of the existing fill deposits, as well as the
presence of organic and deleterious material, soil cavities and buried debris; or the report also
states that the organic-rich soil and fill deposits are not considered suitable for direct support of
utilities and would likely require remedial action, such as removal and replacement with
structural fill, where encountered at utility subgrades.
4. On August 27, 2015, the City requested a secondary review ofthe submitted Geotechnical
Report and requested the submitted report expound upon the vulnerability and potential
settlement impacts as it pertains to proposed driveways in the building setback and utilities
proposed for the new lots.
5. An updated geotechnical report, dated March 11, 2016, completed by Earth Solutions NW,
LLC for the site was provided for review. On February 19, 2016, Earth Solutions NW, LLC
conducted a supplementary subsurface explorations consisting of three (3) soil borings on the
western parcel to better assess the depth and characteristics of the existing fill deposits. Based
on the Standard Penetration Test (SPT) the in-situ density of the fill varies between very loose
to medium dense. Fill depths range between 23 and 71 feet below the existing ground surface
(bgs) at the boring location. The fill depth was found to increase from east to west across the
western parcel. The moisture content of the fill was characterized primarily as "moist to wet" or
"wet." Groundwater seepage was encountered at depths of approximately 15 to 20 feet bgs at
the boring locations. The native soils were classified in the report as silty sand, which exhibit
very low infiltration characteristics. The report concludes the native soils are not feasible for
infiltration and should be considered impervious for practical design purposes.
Staff Comments:
i. Based on the results of the updated Geotechnical Report, the drainage plan and drainage
report no longer provide a feasible option for mitigating the added impervious surfaces as a
result ofthe development. The use of drywells for Limited Infiltration ofthe surface water is
viable due to the classification of the native soils on site.
ii. The applicant shall provide an updated Technical Information Report (TIR) and drainage
plan providing a practicable alternative to mitigate the added impervious surface as a result
of the development. The BMP facility sizing credit for Limited Infiltration is no longer
applicable to the site. New calculations are required to determine the project's ability to
meet the exemption for flow control as outlined in Section 1.2.3.B. If the exemption cannot
be obtained based in the site conditions, flow control facilities will be required to be
designed in accordance with Section 5.4.
Community Services Review Comments Contact: Leslie Betlach I 425430 6619 I
LBetlach@rentonwa.gov
Recommendations: 1. Parks Impact Fee per Ordinance 5670 applies.
Recommendations: 2. Street trees shall be species that achieve a small height due to overhead
utilities. Recommend only two street trees, instead of three as proposed.
ERe Mitigation Measures and Advisory Notes Page6of8
Recommendations: 3. Planting strip increase pervious surfaces by eliminating concrete on
either side of driveway approaches, where possible.
Recommendations: 4. Street lighting an existing power pole is not shown on the plans.
Technical Services Comments Contact: Amanda Askren I 42S 430 7369 I
aaskren@rentonwa.gov
Recommendations: Technical Services Review -Review Date 8/11/2.01S
Title report provided does not include both properties for the short plat. Please provide.Sheet
2. Comments -Boundary Survey:
• Survey notes are cut off and illegible.
• Text on some items does not meet minimum requirements.
• No legend provided.
• Overlapping text and linework make some information illegible.
• Stationing provided appears to be incomplete.
• Surveyor stamp not included.
• Symbol sizes are inconsistent.
Sheet 3 Comments -Boundary and Topographic Survey:
• Dimension text for improvements illegible.
• No legend provided.
• Overlapping text and linework make some information illegible.
• Surveyor stamp not included.
Sheet 6 Comments -Proposed Short Plat layout:
• Overlapping text and linework make some information illegible.
• Inconsistent text sizes.
• Appears the existing house will stay; however proposed lot lines run through existing
improvements.
Fire Review-Building Comments Contact: Corey Thomas I 4254307024 I
cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. The fire mitigation impact fees are currently applicable at the rate of $495.10 per single
family unit. This fee is paid at the time of bUilding permit issuance. Credit would be granted for
the one existing home to be retained.
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,
ERe Mitigation Measures and AdviSOry Notes Page70fS
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. Existing fire hydrants can be counted toward the requirements as long as they
meet current code including 5 inch storz fittings of which there is one hydrant that does and is
within 300 feet of all proposed homes. A second new hydrant would be needed if larger homes
are proposed.
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 75 psi point loading. Access is required within
150 feet of all points on the bUildings. Maximum slope is 15 percent.
Planning Review Comments Contact: Clark Close I 425430 7289 I cclose@rentonwa.gov
1. Conduct an Independent Secondary Review ofthe submitted Geotechnical Engineering Study
prepared by Earth Solutions NW, LLC (dated November 7, 2014) for the effectiveness of any
proposed mitigating measures or programs, as allowed by RMC 4 3 050F .6.
2. The submitted Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated
November 7, 2014) should expound upon the vulnerability and potential settlement impacts as
it pertains to proposed driveways in the building setback and utilities proposed for the new lots.
3. Complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4 S120D.7.G.
Geotechnical Report, Coalmine Medium.
4. Driveway profiles to ensure the slope of the driveway does not exceed fifteen percent (15%).
A modification request from the code would be required if the driveway to the existing
developed lot exceeds 15%.
Police Plan Review Comments Contact: Holly Trader I 425 4307519 I htrader@rentonwa.gov
Recommendations: Minimal impact on police services.
ERe Mitigation Measures and Advisory Notes Page 8 of 8
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME:
PROJECT NUMBER:
LOCATION:
Sidhu Short Plat
LUA15-o00558, SHPL-A. MOD
ZZ3 5 19th St (APN's 7222000511 & 7222000512)
DESCRIPTION: THE APPLICANT IS REQUESTING APPROVAL OF A 3-l0T SHORT PLAT, SEPA
ENVIRONMENTAL REVIEW ANO A STREET MODIFICATION FOR THE FUTURE DEVELOPMENT OF TWO (2) NEW ~NGLE-FAMILY
HOMES. THE PROJECT SITE CONSISTS OF TWO EXlsnNG PARCELS THAT TOTAL 28,500 SF (0.65 ACRES). THE EXISTING LOTS
ARE LOCATED ATTHE SW CORNER OF LAKE AVE 5 ANDSl9TH ST WITHIN THE RESIOENTIAL-6 OWELLING UNITS PER ACRE (R.
6) lONE, THE PROJECT WOULD RETAIN THE EXISTING RESIDENTIAL STRUCTURE AT 223 5 19TH STREET. THE PROPOSED NEW
LOTS WOULD RANGE IN SIZE FROM 8,886 SF TO 10,467 SF IN AREA WITH AN AVERAGE LOT SIZE OF 9.500 SF. THE
RESIDENTIAL DENSITY WOULD BE 5.15 DWEWNG UNITS PER NET ACRE. ACCESS TO THE THREE NEW PARCELS WOULD BE VIA
INDIVIDUAL DRIVEWAY APPROACHES FROM S 19TH STREET. HALF-STREET FRONTAGE IMPROVEMENTS WILL BE COMPLETED
ALONG S 19TH STREET. THE SITE INCLUDES 3,120 SF Of STEEP SLOPE AREA. THERE ARE 26 TREES ONSITE AND 13 ARE
PROPOSED TO BE RETAINED. THE SITE TOPOGRAPHY IS RElATIVELV LEVEL WITHIN THE DEVELOPED AREA Of THE EXISTING
RESIDENCE AND DESCENDS FROM THE EXISTING RESIDENCE TO THE WEST AND SOUTH. THERE ARE TWO AREAS ON THE SITE:
WHERE THE SLOPES EXCEED 40%. THE PROPOSED DRAINAGE SYSTEM WOULD CONNECT TO IMPERVIOUS SURFACES TO
INFILTRATION FACILITIES lORY WELLS) WJTH OVERFLOW TO THE nGHTUNE SYSTEM THAT CONVEYS FLOW TO THE DOWNHILL
WETlAND.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (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 July 1. 2016,
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.
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES
NOTIFIED.
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 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. I
City of •
f:JJfC)Jl
Department of Community and Economic Development
Planning Division
ADMINISTRATIVE POLICY/CODE INTERPRETATION
ADMINISTRATIVE
POLICY/CODE
INTERPRETATION #:
L MUNICIPA
CODE SECTIONS:
REFERENCE:
SUBJECT:
BACKGROUND:
-Renton€)
Entire Document
CI-73 -REVISED Available Upon
Request
4-2-110.A, 4-2-11O.B, 4-2-110.0, 4-2-115, 4-11-020, and 4-11-230
Residential Building Height (RC thru RMF)
Erratum Statement: CI-73 implemented changes to the
method of height measurement for structures in the RC
through RMF zones. This erratum statement affects the
two-story limitation for R-14 zoned properties by
increasing it to three. Docket #116 advocates for increased
height and story limits for select zones, including the RMF
zone. The R-14 zone is transitional between the R-l0 and
RMF, and therefore R-14 standards are intended to offer a
compromise between the restrictions of the R-10 and the
allowances of the RMF zone. By limiting wall plate height
to 24' yet allowing three stories, the R-14 zone would
provide an appropriate transition between the R-l0 and
RMF zones with respect to building height.
By definition, the current method to determine a building's height is to
measure the average height of the highest roof surface from the grade
plane (i.e., average grade). The maximum height allowed in the RC
through R-14 zones is 30 feet (35' in the RMF). The implementation of a
"maximum height" (RMC 4-2-110.A) as applied to roofed buildings is
inconsistent and contradictory with the intent and purpose statements of
Title IV related to residential design (RMC 4-2-115). Further, regulating
the height of non-roofed structures is unenforceable by Title IV (except
for Building Code). The ambiguity and contradictory aspects of the code
exist for two reasons:
1. Height is measured to the midpoint of a roof; and
2. Flat roofs are able to be as tall as buildings with pitched roofs, which
increases the building's massing.
Exhibit
19
H:\CED\Planning\ Title IV\Docket\Administrative Policy Code Interpretation\CI-73\Code Interpretation -REVISED.docx
June 16, 2016
Mark Plog
Plog Consulting
5628 Airport Way S, #144
Seattle, wA 98108
Community & Economic Development Department
C.E. "Chip"Vincent, Administrator
SUBJECT: ENVIRONMENTAL (SEPAl THRESHOLD DETERMINATION
Sidhu Short Plat, LUA15-000558, SHPL-A, MOD
Dear Mr. Plog:
This letter is written on behalf of the Environmental Review Committee (ERC) to advise
you that they have completed their review ofthe 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 ofthe Mitigation Measures.
Appeals of the environmental determination must be filed in writing on or before 5:00
p.m. on July 1, 2016, 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.
If the Environmental Determination is appealed, a public hearing date will be set and all
parties notified.
If you have any further questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
Enclosure
cc: Sidhu Harminder I Ownerls)
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
June 16, 2016 Community & Economic Development Department
CE. "Chip"Vincent, Administrator
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPAl THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following
project reviewed by the Environmental Review Committee (ERe) on June 13, 2016:
SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM)
PROJECT NAME: Sidhu Short Plat
PROJECT NUMBER: LUA15-000SS8, SHPL-A, MOD
Appeals of the environmental determination must be filed in writing on or before 5:00
p.m. on July 1, 2016, 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) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
Enclosure
cc: King County Wastewater Treatment Division
Boyd Powers, Department of Natural Resources
Karen Waiter, Fisheries, Muckleshoot Indian Tribe
Melissa Calvert, Muckleshoot Cultural Resources Program
Gretchen Kaehler, Office of Archaeology & Historic Preservation
Ramin Pazooki, WSDOT, NW Region
Larry Fisher, WOFW
Duwamish Tribal Office
US Army Corp. of Engineers
Renton City Hall ~ 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE
-MITIGATED (DNS-M)
PROJECT NUMBER: LUA15-000558, ECF, SHPL-A, MOD
APPLICANT: Sidhu Harminder, 10518 SE 240'h St, Suite 203, Kent, WA 98031
PROJECT NAME: Sidhu Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of a 3-lot short plat, SEPA
Environmental Review and a street modification for the future development of two (2) new single-family homes.
The project site consists of two existing parcels that total 28,500 SF (0.65 acres). The existing lots are located at
the SW corner of Lake Ave Sand S 19th St within the Residential-5 dwelling units per acre (R-6) zone. The project
would retain the existing residential structure at 223 S 19th Street. The proposed new lots would range in size
from 8,886 SF to 10,457 SF in area with an average lot size of 9,500 SF. The residential density would be 5.15
dwelling units per net acre. Access to the three new parcels would be via individual driveway approaches from S
19th Street. Half-street frontage improvements will be completed along S 19th Street. The site includes 3,120 SF
of steep slope area. There are 26 trees onsite and 13 are proposed to be retained. The site topography is
relatively level within the developed area of the existing residence and descends from the existing residence to
the west and south. There are two areas on the site where the slopes exceed 40%. The proposed drainage
system would connect to impervious surfaces to infiltration facilities (dry wells) with overflow to the tightline
system that conveys flow to the downhill wetland.
PROJECT LOCATION: 223 S 19th St (APN's 7222000511 and 7222000512)
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under
their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental
impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the
lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on July I, 2016. 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) 430-5510.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
Gregg Zim administrator
Public Works De artment
Community Services Department
JUNE 17, 2016
JUNE 13, 2016
Date
Mark Peterson, Administrator
Fire & Emergency Services
~/;~/;£c.<E. \J, ~ ±-
C.E. "Chip" Vincent, Administrator
Department of Community & Date
Economic Development
Date
Date
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT -----""",.,...--.. R"en ton
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA15-000558, SHPL-A, MOD
APPLICANT: Sidhu Harminder
PROJECT NAME: Sidhu Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of a 3-lot short plat,
SEPA Environmental Review and a street modification for the future development of two (2)
new single-family homes. The project site consists of two existing parcels that total 28,500 SF
(0.65 acres). The existing lots are located at the SW corner of Lake Ave Sand S 19th St within
the Residential-6 dwelling units per acre (R-6) zone. The project would retain the existing
residential structure at 223 S 19th Street. The proposed new lots would range in size from 8,886
SF to 10,467 SF in area with an average lot size of 9,500 SF. The residential density would be
5.15 dwelling units per net acre. Access to the three new parcels would be via individual
driveway approaches from S 19th Street. Half-street frontage improvements will be completed
along S 19th Street. The site includes 3,120 SF of steep slope area. There are 26 trees onsite and
13 are proposed to be retained. The site topography is relatively level within the developed
area of the existing residence and descends from the eXisting residence to the west and south.
There are two areas on the site where the slopes exceed 40%. The proposed drainage system
would connect to impervious surfaces to infiltration facilities (dry wells) with overflow to the
tightline system that conveys flow to the downhill wetland.
PROJECT LOCATION:
LEAD AGENCY:
MITIGATION MEASURES:
223 S 19 th St (APN's 7222000511 and 7222000512)
The City of Renton
Department of Community & Economic Development
Planning Division
1. The applicant shall comply with the recommendations included in the updated
Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC dated March 11,
2016.
2. The applicant shall provide drilled pier foundations (12 or 16 inches in diameter) within
the existing loose fills along the western building site, in order to derive adequate
bearing support in the dense native deposits at depth (a minimum embedment of 10
feet in the Renton Formation deposits). A structural slab shall be utilized for the
building.
3. The applicant shall overexcavate and replace areas of existing fill material interbedded
with organic and deleterious material, voids, non-structural fill within roadway areas or
right-of-ways, below any utility improvement areas, and within the shared curb cut or
driveway areas. Overexcavations shall extend into competent native soils and structural
fill shall be utilized to restore subgrade elevations.
4. The applicant shall contract with a Geotechnical engineer in order to verify that the
earthwork, foundation and other recommendations have been properly interpreted and
implemented in the design and engineering plan documents. Geotechnical monitoring
services shall also be provided during construction covering testing and inspections as
recommended in the geotechnical report.
5. The applicant shall provide a fill source statement for fill used at the site for project
development. The fill source statement shall be submitted with the construction permit
application.
6. The property owner shall retain a qualified geotechnical consulting firm to perform, on
an annual basis, a reconnaissance-level geologic hazard and risk evaluation ofthe steep
slopes and existing fill deposits on site. The objective of the evaluation is to assess
current slope conditions and advise the owner on areas of elevated risk for impacts to
property or conditions that present life and safety concerns. The consulting firm shall
provide an annual report to the property owner summarizing observations, conclusions
and recommendations in regard to the evaluation. Copies of the reports shall be made
available to the City of Renton upon request. The Development Engineering Manager
may temporarily or permanently waive the annual report requirement when the reports
are no longer necessary to protect public safety.
ADIVISORY NOTES:
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.
Engineering Review Comments Contact: Kamran Yazdidoost I 425430 7382 I
kyazdidoost@rentonwa.gov
Recommendations:
EXISTING CONDITIONS
WATER Water service will be provided by the City of Renton.
SEWER Sewer service will be provided by the City of Renton.
STORM There is storm conveyance system in S 19TH Street.
STREETS There are no frontage improvements.
CODE REQUIREMENTS:
ERe Mitigation Measures and Advisory Notes Page 2 of 8
WATER
1. The proposed development is within the City of Renton's water service area and in the 350
hydrulic pressure zone.
2. There is an existing 8 inch water main in 19TH Street.
3. The static water pressure is about 64 psi at ground elevation of 100 feet.
4. Installation of a new fire hydrant connecting to the existing 8 inch line and the hydrant must
be within 300 feet of each lot.
5. There is an existing 3/4 inch water meter serving the existing dwelling on the subject
property.
6. A separate domestic water service and meter will be required for the new lots prior to the
recording of the short plat. The meter will be connected to the existing 8 inch water main in
19TH Street.
7. The development is subject to the water system development charge of $ 3090.00 and of the
3/4 inch water meter installation charge of $3,347.50 for the new lot.
SEWER
1. Sewer service is provided by the City of Renton. Since the 8" sewer main extended on front
ofthe property, extension ofthe 8 inch main in S 19TH Street is not required.
2. If the existing home is currently on a septic system, it will be required to be abandoned in
accordance with King County Department of Health.
3. The system development fee for sewer is based on the size of the new domestic water to
serve the new homes on the new lots. Sewer fee for a % inch water meter install is $2135.
4. Separate side sewer stubs to each building lot is required prior to recording ofthe Short Plat.
SURFACE WATER
1. A drainage plan dated Jun 25, 2015, and drainage report dated February 26, 2015 was
submitted by PLOG Consulting, Survey Civil Structural. The proposed 3 lot subdivision, zoned R
8, 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. Based on the City's
flow control map, this site falls within the Flow Control Duration Standard, Forested Condition.
Flow control BMPS required for this project per City of Renton Amendments to King County
Storm Water Design Manual section 1.2.3.3.
2. Surface water runoff created by this development will be collected and conveyed to limited
infiltration trenches/dryweillocated inside the short plat. An EPA falling head infiltration test is
required for proposed designed infiltration trenches/drywell per City of Renton Amendments to
King County Storm water design manual.
3. The project is subject to a Levell downstream analysis for a X mile from the project site, in
accordance of section 1.2.2.1 of the King County Surface Water Design Manual as amended by
the City of Renton.
ERe Mitigation Measures and Advisory Notes Page30f8
4. Infiltration trenches/drywells are proposed in the TIR for each lot. Infiltration
trenches/drywells must be design and locate per City of Renton Amendments to King County
Storm Water Design Manual Appendix C sections 5.4 and C.2.2.3. New driveways must be
added to pollution generating impervious surface area.
5. A geotechnical report, dated November 7,2014 was submitted by Earth Solutions NW LLC.
The field study included 7 exploration pits on the 0.65 acre site. These exploration pits were
dug up to 10 feet in fill and native's soil. No ground water was encountered. Soil type
encountered is silty sand (USCS: SM) and silt with sand (USCS: ML).
6. Surface water system development fee is $1,350.00 per new lot. Fees are payable prior to
issuance of the construction permit.
TRANSPORTATION/STREET
1. This project fronts S 19TH Street. Street improvements for this project must meet the city of
Renton Street standards.
2. The current transportation impact fee rate is $2,214.44 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.
3. Existing right of way width in this section of S 19TH Street is approximately 60 feet. S 19TH
Street is classified as a residential access street. To meet the City's complete street standards
for residential streets, street improvements including, but not limited to 13 feet of paving from
centerline, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage
improvements are required to be constructed in the right of way fronting the site per City code
46060. Right of way dedication is not required at this section of S 19TH Street.
GENERAL COMMENTS
1. Separate permits and fees for water, sewer, and storm connections 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.
PLAN REVIEW RECOMMENDED CONDITIONS
1. Flow control BMPS required for this project per City of Renton Amendments to King County
Storm Water Design Manual section 1.2.3.3.
ERe Mitigation Measures and Advisory Notes Page 4 of 8
2. An EPA falling head infiltration test is required for proposed designed infiltration
trenches/drywells per City of Renton Amendments to King County Storm Water Design Manual.
3. New driveways area must be included to pollution generating impervious surface area.
4. Infiltration trenches/drywells must be design and locate per City of Renton Amendments to
King County Storm Water DeSign Manual sections C.2.2.3 and 5.4.
5. Levell downstream analysis is required in accordance with section 1.2.2.1 of the King County
Surface Water Design Manual as amended by the City of Renton.
6. Per Geotech report, due to the loose to medium dense consistency of the existing fill
deposits, as well as the presence of organic and deleterious material, soil cavities, and buried
debris, it is our opinion development within the western tax parcel would require the use of
deep foundations, such as pipe piles, in order to provide adequate support for proposed
structures. Additional testing of existing fill soils, primarily from an environmental standpoint,
would be prudent as project plans develop.
7. Existing right of way width in this section of S 19TH Street is approximately 60 feet. S 19TH
Street is classified as a residential access street. To meet the City's complete street standards
for residential streets, street improvements including, but not limited to 13 feet of paving from
centerline, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage
improvements are required to be constructed in the right of way fronting the site per City code
46060. Right of way dedication is not required at this section of S 19TH Street.
Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I
afowler@rentonwa.gov
1. A preliminary drainage report, dated February 26, 2015, and drainage plan dated June 25,
2015 were submitted by PLOG Consulting with the site plan application. Based on the City of
Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested
Site Conditions. The development is subject to Full Drainage Review in accordance with the
2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton
Amendments to the KCSWDM.
2. As outlined in the drainage report, the site meets the exemption for providing flow control
facilities as outlined in the City of Renton Amendments to the 2009 KCSWDM Section 1.2.3.1.B.
The requirement for providing flow control facilities is waived for any threshold discharge area
in which there is no more than O.l-cfs difference in the sum of the developed and forested
(historic) site conditions 100-year peak flows. For the purposes of this calculation, the peak
flows may be modeled in accordance with the flow control BMP facility sizing credits in Table
1.2.3.C. As designed, the development proposes the use of drywells to provide limited
infiltration of surface water. Based on the model presented in the report, and utilizing the BMP
facility sizing credit for providing Limited Infiltration, the proposed development creates an
increase of O.l-cfs from the existing site condition 100-year peak flows and qualifies for the
exemption.
3. A preliminary geotechnical report, dated November 7, 2014, completed by Earth Solutions
NW, LLC for the site was provided as part ofthe site plan application. The report discusses the
soil and groundwater characteristics of the site and provides recommendations for project
ERe Mitigation Measures and Advisory Notes Page 5 of 8
design and construction. The submitted geotechnical report makes several recommendations
and conclusions, including but not limited to the western tax parcel should use deep
foundations, such as pipe piles, in order to provide adequate support for proposed structures
due to the loose to medium dense consistency of the existing fill deposits, as well as the
presence of organic and deleterious material, soil cavities and buried debris; or the report also
states that the organic-rich soil and fill deposits are not considered suitable for direct support of
utilities and would likely require remedial action, such as removal and replacement with
structural fill, where encountered at utility subgrades.
4. On August 27, 2015, the City requested a secondary review of the submitted Geotechnical
Report and requested the submitted report expound upon the vulnerability and potential
settlement impacts as it pertains to proposed driveways in the building setback and utilities
proposed for the new lots.
5. An updated geotechnical report, dated March 11, 2016, completed by Earth Solutions NW,
LLC for the site was provided for review. On February 19, 2016, Earth Solutions NW, LLC
conducted a supplementary subsurface explorations consisting of three (3) soil borings on the
western parcel to better assess the depth and characteristics of the existing fill deposits. Based
on the Standard Penetration Test (SPT) the in-situ density ofthe fill varies between very loose
to medium dense. Fill depths range between 23 and 71 feet below the existing ground surface
(bgs) at the boring location. The fill depth was found to increase from east to west across the
western parcel. The moisture content of the fill was characterized primarily as "moist to wet" or
"wet." Groundwater seepage was encountered at depths of approximately 15 to 20 feet bgs at
the boring locations. The native soils were classified in the report as silty sand, which exhibit
very low infiltration characteristics. The report concludes the native soils are not feasible for
infiltration and should be considered impervious for practical design purposes.
Staff Comments:
i. Based on the results of the updated Geotechnical Report, the drainage plan and drainage
report no longer provide a feasible option for mitigating the added impervious surfaces as a
result of the development. The use of drywells for Limited Infiltration of the surface water is
viable due to the classification of the native soils on site.
ii. The applicant shall provide an updated Technical Information Report (TIR) and drainage
plan providing a practicable alternative to mitigate the added impervious surface as a result
of the development. The BMP facility sizing credit for Limited Infiltration is no longer
applicable to the site. New calculations are required to determine the project's ability to
meet the exemption for flow control as outlined in Section 1.2.3.B. If the exemption cannot
be obtained based in the site conditions, flow control facilities will be required to be
designed in accordance with Section 5.4.
Community Services Review Comments Contact: Leslie Betlach I 4254306619 I
LBetlach@rentonwa.gov
Recommendations: 1. Parks Impact Fee per Ordinance 5670 applies.
Recommendations: 2. Street trees shall be species that achieve a small height due to overhead
utilities. Recommend only two street trees, instead of three as proposed.
ERe Mitigation Measures and AdviSOry Notes Page 6 afB
Recommendations: 3. Planting strip increase pervious surfaces by eliminating concrete on
either side of driveway approaches, where possible.
Recommendations: 4. Street lighting an existing power pole is not shown on the plans.
Technical Services Comments Contact: Amanda Askren I 425 430 7369 I
aaskren@rentonwa.gov
Recommendations: Technical Services Review -Review Date 8/11/2015
Title report provided does not include both properties for the short plat. Please provide.Sheet
2 Comments -Boundary Survey:
• Survey notes are cut off and illegible.
• Text on some items does not meet minimum requirements.
• No legend provided.
• Overlapping text and linework make some information illegible.
• Stationing provided appears to be incomplete.
• Surveyor stamp not included.
• Symbol sizes are inconsistent.
Sheet 3 Comments -Boundary and Topographic Survey:
• Dimension text for improvements illegible.
• No legend provided.
• Overlapping text and linework make some information illegible.
• Surveyor stamp not included.
Sheet 6 Comments -Proposed Short Plat Layout:
• Overlapping text and linework make some information illegible.
• Inconsistent text sizes.
• Appears the existing house will stay; however proposed lot lines run through existing
improvements.
Fire Review-Building Comments Contact: Corey Thomas I 425 430 7024 I
cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. The fire mitigation impact fees are currently applicable at the rate of $495.10 per single
family unit. This fee is paid at the time of building permit issuance. Credit would be granted for
the one existing home to be retained.
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,
ERe Mltigation Measures and Advisory Notes Page 7 of 8
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. Existing fire hydrants can be counted toward the requirements as long as they
meet current code including 5 inch storz fittings of which there is one hydrant that does and is
within 300 feet of all proposed homes. A second new hydrant would be needed if larger homes
are proposed.
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 75 psi point loading. Access is required within
150 feet of all points on the buildings. Maximum slope is 15 percent.
Planning Review Comments Contact: Clark Close I 4254307289 I cclose@rentonwa.gov
1. Conduct an Independent Secondary Review of the submitted Geotechnical Engineering Study
prepared by Earth Solutions NW, LLC (dated November 7, 2014) for the effectiveness of any
proposed mitigating measures or programs, as allowed by RMC 4 3 050F.6.
2. The submitted Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated
November 7, 2014) should expound upon the vulnerability and potential settlement impacts as
it pertains to proposed driveways in the building setback and utilities proposed for the new lots.
3. Complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4 8 120D.7.G.
Geotechnical Report, Coalmine Medium.
4. Driveway profiles to ensure the slope of the driveway does not exceed fifteen percent (15%).
A modification request from the code would be required ifthe driveway to the existing
developed lot exceeds 15%.
Police Plan Review Comments Contact: Holly Trader I 425 430 7519 I htrader@rentonwa.gov
Recommendations: Minimal impact on police services.
ERe Mitigation Measures and AdviSOry Notes Page 8 of 8
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Sidhu Short Plat
PROJECT NUMBER: LUA15-OO0558, SHPL·A, MOD
LOCATION: ZZ3 S 19" St (APN's 72Z2OOO511 & 72Z2000512)
DESCRIPTION: THE APPLICANT IS REQUESTING APPROVAL OF A 3·LOT SHORT PLAT, SEPA
ENVIRONMENTAL REVIEW AND A STREET MODIFICATION FOR THE FUTURE DEVELOPMENT OF TWO (2) NEW SINGLE-FAMILY
HOMES. THE PROJECT SITE CONSISTS OF TWO EXISTING PARCELS THAT TOTAL 28,500 SF (a.65 ACRES). THE EXISTING LOTS
ARE LOCATED AT THE SW CORNER OF LAKE AVE 5 AND S 19TH ST WITHIN THE RESIOENTlAL..{i DWElliNG UNITS PER ACRE (R-
6) ZONE. THE PROJECT WOULD RETAIN THE EXISTING RESIDENTIAl. STRUCTURE AT 2Z3 S 19TH STREET. THE PROPOSED NEW
LOTS WOULD RANGE IN SIZE FROM 8,886 SF TO 10,467 SF IN AREA WITH AN AVERAGE LOT SIZE OF 9,500 SF. THE
RESIDENTIAL DENSITY WOULD BE 5.15 DWElliNG UNITS PER NET ACRE. ACCESS TO THE THREE NEW PARCELS WOULD BE VIA
INDIVIDUAL DRIVEWAY APPROACHES FROM S 19TH STREET. HALF-STREET FRONTAGE IMPROVEMENTS WILL BE COMPLETED
ALONG S 19TH STREET. THE SITE INCLUDES 3,120 SF OF STEEP SLOPE AREA. THERE ARE 26 TREES ONSITE AND 13 ARE
PROPOSED TO BE RETAINED. THE SITE TOPOGRAPHY IS RELATIVELY LEVEL WITHIN THE DEVELOPED AREA OF THE EXISTING
RESIDENCE AND DESCENDS FROM THE EXISTING RESIDENCE TO THE WEST AND SOUTH. THERE ARE TWO AREAS ON THE SITE
WHERE THE SLOPES EXCEED 40%. THE PROPOSED DRAINAGE SYSTEM WOULD CONNECT TO IMPERVIOUS SURFACES TO
INFILTRATION FACILITIES (DRY WELLS) WITH OVERFLOW TO THE TIGHTLINE SYSTEM THAT CONVEYS FLOW TO THE DOWNHILL
WETLAND.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (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 JulV 1, 2016,
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.
IF THE ENVIRONMENTAL OETERMINATION IS APPEALED, A PUBLIC HEARING WilL BE SET AND ALL PARTIES
NOTIFIED.
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 __ lTV
AND ECONOMIC DEVELOPMENT enton0
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE:
Project Nome:
Project Number:
Project Monoger:
Owner/Applicant:
Contact:
Project Location:
Project Summary:
Exist. Bldg. Area SF:
Site Area:
STAFF
RECOMMENDATION:
June 13,2016
Sidhu Short Plat
LUA15-000558, ECF, SHPL-A, MOD
Clark H. Close, Senior Planner
Sidhu Harminder, 10618 SE 240'h St, Suite 203, Kent, WA 98031
Mark X. Plog, Plog Consulting, 5628 Airport Way S #144, Seattle, WA 98108
223 S 19th St (APN's 7222000511 and 7222000512)
The applicant is requesting approval of a 3-lot short plat, SEPA Environmental Review
and a street modification for the future development of two (2) new Single-familY
homes_ The project site consists of two existing parcels that total 28,500 SF (0.65
acres). The existing lots are located at the SW corner of Lake Ave Sand S 19th St within
the Residential-6 dwelling units per acre (R-6) zone. The project would retain the
existing residential structure at 223 S 19th Street. The proposed new lots would range
in size from 8,886 SF to 10,467 SF in area with an average lot size of 9,500 SF. The
residential density would be 5.15 dwelling units per net acre. Access to the three new
parcels would be via individual driveway approaches from S 19th Street. Half-street
frontage improvements will be completed along S 19th Street. The site includes 3,120
SF of steep slope area. There are 26 trees onsite and 13 are proposed to be retained.
The site topography is relatively level within the developed area of the existing
residence and descends from the existing residence to the west and south. There are
two areas on the site where the slopes exceed 40%. The proposed drainage system
would connect to impervious surfaces to infiltration facilities (dry wells) with overflow
to the tightline system that conveys flow to the downhill wetland.
1,930 SF
28,500 SF (0.65 acres)
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 Nonsignificance -Mitigated (DNS-M).
Project Location Map
City of Renton Department of Community _ Economic Development
SIDHU SHORT PLAT
Report of June 13, 2016
PART ONE: PROJECT DESCRIPTION I BACKGROUND
Environmental Review Committee Report
WA15-000SS8, ECF, SHPL-A, MOD
Page 2 of 10
The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of two (2)
parcels of land (King County Assessor's Parcel Nos. 7222000511 and 7222000512, "Subject Property") into
three (3) lots for the future construction of two new single-family residences (Exhibit 5). A short plat is an
administrative review process.
The subject property is located at 223 S 19th St near the intersection of S 19th St and Lake Ave S, in a portion of
the SE X of Section 19, Township 23 North, Range 05 East, W.M. King County, Washington, within the
Residential-6 dwelling units per acre (R-6) zone (Exhibits 2 and 3). There is one Single-family home located
onsite (on the east side of property), as well as a paved driveway for vehicular parking. The subject parcels are
rectangular in shape, measuring 190' wide (along S 19th St) by 150' deep, totaling 28,500 square feet (0.65
acres). The site is surrounded by a mix of undeveloped forested areas, as well as by existing single-family
subdivisions/development.
Table 1. Neighborhood Characteristics:
Location Parcel Number(s) Add ress( es) Land Use Zoning
Site 722200-0511 223 S 19th St ReSidential Medium Density Residential-6
722200-0512
North 334040-1325 1818 Lake Ave S Residential Medium Density Residential-6
South 722200-0410 1925 Shattuck Ave S Residential Medium Density Residential-6
West 192305-9016 Vacant Residential Low Density Residential-1
East 722200-0510 307 S 19th St Residential Medium Density Residential-6
The proposed lots range in size from 8,886 square feet (SF) to 10,467 SF in area, with an average lot size of
9,500 SF. The residential density would be 5.15 dwelling units per net acre (dulac). Access to the site is from
the south side of S 19th St and the convergence of S 19th Street at Lake Ave S. The existing public streets would
include half-street frontage improvements along portions of S 19th St (Exhibits 5-7). The site includes 3,120 SF
(0.07 acre) of onsite critical areas (steep slopes over 40%), in the northwest corner and south central portions
of the property.
The applicant is proposing to retain 13 of the 22 significant trees onsite (Exhibit 13). The existing single-family
home would be retained as part of the platting process. The project development would utilize and extend
public utilities as part of the short plat process.
The primary soil classification found on the site consists of silty sand (USCS: SM) and silt with sand (USCS: M L).
The consistency of the native deposits was characterized as medium dense to dense in certain test pits. The
west parcel contains fill consisting of loose to medium dense silty sand, assorted debris and rubbish, including
plastic, bricks, asphalt, concrete, metal scraps, wood, organics, tires, wires, and aluminum. Fill depths range
between 23 and 71 feet below the existing ground surface (bgs) at the boring location. The fill depth was found
to increase from east to west across the western parcel. Very dense sandstone of the Renton Formation is
present underlying the fill. The geologic map identifies bedrock of the Renton Formation (Tpr). Vashon
subglacial till (Qvt), and alluvium (Qal) as underlying the site and surrounding areas.
The applicant submitted a Geotechnical Engineering Study prepared by Earth Solutions NW, LLC, dated
November 7, 2014 (Exhibit 9). The reports identify seven (7) test pits for the purpose of assessing the soil
ERCReport
City of Renton Department of Communit
SIDHU SHORT PLAT
Report of June 13, 2016
conomic Development Environmental Review Committee Report
WAlS-000558, fCF, SHPL-A, MOD
Page 3 of 10
infiltration feasibility. Topsoil was observed in the upper 2 to 4 inches. No groundwater seepage was observed
at the test pit locations in October 2014. However, discrete perched seepage zones should be anticipated
during construction. Subsequently on February 19, 2016, Earth Solutions NW, LLC conducted a supplementary
subsurface explorations consisting of three (3) soil borings on the western parcel to better assess the depth and
characteristics of the existing fill deposits (Exhibit 10). Also, the moisture content of the fill was characterized
primarily as "moist to wet" or "wet." Groundwater seepage was encountered at depths of approximately 15 to
20 feet bgs at the boring locations.
According to City of Renton citywide geotechnical critical areas maps, the site exhibits high landslide hazard
characteristics, high susceptibility to erosion and steep slope hazards. A Temporary Erosion and Sedimentation
Control Plan (TESCP) would be prepared and implemented to mitigate the potential for soil erosion. Based on
the Geotechnical Engineering Studies, erosion hazards can be adequately mitigated through landscaping and
drainage control during construction and new construction would not increase the susceptibility for landslide
activity provided the recommendations of the updated geotechnical report are incorporated into the final
design. The Study recommends a minimum buffer of 10 feet from the top of any site steep slope in excess of 40
percent (40%), in addition to the standard building setback boundary line of 15 feet. It is the opinion of the
Geotechnical Engineer that the construction of the proposed structures with the eastern parcel may be
constructed on conventional continuous and spread footing foundations on competent native soil,
recompacted fill or native soil, or new structural fill. If development is pursued within the western tax parcel,
drilled pier foundations with a structural slab are necessary in order to derive adequate bearing support in the
dense native deposits at depth.
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. The applicant shall comply with the recommendations included in the updated Geotechnical Engineering
Study, prepared by Earth Solutions NW, LLC dated March 11, 2016.
2. The applicant shall provide drilled pier foundations (12 or 16 inches in diameter) within the existing
loose fills along the western building site, in order to derive adequate bearing support in the dense
native deposits at depth (a minimum embedment of 10 feet in the Renton Formation deposits). A
structural slab shall be utilized for the building.
3. The applicant shall overexcavate and replace areas of existing fill material interbedded with organic and
deleterious material, voids, non-structural fill within roadway areas or right-of-ways, below any utility
improvement areas, and within the shared curb cut or driveway areas. Overexcavations shall extend into
competent native soils and structural fill shall be utilized to restore subgrade elevations.
4. The applicant shall contract with a Geotechnical engineer in order to verify that the earthwork,
foundation and other recommendations have been properly interpreted and implemented in the design
and engineering plan documents. Geotechnical monitoring services shall also be provided during
construction covering testing and inspections as recommended in the geotechnical report.
S. The applicant shall provide a fill source statement for fill used at the site for project development. The
fill source statement shall be submitted with the construction permit application.
fRCReport
City of Renton Department 0/ Community __ conomic Development
SIDHU SHORT PLAT
Environmental Review Committee Report
LUA15-000558, ECF, SHPL-A, MOD
Report of June 13, 2016 Page 4 of 10
C.
6. The property owner shall retain a qualified geotechnical consulting firm to perform, on an annual basis,
a reconnaissance-level geologic hazard and risk evaluation of the steep slopes and existing fill deposits
onsite. The objective of the evaluation is to assess current slope conditions and advise the owner on
areas of elevated risk for impacts to property or conditions that present life and safety concerns. The
consulting firm shall provide an annual report to the property owner summarizing observations,
conclusions and recommendations in regard to the evaluation. Copies of the reports shall be made
available to the City of Renton upon request. The Development Engineering Manager may temporarily
or permanently waive the annual report requirement when the reports are no longer necessary to
protect public safety.
Exhibits
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Exhibit 12
Exhibit 13
Exhibit 14
Exhibit 15
ERC Report
Neighborhood Detail Map
Boundary Survey
Boundary and Topographic Survey Map
Short Plat layout, Tree Removal and Tree Retention Plan
Road, landscape and Grading Plan
Drainage and Utility Plan
Street and Driveway Profiles
Geotechnical Engineering Study prepared by Earth Solutions NW, lLC (dated November 7,2014)
Updated Geotechnical Engineering Study prepared by Earth Solutions NW, llC (dated March 11,
2016)
Preliminary Coal Mine Hazard Assessment by Icicle Creek Engineers, Inc. (dated October 21,
2015)
Storm Drainage Design, Technical Information Report, and level 1 Analysis prepared by Plog
Consulting (revised date July 3, 2015)
Arborist Report prepared by Tree Solutions Inc. (dated May 12, 2015)
Construction Mitigation Description
Advisory Notes to Applicant
D. Environmentallmpacts
The Proposal was circulated and reviewed by variaus City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction
with the proposed development. Stoff reviewers have identified that the proposal is likely to have the following
probable impacts:
1. Earth
Impacts: The applicant submitted a Geotechnical Engineering Study, prepared by Earth Solutions NW, llC
(ESNW) dated November 7,2014, identifying steep slopes (Exhibit 9). Seven test pits (TP-1 through TP-7)
were excavated at accessible location within the property boundaries to observe subsurface conditions.
Topsoil was observed in the upper four inches (4") from existing grade. Existing slopes with gradients in
excess of 40 percent (40%), as well as significant fill deposits were encountered within the western tax
parcel, the likely result of historic, uncontrolled dumping. Fill was encountered in a primarily loose to
medium dense state, interbedded with organic and deleterious material, soil cavities, and buried debris.
These exploration pits were dug up to 10 feet in fill and native soil. Groundwater seepage was not observed
during subsurface exploration on October 17,2014. Iron oxide staining and mottled soil texture was
observed within fill and native deposits between depths of approximately three to nine feet below existing
ERCReport
City of Renton Deportment of Community conomic Development
SIDHU SHORT PLAT
Report of June 13, 2016
Environmental Review Committee Report
WA1S-000SS8, ECF, SHPL-A, MOD
Page 5 of 10
grades. The geotechnical report states that ground water seepage should be anticipated during site
excavations and grading activities. Rates of groundwater seepage fluctuate depending on several factors. In
general, groundwater flow rates are higher during the wetter, winter months.
The applicant submitted an updated Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC
(ESNW) dated March 11, 2016 (Exhibit 10), including supplementary subsurface explorations consisting of
three (3) soil borings on the western parcel to better assess the depth and characteristics of the existing fill
deposits. The moisture content of the fill was characterized primarily as "moist to wet" or "wet."
Groundwater seepage was encountered at depths of approximately 15 to 20 feet bgs at the boring
locations. Based on the Standard Penetration Test (SPT) the in-situ density of the fill varies between very
loose to medium dense. Fill depths range between 23 and 71 feet bgs at the boring location. The fill depth
was found to increase from east to west across the western parcel. Fill depths of this magnitude suggest a
portion of the site was previously utilized as a dumping ground for waste. A review of the landfill study did
not designate the site as a previously abandoned landfill by the public health department. The landfill study
indicated that King County was historically "plagued by promiscuous dumping on vacant property and dead-
end streets" and that is site was likely subject to such dumping of residential, commercial, and industrial
waste. Where loose soil conditions are exposed at foundation subgrade elevations, compaction of the soils
to the specifications of structural fill would likely be necessary. Deleterious fill and highly organic soils
exposed at foundations subgrade elevations would likely require over-excavation and replacement with
suitable structural fill.
Based on the Geotechnical Engineering Studies, erosion hazards can be adequately mitigated through
landscaping and drainage control during construction and new construction would not increase the
susceptibility for landslide activity provided the recommendations of the updated geotechnical report are
incorporated into the final design. The Study recommends a minimum buffer of 10 feet from the top of any
site steep slope in excess of 40 percent (40%), in addition to the standard bUilding setback boundary line of
15 feet. It is the opinion of the Geotechnical Engineer that the construction of the proposed structures with
the eastern parcel may be constructed on conventional continuous and spread footing foundations on
competent native soil, recompacted fill or native soil, or new structural fill. Where loose soil conditions are
exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill
would likely be necessary. If development is pursued within the western tax parcel, drilled pier foundations
with a structural slab are necessary in order to derive adequate bearing support in the dense native deposits
at depth.
Significant filling (greater than one foot) is not recommended above the westerly facing slope. ESNW, has
provided preliminary recommendations for drilled piers within the updated geotechnical report, including
but not limited to, drilled piers should be 12 to 16 inches in diameter; a minimum embedment of 10 feet
should be achieved in the dense, native Renton Formation deposits at depth; anticipated pier lengths are on
the order of 20 to 80 feet and the drilled piers would need to extend through the deeper uncontrolled fill
deposits. Specific and/or final recommendations and parameters (including lateral capacities) can be
provided as project plans develop and ENSW should be consulted to review the siting of proposed structures
so as to determine the necessary length for drilled piers. Therefore, staff recommends a mitigation measure
requiring the applicant shall contract with a geotechnical engineer in order to verify that the earthwork,
foundation and other recommendations have been properly interpreted and implemented in the design and
engineering plan documents, as recommended in the updated Geotechnical Report. Geotechnical
monitoring services shall also be provided during construction covering testing and inspections as
recommended in the geotechnical report. Therefore, staff recommends a mitigation measure requiring the
property owner to retain a qualified geotechnical consulting firm to perform, on an annual basis, a
reconnaissance-level geologic hazard and risk evaluation of the steep slopes and existing fill deposits onsite.
The objective ofthe evaluation is to assess current slope conditions and advise the owner on areas of
elevated risk for impacts to property or conditions that present life and safety concerns. The consulting firm
ERC Report
City oj Renton Department oj Community ·conomic Development
SIDHU SHORT PLAT
Report of June 13, 2016
Environmental Review Committee Report
WA1S-000558, feF, SHPL-A, MOD
Page 6 of 10
shall provide an annual report to the property owner summarizing observations, conclusions and
recommendations in regard to the evaluation. Copies of the reports shall be made available to the City of
Renton upon request. The Development Engineering Manager may temporarily or permanently waive the
annual report requirement when the reports are no longer necessary to protect public safety.
The site is located within a High Erosion Hazard area and High Landslide Hazard Area. The site also contains
areas of sensitive and protected slopes onsite. Based on the Geotechnical Report (field observations and
laboratory testing) the site generally has low (east) to moderate (west) susceptibility to landslide activity and
new construction would not increase the susceptibility for landslide activity. The relative density and
consistency of native site soils at depth, the absence of excessive soil disturbance within native deposits
were the primary bases for this interpretation. In addition, erosion hazards could be adequately mitigated
through landscaping and drainage control.
Slopes within the property maintain gradients up to ninety percent (90%). Steep slopes are present near-
exclusively within the western tax parcel. Protected slopes (a hillside, or portion thereof, with an average
slope of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet (15')) are
represented on approximately 3,120 square feet of the site (Exhibit 4). Development is prohibited on
protected slopes. A critical areas protection tract is required for protected slopes over forty percent (40%)
and an additional 15 foot structure setback is required from the edge of the protected slope. Portions of the
front yard of Lot 3 and a large portion of the rear yard of Lot 2 are impacted by the protected slopes. The
applicant is not proposing to develop or encroach into the protected slopes onsite. Any impacts to the
protected slopes would require a critical area variance from the geologic hazard requirements of RMC 4-3-
050, Critical Areas Regulations. Based on the preliminary plans, the applicant is not anticipating any cuts to
construct frontage improvements and initial driveways stubs (Exhibit 6).
The 2014 and 2016 geotechnical reports include specific recommendations for: site preparation and
earthwork, foundations, seismic deSign, slab-on-grade fioors, retaining walls, drainage, excavations and
slopes, utility support and trench backfill. As such, staff recommends a mitigation measure that the
applicant shall comply with all recommendations included within the updated Geotechnical Report,
prepared by ESNW on March 11, 2016, as revised/updated and approved by the Plan Reviewer as part of
Engineering Permit approval.
Based on the opinion of ESNW, the proposed residential structures within the eastern parcel may be
constructed on conventional continuous and spread footing foundations bearing upon competent native
soil, recompacted native soil, or new structural fill. The proposed structures within the western parcel
should incorporate the use of drilled piers in order to derive adequate bearing support in the dense native
deposits at depth. Where drilled pier foundations are utilized within the existing loose fills along the western
building site, a structural slab should be utilized for the building. Depending on the siting of the proposed
structures within the western parcel, conventional foundation may also be feasible provided uncontrolled
fill deposits are not encountered at the footing subgrade elevations. Significant filling (greater than one foot)
is not recommended above the westerly facing slope. ESNW, has provided preliminary recommendations for
drilled piers within the updated geotechnical report, including but not limited to, drilled piers should be 12
to 16 inches in diameter; a minimum embedment of 10 feet should be achieved in the dense, native Renton
Formation deposits at depth; anticipated pier lengths are on the order of 20 to 80 feet and the drilled piers
would need to extend through the deeper uncontrolled fill deposits. Specific and/or final recommendations
and parameters (including lateral capacities) can be provided as project plans develop and ENSW should be
consulted to review the siting of proposed structures so as to determine the necessary length for drilled
piers. Therefore, staff recommends a mitigation measure requiring the applicant provide drilled pier
foundations (12 or 16 inches in diameter) within the existing loose fills along the western building site, in
order to derive adequate bearing support in the dense native deposits at depth (a minimum embedment of
10 feet in the Renton Formation deposits). A structural slab shall be utilized for the building.
ERCReport
City of Renton Department of Communit, Economic Development
SIDHU SHORT PLAT
Report of June 13, 2016
Environmental Review Committee Report
LUAIS-000SS8, ECF, SHPL-A, MOD
Page 7 of 10
In addition, ENSW has reclassified the seismic design from Site Class 0 to Site Class E for buildings and other
structures based on the SPT data. The support of utilities was found to be suitable on native site soils;
however, organic-rich soil and fill deposits would not be suitable for direct support of utilities and would
likely require geotextile fabric where improved utility support is necessary. Therefore, staff recommends a
mitigation measure requiring the applicant overexcavate and replace areas of existing fill material
interbedded with organic and deleterious material, voids, non-structural fill within roadway areas or right-
of-ways, below any utility improvement areas, and within the shared driveway tract onsite. Overexcavations
shall extend into competent native soils and structural fill shall be utilized to restore subgrade elevations. In
addition, the applicant shall provide a fill source statement for fill used at the site for project development.
The fill source statement shall be submitted with the construction permit application.
The applicant submitted Preliminary Coal Mine Hazard Assessment by Icicle Creek Engineers, Inc. (dated
October 21, 2015; Exhibit 11). The assessment included a surface reconnaissance from readily accessible
areas of the property to identify features such as mine openings or irregular topographic features associated
with subsidence caused from collapsed underground coal mine workings. No topographic depressions or
other ground surface irregularities were observed by the engineer within or adjacent to the property that
may be associated with past underground mining activities, nor were any coal fines or fragments observed
on the surface of the property or indications from surface observations. The "Old Patton Mine" was
determined to be located north and northeast of the site as shown on the Abandoned Underground Coal
Mine Map (Exhibit 11, Figure 4). The Old Patton Mine was reported to have opened in 1872 and is likely one
of the first underground mines in the Renton area. The findings of the report, declare that the Old Patton
Mine does not underlie the property and is sufficient distance to the north of the site. By definition the
property is classified as a Low Coal Mine Hazard and ICE recommend that the Low Coal Mine Hazard area be
"declassified" as the hazards related to the potential for the collapse of abandoned underground mine
workings at the Sidhu property are equivalent to lands not underlain by mines. The report stated that it is
possible that an undocumented abandoned dry well, septic tank or dug water well may be encountered
during the foundation preparation process for structures and that Icicle Creek Engineers, Inc. be contacted
immediately if a shallow void or evidence of mine rock fill is encountered.
Mitigation Measures:
1. The applicant shall comply with the recommendations included in the updated Geotechnical Engineering
Study, prepared by Earth Solutions NW, LLC dated March 11,2016.
2. The applicant shall provide drilled pier foundations (12 or 16 inches in diameter) within the existing
loose fills along the western building site, in order to derive adequate bearing support in the dense
native deposits at depth (a minimum embedment of 10 feet in the Renton Formation deposits). A
structural slab shall be utilized for the building.
3. The applicant shall overexcavate and replace areas of existing fill material interbedded with organic and
deleterious material, voids, non-structural fill within roadway areas or right-of-ways, below any utility
improvement areas, and within the shared curb cut or driveway areas. Overexcavations shall extend into
competent native soils and structural fill shall be utilized to restore subgrade elevations.
4. The applicant shall provide a fill source statement for fill used at the site for project development. The
fill source statement shall be submitted with the construction permit application.
S. The applicant shall contract with a geotechnical engineer in order to verify that the earthwork,
foundation and other recommendations have been properly interpreted and implemented in the design
and engineering plan documents. Geotechnical monitoring services shall also be provided during
construction covering testing and inspections as recommended in the geotechnical report.
6. The property owner shall retain a qualified geotechnical consulting firm to perform, on an annual basis,
a reconnaissance-level geologic hazard and risk evaluation of the steep slopes and existing fill deposits
ERCReport
City of Renton Department of Community <X Economic Development
SIDHU SHORT PLAT
Report of June 13, 2016
Environmental Review Committee Report
LUA15-000558, fCF, SHPL-A, MOD
Page 8 of 10
onsite. The objective of the evaluation is to assess current slope conditions and advise the owner on
areas of elevated risk for impacts to property or conditions that present life and safety concerns. The
consulting firm shall provide an annual report to the property owner summarizing observations,
conclusions and recommendations in regard to the evaluation. Copies of the reports shall be made
available to the City of Renton upon request. The Development Engineering Manager may temporarily
or permanently waive the annual report requirement when the reports are no longer necessary to
protect public safety.
Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations
and RMC 4-4-060 Grading, Excavation and Mining Regulations.
2. Air
Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site
work and building construction required to develop this site. Project development impacts during
construction may include dust, resulting from grading and exhaust from construction vehicles. Dust control
would be mitigated through the use of temporary erosion control measures and/or sprinkling of the site
with water as needed (Exhibit 14).
No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is
required.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
3. Water
a. Water runoff (including stormwater)
Impacts: A Storm Drainage Design Technical Information Report and Level 1 Ananlysis (revised date July 3,
2015; Exhibit 12) and a drainage plan (dated June 25, 2015; Exhibit 7) were submitted by Plog Consulting
with the short plat application. The report addresses compliance with the 2009 King County Surface Water
Manual and the City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and special
requirements have been discussed in the report. Based on the City's flow control map, this site falls within
the Flow Control Duration Standard, Forested Conditions. The development is subject to Full Drainage
Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of
Renton Amendments to the KCSWDM.
As outlined in the drainage report, the site meets the exemption for providing flow control facilities as
outlined in the City of Renton Amendments to the 2009 KCSWDM Section 1.2.3.1.B. The requirement for
providing flow control facilities is waived for any threshold discharge area in which there is no more than
O.l-cfs difference in the sum of the developed and forested (historic) site conditions 100-year peak flows.
For the purposes of this calculation, the peak flows may be modeled in accordance with the flow control
BMP facility sizing credits in Table 1.2.3.C. As designed, the development proposes the use of drywells to
provide limited infiltration of surface water. Based on the model presented in the report, and utilizing the
BMP facility sizing credit for providing Limited Infiltration, the proposed development creates an increase of
O.l-cfs from the existing site condition 100-year peak flows and qualifies for the exemption. The applicant
has indicated that there are no significant downstream drainage problems to be found. Flows will be
conveyed using existing catch basins and tight line culverts. A smaller diameter storm drainage collection
system would be installed on the proposed lots to be privately owned and maintained.
The site currently sheet flows to the west and down a hillside to a wetland area at the bottom ofthe slope
along SR 167. The proposed drainage system for the project would connect the impervious surfaces to
infiltration facilities (dry wells) with overflow to the tightline system that conveys flow to the downhill
wetland. Discharge is proposed at the natural location. An EPA falling head infiltration test is required for
fRCReport
City of Renton Department of Communit 'conomic Development
SIDHU SHORT PLAT
Report of June 13, 2016
Environmental Review Committee Report
WAIS-000SS8, ECF, SHPL-A, MOD
Page 9 of 10
proposed designed infiltration trenches/drywell per City of Renton Amendments to King County Storm
water design manual. The stormwater engineer is recommending that infiltration devices be inspected
annually and after storm events to identify and repair any physical defects. Maintenance and operations of
the system should focus on ensuring the system's viability by preventing sediment-laden flows from
entering the infiltration facilities.
Based on the results of the updated Geotechnical Report, the drainage plan and drainage report no longer
provide a feasible option for mitigating the added impervious surfaces as a result of the development. The
applicant would be required to provide an updated Technical Information Report (TIR) and drainage plan
providing a practicable alternative to mitigate the added impervious surface as a result of the development.
The BMP facility sizing credit for Limited Infiltration is no longer applicable to the site. New calculations are
required to determine the project's ability to meet the exemption for flow control as outlined in Section
1.2.3.B. If the exemption cannot be obtained based in the site conditions, flow control facilities would be
required to be designed in accordance with Section 5.4.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
4. Vegetation
Impacts: An Arborist Report prepared by Tree Solutions Inc. (dated May 12, 2015; Exhibit 13) was submitted
with the short plat application. The Arborist Report states that the primary tree species found on the site
was Bigleaf maple, six of which are classified as a Landmark tree (trees 30 inches or greater in diameter). In
general, the trees were found by the arborist to be in good health and structure. Trees 25, 35, 40, and 43 of
the report were found to have poor health and/or structure. Each of these trees is in a state of decline and
has significant trunk failure. Trees 25 and 40 are considered landmark trees. The surveyed trees range in size
from 5.5 inches to 52 inches as measured at DSH (Diameter Standard Height). The total of 26 trees were
inventoried and assessed on both of the parcels. A total of nine (9) trees within the two existing parcels are
proposed for removal. There were six (6) additional trees surveyed in public streets or neighboring parcels.
There are 22 healthy significant trees in the buildable area of the site. The applicant is required to retain 30
percent (30%) of the trees located on-site that are not located within critical areas, proposed rights-of-way,
and access easements. Therefore, the applicant would be required to retain at least 7 trees to meet the 30%
tree retention requirement. The applicant has proposed to retain 13 of the trees onsite, thereby complying
with Tree Retention requirements of the code (Exhibit 5). The applicant would be responsible for meeting
the tree retention and land clearing regulations of Renton's Municipal Code RMC 4-4-130. No tree removal,
or land clearing, or ground cover management is permitted on protected slopes. No trees or vegetation
would be removed from the protected slopes.
During construction, trees required to be retained (i.e., protected trees), would be required to comply with
the tree protection measures during construction (RMC 4-4-130H.9). The eight central components of tree
protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high
chain link construction fence with placards around the tree to be retained, protecting the tree from grade
changes, keeping the area clear of impervious surface material, restricting grading within the drip line,
providing 3" of bark mulch within the required fencing, retaining a certified arborist to ensure trees are
protected from development activities, and alternate protection/safeguards as necessary.
Mitigation Measures: No further mitigation recommended.
Nexus:N/A
ERCReport
City of Renton Department of Communi', ·conomic Development
SIDHU SHORT PLAT
Report of June 13, 2016
E. Comments of Reviewing Departments
Environmental Review Committee Report
WA1S-000558, ECF, SHPL-A, MOD
Page 10 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" (Exhibit
15) .
./ 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 July 1, 2016. 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-7th Floor,
(425) 430-6510.
ERCReport
Project Name:
Sidhu Short Plat
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
REPORT TO THE ENVIRONMENTAL REVIEW COMMITIEE
EXHIBITS
Project Number:
LUA15-000558, ECF, SHPL-A, MOD
Date of ERe Meeting
June 13, 2016
Staff Contact
Cia rk H. Close
Senior Planner
Project Contact
Mark X. Plog, Plog Consulting,
5628 Airport Way S #144,
Seattle, WA 98108
Project location
223 5 19th St,
Renton WA 98055
Exhibits:
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Exhibit 12
Exhibit 13
Exhibit 14
Exhibit 15
ERC Report
Neighborhood Detail Map
Boundary Survey
Boundary and Topographic Survey Map
Short Plat Layout, Tree Removal and Tree Retention Plan
Road, Landscape and Grading Plan
Drainage and Utility Plan
Street and Driveway Profiles
Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated
November 7, 2014)
Updated Geotechnical Engineering Study prepared by Earth Solutions NW, LLC
(dated March 11, 2016)
Preliminary Coal Mine Hazard Assessment by Icicle Creek Engineers, Inc. (dated
October 21, 2015)
Storm Drainage Design, Technical Information Report, and Levell Analysis prepared
by Plog Consulting (revised date July 3, 2015)
Arborist Report prepared by Tree Solutions Inc. (dated May 12, 2015)
Construction Mitigation Description
Advisory Notes to Applicant
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PREPARED FOR
MR. NIRMAL PANNU
November 7,2014
Keven D. Hoffmann, E.I.T.
Staff Engineer
Raymond A. Coglas, P.E.
Principal
Entire Document
Available Upon Request
GEOTECHNICAL ENGINEERING STUDY
PROPOSED RESIDENTIAL SHORT PLAT
223 SOUTH 19TH STREET
RENTON, WASHINGTON
ES·3585
Earth Solutions NW, LLC
1805 _136th Place Northeast, Suite 201
Bellevue, Washington 98005
Phone: 425-449-4704 Fax: 425·449·4711
Toll Free: 866·336·8710
IEX~ibitl
I
PREPARED FOR
MR. NIRMAL PANNU
March 11,2016
Keven D. Hoffmann, E.I.T.
Project Engineer
\
Raymond A. Coglas, P.E.
Principal
Entire Document
Available Upon Request
UPDATED
GEOTECHNICAL ENGINEERING STUDY
PROPOSED RESIDENTIAL SHORT PLAT
223 SOUTH 19TH STREET
RENTON, WASHINGTON
ES-3585.01
Earth Solutions NW, LLC
1805 _136th Place Northeast, Suite 201
Bellevue, Washington 98005
Phone: 425-449-4704 Fax: 425-449-4711
Toll Free: 866-336-8710
Exhibit
10
Report
Geological Engineering Consultation
Preliminary Coal Mine Hazard Assessment
King County Parcel Nos. 7Z2200-0511
and 7Z22oo-0512
223 South 19'h Street
Renton, Washington
October 21, 2015
ICE File No. 1170-001
Prepared For:
Herminder Sidhu
Prepared By:
Icicle Creek Engineers, Inc.
Exhibit
11
Entire Document
Available Upon Request
Survey -Civil -Structural
5628 Airport Way 5, Suite 144
Seattle, WA 98108
P (206) 420-7130
F(206) 457-4469
plogconsulting_com
Entire Document
Available Upon Request
Sidhu Short Plat
223 S 19th St, Renton, Washington
Storm Drainage Design
Technical Information Report &
Level 1 Analysis
For:
Harminder Sidhu
10618 SE 240th St, Suite 203
Kent, WA 98031
PLOG Project No. 14-040 Date Description
I EXPIRES
Prepared by: Mark X. Plog, P.E.
Revisions:
Sidhu Short Plat -TIR
7/312015
2-26-2015
Exhibit
12
Ready for Submittal
Page 1 of 16
Tree
Solutions nc
Entire Document
Available Upon Request
Consulting Arborists
TO:
SITE:
RE:
DATE:
PREPARED BY:
Summary
Summary Arborist Report
Harminder Sidhu, and Mark and Megan Plog, Plog Consulting
Sidhu Short Plat; 223 South 19th St. Renton WA 98055
Arborist Report
May 12, 2015
Sean Dugan, ASCA Registered Consulting Arborist # 457
ISA Board Certified Master Arborist #PN-5459B
ISA Qualified Tree Risk Assessor
Project No. TS -4793
Twenty-six (26) trees were assessed on two parcels that are being proposed for short plat development.
All but four (4) trees are in fair to good healthy and/or structure. A landscape Development Permit or a
Routine Vegetation Management Permit will be needed to remove three of the poor health/structure
trees as they meet the city's definition of a landmark tree or are located in an environmental critical
area. Five additional trees are proposed for removal that are outside of the ECA and ROW.
Additional trees may be in poor structural condition, however, my observation of the trees was
significantly limited by the presence of a thick dense English ivy vine layer. Removing these vines will be
needed if further assessment is desired.
Eleven trees, including a few off site trees, were not located on the site survey. These trees should be
added into future site design plans. Trees shared with adjacent property owners will require permission
from both parties if they are desired to be removed.
Assignment & Scope of Report
This report outlines the site inspection by Sean Dugan of Tree Solutions Inc, made on April 20, 2015.
was asked to visit the job site and collect data on all trees two inches in diameter or greater, and to
provide a summary report including findings and management recommendations. Megan Plog,
representing the owner of the property, requested these services to be used for project planning.
The tree size, species, health and structural condition and related notes and recommendations for each
tree can be found in the attached Tree Inventory. A site map with tree locations can be found in the
attached Marked-up Site Survey. limits of assignment can be found in Appendix A. Methods can be
found in Appendix B. Additional assumptions and limiting conditions can be found in Appendix C.
2940 Westlake Ave N (Suite 700) Scattle, WA 98109 Phone 206.528.4670
www_treesolutions.net
Survey -Civil-Structural
March 6, 2015
Renton Short Plat -Construction Mitigation
Sidhu Short Plat
Tax Parcels: 722200-0511 and 722200-0512
Address: 223 5 19th 51. Renton, WA
Narrative
5628 Airport Way S, Suite 144
Seattle, WA 98108
P (206) 420-7130
F (206) 457-4469
plogconsulting.com
• Construction will take place upon approval of the final engineering plans. Appropriate erosion control measure will be
taken as required depending on the time of year. If construction is to occur in the wet season, a wet weather TESC plan
will be provided.
• The hours and days of operation shall be per City ordinance for construction activities. No special workdays or hours will
be requested.
• A detailed and comprehensive TESC plan will be provided with the construction plans. No major excavation or fill is
anticipated for this site.
• This is a low volume residential street. Traffic control will be addressed by the contractor at the time of construction.
Best regards,
i;
/ / /'--j
{
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PLOG cons.g(ng;4nc.
Mark X, Plog. PE. PLS
President
Sidhu Short Plat
March 6, 2015
Exhibit
14
Page 1 of 1
ADVISORY NOTES TO APP' 'I"'ANT
LUA 15-000558
Application Date: July 20, 2015
Name: Sidhu Short Plat
Site Address: 223 S 19th St
Renton, WA 98055-3350
PLAN -Planning Review -Land Use Version 1 I April 22, 2016
Engineering Review Comments Contact: Karnran Yazdidoost 1425-430-7382 I kyazdidoost@rentonwa.gov
Recommendations: EXISTING CONDITIONS
WATER Water service will be provided by the City of Renton.
SEWER Sewer service will be provided by the City of Renton.
STORM There is storm conveyance system in S 19TH Street
STREETS There are no frontage improvements.
CODE REQUIREMENTS:
WATER
1. The proposed development is within the City of Renton's water service area and in the 350 hydrulic pressure zone.
2. There is an existing 8 inch water main in 19TH Street.
3. The static water pressure is about 64 psi at ground elevation of 100 feet.
4. Installation of a new fire hydrant connecting to the existing 8 inch line and the hydrant must be within 300 feet of each lot.
5. There is an existing 3/4 inch water meter serving the existing dwelling on the subject property.
6. A separate domestic water service and meter will be required for the new lots prior to the recording of the short plat. The meter will be
connected to the existing 8 inch water main in 19TH Street.
7. The development is subject to the water system development charge of $ 3090.00 and of the 3/4 inch water meter installation charge
of $3,347.50 for the new lot.
SEWER
1. Sewer service is provided by the City of Renton. Since the 8" sewer main extended on front of the property, extension of the 8 inch
main in S 19TH Street is not required.
2. If the existing home is currently on a septic system, it will be required to be abandoned in accordance with King County Department of
Health.
3. The system development fee for sewer is based on the size of the new domestic water to serve the new homes on the new lots.
Sewer fee for a % inch water meter install is $2135.
4. Separate side sewer stubs to each building lot is required prior to recording of the Short Plat.
SURFACE WATER
1. A drainage plan dated Jun 25, 2015, and drainage report dated February 26, 2015 was submitted by PLOG Consu~ing, Survey Civil
Structural. The proposed 3 lot subdivision, zoned R 8, 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. Based on the City's flow control map, this site falls within
the Flow Control Duration Standard, Forested Condition. Flow control BMPS required for tflis project per City of Renton Amendments to
King County Storm Water Design Manual section 1.2.3.3.
2. Surface water runoff created by this development will be collected and conveyed to limited infiltration trenches/dryweillocated inside
the short plat. An EPA falling head infiltration test is required for proposed designed infiltration trenches/drywell per City of Renton
Amendments to King County Storm water design manual.
3. The project is subject to a Level 1 downstream analysis for a ~ mile from the project site, in accordance of section 1.2.2.1 of the King
County Surface Water Design Manual as amended by the City of Renton.
4. Infiltration trencheS/drywells are proposed in the TIR for each lot. Infiltration trenches/drywells must be design and locate per City of
Renton Amendments to King County Storm Water DeSign Manual Appendix C sections 5.4 and C.2.2.3. New driveways must be added to
pollution generating impervious surface area.
5. A geotechnical report, dated November 7. 2014 was submitted by Earth Solutions NW LLC. The field study included 7 exploration pits
on the 0.65 acre site. These exploration pits were dug up to 10 feet in fill and native's soil. No ground water was encountered. Soil type
encountered is silty sand (USCS: SM) and silt with sand (USCS: ML).
6. Surface water system development fee is $1,350.00 per new lot. Fees are payable prior to issuance of the construction permit.
TRANSPORTATION/STREET
Ran: June 08, 2016
Exhibit
15 Page 1 of 4
ADVISORY NOTES TO APP' 'f"'ANT
LUA 15-000558 -------p"rRen ton 0
PLAN· Planning Review· Land Use Version 1 I April 22, 2016
Engineering Review Comments Contact: Kamran Yazdidoost 1425-430-73821 kyazdidoost@rentonwa.gov
1. This project fronts S 19TH Street. Street improvements for this project must meet the city of Renton Street standards.
2. The current transportation impact fee rate is $2,214.44 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.
3. Existing right of way width in this section of S 19TH Street is approximately 60 feet. 5 19TH Street is classified as a residential access
street. To meet the City's complete street standards for residential streets, street improvements including, but not limited to 13 feet of
paving from centeriine, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage improvements are required to be
constructed in the right of way fronting the site per City code 4 6 060. Right of way dedication is not required at this section of S 19TH
Street.
GENERAL COMMENTS
1. Separate permits and fees for water. sewer, and storm connections 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.
PLAN REVIEW RECOMMENDED CONDITIONS
1. Flow control BMPS required for this project per City of Renton Amendments to King County Storm Water Design Manual section
1.2.3.3.
2. An EPA falling head infiltration test is required for proposed designed infiltration trenchesJdrywells per City of Renton Amendments to
King County Storm Water Design Manual.
3. New driveways area must be included to pollution generating impervious surface area.
4. Infiltration trenches/drywells must be design and locate per City of Renton Amendments to King County Storm Water Design Manual
sections C.2.2.3 and 5.4.
5. Level 1 downstream analysis is required in accordance with section 1.2.2.1 of the King County Surface Water Design Manual as
amended by the City of Renton.
6. Per Geotech report, due to the loose to medium dense consistency of the eXisting fill deposits, as well as the presence of organic and
deleterious material, soil cavities, and buried debris, it is our opinion development within the western tax parcel would require the use of
deep foundations, such as pipe piles, in order to provide adequate support for proposed structures, Additional testing of existing fill soils,
primarily from an environmental standpoint. would be prudent as project plans develop.
7. Existing right of way width in this section of S 19TH Street is approximately 60 feet. S 19TH Street is classified as a residential access
street. To meet the City's complete street standards for residential streets, street improvements including, but not limited to 13 feet of
paving from centerline, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage improvements are required to be
constructed in the right of way fronting the site per City code 4 6 060. Right of way dedication is not required at this section of S 19TH
Street.
Community Services Review Comments Contact: Leslie Betlach 1425-430-66191 LBetlach@rentonwa.gov
Recommendations: 1. Parks Impact Fee per Ordinance 5670 applies.
I Recommendations: 2. Street trees shall be species that achieve a small height due to overhead utilities. Recommend only two street
trees, instead of three as proposed.
I Recommendations: 3. Planting strip increase pervious surfaces by eliminating concrete on either side of driveway approaches, where
possible.
I Recommendations; 4. Street lighting an existing power pole is not shown on the plans.
Technical Services Comments Contact: Amanda Askren 1425-430-7369 1 aaskren@rentonwa.gov
Recommendations: Technical Services Review Review Date 8111/2015
ntle report provided does not include both properties for the short plat. Please provide.
Sheet 2 Comments -Boundary Survey:
Ran: June 08, 2016 Page 2 of 4
ADVISORY NOTES TO APP' 'f"'ANT
LUA 15-000558 -------.. Renton 0
PLAN -Planning Review -Land Use Version 1 I April 22, 2016
Technical Service. Comments Contact: Amanda Askren I 425-430-7369 I aaskren@rentonwa.gov
Survey notes are cut off and illegible.
Text on some items does not meet minimum requirements.
No legend provided.
Overlapping text and linework make some information illegible.
Stationing provided appears to be incomplete.
Surveyor stamp not included.
Symbol sizes are inconsistent.
Sheet 3 Comments -Boundary and Topographic Survey:
Dimension text for improvements illegible.
No legend provided.
Overlapping text and linework make some information illegible.
Surveyor stamp not included.
Sheet e Comments -Proposed Short Plat Layout:
Overlapping text and linework make some information illegible.
Inconsistent text sizes.
~pears the existing house win stay; however proposed lot lines run throuQh existing improvements.
Fire Review -Building Comments Contact: Corey Thomas 1425-430-70241 cthomaS@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. The fire mitigation impact fees are currently applicable at the rate of $495.10 per single family unit This fee is paid at the time of
building permit issuance. Credit would be granted for the one existing home to be retained.
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. Existing fire hydrants
can be counted toward the requirements as long as they meet current code including 5 inch storz fittings of which there is one hydrant that
does and is within 300 feet of all proposed homes. A second new hydrant would be needed if larger homes are proposed.
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 75 psi point loading. Access is
required within 150 feet of all points on the buildings. Maximum slope is 15 percent
Planning Review Comments Contact: Clark Close I 425430-7289 I cclose@rentonwa.gov
1. Conduct an Independent Secondary Review of the submitted Geotechnical Engineering Study prepared by Earth Solutions NW, LLC
(dated November 7,2014) for the effectiveness of any proposed mitigating measures or programs, as allowed by RMC 4 3 050F.6.
2. The submitted Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated November 7,2014) should expound upon
the vulnerability and potential settlement impacts as it pertains to proposed driveways in the building setback and utilities proposed for the
new lots.
3. Complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4 8 120D.7.G. Geotechnical Report, Coalmine Medium.
4. Driveway profiles to ensure the slope of the driveway does not exceed fifteen percent (15%). A modification request from the code would
be required if the driveway to the existing developed lot exceeds 15%.
Police Plan Review Comments Contact: Holly Treder 1425430-75191 htrader@rentonwa.gov
Recommendations: Minimal impact on police services.
Ran: June 08, 2016 Page 3 of 4
ADVISORY NOTES TO APP' ,rANT
LUA 15-000558 ------",Renton 0
PLAN -Planning Review -Land Use Version 21
Planning Review Comments Contact: Clark Close 1425-430-7289 1 cclose@rentonwa.gov
1. Conduct an Independent Secondary Review of the submitted Geotechnical Engineering Study prepared by Earth Solutions NW, LlC
(dated November 7, 2014) for the effectiveness of any proposed mitigating measures or programs, as allowed by RMC 4 3 050F.6.
2. The submitted Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated November 7,2014) should expound upon
the vulnerability and potential settlement impacts 85 it pertains to proposed driveways in the building setback and utilities proposed for the
new lots.
3. Complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4 8 120D. 7 .G. Geotechnical Report, Coal mine Medium.
4. Driveway profiles to ensure the slope of the driveway does not exceed fifteen percent (15%). A modification request from the code would
be required if the driveway to the existing developed lot exceeds 15%.
Ran: June OB, 2016 Page 4 of4
• lit Denis Law . .-..II ..... ~C~·~-~f _~M:aYO:..r ___ """'-" ]~{o lr®Jij I
June 2, 2016
Mark Plog
Plog Consulting
5628 Airport Way S #144
Seattle, WA 98108
SUBJECT: "Off Hold" Notice
Community & Economic Development Department
C.E:·Chip··Vincent, Administrator·
Sidhu Short Plat, LUA1S-000558, ECF, 5HPL-A, MOD
Dear Mr. Plog:
Thank you for submitting the additional information requested in the August 27, 2015
letter from the City. Your project has been taken off hold and the City will continue our
review of the Sidhu Short Plat project.
Please contact me at (425) 430-7289 if you have any questions.
Sincerely,
Clark H. Close
Senior Planner
cc: Harminder Sidhu / Ownerls)
LUA15·000558, ECF, SHPL·A, MOD
Renton City Hall • 1055 South Grady Way • Renton. Washington 98057 • rentonwa.gov
On the 24th day of July, 2015, I deposited in the mails of the United States, a sealed envelope containing Notice
of Application and Acceptance documents. This information was sent to:
Agencies
Harminder Sidhu
Mark Plog
300' Surrounding Properties
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
)
) SS
)
See Attached
Owner
Contact
See Attached
"",\\"1\'11, .:::-,-..." O\..l Y p Itll, .~ ~ ",'\\\\\\1111 0, .... "1, _-$:',."\SS/o~"', rf:<.. /,
-'::-."f" ·"II\"\"':~ .-. :!fJO ~Ot", ~+.:;I~ ~ ~
I certify that I know or have satisfactory evidence that Sabrina Mirante .' ~ f '. ~ 1% (f) §
signed this instrument and acknowledged it to be his/her/their free and voluntary ac.tl\;>~th&e; anJ:jurp<jSes
-0\ ~ C9 -sue --
mentioned in the instrument. . "'0 '\ '<9-17 •• .f" -" .::
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Dated: f~
Public in and for the State of Washington
Notary (print): ___ ---!Ih!.ll.~LI1_--'I>L...Ii::r2.Ji!w£.!err!!..L.----------
My appointment expires: ~Qf OIt:;, ~O ('7
Sidhu Short Plat
LUA15-000558, ECF, SHPl·A, MOD
template -affidavit of selVice 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: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers ...
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98S04-7015
KC Dev. & Environmental Servo
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
Timothy C. Croll,
Attn: SEPA Responsible Official
700 fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
Dept. of Ecology" Muckleshoot Indian Tribe Fisheries Dept. *'Ie
Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer
PO Box 47703 39015 -1720
' Avenue SE
Olympia, WA 98504-7703 Auburn, WA 98092
Duwamish Tribal Office· Muckleshoot Cultural Resources Program **
4717 W Marginal Way SW Attn: Laura Murphy
Seattle, WA 98106-1514 39015 172"" Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division * Muckleshoot Cultural Resources Program **
Environmental Planning Supervisor Attn: Erin Slaten
Ms. Shirley Marroquin 39015 172nd Avenue SE
201 S. Jackson ST, MS KSC-NR-OSO Auburn, WA 98092-9763
Seattle, WA 98104-3855
WDFW -Larry Fisher· Office of Archaeology & Historic Preservation·
1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler
Issaquah, WA 98027 PO Box 48343
Olympia, WA 98504-8343
City of Newcastle City of Kent
Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECD
Director of Community Development 220 fourth Avenue South
12835 Newcastle Way, Ste 200 Kent, WA 98032-5895
Newcastle, WA 98056
Puget Sound Energy City of Tukwila
Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official
355 110th Ave NE 6200 Southcenter Blvd.
Mailstop EST 11 W Tukwila, WA 98188
Bellevue, WA 98004
Puget Sound Energy
Doug Corbin, Municipal liaison Mgr.
6905 South 228th St
Kent, WA 98032
*Note: Ifthe 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
** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are
emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email
addresses: KWalter@muckleshoot,nsn,us /laura,murphy@muckleshoot.nsn.us/
erin,slaten@muckleshoot.nsn.us
***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
8860500340 7222000410 3340401330
ADAJAR MARICRIS D+MARION R BANKERS LAND LLLC BUI VINH ANH+KHANH
3275 20TH PL PO BOX 1754 8630 60TH AVE W
RENTON, WA 98055 RENTON, WA 98057 MUKILTEO, WA 98275
3340401345 3340401115 3340401125
CAPELLARO WANDA N CARROLL ELIZABETH CHAN YIPING+LI DAN
1728 LAKE AVE 5 1805 Lake Ave 5 APT 1 1801 LAKE AVE 5
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
8860500060 8860500120 3340401476
CHAVIS ELROY CHINN MARCUS DALE ROBERT H+SHARON L
3025 20TH PL 2017 DAVIS AVE 5 1814 DAVIS AVE 5
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7222000394 3340401120 8860500320
DEBRUYN KAREN A DUNAGAN TERREE L EVERGREEN INVESTMENTS OT WA
313 5 19TH ST 1803 LAKE AVE 5 31811 PACIFIC HWY 5 #298
RENTON, WA 98055 RENTON, WA 98055 FEDERAL WAY, WA 98003
8860500070 8860500310 8860500050
GARCIA MARIA M GRUENDER SCOTT A+DEBRA D HIBBERT PETER M+LlNN LUU-HI
22613 SE 271ST ST 3075 20TH PL 308 20TH PL
MAPLE VALLEY, WA 98038 RENTON, WA 98055 RENTON, WA 98055
8860500080 3340401300 8860500270
HOBSON LEE C JEWETT CHERYL KOZAK ANDREY+NATALlYA
2065 20TH PL 1725 DAVIS AVE 5 3165 21ST ST
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
8860500040 8860500041 3340401340
KROEGER DAVID+MELODY KROEGER DAVID+MELODY LAKE AVENUE SOUTH LLC
705 RENTON AVE 5 3145 20th PI 1356 32ND PL NE
RENTON, WA 98057 Renton, WA 98055 AUBURN, WA 98002
7222000393 3340401328 8860500110
LIM ERIC+QUIAMBAO LORRAINE LIM NGO+SOPEA MAl JOANNE
3255 19TH 5T 1812 LAKE AVE 5 2011 DAVI5 AVE 5
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3340401305 7222000392 8860500290
MATHISEN LANCE I+NAOMI E MC DOWELLJAMES G MICU SATURNINO
1801 DAVIS AVE S 1909 SHATTUCK AVE S 2020 DAVIS AVE S
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3340401321 3340401130 3340401310
MOLA CHRISTINE R MONTANEZ CHERIE D+MEDILO BENJIE P MORAN PATRICK J+MONICA L
320 S 19TH ST 1737 LAKE AVE S 1805 DAVIS AVE S
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3340401110
NGUYEN DAT+TINA
1819 LAKE AVE S
RENTON, WA 98055
7222000400
NIEMI T L+NANCY M
1917 SHATIUCK AVE S
RENTON, WA 98055
8850500280
ROBINSON ANN M
310 S 21ST ST
RENTON, WA 98055
8850500330
SAEED MUHAMMAD R+SABRA S
321 S 20TH PL
RENTON, WA 98055
8850500020
SIDHU BALWINDER K
325 S 20TH PL
RENTON, WA 98055
7222000391
THAPAANU R
1901 SHATIUCK AVE S
RENTON, WA 98055
7222000390
WALLEM DANIEL RAY+SOKHIM EN
319 S 19TH ST
RENTON, WA 9805S
8850500100
NGUYEN THUAN Q+ANH NGOC
29002 8TH AVE S
FEDERAL WAY, WA 98003
3340401315
PARAISO JOYCE ROXANNE
1813 DAVIS AVE S
RENTON, WA 98055
7222000510
ROSA RAYMOND
307 S 19TH
RENTON, WA 98055
8850500010
SEBAK JEFFREY T
332 S 20TH PL
RENTON, WA 98055
7222000511
SIDHU HARMINDER
223 S 19TH ST
RENTON, WA 98055
3340401320
THAPA JANAKI
1819 DAVIS AVE S
RENTON, WA 98055
8850500101
NGUYEN THUAN Q+ANH NGOC
2005 Davis Ave S
Renton, WA 98055
7222000412
PENALOZA WILLIAM
2003 SHATIUCK AVE S
RENTON, WA 98055
3340401325
ROSA RAYMOND P+ADA A
307 S 19TH ST
RENTON, WA 98055
8850500300
SIDDIKOV AliSHER
2010 DAVIS AVE S
RENTON, WA 98055
8850500030
TAN DANA
320 S 20TH PL
RENTON, WA 98055
8850500090
THOENNES NICHOLAS A
200 S 20TH PL
RENTON, WA 98055
Harminder Sidhu
11124 SE 264th PI
Kent. WA 98030
Mark Plog
Plog Consulting
5628 Airport Way S, #144
Seattle. WA 98108
-----Kenton 0
Lg,"~on ... h· ... ""plb'l"" ...... ",.vl_,
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Ionlnlfl>n.lU .. ,
En.irun ..... '.IOOCu_1haI
fv.I.",. til. PR!pIIMd PrajOCl:
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o ••• n,"OO'.' ~,,",m"nlty r.. E<o .. mi< o ••• ropmonl InD) _ Pl,".I,.
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!1Ul51
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~."'on Comoronon,I •• Lon'; U .. M.p ond ~Hicl.n~oI.6 (".0) on .ne City',
Zon,nIM ••
' ..... 'onm.n .. , (SEPA) en_In
It.. projea"i'l bo ,ubj.", to Ih. aty'. SEPA ordloon<o. RMC 4-z.l10,o.; 4-4-1130;
4-4-D6D; ""'""'~; 4+1»0; ~; 4-1-1110; 4-7-1711; and .tll ... _apllaole ,.d ••• nd''''''atIOM'''PP'''I'rI,' •.
PrapaHclMltIpdonM ...... "" Th. fo!low"l MIHp,lon M .... "" will Ui.1-t b. ''''FtC>ed an thl .,oj>O .. d
proJe ... '111". ,",ommende. M~8'_ M .... , •• ,<lO .. u p<oloct,mpo«s not ,.".,00 bv .,lstI,. ,oo.Und "'I"~t_ u ,1tAd lao....
• Th. oppilOlo, ,h.11 """,plv wi," the ,.cummln""ian.lnduo.o In ,~e Goeote<hnle.1 Enl1n"rInI !it""",. ~mI
,~ E.,," Solu",,, .. NW. u.c d.l.d tfc •• mo..,7. leU .,.n up:Io,.d ,., •• rt """"n .... t. I.t" d_
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Olvl.ian, tDSS So""" G"'dy W~. Rontm, WA'IOS1, bV 5:QD PM <III A ...... 7.lDlS. If 'f'l'J 100 ... ~u.rtIo •• 0li0.1 <hU
"0".,,,\ ... ,,1," to .. moO •• p.rt-,< of rKlll'd Ind .. celve .oo,~ontl "''',~'.!oon by milil. «Intact ,II. PfOjoct M.n ••• ,
.on,oo. ""'" ,ubmit! ~Ilon ,omm,n" orill '"'omotk.~V boca ..... ""rty of rKtIrd .no wi~ ... ""~Iled of.ny doc~IO!\
an til" .r'Jed. A oop, of "'~ Jub<.oQ.on, .iwsI>old dol.""r ... lian iJ .. tll.blo _n ''''I .....
CONTACT PERSON: Clark H. Close. Assodata pl;mner; Tel: (425) 430-7289;
Email: cclo5l!!@nffitonwiI.gov
PlEASE INCLUDE TliE PROJECT NUMBER WHEN CAWNG fOR PROPER fiLE IOENT1F1CAT10N
-Renton®
Community &. Econllllllc
P""d<>['"",nL
-----Renton 0
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
A Mum-A.oll,.U.n 110. be.n mod 'n" ""co.,.d with ,., O.p.rtIII ... of"'mm.n~ II. [",nomM: o ..... I"l'mon'
{cEO) _ Plon.l .. OIvlslon at "'" City at _n. Th. lallowln. b~oAy deou1_ ,ii, .ppll ... ~a. ,no 'M_"'1'
P"~Ii<~pp"",""
DATE OF NOT1tE OF~PP!JCATlON: MV .4, .lD15
L.O.I<I) U~E NUMKEII:
Sidh.SI1orlP,.t
pROJECTOE5CJtII'110N0 't.. .ppl......" i. "Qu, .. lrIif OPQl'ooal of I ~al 'Oarl plot ,n" , ", .. I
",od<lj~on for ,,,. M'nd,.,ro"", ... , at two 11) now .;n" .. fom'l~ !>om ... 11>. P"'lOCf "I. ,0n.l ... at twa (l)9;"'"1
•• rc.b thot 'olOilB.o;oo """,' fe., 10.05 '<I'I!.). Th~ ."<tlnlloll, ... 100010<1 .t tllo SW (Ome< or Lak. ~"" I 'n~ 5 Lgllt
5, [ ..... N·. nllOOOlll ,nd T21l00Cl5H) .... ,""' 'h" ."'<1,"'1.01-6 <i_III'1 Llnl".or .or~ 1"·61 ron •. The proj.«w""'~
rotoln ,II_ oxilt,n.I.93D SF ,~"d."U" ,I!LlClu",.t tU 519'h Sl'O", T,," p,opa .. d now 10",."..,01 ...... In ,;u from
8.SB6 IF '0 \0.467 SF In .... w~lt.n , __ ,t>! ~I. of9,100 SF. The ,."d,n"ol den<1,¥ would t>. S.15 dwollioll units
0" 0.1 WO. 11<,.,,, '0 'he _ now P'_' wnuld b. ,I. Indl"d ... 1 o,,,ow'V oPP'<>OChe< f'om 5 ~ Stro.L HIlI-
", .. I fronto,o ""_."..,n,, ",III ill rompt.,.d ,to", S 19'h S" .. L T". ,rlo In"uo" 3.110 \F af "oop ~o"" If ...
111", , .. 21 ""eo on'~to 'nd Ih •• ppI".m ;, p<O .. ~nl ,. , ... 1" 17 " .... Tho.1tto 1 ... ""P"V I. """"" lovel "'"',lIln
'." doYela""d .... at ,Ito Blnin. r."dono;,r .nd d.",.ods r,O<TI ,ito .vI<tIrt. ""Idonct! to II,. W'iI,'" SO"lIt. no., • ....,
1'"0 ..... 00 ,h. ",. "it". <it, ~Ope!l .EMa 4mI. Th, p<Oj)O>04 ."m'j' "I" ...... 100"'0 ,""noct 10 '1'Ij><<vI.UI
.ul1'., •• to IniI[I,,~on r.(JUiM Idry ,.ell,) ,,;th "'0""_ 10 ..... ".I>IN"" "I""'" t"" ron~ ~o'" 10 tile d_n"lil
",",land. Tho IppllClln."" .ubmltl'" on A,bo'~1 R'DOri. G..".u.ni",1 Enl"""'" Stu..,. '00, P,.I""""'Y T«hrllcal
Inform.don R.~" wi<it 'h •• ppllcofion.
PRaJECT LOCATlIlH: ll.,5 19th S,(Al'I(, 1 222000sU "no 7l1lC005L!)
OPTlQIIAL OETERMIKATlI)N 0' NI)K·:sraNIFI(;.M;Cf, MITlG.lTtD (ON5-M): A< ,Ito Lood AII"'\CV, lh~ CI,¥ of _oOton "" •
•• """'Ined '"" ~sr<'lIa", .n ...... _ Impoctl '" un[I~.1v ta r .. u~ hom tile propm.<I P<OIICl. 111".1011 ...
perrrulted under" lit. RCW 43 21e.1I0.liIe City of _. I, •• 1", .It, 01111"",1 O~·M P""'" 10 lilte notic. ,II",.
ON".M" Ilk_Iv to brr 1"l.IOd. Comm,n, period. for the prol." ,nd ,"' pr<rposO<l ON5-M.rt! 10"1,.ted In'O. ~"I'e
commenl petiod. T.or, will bl n" ",mm.n' pM"" fnilowlnl Ih. ,,,u,nte of ,h. n""IlaI<i O ... rm'.......,. of No ...
S;&n,!i .. n,,",MItII_IOM5-M~ Th~ may bo the aniV op~an""~ '" ,omm.nt on Ihe onl'looorn"ofitl 1m"""" of Ihtt
ptopo •• 1. A 1_. 'ppo,1 O"'od will t,,11aw ,h. , .. LIilI<Ir af til_ D~5-M.
NOl'iCl 01' (OMPUll ..... PUCATlCIN:
PROJECT toNTJ\CT PtnOII:
~_SILHlloo:
JttI~ 10, 2015
July 24.201.5
M.'" PI"III PI"I Cam"~/5e2IIAI',""" Wovsn+l/Suttl •• WA
~81011 ~_21I-1nO 1 m,pClplolr:a""'\lni.«rm
If ''''' "",,"10:1 Ilk. '0 co ""'do • ""rtv of ,.cord to roto ... furth., ,nIa~O" on '"~ pn>_d pro)«l. ,omol.,. ,h~
form "'" ,.tum 10: C~, of ~.o'(\O, CEO -PI""N"ti OM.Io •• lOSS So. G,ody Wi'/, llenlon. WA ~BOI7.
~'""If~. NO. \,dhuSOOrt Plot/LUAIHI(I(IS;8. ECF.IH~·A NAME: ________________________ _
..... IUNG..vD.~S5',==========-cln/STATE/lIP.-------T[UPHOM! NO ~
CERTIFICATION
I, C Lftnk-V GW;,C" , hereby certify that ? copies of the above document
were posted in ~ conspicuous places or nearby the described property on
Date:·_-2Wr..:::.-+::..J/l...!I..;:..:;-____ _ Signed:._b.V-.&~~~=...L#::...:._'U .... ~~=="""__~--
STATE OF WASHINGTON
SS
COUNTY OF KING
I certify that I know or have satisfactory evidence that C !"'elL 1+. C IDS"
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
mentioned in the instrument.
in and for the State of Washington
Denis Law
Mayor
July 24, 2015
Mark Plog
Plog Consulting
5628 Airport Way 5 #144
Seattle, WA 98108
Community & Economic Development Department
C.E."Chip"Vincent, Administrator
Subject: Notice of Complete Application
Sidhu Short Plat, LUA15-000558, ECF, SHPL-A
Dear Mr. Plog:
The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
It is tentatively scheduled for consideration by the Environmental Review Committee on
August 24, 2015. Prior to that review, you will be notified if any additional information
is required to continue processing your application.
Please contact me at (425) 430-7289 if you have any questions.
Sincerely,
Clark H. Close
Associate Planner
CC: Harminder Sidhu / Owner(s)
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
7. entail€)
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
(CEO) -Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: July 24, 201S
LAND USE NUMBER: LUA1S-000SS8, ECf, SHPL-A
PROJECT NAME: Sidhu Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of a 3-lot short plat and a street
modification for the future development of two (2) new single-family homes. The project site consists of two (2) existing
parcels that total 28,500 square feet (O.6S acres). The existing lots are located at the SW corner of lake Ave Sand S 19th
St (APN's 7222000511 and 7222000512) within the Residential-6 dwelling units per acre (R-6) zone. The project would
retain the existing 1,930 SF residential structure at 223 S 19th Street. The proposed new lots would range in size from
8,886 SF to 10,467 SF in area with an average lot size of 9,500 SF. The residential density would be 5.15 dwelling units
per net acre. Access to the three new parcels would be via individual driveway approaches from 5 19th Street. Half-
street frontage improvements will be completed along 5 19th Street. The site includes 3,120 SF of steep slope area.
There are 21 trees on-site and the applicant is proposing to retain 17 trees. The site topography is relatively level within
the developed area of the existing residence and descends from the existing residence to the west and south. There are
two areas on the site where the slopes exceed 40%. The proposed drainage system would connect to impervious
surfaces to infiltration facilities (dry wells) with overflow to the tightJine system that conveys flow to the downhill
wetland. The applicant has submitted an Arborist Report, Geotechnical Engineering Study, and a Preliminary Technical
Information Report with the application.
PROJECT LOCATION: 223 S 19th St (APN's 7 222000S11 and 7222000S12)
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DN5-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). This may be the only opportunity to comment on the enVironmental impacts of the
proposal. A 14-day appeal period will follow the issuance of the DNS-M.
PERMIT APPLICATION DATE:
NOTICE OF COMPLETE APPLICATION:
PROJECT CONTACT PERSON:
Permits/Review Requested:
Other Permits which may be required:
Requested Studies:
July 20, 201S
July 24, 201S
Mark Plog / Plog Consulting / 5628 Airport WaV 5 #144/ Seattle, WA
98108/206-420-7130/ mxp@plogconsulting.com
Environmental (SEPA) Review, Short Plat
Building and Construction Permits
Arborist, Drainage and Geotechnical Reports
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.: Sidhu Short Plat!LUA1S-000SS8, ECf, SHPL-A
NAME: ______________________________________________________________ ___
MAILING ADDRESS: _______________________________ CITV/STATE/ZIP; _______________ __
TELEPHONE NO.: ____________________ _
Location where application may
be reviewed:
CONSISTENCY OVERVIEW:
Zoning/Land Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Proposed Mitigation Measures:
Department of Community & Economic Development (CEO) -Planning
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
The subject site is designated Residential Medium Density (MO) on the City of
Renton Comprehensive Land Use Map and Residential-6 (R-6) on the City's
Zoning Map.
Environmental (SEPA) Checklist
The project will be subject to the City's SEPA ordinance, RMC 4-2-UOA; 4-4-030;
4-4-060; 4-6-070; 4-6-030; 4-6-060; 4-7-070; 4-7-170; 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.
The applicant shall comply with the recommendations induded in the Geotechnical Engineering Study, prepared
by Earth Solutions NW, LLC dated November 7, 2014 or an updated report submitted at a later date.
Comments on the above application must be submitted in writing to Clark H. Close, Associate Planner, CEO -Planning
Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 7, 2015. If you have questions about this
proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager.
Anyone who submits written comments will automatically become a party of record and will be notified of any decision
on this project. A copy of the subsequent threshold determination is available upon request.
CONTACT PERSON: Clark H. Close, Associate Planner; Tel: (425) 430-7289;
Email: cclose@rentonwa.gov
I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I
-------Renton 0
Comrnunity & ECOIlO1nlC
I)cYciopmClll
CITY OF RENT
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: December 8, 2016
To: City Clerk's Office
From: Sabrina Mirante
Subject: Land Use File Closeout
m Cross-References: !.I ..
, AKA's: " j--------------------------------------'£
Clark Close ;1 Project Manager:
~~A-c-c-e-p-t-a-n-c-e-D-a-t-e-:------J-UI~y-2-4-,-2-0_1_5 ___________________ ~1
~ Applicant: Sidhu Harminder i
~ Owner: Sidhu Harminder i
¥ Contact: Mark Plog, Plog Consulting I
~ PID Number: 7222000512, 7222000511 :i,--____________________________________ --i
I: ERC Determination: DNS-M Date: June 13, 2016 I
I Appeal Period Ends: July 1, 2016 r
! Administrative Decision: Approved with Conditions Date: June 17, 2016 I
" $ Appeal Period Ends: July 1, 2016 ,
1: Public Hearing Date: I 1 Date Appealed to HEX: ! I ~~:~:~~ion: Date: ~
~ Appeal Period Ends: I
I Date Appealed to Council: 1
i By Whom: 1
I Council Decision: Date: ~
lli II i Mylar Recording Number: ~
i Project Description: The applicant is requesting approval of a 3-lot short plat, SEPA I
'I· Environmental Review and a street modification for the future development of two (2) new Single-I
! family homes. The project site consists of two (2) existing parcels that total 28,500 square feet i
, (0.65 acres). The existing lots are located at the SW corner of Lake Ave Sand S 19th St (APN's I
17222000511 and 7222000512) within the Residential-6 dwelling units per acre (R-6) zone. The I i project would retain the existing 1,930 SF residential structure at 223 S 19th Street. The proposed!
i new lots would range in size from 8,886 SF to 10,467 SF in area with an average lot size of 9,500 I I SF. The residential density would be 5.15 dwelling units per net acre. Access to the three new i
, parcels would be via individual driveway approaches from S 19th Street. Half-street frontage Ii I improvements will be completed along S 19th Street. The site includes 3,120 SF of steep slope i
area. There are 21 trees on-site and the applicant is proposing to retain 17 trees. The site·,
. topography is relatively level within the developed area of the existing residence and descends I I from the existing reSidence to the west and south. There are two areas on the site where the!
! slopes exceed 40%. The proposed drainage system would connect to impervious surfaces to I
infiltration facilities (dl ells) with overflow to the tightlin Istem that conveys flow to the
downhill wetland. The app,icant has submitted an Arborist Repo, _, Geotechnical Engineering Study,
and a Preliminary Technical Information Report with the application.
I A Preliminary Coal Mine Hazard Assessment by Icicle Creek Engineers, Inc. (dated October 21,
i 2015) was submitted on November 13, 2015 and an updated Geotechnical Engineering Study was, I submitted on April 12, 2016. ~
! Location: 223 S 19th St (APN's 7222000511 and 7222000512) ,
i Comments: i
~~~~_~~_~ __ "=,,~_~~ __ ~_~~~~,,,,:,,!~ ___ ~_""Il"'~~:4ll''''''')''''iM;I~~>;'~
ERC Determination Types: ONS -Determination of Non-Significance; ONS-M -Determination of
Non-Significance-Mitigated; OS -Determination of Significance.
pel XL error
Warning: ILlegaLMediaSource
November 14,2016
Clark H. Close
City of Renton
Planning Division
Re: Sidhu Short Plat, LUA15-000558, ECF, SHPL-A, MOO
5626 AlrportWay S, Suite 144
Seattle, WA 96108
P (206) 420-7130
F (206) 457-4469
plogc:onsultlng.com
In response to the number of limitations placed on the Sidhu Short Plat, as defined by the Conditions of
Approval, our client Sidhu Harminder wishes to abandon the Short Plat process for the Sidhu Short Plat,
LUA 15-000558. He has signed this letter below.
Thank you,
PLOG Consulting, Inc.
Mark X. Plog, rE, PLS
President
~-
Applicants Signature
Date Signed
SP ABANDONMENT -PANNU.OOCX
2
November 14.2016
Pnge 1 or
rnge I of2
(
Denis Law
Mayor 9: r--...::.. ......... """",.~-l City of 1
~.llWJj
Community & EconomIc Development Department
C.E. "Chip"Vincent, Administrator
December 8, 2015
TO WHOM IT MAY CONCERN:
Subject: New Plats and Short Plats in the City of Renton
Please see attached new plats, short plats and multi-building developments that have
recently been addressed. Some of these have been recorded and I am supplying a list
on new parcel numbers with the new addresses. Ifthe plat is not recorded (NRI, I am
only giving you the plat map with the new potential addresses written on it.
Please add these addresses to your City directories and maps.
Bob Singh Plat Canyon Terrace Plat (NRI
Copperwod (NRI Dhillon Short Plat (NRI
Enclave at Bridle Ridge Plat (NRI Greenleaf/Panther Lake Plat
Highlands Park Short Plat (NRI Jason's Short Plat
Jassen Short Plat Jefferson Glade Short Plat (NRI
Kelsey's Crossing Plat Kennydale Vue Point Short Plat (NRI
Lord Short Plat/3307 (NRI Maertin's Ranch/Concord Place Plat (NRI
Morris Ave Short Plat (NRI Nantucket Avenue Short Plat (NRI
Sidhu Short Plat (NRI Skagen Short Plat (NRI
Talbot & 55 th Plat (NRI Vue crest II Short Plat (NRI
Whitman Court Townhomes PH II Plat (NRI
Jan Conklin
Energy Plans Examiner
Development Services Division
Telephone: 425·430·7276
#1:platadd
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
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City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: Harminoer Sidhu
PROJECT OR~ELOPM~E: ::5 l "\.0\,/' . rt' ?&-&-
ADDRESS: 10618 SE 240" St, Suite 203
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
223 S 19" St Renton, WA 98055
As well as adjacent parcel to the west.
CITY: Kent; WA ZIP: 98031
TELEPHONE NUMBER: (253) 709-4193
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
722200-05127& 7222200-0511
APPLICANT (if other than owner)
EXISTING LAND USE(S):
NAME: Residential
PROPOSED LAND USE(S):
COMPANY (if applicable): Residential
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
ADDRESS:
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY: ZIP: (if applicable)
EXISTING ZONING:
TELEPHONE NUMBER: R-8 (rezoned to R-6)
CONTACT PERSON PROPOSED ZONING (if applicable):
NAME: Mark Plog
SITE AREA (in square feet):
28,500 sf
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable): Plog Consulting DEDICATED:
0
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS: 5628 Airport Way S # 144 2025
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: Seattle, WA ZIP: 98108 ACRE (if applicable)
0.218 dwelling units/net acre
TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable)
3
(206) 420-7130 ,-, r. ~"-. " . .
mxp@plogconsulting.com NUMBER OF NEW DWELLING uN'l'rs.(lIep;mciable):
2 JUt 20 Ifill
P;\2014\030-14_Ninnal Pannu SP\Submittals\To be completed\Master hmd use application -completed. doc -I -
PROJECTINFORMATrIO~N~~(cc~o~n~t~in~u~e~d)L-____________ --,
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
1
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): 3000-4000 sflunit = 9000-12000 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): 2540 sf o AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o AQUIFIER PROTECTION AREA TWO
BUILDINGS (if applicable): 0
o FLOOD HAZARD AREA ___ sq. ft.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 0 X GEOLOGIC HAZARD
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if o HABITAT CONSERVATION ___ sq. ft.
applicable): 0
o SHORELINE STREAMS & LAKES ___ sq. ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): o WETLANDS sq. ft.
LEGAL DESCRIPTION OF PROPERTY
.lAttacl:lleaal description on separate Sheet with the following InforlTlation included}
SITUATE IN THE SE QUARTER OF SECTION 19, TOWNSHIP 23N, RANGE SE, IN THE CITY OF RENTON,
KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Namels) Hd&PlIIID6A So s IOkU ,declare under penalty of perjury under the laws of the State of
Washington that I am (please check one) __ the current owner of the property involved in this application or _x_ the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
contained and the information herewith are in all respects true and correct to the best of my knbwledge and belief.
Signature of Owner/Representative Date Signature of Owner/Repre~entative Date
STATE OF WASHINGTON)
) SS
COUNTY OF KING )
I certify that I know or have satisfactory eVidence"t,~h:a~hte~~rt.:t.~~rufii~~iIo;t;-:
signed this instrument and acknowledge it to be hi
uses and purpose mentioned in the instrument.
8:11 ~P.6,!f.
Dated! •
Notary (Print): -----J~iQ.:tAffi~~'At~Y-----
My appOintment expires: -----t----'i
P:\2014\030-14_ Nirmal Pannu SP\Submittnls\To be compleled\Master land use application -completed. doc -2 •
. ~
PRE-APPLICATION MEETING COMMENTS F~
PANNU SHORT PLAT
AT 223 S 19TH STREET
PRE 14-001628
CITY OF RENTON
Department of Community & Economic Development
Planning Division
Janua~y 8, 2015
I ;:
.. \ ," /'
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Kamran Yazdidoost, 425-430-7382
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
'..," , '., " ! .. -
JUL ~ 0 ZQi'J
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-scr.eening: 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 ;i.i.~_~.}s~ubje"ct to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
_ .. -._-----------
". '"
· ,
,-
FIRE & EMERGENCY SERVICES
DEPARTMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
January 8, 2015
Clark Close, Associate Planner
Corey Thomas, Plan Review/Inspector
(Pannu Short Plat -ZZ3 5 19th Street)
PRE14-0016Z8
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. Existing fire hydrants can be counted toward the requirements as long as they meet
current code including S-Inch storz fittings of which there Is one hydrant that does and is within
300-feet of all proposed homes. A second new hydrant would be needed if larger homes are
proposed.
2. The fire mitigation impact fees are currently applicable at the rate of $495.10 per single
family unit. This fee is paid at the time of building permit issuance. Credit would be granted for
the one eXisting home to b~ retained.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide
fully paved, with 2S-feet Inside and 45-feet outside turning radius. Fire access roadways shall be
constructed to support a 3D-ton vehicle with 322-psi point loading. Access Is required within
lSD-feet of all points on the buildings. Maximum slope Is 1S percent.
Page 1 of 1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
January 8, 2015
Clark Close, Associate Planner
Kamran Yazdidoost, Plan Reviewer
223 5 19th Street
PRE 14-001628
NOTE: The applicant Is cautioned that information contained in this summary Is preliminary and non-
bInding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based an 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 an the pre-application submittal made to the City of Renton by the applicant.
1. The proposed development is within the CIty of Renton's water service area and In the
350-hydraulic pressure zone.
2. There is an exIsting a-inch water main in S 19th Street.
3. The statIc water pressure is about 64 psi at ground elevation of 100 feet.
4. Installation of a new fire hydrant connecting to the existing 8-inch line and the hydrant must be
within 300 feet of each lot.
5. There is an existing 3/4-inch water meter serving the existing dwelling on the subject property.
6. A separate domestic water service and meter will be required for the new lots prior to the recording
of the short-plat. The meter will be connected to the existing 8-inch water main In S 19th Street.
7. The development is subject to the water system development charge of $3,090.00 and of the 3/4-
inch water meter installation charge of $3,347.50 for the new lot.
Sanitary Sewer
1. Sewer service is provided by the City of Renton. Since the 8" sewer main extended on front of the
property, extension of the 8-inch main in S 19th Street is not required.
2. If the existing home is currently on a septic system, It wIll be required to be abandoned in
accordance with King County Department of Health.
----... --.-.. --..... -
3. The system development fee for sewer is based on the size of the new domestic water to serve the
new homes on the new lots. Sewer fee for a %-inch water meter install is $2,135.00.
StDrm Drainage
1. There Is conveyance system in 5 19th Street.
2. A drainage plan and drainage report will be required with the site plan application. The report shall
comply with the 2009 King County Surface Water Design Manual and the 2009 City of Renton
Amendments to the KCSWDM, Chapter 1 and 2. All core and any special requirements shall be contained
in the report. The short plat may be subject to Appendix C, Small Site Drainage Review.
3. A geotechnical report for the site is required. Information on the water table and soil permeability
with recommendations of appropriate flow control BMP options with typical designs for the site from
the geotechnical engineer shall be submitted with the application.
4. Surface water system development fee is $1,350.00 for each new lot. Credit will be given to the
existing home.
Transportation/Street .
1. 'This project fronts S 19th Street. Street improvements for this project must meet the City of Renton
street standards.
2. Existing right-of-way width in this section of S 19th Street is approximately 60 feet. S 19th Street is
classified as a residential access street. To meet the City's complete street standards for residential
streets, street Improvements Including, but not limited to 13 feet of paving from centerline, curb and
gutter, an 8-foot planter strip, a 5-foot sidewalk, and storm drainage improvements are required to be
constructed in the right of way fronting the site per City code 4-6-060. Right of way dedication is not
required at this section of S 19th Street.
3. Applicant may submit an application to the City requesting a waiver of the. street frontage
improvements as outlined in City code 4-9-2SoC.5.d. The request will be submitted through the plan
reviewer. 1ise.. IV\ ~
4. The current transportation impact fee is $2,214.44 per new single-family lot. These fees are payable
prior to building permit Issuance.
S. Street lighting is not required for this short plat.
6. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-
loaded garage driveway shall not exceed sixteen feet (16').
General Comments
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2. Separate permit and fees will be required for the water meter installation, side sewer connection
and storm water connection.
3. Water services, sewer stubs and drainage flow control bmp are required to be provided to new lots
prior to recording of the short plat.
4. Water, sewer and storm stubs will be provided to each lot prior to recording of the plat.
-_._---. __ ._----------
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO;
FROM:
SUBJECT:
MEMORANDUM
January 8, 2015
Pre-Application File No. 14-001628
Clark H. Close, Associate Planner
PannuShort.Plat.=223 S 19th Street
(APN 7222000512 & 7222000511)
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 $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject properties are located in the Talbot Hill area of Renton at 223 S
19th Street (APN 7222000512) and the parcel immediately to the west (APN 7222000511). The
applicant is proposing a 4-lot short plat of the two existing lots. The lots would range In size
from 5,926 sf to 10,353 sf with an average lot size of 7,125 sf. The existing parcels are 11,250
square feet (sf) and 17,250 sf for a combined area of 28,500 sf (0.65 acres). One existing house
will remain at its current location on the smaller of the two lots to the east. The attached
carport will also be removed to provide access to the lot proposed at the south end of the east
lot, behind th·e existing structure. The site has a Comprehensive Land Use of ReSidential Single
Family (RS) and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac).
The short plat is intended for the eventual development of three (3) new detached single-family
homes. The applicant Is proposing to access Lot 2, located directly behind the existing structure,
via a 1S-foot accesS easement on the east side of Lot 1. Access to the remaining two proposed
lots (Lots 3 & 4) would be provided via a 12-foot access easement, diagonal across the west part
ofLot4.
Current Use: The site currently has an existing single family house built in 1963, located at 223 5
19th Street, on the north half of the property. The larger parcel to the west is vacant.
Zoning/Density Requirements: The subject property is iocated within the R-8 zoning
classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of
H:\CED\Plannlng\Current Planning\PREAPPS\14·001628
•
Pannu Short Plat, PRE14·001628
Page 2 of 6
January 8, 2015
s.o dwelling units per 1 net acre, except that the maximum shall be 6.00 dwelling units per net
acre when alleys are considered practical, as specified in RMC 4-7-1S0.E.5, and are not part of
the street configuration. 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.
Using the gross square footage, the 4-lot proposal arrives at a gross density of approximately 6.1
dulac (4 lots I 0.654 acres = 6.1 dulac). It Is unclear exactly how much area would be required
to be dedicated far right-of-way; therefore, the net density of site could not be calculated. A
Density Worksheet would be required at the time of formal short plot application. The
applicant would be required to demonstrate compliance with the net density requirements of
the zone at the time of formal application.
The City recently adopted interim zoning while engaging In the Comprehensive Plan update
process (Ordinance No. 5724). The purpose of the Interim zoning ordinance Is to continue to
permit new development in a manner that improves the compatibility of new development with
existing development In the surrounding community and with potential changes in zoning code
and to allow the City adequate time to consider and develop new zoning code regulations as
well as potential rezones of some areas. Washington State law enables cities to exercise this
type of zoning on a limited basis. The development standards for residential development are as
follows:
Interim Zoning
R-8 (old standards) (current
standards)
Minimum Lot Area 4,500 sf for parcels greater than 1 acre. 7,000 sq. ft. 5,000 sf for parcels 1 acre or less.
Minimum Lot Width SOft. 60 ft.
Minimum Lot Width (corner lots) 60 ft. 70 ft.
Minimum Lot Depth 65 ft. 90 ft.
Front Setback 15 ft. 25 ft.
Rear Setback 20ft. 25 ft.
Side Setback 5 ft. 7.5 ft.
Side Setback (along a street) 15 ft. 17.5 ft.
Maximum Height 30 ft. 30ft.
Maximum Building Coverage 50% 40% (Including Primary and Accessory)
Maximum impervious surface 75% 55%
Development Standards: The project would also be subject to RMC 4-2-110A, "Development
Standards for Single Family Zoning Designations" and Interim zoning effective at the time of
complete application (noted as R-S standards herein). Single family residential development is
permitted outright in the R-8 zone.
Minimum Lot Size. Width and Death -The current minimum lot size permitted in the R-8 zone is
7,000 square feet for all parcels. A minimum lot width of 60 feet for interior lots and 70 feet for
corner lots, as well as a minimum lot depth of 90 feet, is also required. Lots 2 and 4 do not meet
the minimum lot size of 7,000 square feet and Lot 4 does not meet the minimum lot width at
the corner of S 19th St and Lake Ave S of 70 feet. All setbacks shown In the applicant's
conceptual short plat are not consistent with the interim zoning regulation. The existing single
family house would be required to meet the minimum side yard and rear yard setbacks of the
H:\CED\Pianning\Current Planning\PREAPPS\14·0D1628
Pannu Short Plat, PRE14·001628
Page 3 of 6
January 8, 2015
zone. The applicant would be required to demonstrate compliance with lot size, width and
depth of the zone at the time of formal application.
Building Standards -R-B zone allows a maximum building coverage of 40%. The maximum
impervious coverage in the R-8 zone is 55%. Building height is restricted to 30 feet from existing
grade. Detached non-residential accessorv structures must remain below a height of 15 feet.
The gross floor area of accessorv structures must be less than that of the primarv structure.
Accessorv structures are also Included in building lot coverage calculations. The proposal's
compliance with the building standards would be verified at the tIme oj building permit review
for the new residences. The applicant would be required to show compliance with buildings
standards Jar the retained home at the time oj Short Plat application.
Setbacks -Setbacks are the minimum required distance between the building footprint and the
prop.e,rty.n~e aDd any prlyateag:~s~ ~.~SE!m!'!.n!,_'f!Jecurrencrequlred setbacks In the R·B zone
are 25 feet in front for the primarv structure, 25 feet In the rear, 7.5 feet on Interior side yards,
and 17.5 feet on side yards along streets. Setbacks wauld be vested at time of complete Short
Plat application submittal. The setbacks Jar the new residences would be reviewed at the time
of building permit. The applicant would be required to show campI/once with setbacks from
the new lot lines for the retained hame at the time oj Short Plat application.
Residential Design and Open Space Standards: All new dwelling units in the Residential Eight
Dwelling Units per Acre (R-B) zone are subject to the Residential Design and Open Space
Standards outlined in RMC 4-2-115. The proposal's compliance with the residential design
standards would be verified at the time of building permit revieiN for the new residences to be
located on all new lots.
Garages -The visual Impact of garages shall be minimized, while porches and front doors shall
be the emphasis of the front of the home. Garages shall be located in a manner that minimizes
the presence of the garages and shall not be located at the end of view corridors. Alleyway
access Is encouraged. If used, shared garages shall be within an acceptable walking distance to
the housing unit It Is Intended to serve.
Primary Entry -Entrances to homes shall be a focal point and allow space for social interaction.
Front doors shall face the street and be on the fa~ade closest to the street. When a home is
located on a corner lot (I.e., at the intersection of two roads or the intersection of a road and a
common space), a feature like a wraparound porch shall be used to reduce the perceived scale
of the house and engage the street or open space on both sides.
Facade Modulation -Buildings shall not have monotonous fa~ades along public areas. Dwellings
shall include articulation along public frontages; the articulation may Include the connection of
,·-,·an open porch to the building, a dormer facing the 'street; ora'well-deflned entrv"elerrrent.
Windows ana Dool's'''''Windows arid front doors shall serve as an integral part'of th'e ch.i'racter
of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical
windows may be combined together to create a larger window area. Front doors shall be a focal
point of the dwelling and be in scale with the home. All doors shall be of the same character as
the home.
Scale. Bulk. and Character - A diverse streetscape shall be provided by using elevations and
models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods
shall have a variety of home sizes and character.
H:\CED\Planning\Current Plannlng\PREAPPS\14-D01628
-_.,---------
Pannu Short Plat, PRE14-001628
Page 4 of 6
January8,2015
Roofs -Roofs shall represent a variety of forms and profiles that add character and relief to the
landscape of the neighborhood. The use of bright colors, as well as roofing that Is made of
material like gravel and/or reflective material. is discouraged.
lli§. -Eaves should be detailed and proportioned to complement the architectural style of the
home.
Architectural Detailing -Architectural detail shall be provided that is appropriate to the
architectural character of the home. Detailing like trim, columns, and/or corner boards shall
reflect the architectural character ofthe house.
Materials and Color-A diversity of materials and color shall be used on homes throughout the
community. A variety of materials that are appropriate to the architectural character of the
neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of
color or tone .
. Access/Parklng: Vehicular access to the proposed new lots is proposed from S 19th Street.
Access to the two southern lots Is proposing via a 15-foot access easement across the eastern·
edge of Lot 1 and a 12-foot access easement across the west part of Lot 4. Where the existing
width for any right-of-way abutting the development site is less than the minimum standards, as
identified in RMC 4-6-060F Public Street Right-o/-Way Design Standards, additional right-of-way
dedication will be required for the proposed development, Residential access improvements
Include a 53-foot right-of-way width in order to meet the City's complete street standards
requirement: Shared driveways are required to be wholly within a tract; the width of the tract
and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the
tract and paved surface to be up to twenty feet (20') wide. No sidewalks are required for shared
driveways. An access easement shall be recoded with the King County Recorder's Office and be
shown on the face of the plat to encumber the entirety of the tract (RMC 4-6-060J). Please note
that the proposal/or access easements would be required to be revised to tracts prior to
submitting for Short Plat oppllcation.
Two <?ff-street parking spaces are required for each primary residence. 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'),
Driveways: Existing slopes with gradients In excess of 40%, as well as significant fill deposits, are
present within the western parcel. Site topography Is relatively level within the developed area
of the existing residence and decends from the existing residence to the west and south. The
total elevation change is estimated by the Geotech consultant to be on the order of 60 feet or
less. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The
maximum grade for the shared driveway shall not exceed fifteen percent (15%).
Landscaping and Open Space: Vegetation consists primarily of dense bramble cover (Within the
vacant lot) and scattered trees, Except for critical areas, all portions of a development area not
covered by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant, vegetative cover. Ten feet (10') of onslte landscaping is required
along all public street frontages, with the exception of areas for required walkways and
driveways according to the landscaping standards of RMC 4-4-070F. Such landscaping shall
include a mixture of trees, shrubs, and ground cover as approved by the Department of
Community and Economic Development.
H:\CED\Plannlng\Current Planning\PREAPPS\14-001628
Pannu Short Plat, PRE14·001628
Page50f6
January 8, 2015
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. Street tree spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a minimum
of one street tree planted per address. Any additional undeveloped right-of-way areas shall be
landscaped unless otherwise determined by the Administrator of the Department of Com munity
and Economic Development or designee. Broadleaf trees planted in residential zones must be a
minimum of one and one-half Inches (1.5") In diameter {db h). Conifer trees at the time of
planting must be fully branched and a minimum of six feet (6') In height.
A conceptual landscape plan must be provided with the formal land use application as
prepared by a registered Landscape Architect, a certified nurseryman or other certified
professional. The plan shall include, but Is not limited to, the minimum 10-foot on-site
landscaping strip and street trees within the planting strip' of each lot;' , '
Significant Tree Retention: If significant trees (greater than 6-lnch 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% 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.
The City Is In the process of revising the Tree Retention Regulations, it is anticipated that new
regulations would be adopted mid·January. According to the most current draft of the new
regulations, In addition to retaining 30 percent of existing significant trees, each new single-
family lot would be required to provide a minimum tree density of two (2) trees (or their
equivalent size in caliper Inches) per 5,000 square feet of lot area onsite. A tree retention plan
and a tree retention worksheet would be required at the time of formal land use application.
Critical Areas: There appear to be moderate coal mine hazards in the area, high erosion hazards,
high landslide hazards, and regulated slopes over 40% onsite. It isthe applicant's responsibility
to ascertain whether additional critical areas are present on the site through a critical areas
study.
Steep slopes, coal mine hazards, erosion hazards, and landslide hazards are ail geological
hazards. The applicant has submitted a geotechnical engineering study, prepared by Earth
Solutions'NW, llC (dated November 7,2014).
Environmental Review: Except when located In sensitive areas (such as protected slopes) or
lands covered by water, short plats of four· or fewer lots are categorically exempt from
Environmental (SEPA) Review. There appears to be a smali amount of protected slopes onsite.
Protected slope is defined as a hillside, or portion thereof, with an average slope, as identified In
the City of Renton Steep Slope Atlas or In a method approved by the City, of forty percent (40%)
or greater grade and having a minimum vertical rise of fifteen feet (15'). The applicant would be
required to complete Environmental {SEPAl Review due to the protected slopes identified on
onslte, unless the applicant can show these slopes don't meet the definition of protected slope.
Permit Requirements: The proposal would require approval of an administrative short plat. The
administrative short plat request would be reviewed within an estimated time frame of six to
eight weeks. The Short Plat application fee Is $2,000.00 ($2,000.00 plus 3% Technology
H;\CED\Plannil1g\Current Plannins\PREAPPS\14-001628
---~,-,~ ----
, ,
Pannu Short plat, PRE14·00162B
Page 60f6
January 8, 2015
Surcharge Fee). Detailed information regarding the land use application submittal Is provided In
the attached handouts.
The applicant will be required to install a public Information sign on the property. Detailed
Information regarding the land use application submittal reqUirements Is provided in the
attached handouts. Once Preliminary Short Plat approval is obtained, the applicant must
complete the required Improvements and dedications, as well as satisfy any conditions of the
preliminary approval before submitting for Final Short Plat review. Once final approval Is
received, the plat may be recorded. The newly created lots may only be sold 'after the plat has
been recorded.
Fees: In addition to the applicable building and construction fees, the following Impact fees
would be required prior to the building permit issuance:
• A Transportation Impact Fee based on $2,214.44 per each!!!ll!l single family residence;
• A Parks Impact Fee based on $1,441.29 per each !!!ll!lsingle family residence;
• A Fire Impact fee of $495.10 per each new single family residence; and
• A School District Impact Fee based on $5,541 per each ~slngle family residence.
A handout listing Renton's development-related.fees is available On the City of Renton website
for your review.
Note: When the formal application materials are complete, the applicant Is strDngly
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 call Clark H. Close,
Associate Planner at 425-430-7289 for an appointment.
EMpiratlon: Upon approval, the short plat Is valid for two years with a possible one-year
extension.
H:\CED\Plann;I1Il\Cu"ent PI.nn;ng\PREAPPS\14-0016~B
• DEPARTMENT OF COMI\i IITV
AND ECONOMIC DEVELOPMENT
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED
BY: BY:
Arborist Report.
Architectural Elevations, AND'
Biological Assessment.
Calculations 1
Colored Maps for Display. ,'U
Construction Mitigation Description 'AND'
Deed of Right-of-Way Dedication 1
Density Worksheet.
Drainage Control Plan 2
Drainage Report,
Elevations, Architectural, AND.
Environmental Checklist 4
Existing Covenants (Recorded Copy) lAND.
Existing Easements (Recorded Copy) lAND.
Flood Hazard Data. ~
Floor Plans, AND'
Geotechnical Report >AND 3
Grading Elevations & Plan, Conceptual,
Grading Elevations & Plan, Detailed,
Habitat Data Report 4 C4K-
Improvement Deferral,
Irrigation Plan.
COMMENTS:
..
JUL 20 2O!J
PROJECT NAME: <;IDH-1A.. 'tt7J-n.r PL-~
1
H : \CE 0\ Oa ta \Fa rms-T em plates\Self -H e I p Han do uts\P la n n i n g\ Wa iversu b m itta I reqs. docx Rev;02j2015
•
LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY:
King County Assessor's Map Indicating Site 4
Landscape Plan, Conceptual 4
Landscape Plan, Detailed 4
Legal Description 4
Letter of Understanding of Geological Risk 4
Map of Existing Site Conditions4
Master Application Form 4
Monument Cards (one per monument) 1
Neighborhood Detail Map 4
Overall Plat Plan 4
Parking, Lot Coverage & Landscaping Analysis 4
Plan Reductions (PMTs) 4
Post Office Approval,
Plat Name Reservation 4
Plat Plan 4
Preapplication Meeting Summary 4
Public Works Approval Letter,
Rehabilitation Plan 4
Screening Detail.
Shoreline Tracking Worksheet 4
Site Plan 'AND'
Stream or Lake Study, Standard. ~
Stream or Lake Study, Supplemental.
Stream or Lake Mitigation Plan.
Street Profiles 2
Title Report or Plat Certificate lAND.
Topography Map 3
Traffic Study,
Tree Cutting/Land Clearing Plan 4
Urban Design Regulations Analysis.
Utilities Plan, Generalized 2
Wetlands Mitigation Plan, Final. UtK-
Wetlands Mitigation Plan, Preliminary 4 oVL--
2
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx Rev: 02/2015
,..
LAND USE PERMIT SUBMITTAl .. _QUIREMENTS:
Wetlands Report/Delineation 4
Wireless:
Applicant Agreement Statement, AND l
Inventory of Existing Sites ,ANDl
Lease Agreement, Draft, AND l
Map of Existing Site Conditions, AND 3
Map of View Area 'AND 3
Photosimulations 'AND 3
This Requirement may be waived by:
1. Property Services
2 Development Engineering Plan Review
3 Building
4 Planning
WAIVED MODIFiEr
BY: BY:
O"bK--
3
H :\CED\Data \Forms~ T e mplates\Self-Help Handouts\Plan n i ng\ Waiversubmittalreqs. docx
COMMENTS:
Rev: 02/2015
Survey -Civil-Structural
Renton Short Plat -Project Narrative
Sidhu Short Plat
Tax Parcels: 722200-0511 and 722200-0512
Address: 223 S 19th St, Renton, WA
Existing Property Overview
Project Name: Sidhu Short Plat
Project Size: 2S,500 SF
Project location: 223 S 19~ SI. Renton
Subject Parcel Zoning: R-S (rezoned to R-6)
Current Use: Single family residential
Existing Improvements: Two story brick home, 1,930 SF
Special site features: Steep slopes, 3120 SF
Proposed Development Summary
Number of lots: 3 single family lots
Minimum Proposed Lot Size: 8,866 SF
Maximum Proposed Lot Size: 11,250 SF
Access: All lots front on existing public right of way
Justification of Modification
5628 Airport Way S, Suite 144
Seattle, WA 98108
P (206) 420-7130
F(206)457-4469
plogconsultlng,com
This proposed short plat is intended to create two additional lots adjacent to the existing structure. The site currently consists of one
residential lot that contains one residential structure. The proposed lots meet the minimum lot area and dimensions per the zoning.
The lot configuration does not cause any of the structures on the lots to become non-conforming.
The current site is served by a paved local access street with no curb and gutter and no sidewalks. Frontage improvements are
proposed as well as new water and sewer services. Storm water detention will be required.
The site contains mainly topsoil and fill, native soil consisting of silty sand was encountered further down in test pits. The site drains
to the south towards highway 167.
The existing 1,930 SF house will remain.
16 trees will remain, none will be removed.
Rood hazard data is not required because it poses no significant threat to this property.
Specific Questions or Concerns
We have no specific questions or concerns at this time.
Best regards
JUL 2 0 2015
Sidhu
March 6, 2015
CONSULTING
Survey -Civil-Structural
Renton Short Plat -Modification Justification
Sidhu Short Plat
Tax Parcels: 722200-0511 and 722200-0512
Address: 223 S 19111 S1, Renton. WA
Existing Property Overview
Project Name: Sidhu Short Plat
Project Size: 28,500 SF
Project location: 223 S 19"' St, Renton
Subject Parcel Zoning: R-8 (rezoned to R-6)
Current Use: Single family residential
Existing Improvements: Two story brick home, 1.930 SF
Special site features: Steep slopes, 3120 SF
Proposed Development Summary
Number of lots: 3 single family lots
Minimum Proposed lot Size: 8,866 SF
Maximum Proposed lot Size: 11,250 SF
Access: All lots front on existing public right of way
Justification of Modification
5628 Airport Way S, Suite 144
Seattle, WA 98108
P (206) 420-7130
F (206) 457-4469
plogconsulting.com
This Justification of Modification is in regards to the street improvements proposed for this short plat. The improvements do not fall
directly along the property lines, but instead curve as the existing street curves.
We request granting this modification based on the following facts:
1) There are no further developable parcels along SW 19"' Street that would make use of any extension of the right of way,
2) Steep slopes make development of the road along the full frontage impossible.
3) SW 19"' St dead ends at a no access portion of a highway right of way.
4) Proposed improvements still meet City Code.
Best regards
Mark X. Plog , PE, Pl
Sidhu Short Plat -Modification Justification
July 5, 2015
2 0 il\";, JUL ' _.J
Survey -Civil-Structural
March 6, 2015
Renton Short Plat -Construction Mitigation
Pannu Short Plat
Tax Parcels: 722200-0511 and 722200-0512
Address: 223 S 19'h St, Renton, W A
Narrative
5628 Airport Way S, Suite 144
Seattle, WA 98108
P (206) 42G-7130
F (206) 457-4469
plogconsulting.com
• Construction will take place upon approval of the final engineering plans. Appropriate erosion control measure will
be taken as required depending on the time of year. If construction is to occur in the wet season, a wet weather
TESC plan will be provided.
• The hours and days of operation shall be per City ordinance for construction activities. No special workdays or
hours will be requested.
• A detailed and comprehensive TESC plan will be provided with the construction plans. No major excavation or fill
is anticipated for this site.
• This is a low volume residential street. Traffic control will be addressed by the contractor at the time of construction.
Best regards,
President
Pannu Short PlatcoNSTRUCTION MITIGATION FINAL
March 6, 2015
·JUL 20 201:'
Page lofl
r
Renton Short Plat -Letter of Understanding ofCieologic Risk
Sidhu Short Plat
Tax Parcels: 722200-0511 and 722200-0512
Address: 223 S 19'" St, Renton, W A
5628 Airport Way S, Suite 144
Seattle, WA 98108
P (206) 420-7130
F (206: 457-4469
plogconsultlng.com
I understand and accept the risks of developing on a propeny containing steep slopes or an unstable area. I will advise in
writing any prospective purchase['s of the propeliy. or prospective purchasers ofstfuctures or pOliions of structures on the site
of tile unstable potential of the area.
f;£~jJ~_-r----,
Harminder Singh .t~ecp Kaur Sidhu
Sidhu Short Plat -Geologic Risk
July 4, 2015
JUl 20 ZD'lS
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. _28500_ square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets'·
Private access easements··
Critical Areas·
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
_0 __ square feet
_0 _ square feet
_3120_ square feet
2. _3120 __ square feet
3. _25380 __ square feet
4. __ 0.583 __ acres
5. __ 3 ___ units/lots
6. Divide line 5 by line 4 for net density: 6. _' 5.145_ = dwelling units/acre
·Critlcal 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 f1oodways."
Critical areas buffers are not deducted/excluded .
•• Alleys (public or private) do not have to be excluded.
JUL 20 '.,.'
P:\2014\030-14_Ninnal Pannu SP\Submittals\To be submitted\density -completed.doc - I -
Ol/08
1.
2.
3.
TREE RETENTION
WORKSHEET
Total number of trees over 6" in diameter' on project site: 1. 21
Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous2 0
Trees in proposed public streets 0
Trees in proposed private access easementsltracts 0
Trees in critical areas3 and buffers 0
Total number of excluded trees: 2. 0
Subtract line 2 from line 1: 3. 21
trees
trees
trees
trees
trees
trees
trees
4. Next, to determine the number of trees that must be retained4, multiply line 3 by:
0.3 in zones Re, R-l, R-4, or R-B
0.1 in all other residentiat zones
0.05 in all commerciat and industriat zones 4. ____ 6 __ trees
5. List the number of 6" or larger trees that you are proposing 5 to retain4 :
5. 17 trees
6. Subtract line Sfrom line 4for trees to be replaced:
(II line 6 is less than zero, stop here. No replacement trees are required).
6. ___ O ___ trees
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
9. Divide line 7by line 8for number of replacement trees6 :
(if remaiooer Is .5 or greater, rouoo up 10 the next whole number)
per tree
9. ______ trees
,. Measured at chest height.
2. Oead, diseased or dangerous trees must be certified as such by a forester. registered landscape architect. or
certified amorist, and approved by the City.
s. Critical Areas, sl£h as weUancls, streams, floodplains and protected slopes, are defined in Section 4-3-050 of
the Renton Municipal Code (RMe).
". Count only those trees 10 be retained outside of critical areas and buffers.
s. The City may require mOdification 01 the tree retention plan to ensure retention of the maximum number of
trees per RMC 4·4·,30H7a
6. Inches of street trees, inches of trees added to critical areaslbuffers, and inches oJ trees retained on site that
are less than 6" but are greater than 2" can be used to meet the tree replacement requirement.
H :\CED\Oata \Forms-T emplates\Se If -Help Handouts\Plunning\T reeRetent i on Works heel.d oc 12/08
Tree ~
SolutionSinc
consulting Arborists
TO:
SITE:
RE:
DATE:
PREPARED BY:
Summary
Summary Arborist Report
Harminder Sidhu, and Mark and Megan Plog, Plog Consulting
Sidhu Short Plat; 223 South 19th St. Renton WA 98055
Arborist Report
May 12, 2015
Sean Dugan, ASCA Registered Consulting Arborist # 457
ISA Board Certified Master Arborist #PN-5459B
ISA Qualified Tree Risk Assessor
Project No. TS -4793
Twenty-six (26) trees were assessed on two parcels that are being proposed for short plat development.
All but four (4) trees are in fair to good healthy and/or structure. A Landscape Development Permit or a
Routine Vegetation Management Permit will be needed to remove three of the poor health/structure
trees as they meet the city's definition of a Landmark tree or are located in an environmental critical
area. Five additional trees are proposed for removal that are outside of the ECA and ROW.
Additional trees may be in poor structural condition, however, my observation of the trees was
significantly limited by the presence of a thick dense English ivy vine layer. Removing these vines will be
needed if further assessment is desired.
Eleven trees, including a few off site trees, were not located on the site survey. These trees should be
added into future site design plans. Trees shared with adjacent property owners will require permission
from both parties if they are desired to be removed.
Assignment & Scope of Report
This report outlines the site inspection by Sean Dugan of Tree Solutions Inc, made on April 20, 2015.
was asked to visit the job site and collect data on all trees two inches in diameter or greater, and to
provide a summary report including findings and management recommendations. Megan Plog,
representing the owner ofthe property, requested these services to be used for project planning.
The tree size, species, health and structural condition and related notes and recommendations for each
tree can be found in the attached Tree Inventorv. A site map with tree locations can be found in the
attached Marked-up Site Survey. Limits of assignment can be found in Appendix A. Methods can be
found in Appendix B. Additional assumptions and limiting conditions can be found in Appendix C.
2940 Westlake Ave N (Suite 200) Seattle, WA 98109 phone 206.528.4670
www.treesolutions.net
Tree ~
SolutionSinc
Consulting ArbDrists
Observations and Discussion
The Site and Historv
The site currently consist of two parcels. Parcel 72220-0512 is an 11,250 square foot property that
contains a single family structure, driveway, timber walls, and other landscape features. The
topography of the site slopes to the north
The second parcel 722200-0511, located to the west of the first, has been measured to be 17,250 square
feet and constrains several environmental critical areas (ECA). Steep slopes greater than 40 percent are
the primary ECA. These areas are found central to the parcel and in the northwest corner. The central
ECA is covered in a thick dense layer of English ivy (Hedra helix) vines.
The sites are proposed to be divided into a short plat.
The Trees
I inventoried and assessed a total of 26 trees on both of the parcels. Information specific to each tree
can be found in the attached Table of Trees and on the Marked-up Site Survey. The primary tree species
on the sites is the Bigleaf maple (Acer macrophyllum) tree, six of which meet the city's definition of a
landmark tree being 30 inches or greater in diameter. I measured all but two of the trees to have a
diameter of six inches or greater.
In general, I found all the trees to be in good health and structure. Trees 25, 35, 40, and 43 were found
to have a poor health and/or structure. Each of these tree are in decline or have had a significant trunk
failure. Trees 25 and 40 are a landmark trees. The removal of landmark trees from the sites would
require a Routine Vegetation Management Plan or a land Development Permit.
landmark Tree 25 currently presents a moderate risk of failure to the surrounding targets. If there are
new structure being constructed on the site Within one times the tree height the tree risk rating will
become high. The tree is significantly diseased at the base and in my opinion is a poor candidate for
retention.
landmark Tree 40 has had half of the trunk length fall off and has a lean to the west. The lean has not
corrected and the tree is sending out many sprouts from the trunk. As the tree continues to grow, these
parts are likely to be weakly attached to the tree. Targets below the canopy will have an increasing risk
rating as the sprouts increase in size and it is unclear how stable the root system may be.
In my opinion, trees with poor health and/or structure should not be retained. It is possible other trees
with significant defects exist, however, they are currently covered in a thick dense layer of English ivy
vines. These vines would need to be removed before a further visual inspection could be completed.
2940 Westlake Ave N (Suite 200) . Seattle, WA 98109 . Phone 206.528.4670
www.treesolutions.net
Sidhu Short Plat
May 12, 2012 pg. 3 of 7
A total of nine trees within the two parcels are proposed for removal. Three are due to poor
health/structure, one shares the property line with the ROW where site improvements will occur. The
remaining five are located outside of the ECA and are not of landmark size, Removal of these trees will
require a Land Development Permit since removal is not allowed prior to site development per city
code.
Eleven of the trees were not included on the site survey. The approximate locations are shown on the
Marked-up Site Survey,
Depending on the development type (Multi-Fam/Single Fam,) a minimum number of trees will be
required. For each 5,000 square feet, four trees are required on multi-family and two trees on single-
family sites. These trees can be made up of existing trees or replacement trees.
Adjacent Site Trees
Tree 20 appears to be a shared tree with half of the trunk in the adjacent right-of-way (ROW). It is
proposed for removal. A total of six trees were located on adjacent properties, three of which appear to
be exclusively in the ROW, of which Tree C is proposed for removal for street frontage improvements,
New trees are proposed along the street frontage in accord with the city code,
Two trees on the east side of the site are very close the actual property line but it could not be
determined if these are shared trees. Without permission I was unable to access these trees. Permission
will be needed from the adjacent property owner if the decision is to try and to remove or significantly
alter these trees.
Recommendations
• located the remaining trees on the site survey including those located on adjacent properties.
• Provide additional site plans for evaluation in order for the site arborist to indicate the proposed
action for each tree.
• Obtain all necessary permits from the city prior to the commencement of site work.
2940 Westlake Ave N (Suite 200) Seattle, WA 98109 . Phone 206.528.4670
www.treesolutions.net
Sidhu Short Plat
May 12, 2012
Glossary
pg. 4 of 7
basic assessment: detailed visual inspection of a tree and surrounding site that may include the use of
simple tools. It requires that a tree risk assessor walk completely around the tree trunk looking at
the site, aboveground roots, trunk, and branches (ISA 2013)
DBH or DSH: diameter at breast or standard height; the diameter of the trunk measured S4 inches (4.5
feet) above grade (Matheny et 01. 1998)
ISA: International Society of Arboriculture
level(s) of assessment: categorization of the breadth and depth of analysis used in an assessment (ISA
2013)
limited visual assessment: a visual assessment from a specified perspective such as foot, vehicle, or
aerial (airborne) patrol of an individual tree or a population oftrees near specified targets to identify
specified conditions or obvious defects (ISA 2013)
owner/manager: the person or entity responsible for tree management or the controlling authority
that regulates tree management (ISA 2013)
significant size: a tree measuring 6" DSH or greater
structural defects: flaws, decay, or other faults in the trunk, branches, or root collar of a tree,
which may lead to failure (lilly 2001)
VisualTree Assessment (VTA): method of evaluating structural defects and stability in trees by noting
the pattern of growth, Developed by Claus Mattheck (Harris, et 0/1999)
References
ANSI A300 (Part 1) -2008 American National Standards Institute, American National Standard for Tree
Care Operations: Tree, Shrub, and Other Woody Plant Maintenance: Standard Practices (Pruning).
New York: Tree Care Industry Association, 2008.
Dunster & Associates Environmental Consultants ltd. Assessing Trees in Urban Areas and the Urban-
Rural Interface, US Release 1.0. Silverton: Pacific Northwest Chapter ISA, 2006
Dunster, Julian A., E. Thomas Smiley, Nelda Matheny, and Sharon lilly. Tree Risk Assessment Manual.
Champaign, Illinois: International Society of Arboriculture, 2013
E. Smiley, N, Matheny, S, lilly. Best Management Practices: TREE RISK ASSESSMENT. ISA 2011.
lilly, Sharon. Arborists' Certification Study Guide, Champaign, Il: The International Society of
Arboriculture, 2001.
Matheny, Nelda and James R, Clark. Trees and Development: A Technical Guide to Preservation of Trees
During Land Development. Champaign, Il: International Society of Arboriculture, 1998,
Mattheck, Claus and Helge Breloer, The Body language of Trees.: A Handbook for Failure Analysis,
london: HMSO, 1994,
2940 westlake Ave N (Suite 200) Seattle, WA 98109 . Phone 206.528.4670
www.treesolutions.net
Sidhu Short Plat
May 12, 2012
Appendix A -limits of Assignment
pg. 5 of 7
Unless stated otherwise: 1) information contained in this report covers only those trees that were
examined and reflects the condition of those trees at the time of inspection; and 2) the inspection is
limited to visual examination of the subject trees without dissection, excavation, probing, climbing. or
coring unless explicitly specified. There is no warranty or guarantee, expressed or implied, that
problems or deficiencies of the subject trees may not arise in the future.
Tree Solutions did not review any reports or perform any tests related to the soil located on the subject
property unless outlined in the scope of services. Tree Solutions staff are not and do not claim to be
soils experts. An independent inventory and evaluation of the site's soil should be obtained by a
qualified professional if an additional understanding of the site's characteristics is needed to make an
informed decision.
A Hazard Tree is defined as a tree that has been assessed and determined to have characteristics that
make it an unacceptable risk for continued retention. A hazard tree, or a hazardous component, exist
when the sum of the risk factors equals or exceeds a predetermined threshold of risk. The
predetermined threshold for risk and the actions required to reduce the risk below that threshold is
established by the risk manager.
As a Qualified Tree Risk Assessor, my job is to provide the risk manager, in most cases the property
owner, with technical information required to make informed decisions. The risk manager must make
the decision about how to implement the actions required to reduce risk to acceptable levels.
I was unable to assess the main trunks and upper canopy of Bigleaf maple trees located in the ECA. The
trees were covered in a thick dense layer of English ivy vines that blocked my ability for a visual
assessment. Tree sizes might be slightly off from those that have been indicated in the table of trees.
Removal of thick vines would be necessary to attain more accurate measurements.
I did not have permission to access adjacent property trees.
2940 Westlake Ave N (Suite 200) Seattle, WA 98109 . Phone 206.528.4670
www.treesolutions.net
Sidhu Short Plat
May 12, 2012
Appendix S-Methods
pg. 6 of 7
I evaluated tree health and structure utilizing visual tree assessment (VTA) methods. The basis behind
VTA is the identification of symptoms, which the tree produces in reaction to a weak spot or area of
mechanical stress. A tree reacts to mechanical and physiological stresses by growing more vigorously to
re-enforce weak areas, while depriving less stressed parts (Mattheck & Breloer 1994). An understanding
of the uniform stress allows me to make informed judgments about the condition of a tree.
Using the International Society of Arboriculture (lSA) Tree Risk Assessment Qualification method, I
assigned a risk rating to the tree. I performed a Level 1 risk assessment of all trees as outlined in the
Best Management Practices companion publication to the American National Standards Institute (ANSI)
A300 Part 9: Tree Shrub and Other Woody Plant Management -Standards and Practices, Tree Risk
Assessment. This approach provides assessors a structured process, based on good science and
arboriculture, to assign recommended thresholds for action for the purpose of informing risk managers.
I measured the diameter of each tree at 54 inches above grade, diameter at standard height (DSH). If a
tree has multiple stems, I measured each stem individually at standard height and determined a single-
stem equivalent diameter by using the method outlined in the Guide for Plant Appraisal. 9th Edition,
published by the Council of Tree and Landscape Appraisers.
I used binoculars to inspect the upper parts of the trees.
2940 westlake Ave N (Suite 200) . Seattle, WA 98109
www.treesolutions.net
Phone 206.528.4670
Sidhu Short Plat
May 12, 2012
Appendix C -Assumptions
pg. 7 of 7
I. Consultant assumes that any legal description provided to Consultant is correct and that title to
property is good and marketable. Consultant assumes no responsibility for legal matters.
Consultant assumes all property appraised or evaluated is free and clear, and is under responsible
ownership and competent management.
2. Consultant assumes that the property and its use do not violate applicable codes, ordinances,
statutes or regulations.
3. Although Consultant has taken care to obtain all information from reliable sources and to verify the
data insofar as possible, Consultant does not guarantee and is not responsible for the accuracy of
information provided by others.
4. Client may not require Consultant to testify or attend court by reason of any report unless mutually
satisfactory contractual arrangements are made, including payment of an additional fee for such
Services as described in the Consulting Arborist Agreement.
5. Unless otherwise required by law, possession of this report does not imply right of publication or
use for any purpose by any person other than the person to whom it is addressed, without the prior
express written consent of the Consultant.
6. Unless otherwise required by law, no part of this report shall be conveyed by any person, including
the Client, the public through advertising, public relations, news, sales or other media without the
Consultant's prior express written consent.
7. This report and any values expressed herein represent the opinion of the Consultant, and the
Consultant's fee is in no way contingent upon the reporting of a specific value, a stipulated result,
the occurrence of a subsequent event or upon any finding to be reported.
8. All photographs included in this report were taken by Tree Solutions Inc. during the documented site
visit, unless otherwise noted.
9. Sketches, drawings and photographs in this report, being intended as visual aids, are not necessarily
to scale and should not be construed as engineering or architectural reports or surveys. The
reproduction of any information generated by architects, engineers or other consultants and any
sketches, drawings or photographs is for the express purpose of coordination and ease of reference
only. Inclusion of such information on any drawings or other documents does not constitute a
representation by Consultant as to the sufficiency or accuracy of the information.
10. Unless otherwise agreed, (1) information contained in this report covers only the items examined
and reflects the condition of the those items at the time of inspection; and (2) the inspection is
limited to visual examination of accessible items without dissection, excavation, probing, climbing,
or coring. Consultant makes no warranty or guarantee, express or implied, that the problems or
deficiencies of the plans or property in question may not arise in the future.
II. Loss or alteration of any part of this Agreement invalidates the entire report.
2940 Westlake Ave N (Suite 200) Seattle, WA 98109 . Phone 206.528.4670
www.treesDlutions.net
Tree &
SolutionS'inc
tonnltlng Arbol'lIt.
20 Picea abies
21
H'_' __
Acer
22 I macrophyl/um
23 I .. unus
arginata
24 I Acer
macrophyllum
Acer
25 I macrophyllum
26
__ . ~ .us
comuta
27
Prunus
lourocerasus
28 Thujo plicata
29
. __ udotsuga
nenziesii
30 I Ace,
macrophyllum
31 I Acer
macrophyllum
32 I Acer
macrophyllum
Tree Solutions, Inc.
Norway spruce 16
I Apple 8.6
Bigleaf maple 24.5·
Bitter cherry 5.5
Bigleaf maple 38
Bigleaf maple 52
Western 8.8-
hazelnut
Cherry lau rei 12-
Western red
10 cedar
Douglas fir 16.5
Bigleaf maple 17
Bigleaf maple 8.2
Bigleaf maple 28
2940 Westlake Ave. N (Suite #200) Seattle, WA 98109
Good
Good
Good
Good
Fair
Poor
Good
Good
Good
Fair
Good
Fair
Fair
Good
Fair
Good
Good
fair
Poor
Good
Good
Good
Fair
Good
Good
Fair
Table ofTrees
223 19th St.
Renton,VVA 98055
6 6 6
7 7 7
24 15 24
I 12 I 5 I 12 I
7 5 16
25 25 25
15 15 15
14 14 14
12 12 12
13 13 13
17 17 10
14 6 14
15 15 15
Page 10f3
6 No
7 No
24 No
5 I No
3 Yes
25 Yes
15 No
14 No
12 No
13 No
17 No
14 No
15 No
I
I
Remove
Date of Inventory: 4/28/2015
Table Prepared: 5/4/2015
I
''''MUfti-stemmed: 19, 17.
Huge basal wound. Kretzschmaria present.
Topped in past. with SO feet of regrowth.
·Multl-stemmed: 2, 2. 2, 3, 3, 4, 4,4.
·Muli-stemmed: 5, 5, 4, 6, 6, 3.
canopy shades out lower crown. Tree has.
forked top intermediate.
Fnll'll'l':h hN nn tnmk'
Kretzschmarla seen. Heavy infestation of
English ivy on trunk. Trunk lean to the
limited correction.
www.treesolutions.net
206-528-4670
Tree A.
SolutionSTnc
CDnlllltlall Arhrlltl
33 I Acer I
macrophyllum
34 I Acer
maerophyllum
35 I Acer
macrophyllum
36 I Acer
macrophyllum
37 I Acer
maerophyllum
38
Sorbus
aucuparia
39
Pseudotsugo
menzies;;
40 I Ace,
maerophyllum
41 I Acer
maerophyllum
Acer
42 I maerophyllum
. _pulus
43 trichocarpa
Robinia 44
Tree Solutions l Inc.
Bigleaf maple I 36"
Bigleaf maple 44
Blgleaf maple 4
Bigleaf maple 29
Bigleaf maple 10
Mountain ash 8
Douglas fir 21
Bigleaf maple 36
Bigleaf maple 26
Bigleaf maple 31
Black
19.8 cottonwood
Black locust 8
2940 Westlake Ave. N (Suite #200) Seattle, WA 98109
Fair
Fair
Fair
Fair
Fair
Good
Good
Good
Fair
Fair
Good
Good
Fair
Fair
Poor
Fair
Fair
Fair
Good
Poor
Fair
Fair
Poor
Good
Table of Trees
223 19th St.
Renton,VVA 98055
I 22 I 22 I 22 I
24 24 24
6 6 6
20 20 20
18 0 0
10 10 20
14 14 14
17 17 17
18 18 0
15 22 15
18 18 18
10 10 10
Page 2 of 3
22 I Yes
24 Yes
6 No
20 No
18 No
12 I No
14 No
28 Yes
20 No
25 Yes
18 No
10 No
Remove
Remove
Remove
I Remove
Remove
I
Date of Inventory: 4/28/2015
Table Prepared: 5/4/2015
Isuppressed tere. Engligh ivy on trunk.
I
IHeavy English ivy on trunk.
I
I Heavy English ivy on trunk.
I;runk failure 50%. Trunk lean to the west.
Remove Multiple wounds.
I I
I I Heavy English ivy on trunk. Trunk lean to
Remove
J
www.treesolutions.net
206-528-4670
Tree &
SolutionSTnC
tonnltlllG ""bl'lsts
A -,.--
communis
B Quercus
oalustris
e I Acer
Clrc;natum
0
Psuedotsuga
menziesii
E Robinia
eudoacacio
F I Robinia
pseudoacacia
Additional notes:
Pear 7 Fair Fair
Pin oak ~20 Poor Poor
Vine maple 10.6' Good I Good
Douglas fir 10 Good Good
Black locust 10.8' Good Good
Black locust 8.5' Good Good
DSH (Diameter at Standard Height) is measured 4.5 teet above grade.
Table of Trees
223 19th St.
Renton, WA 98055
5 10 5
I 12 I 12 I 12
8 8 8
14 14 14
10 10 10
5 No
14 No
12 No I Remove
8 No
14 No
10 No
Multi-stem trees are noted, and a single stem equivalent is calculated using the method defined In the Guide 11)[ Plant ADPraisal9th Ed
Drip line ;s measured from the center oj the tree to the outermost extent of the canopy
Tree Solutions, Inc.
2940 Westlake Ave. N (Suite #200) Seattle, WA 98109 Page 3 of 3
Date of Inventory: 4/28/2015
Table Prepared: 5/4/2015
with Ivy.
7, 8. right-of-way tree
8,4,6.
www.treesolutions.net
206-528-4670
DEPARTMENT OF cm ... UNITY
AND ECONOMIC DEVELOPMENT
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
JUL 2 0 2D15
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:
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.
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
C:\Users\mplog.MXP\Desktop\sEPA checklist -completed.doc 05/14
For non project 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 NONPROJECT 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:
Sidhu Short Plat
2. Name of applicant:
Harminder Sidhu
3. Address and phone number of applicant and contact person:
10618 SE 240'" St, Suite 203
Kent, WA 98031
(2S3) 709-4193
4. Date checklist prepared:
March 1, 2015
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
Summer 2015.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
Retention of existing residence, creation of 2 new residences.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
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Wetland report.
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
Not to our knowledge.
10. List any government approvals or permits that will be needed for your proposal, if known.
Site development and building permits will be required.
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.)
Subdivision of property to include 2 additional buildable lots; retain existing residence.
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 ofthe site(s). Provide a legal description, site plan, vicinity map, and topographic
map, if reasonably available. While you should submit any plans required by the agency, you
are not required to duplicate maps or detailed plans submitted with any permit applications
related to this checklist.
223 S 19th St, Renton, WA 98055 (and adjacent parcel to the west)
Tax parcel no.: 722200-0512 & 7222200-0511
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description ofthe site
(circle one): Flat, rolling, hilly, steep slopes, mountainous, other _____ _
Steep slopes
b. What is the steepest slope on the site (approximate percent slope)?
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>40"Ai
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.
Sand, silt, gravel
d. Are there surface indications or history of unstable soils in the immediate vicinity? If 50,
describe.
No.
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.
None.
f. Could erosion occur as a result of clearing, construction, or use? If 50, generally describe.
Minimal erosion due to construction of new homes.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Approximately 50%.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
2. AIR
Standard erosion and sediment control measures will be employed; will be detailed in
site development and bUilding permits.
a. What types of emissions to the air would result from the proposal during construction,
operation, and maintenance when the project is completed? If any, generally describe and
give approximate quantities if known.
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Typical vehicle and construction emissions.
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
No.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
None proposed.
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.
None.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
N/A.
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be
affected. Indicate the source of fill material.
N/A
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
N/A
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5} Does the proposal lie within a lOO-year floodplain? If so, note location on the site
plan.
No.
6} Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
No.
b. Ground Water:
l} 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.
2} Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any (for example: Domestic sewage; industrial, containing the
following chemicals. ; agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if applicable), or the
number of animals or humans the system(s} are expected to serve.
None.
c. Water runoff (including stormwater):
l} 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.
Source of runoff is precipitation. Disposal connected to existing conveyance
system.
2} Could waste materials enter ground or surface waters? If so, generally
describe.
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Not to our knowledge.
3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of
the site? If so, describe.
No.
d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage
pattern impacts, if any:
Sma" site BMPs will be utilized.
4. PLANTS
a. Check the types of vegetation found on the site:
_x_deciduous tree: alder, maple, aspen, other
_x_evergreen tree: fir, cedar, pine, other
x shrubs
_x~rass
__ pasture
__ crop or grain
__ orchards, vineyards or other permanent crops.
__ wet soil plants: cattail, buttercup, bu"rush, 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?
Grass, shrubs, and some trees will be removed.
c. list threatened and endangered species known to be on or near the site.
None.
d. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any:
Typical residential landscaping proposed.
e. list a" noxious weeds and invasive species known to be on or near the site.
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Blackberry and English Ivy.
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:
Birds: hawk, 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.
None.
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:
None proposed.
e. list any invasive animal species known to be on or near the site.
None.
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.
Electricity and gas.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
No.
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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:
None proposed.
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.
None.
1) Describe any known or possible contamination at the site from present or past uses.
None.
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.
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.
None.
4) Describe special emergency services that might be required.
Police, ambulance, fire department.
5) Proposed measures to reduce or control environmental health hazards, if any:
None proposed.
b. Noise
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
9
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Traffic.
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.
Typical construction noise.
3) Proposed measures to reduce or control noise impacts, if any:
None proposed.
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.
Residential property. No.
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?
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:
No.
c. Describe any structures on the site.
2 story residential building, 2500 sq. feet.
d. Will any structures be demolished? If so, what?
No.
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e. What is the current zoning classification of the site?
R8 (re-zoned to R6).
f. What is the current comprehensive plan designation of the site?
Single-family residential.
g. If applicable, what is the current shoreline master program designation of the site?
Not applicable.
h. Has any part of the site been classified as a critical area by the city or county? If so,
specify.
No.
i. Approximately how many people would reside or work in the completed project?
6-12.
j. Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts, if any:
None proposed.
I. L. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any:
Project is in compliance with all local zoning requirements.
m. Proposed measures to ensure the proposal is compatible with nearby agricultural and
forest lands of long-term commercial significance, if any:
None proposed.
9. HOUSING
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a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
2 mlddle-to high-income housing.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
None proposed.
10. AESTHETICS
a. What is the tallest height of any proposed structure{s), not including antennas; what is the
principal exterior building material{s) proposed?
Height as per code. Wood exterior.
b. What views in the immediate vicinity would be altered or obstructed?
None not already affected by existing structure.
c. Proposed measures to reduce or control aesthetic impacts, if any:
None proposed.
11. LIGHT AND GlARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
None.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
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Not applicable.
c. What existing off·site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any:
None proposed.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
Thomas Teasdale park is within 0.5 miles of the property.
b. Would the proposed project displace any existing recreational uses? If so, describe.
No.
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
None proposed.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any buildings, structures, or sites, located on or near the site that are over 4S
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.
No.
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.
Not to our knowledge.
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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, G IS data, etc.
Not applicable.
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 proposed.
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 property is in close proximity to both Interstate-405 and State Route 167. No roads
need to be created.
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?
The nearest bus stop is 0.4 miles away and serves bus rout 169.
c. How many additional parking spaces would the completed project or non'project
proposal have? How many would the project or proposal eliminate?
2 additional spaces per residential unit: 4 new, 6 total.
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).
No.
e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
No.
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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 30 trips per day.
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.
No.
h. Proposed measures to reduce or control transportation impacts, if any:
None proposed.
is. 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.
Minimal.
b. Proposed measures to reduce or control direct impacts on public services, if any.
None proposed.
16. UTILITIES
a. Circle utilities currently available at the site:
electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system,
other ____ _
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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.
Extension of existing utilities.
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: __ +-_+-_________________ _
Name of Signee (printed): J,;~<I1JIL..!ru~-------------
Position and Agency/Organization: rr~uJ-YaMJ('jf'. rug CmA,uMH'1
Date Submitted: _~'...J./~~I-!/Ul:..:.!..:6=--___ _
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D. SUPPLEMENTAL SHEET FOR NON PROJECT 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?
17
C:\Users\mptog.MXP\Oesktop\SEPA checklist -completed.doc 05114
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.
18
C:\Users\mplog.MXP\Desktop\sEPA checklist -completed.doc 05/14
Survey -Civil-Structural
Sidhu Short Plat
223 S 19th St, Renton, Washington
Storm Drainage Design
Technical Information Report &
Level 1 Analysis
For:
Harmlnder Sidhu
10618 SE 240th St, Suite 203
Kent, WA 98031
PLOG Project No. 14-040 Date Description
S628 Airport Way S. Suite 144
Seattle. WA 98108
P (206) 420-7130
F (206) 457-4469
plogconsultlng.com
JUL 20 2015
2-26-2015 Ready for Submittal
Prepared by: Mark X. Plog. P.E.
Revisions:
Sidhu Short Plat -TIR
71312015
Page t of 16
...
Survey -Civil -Structural
Table of Contents
Section 1 -Project Overview
Section 2 -Conditions and Requirements Summary
Section 3 -Off-site Analysis
5628 Airport Way 5, Suite 144
Seanle, WA 98108
P (206) 42(}-7130
F (206) 457-4469
plogeon,ultlng.com
Section 4 -Flow Control and Water Quality Facility Analysis and Design
Section 5 -Conveyance System Analysis and Design
Section 6 -Special Reports and Studies
Section 7 -Other Permits
Section 8 -ESC Analysis and Design
Section 9 -Bond Quantities
Section 10 -Operations and Maintenance Manual
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
TIR Worksheet
Vicinity Map
NRCS Soils Map
Existing Site Conditions
Developed Site Conditions
Contributing Basin Map & Existing Conditions
Sidhu Short Plat -T1R
713/2015
Page 2 of 16
Project Owner: Hanninder Sidhu
Address 10618 SE 240'" St, Ste 203, Kent, WA 98031
Contact Telephone 253-709-4193
Project Engineer: Mark X. Plog, PE
PART 3 TYPE OF PER;\IIT APPLIC.\T10N
D Subdivision
~ Short Pial
~ Grading
D Commercial
D Other
PART 6 SI n: CIL\RAC rERISTICS
DRiver
DStream
D Critical Stream Reach
D DepressionslSwales
D Lake ---. __ ._--_._----------_._-------
~ Steep Slopes ___________ • _______________ • _______ _
P.\RT 7 SOILS
Soli Type
Beausite gravelly sandy loam
D Additional Sheets Attached
Sidhu Short Plat -TlR
7/3/2015
Slopes
6-30%
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CONSULTING
PROJECT LOCATION
PART 2 AND DESCRIPTION
Project Name: Sidhu Short Plat
Location: 223 S 19'" St, Renton, W A
Township: 23N
Range: 05E
Section: SE 'A 19
I'ART 4 OTHER REYIE" SAND PERl\lITS
D DFW HPA D Shoreline M anago:ment
D COE 404 D Rockery
D DOE Dam Safety D Structural Vaults
D FEMA Floodplain D Other
D COE Wetlands
D Floodplain ___________ _
D Wetlands Category II buffer
D SeepslSprings
D High Groundwater Table
D Groundwater Recharge
D Otha
ErosIon Potential
Slight
Erosive Velocities
3FPS
Page 3 of 16
•
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FIGURE 1 • TECHNICAL INFORMATION REPORT (TIR) WORKSHEET
PART 8 DEVELOPMENT LIMITATIONS
REFERENCE LlMITA TION/SlTE CONSTRAINT
I!'I Downstream Analvsis
D Additional Sheets Attached
PART 9 ESC REQUIREMENTS
MINIMUM ESC REQUIREMENTS
DURING CONSTRUCTION
D Sedimentation Facilities
D Stabilized Construction Entrance
~ Perimeter Runoff Control
~ Clearing & Grading Restrictions
~ Cover Practices
~ Construction Sequence
DOtber
P.\RT 10 SURF \CE WATER SYSTEM
D Grass Lined Cbannd D Tank
J;;;] Pipe Sy stem D Vault
D Open Cbannd D Enagy Dissipatei'
D DtyPond D Wetland
D Wet Pond D Stmun
MINIMUM ESC REQUIREMENTS
AFTER CONSTRUCTION
~ Stabilize E.lcposed Surface
~ Remove and Restore Temporary ESC Facilities
~ Clean and Remove All Silt & Debris
J;;;] Ensure Operation ofPennanent Facilities
o Flag Limits of SAO and Open Space Preservation Areas
D Other
~ Infiltration
D Depression Metbod of Analysis:
D Flow Dispersal KCRTS
D Waiver
D Regional Detention
Brief Description of System Operation: Surface flow will be collected and conveyed to the pipe system located on site.
Facility Related Site Limitations
Reference I Facility
I
I'ART II STRUCTURAL ANALYSIS
D Cast in Place Vauh
D Retaining Wan
D Rockery > 4' Hi~
D Structural on Steep Slope
D Retaining Wall
I Limitation
I
PART 12 EASEI\IENTS/TRACTS
D Drain"l'l' Easement
D Aooess Easement
D Native Growth Protection Easem""t
o Tract
DOth ...
Part 13 SIGNATlIRE OF PROFESSIONAL ENGINEER
) or 8 civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this
worksheet and attachments. To the best of my knowledge the infonnation provided here is accurate.
Sidhu Short Plat-l1R
71312015
Page 4 of 16
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Section 1 -Project Overview
The Sidhu Short Plat consists of subdividing two single family lots into three sing le-fami ly lots all with direct
access onto S 19th SI. The existing parcels (#722200-0511 and 7222000512) are 28,500 squa re feet (0.654
acres) in size and contain an existing house and driveway all of which will rem ai n. Ple ase refe r to Figure 4,
Exis ting Condition s . The site is considered rolling with relatively genUe slopes (less than 15%) for the majority
of the parcel. There are two areas on the site where the slopes exceed 40% The parcel is zoned R6 (6du/ac)
and is located in the SE Quarter of Section 19, Township 23 N, Range 5 E, W.M. King County, Washington.
The project site is shown in the vicinity map below.
Sidhu Short Plat -TIR
71312015
Figure 2 -Vicinity Map
Page 5 of 16
The Existing soils on the site are mapped by the NRCS as being type BeD and BeC -Beausite Grave lly Sandy
Loam. Please refer to Figure 3, NRCS Soils Map below. The Hydrologic Group of BeD is Till for surfacewater
modeling purposes.
Sidhu Short Plat -nR
7/3/2015
Figure 3 -NRCS Soil Map
Page 6 of 16
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Section 2 -Conditions and Requirements Summary
The following summary describes how this project will meet the eig ht "Core Requirements· an d the "Special
Requirements· that apply:
Core Requirements
1. Discharge at the natural location: This site currently sheet flows to the wes t and down a hillside to a
wetla nd area at the bottom of the slope. The proposed drainage system for this project will connect the
impervious surfaces to infiltration facilities (dry we lls) with overflow to the tightline system that conveys
flow to the downhill wetland . Discharge is proposed at t he natural location .
2. Off-site Analysis: A Level 1 off-site analysis was completed for this project and is included in Section
3 of this Technical Information Report . No significant downstre am drainage problems were found .
3. Flow control: This site is in a Flow Control Duration Standard Area (forested conditions). Flow control
BMP's per Appendix C will be provided . Limited infiltration will be provided for all new impervious
surfaces on the project site. Overflows from the infiltratio n w ill be connected to the street conveyance
sys tem.
4. Conveyance system: Flows will be con veye d using existing catch basins and tight line culverts.
5. Erosion and sedimentation control: A Temporary Erosion and Sed imenta tion Control plan, notes and
details are included in this engineering submittal.
6. Maintenance and Operations: The smaller diameter storm drainage collection system to be installed
on the proposed lots will be privately owned and maintained .
7. Financial guarantees and liability: No public facilities are proposed.
8. Water Quality: The new impervious surface subject to ve hicular traffic (PGIS) is less than 5,000 square
fe et for this project. As a result, the proje ct will not be providing water quality treatment.
Speci al Requirements
1. Other adopted area-specific requirements :
2. Floodplain/Floodway delineation:
3. Flood protection facilities:
4. Source controls:
5. Oil Control:
6 . Aquifer Protection Area:
Sidhu Short Plat -TIR
7131201 S
Not applicable.
Not applicable.
Not appli ca ble.
Not applicab le.
Not applicable.
Not applicable.
Page 7 of 16
<.
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Section 3 -Off-site Analysis
This Le ve l 1 Downstream Analysis is submitted as required by Core Requirement #2. Section 1.2.2. of the 2009
KCSWDM and Renton SWDM. Core Requirement #2 requires a qualitative analysis of upstream and
downstream drainage conditions with an initial project submittal.
Task 1: Study Area Definition and Maps:
See Section-1 Project Overview of this report for a detailed Study Area Definition .
Task 2: Resource Review:
A sensitive areas review shows steep slopes and wetlands on or near the project site. There were no official
drainage co mplaint records on file with King County upstream or downstream of the property within 14 mile ..
Sidhu Short Plat -TIR
713/2015
Page 8 of 16
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Task 3: Field Inspection :
A field observation of the site and 14 mile downstream analysis were performed on Janu ary 12, 2015 . The
weathe r was overcast. Field observations are noted under Task 4 .
Task 4: Drainage System Description and Problem Descriptions:
Upstream :
There are no upstream drainage conditions, because all surrounding subdivisions have been graded to drain
away from the site or the discharge from those developments is conveyed via tight line around this site .
Downstream :
The downstream drainage system is shown in the follow ing photos and descriptions:
Photo Photo
#
1
Sidhu Short Plat -TIR
713120 1 S
Description
Run off from project site sheet flows to
the south and enters catch basin that
flows west.
Looking west at the project site.
Onsite .
Page 9 of 16
2
Sidhu Short Plat -TIR
7/3/2 015
Flow continues we st through site .
Look ing west.
On site
Page 10 of 16
3
Sidhu Short Plat -TIR
7/312015
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The pipe outlet is directly west of the
property, feeds into wetland area .
500 feet downstream .
Page 11 o f 16
•
4
Sidhu Short Plat -T1R
71312015
The conveyance continues to a
wetland that flows west into open
ditch along SR-167.
This photo is taken locking west
about 600 ft . west of the subject
property.
Page 12 of 16
.. •
5
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At y. mile downstream the surface
flow enters an open ditch that
continues to flow wes t along SR-167.
This photo was taken y. mile from the
property looking west.
The drainage path , as described and photographed, appears to have adequ ate capacity and no current
problems were observed during our field investigation.
Task 5 -Mitigation of Existing or Potential Problems:
None required .
Sidhu Short Plat -TIR
7/3/201 S
Page 13 of 16
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Section 4 -Proposed Site Conditions and Design Parameters
Flow Control Analysis and Design
Based on the C ity's flow control map, this site falls within the Flow Control Duration Stand ard, Forested
Conditions.
This project co nsists of a Parcel Redevelopment project.
Offsite (roadway) Areas
The proposed redevelopment of the roadway includes the following target surfaces : 1,160 SF (0 .02 acres) of
New Impervio us
Total Offsite Area: 1,160 SF (0 .02 acres)
Parcel (onsite) Areas
The developed site conditions include the two new lots with an assumed impervious coverage (55%) based on
the allowable cove rage per the zoning.
Lots :
Lot 1: 0 .55 x 10 ,998 SF = 6,049 SF (Restrict to 3 ,1 00 sf)
Lot 2: 0 .55 x 11,000 SF = 6,050 SF (R es trict to 3,100 sf)
Parcel Totals :
Impervious : 6,200 SF (0 .14 Acre s)
Pervious: 15,798 SF (0 .37 Acres)
Total : 21 ,998 SF (0 .51 Acres)
Parcel Modeling Totals :
Impervious : 3,850 SF (0.07 Acres) -using 50% sizing credit for limited infiltr ation BMP
Pervious : 18,148 SF (0.44 Acres)
Total: 21 ,998 SF (0.51 Acres)
Project Totals
Impervious: 0.09 acres
Pervious: 0.44 ac res
TOTAL : 0 .53 ac res
Pre-developed condition
Fl ow Freque ncy Analysis
Time Ser i es File:highex.ts f
Project Location:Sea -Tac
---Annual P e ak Flow Rates---
Flow Rate Rank Time o f Peak
(CFS)
0.035 2 21 09 /0 1 18:00
0.0 10 7 1 /06 /02 3:00
0.026 4 2128/03 3 :00
0.001 8 3/24/04 19:00
0 .015 6 1 /05 /05 8 :00
0.027 3 1/18 /06 20:00
0.022 5 11124 /06 4:00
0.044 1 1/09/08 9:00
Computed Peak s
Sidhu Short Plat -TIR
7/3120 15
-----Fl ow F requen cy Analysis-------
- -Peaks Rank Return Prob
(CFS) Period
0.044 1 100.00 0.990
0 .03 5 2 25.00 0.960
0.027 3 10.00 0.900
0.026 4 5.00 0.800
0.022 5 3.00 0.667
0.015 6 2 .0 0 0 .500
0 .010 7 1.30 0.23 1
0.001 8 1.10 0.091
0.041 50 .00 0.980
Page 14 o f 16
Developed condition
Flow Frequency Analysis
Time Series File :highpr.ts f
Project Locati on:Sea-Tac
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---Annua l Peak Flow Rates--------Flow Frequenc y Analys is-------
Flow Rate Rank Time of Peak --Peaks Rank Return Pr ob
(CFS) (CFS) Pe ri od
0.066 4 2(09/01 2:00 0.144 1 100.00 0.990
0 .044 7 1 /05/02 16:00 0.081 2 25.00 0.960
0.081 2 2(27 /03 7:00 0.068 3 10.00 0.900
0.036 8 8 /26 /04 2:00 0.066 4 5.00 0.800
0.046 6 10 /28 /04 16 :00 0.064 5 3.00 0.667
0.068 3 1 /18 1 06 16 :0 0 0.046 6 2.00 0.500
0.064 5 11 /24 /06 3:00 0.044 7 1.30 0.231
0.144 1 1 /09 /08 6:00 0.036 8 1.10 0.091
Computed Peaks 0.123 50.0 0 0.980
The net increase in the 100yr runoff flow from the pr edeveloped to dev eloped condition is 0.144 CF -0 .044
CFS = 0 .1 CFS . Based on these figures this portion of the proj ec t meets the requirements for exemption under
the C ity of Renton 2009 Surface Water Design Manu al Amendment Section 1.2.3 .1 (B) on page 1-35.
Water Quality Analysis and Design
New PGIS is 4,225 SF < 5,000 SF . Water quality facilities are not requ ired .
Section 5 -Conveyance System Analysis and Design
Th is project provid es a single con veya nce p ipe to re place an exis ting roadside ditch. This ditch serves the 4
propert ie s north of the road that include the subject pr ope rty and three lots to the east. The drainage basin
including the adjacent roadway totals 4 .3 acres. Utilizing this area and using a conservative 50% impervious
coverage the 25 year storm flow to this ditch and the new culvert are calculated using KCRTS as follows :
Flow Frequen c y Analysis
Time Seri es File :lanz c onveyance .t sf
pro jec t Locati o n:Sea-Tac
---Annual Pe ak Fl ow Rates --------Flow Fre que ncy Analys is -------
Fl ow Rate Rank Time of Peak --Peaks Ran k Return Pro b
(CFS) (CFS) Peri o d
0.713 5 2109/01 2,00 1.4 7 1 100 .0 0 0.990
5 0 0 6
0.8 63 2 21 27 /03 7,00 0.836 3 10.00 0.9 00
0.5 7 6 7 8 /26 /04 2,00 0.755 4 5 .0 0 0 .80 0
0.7 00 6 10 /28 /04 16:00 0.713 5 3.0 0 0.66 7
0 .75 5 4 1 /18 1 06 16,00 0 .700 6 2 .0 0 0 .50 0
0 .83 6 3 10 /26 /06 0,00 0.57 6 7 1.3 0 0 .231
1. 4 7 1 1 /09 108 6,00 0.55 7 8 1.10 0.0 9 1
The proposed pipe is a 12" CPEP @ 2%
Using the nomograph on page 4-22 (Figure 4 .2.1 .F) of KCSWDM this pipe can easi ly convey 2 .75 CFS which is
greater than the 0 .86 CFS design flow .
Sidhu Short Plat -nR
7131201S
Page 15 0 116
Section 6 -Special Reports and Studies
We are not aware of any Special Reports or Studies associated wi th the property proposed to be subdivided or
in the near vicinity.
Section 7 -Other Permits
None
Section 8 -ESC Analysis and Design
Per section 0 .3.3 of the KCSWDM on a site with slopes of 10% or less and flow paths that do not exceed 250
feet , perimeter protection may be used as the primary treatment. This site meets that criteria and no further
analysis or design is required .
Section 9 -Financial Guarantees
See the attached Bond Quantity Worksheet for this project.
Section 10 -Operations and Maintenance Manual
The individual dry well BMP's will be maintained by the individual lot owners. The maintenance of the dry wells
shall be in accordance with the following :
Your property contains a stormwater management flow control BMP (best management practice) called "limited
infiltration," which was installed to mitigate the stormwater quantity and quality impacts of some or all of the
impervious surfaces on your property. Limited infiltration is a method of soaking runoff from impervious area
(such as paved areas and roofs) into the ground . Infiltration devices, such as gravel filled trenches, drywells,
and ground surface depressions, facilitate this process by putting runoff in direct contact with the soil and
holding the runoff long enough to soak most of it into the ground . To be successful, the soil condition around the
infiltration device must be able to soak water in to the ground for a reasonable number of years.
The infiltration devic es used on your property include dry wells as indicated on the flow control BMP site plan.
The size, placement, and composition of the se devices as dep icted by the flow control BMP site plan and design
details must be maintained and may not be changed without written approval either from the King County Water
and Land Resources Division or through a future development permit from King County.
Infiltration devices must be inspected annually and after major storm events to identify and repair any physical
defects. Maintenance and operation of the system should focus on ensuring the system's viability by preventing
sed iment-laden flows from entering the device. Exc essive sedimentation will result in a plugged or non-
functioning facility. If the infiltration device has a catch basin, sediment accumulation must be removed on a
yearly basis or more frequently if necessary. Prolonged ponding around or atop a device may indicate a plugged
fac ility. If the device becomes plugged, it must be replaced. Keeping the areas that drain to infiltration devices
well swept and clean will enhance the longevity of these devices. For roofs , frequent cleaning of gutters will
reduce sediment loads to these devices .
Lots 1 & 2 of this short plat are restricted to 3,100 SF of new impervious area.
Sidhu Short Plat -TIR
7/3/2015
Page 16 o f 16
•
Report
Geological Engineering Consultation
Preliminary Coal Mine Hazard Assessment
King County Parcel Nos. 722200-0511
and 722200-0512
223 South 19th Street
Renton, Washington
October 21, 2015
ICE File No. 1170-001
Prepared For:
Herminder Sidhu
Prepared By:
Icicle Creek Engineers, Inc.
RECEIVED
CITY OF RENTON
PLANNING DIVISION
ICICLE CREEK
ENGINEERS
Geo t echnica l, Geologic a nd Env ironmental Services
October 21, 2015
Herminder Sidhu
c/o Mark X. Plog , PE, PLS
PLOG Consulting, PC
5628 Airport Way South, Suite 144
Seattle, Washington 98108
1.0 INTRODUCTION
Report
Geological Engineering Consultation
Preliminary Coal Mine Hazard Assessment
King County Parcel Nos. 722200-0511 and
722200-0512
223 South 19'h Street
Renton, Washington
ICE File No. 1170-001
This report summarizes Icicle Creek Engineers' (ICE's) preliminary coal mine hazard assessment for the
Sidhu property located at 223 South 19'h Street in Renton, Washington. The property consists of two
adjoining tax parcels, including King County Parcel Nos. 722200-0511 (west parcel) and 722200-0512
(east parcel). The Sidhu property is shown relative to nearby features on the Vicinity Map and Site Plan,
Figures 1 and 2, respectively .
Our services were completed in general accordance with our Confirming Agreement dated September
14, 2015 and were authorized in writing by Herminder S. Sidhu, the property owner, on September 15,
2015 .
2 .0 BACKGROUND INFORMATION
Ma r k Plog. PE, PLS of PLOG Consulting, PC provided ICE with the following information regarding this
project:
• PLOG Consulting, PC, June 25, 2015, Sidhu Short Plat, 223 S 19th Street, Renton, Wo 98055, sheets 1
through 11.
• Ea rth Solutions NW, LLC, November 7, 2014, Geotechnical Engineering Study, Proposed Residential
Short Plan, 223 South 19'h Street, Renton, Washington, prepared for Nirmal Pannu , 13 pages and
attachments.
We understand that Mr. Sidhu plans to short plat the property for residential use. W e further
understand that the City of Renton has classified the Sidhu property as a "Coal Mine Hazard Area" and
requires a Critical Areas study to evaluate the hazard. Based on our knowledge of the Sidhu property
area , the "Old Patton Mine" (an abandoned underground coal mine) underlies the site.
3.0 SCOPE OF SERVICES
Th e purpose of our services was to complete a preliminary coal mine hazard assessment of the Sidhu
property as required by the City of Renton Municipal Code (MC) Chapter 3, Environmental Rules and
29335 NE 20th Street . Carnation , Washington 98014 • WWI/II iCiclecreeke ng i neers com . (425) 333-0093 phone . (4 25) 996-4036 fax
Herminder Sidhu
c/o Mark X. Plog, PE, PLS
PLOG Consulting, PC
October 21,2015
Page 2
Overlay Districts, Section 4-3-050 F.2 .a.i (low, Medium or High Coal Mine Hazards). Specifically, ICE's
services included the following:
• Review readily available historic aerial photographs and light Detection and Ranging (LiDAR)
imagery, coal mine records from the City of Renton, Washington State Department of Natural
Resources (DNR) and our in -house technical library to evaluate the location of the mined -out areas,
together with the depth of the mining, thicknes s of zone mined and mining methods.
• Mine mapping included superimposing th e min es onto a property base map obtained from King
County iMAP . The historic mine map and base map were then used to develop a geologic cross-
section showing the location and depth of the underground mine workings.
• Surface reconnaissance mapping to identify mine openings such as adits or air shafts, together with
stockpiles of mine rock fill or other areas in which the original ground surface has been altered as the
result of mining activit ies .
• Classify the coal mine hazards, as low, Medium or High Coal Mine Hazards , according to the Renton
MC, as appropriate.
• Evaluate the potential for regional subsidence in Medium and High Coal Mine Hazard areas (vertica l
ground subsidence, ground tilt and ground strain), if necessary.
• Develop mitigation for house design and construction, if necessary.
• Provide recommendations for additional evaluation, if needed.
4.0 COAL MINE HAZAROS DESCRIPTION
As prev iously described, ICE's analysis of coal mine hazards at the Sidhu property was completed in
genera l accordance with Renton MC Chapter 3, Section 4. Specific mine hazard categories are defined
as follows (Renton MC Section 4-3-050 G.5.e):
High Coal Mine Hazards -Areas with abandoned and improperly sea led mine openings and areas
underlain by mine workings shallower than two hundred feet (200') in depth for steeply dipping seams,
or shallower than fifteen (15) times the thicknes s of the seam or w orkings for gently dipping seams .
These areas may be affected by collapse or other su bsi dence .
Medium Coal Mine Hazards -Areas where mine workings are deeper than two hundred feet (200') for
stee p ly dipping seams, or deeper than fifteen (15) times the thickness of the seam or workings for gently
dipp i ng seams. These areas may be affected by subsidence.
low Coal Mine Hazards -Areas with no kno wn mine worki ng s and no predicted subsidence. While no
mines are known in th ese areas , undocumented mining is known to hav e occurred.
Other considerations related to coal mine hazards include the possible presenc e of undocumented
mining and mine rock fill. Undocumented mining, typically as shallow prospects, are sometimes
encountered in th e vicinity of large -s ca le documented coal mining areas. Mine rock fill includes
stockpiles of mining by-products consi sti ng of coal fines, cinders, and broken rock.
5.0 GEOLOGIC SETIING
The surfic ial geology at the site has been mapped by the US Geological Survey (USGS , D. R. Mullineaux,
1965 , "Geologic Map of the Renton Quadrangle, King County, Washington," Geologic Quadrangle Map
Icicle Creek En g ineer s 1170001/10211 5
Herminder Sidhu
c/o Mark X. Plog, PE, PLS
PLOG Consulting, PC
October 21, 2015
Page 3
GQ-405") as being underlain by "Renton formation" bedrock. Renton formation bedrock consists of
interbedded sandstone, siltstone, shale, claystone, carbonaceous shale and coal beds. Structurally, the
bedrock has been uplifted, folded and faulted over time. This structural deformation of the bedrock has
caused the "bedding" of the rock to be tilted about 7 to 8 degrees down to the south in the Sidhu
property area.
6.0 HISTORICAL AERIAL PHOTOGRAPH REVIEW
We reviewed the 1936 aerial photograph (King County iMAP) for the Sidhu property area as shown on
the 1936 Aerial Photograph, Figure 3. Based on this review, South 19 t h Street and Lake Avenue South
had not been extended to the Sidhu property area in 1936. Residential development, pastureland and
relatively large orchards occur to the north, east and south of the site. The hillside area to the west of
the Sidhu property is similar to the present condition (forested). The Sidhu property is mostly forested
with some open areas in the south part of the west parcel in the 1936 photograph.
No surface evidence of historic coal mining is present in the 1936 photograph, including the Old Patton
Mine main entry area which is located about 1,400 feet northeast of the Sidhu property (the current
address of 1626 Morris Street where a sport court is currently located -based on review of the 2013
aerial photograph). The 1936 aerial photograph shows that the Old Patton Mine main entry area (1626
Morris Street) is a residential lot with outbuildings, a possible garden area and scattered trees. No mine
buildings are apparent in the 1936 aerial photograph, which is not surprising as the Old Patton Mine
probably closed around 1900.
7.0 LIDAR IMAGERY REVIEW
We reviewed LlDAR imagery (King County iMAP) for the Sidhu property area. LiDAR images are created
by airborne scanning laser technology that with geometric filtering of the tree canopy that provides high
resolution images of ground topography. No subsidence features (closed depressions) or other
anomalous topographic features were observed on this imagery for the Sidhu property, and areas within
500 feet of the property.
8.0 SITE CONDITIONS
On September 20, 2015, Brian Beaman of ICE completed a surface reconnaissance from readily
accessible areas of the Sidhu property to identify features such as mine openings (ad its or air shafts) or
irregular topographic features associated with subsidence caused from collapsed underground coal
mine workings. We also reviewed the surface conditions as described in the November 2014 Earth
Solutions report.
The Sidhu property is bordered to the north by South 19th Street, where 19 th Street intersects with Lake
Avenue South that extends to the north. Similar residential properties occur to the north and east.
Forested areas border the Sidhu property to the south and west.
According to King County tax records, King County Parcel Nos. 722200-0511 (west parcel-17,250 square
feet) and 722200-0512 (east parcel -11,250 square feet) occupy a total of 28,500 square feet (about
0.65 acres).
I cicle Creek Engineers 1170001/102115
Herminder Sidhu
c/o Mark X. Plog, PE, PlS
PlOG Consulting, PC
October 21, 2015
Page 4
The existing house on the property was constructed on the east parcel in 1963. The ground su rface of
the east parcel slopes down from the house (brick exterior construction) to the west and to the north.
The west parcel slopes gently to the west is use d for miscellaneous storage of materials, an unused
garden area, blackberry brush and scattered trees. Based on our review of liDAR imagery, historical
aerial photographs and test pit logs from the November 2014 Earth Solutions report, it is apparent that
the gently sloping surface of the west
parce l is artificial as a result of fill ''>-
placement, likely during the 1950s and
1960s (not coal mining related).
We did not observe topographic
depres si ons or other ground surface
irregular ities within or adjacent to the
Sidhu property that may be associated
with past underground mining activities.
We did not observe coal fines or
fragments on the surface of the property
or indications from surface observation s
or test pit exploration descriptions in the
November 2014 Earth Solutions report
that may suggest disposal of waste coal
111/211/21115 lI!!I:l~
from historical mining. Based on the description of the test pit logs, the filion the west parcel appears
to cons ist of waste material from nearby construction sites or other (currently) illegal dumping.
Because of the long history of res idential site use, it is possible that non-mining related excavations may
have occurred at the Sidhu property such as for an abandoned dry well, septic tank and/or dug water
well. Ofte n abandoned dry wells, septic tanks and dug water wells were covered with wood planking.
Over time, the planking may rot and result in a "sinkhole" like feature, though this was not observe d at
the time of our site visit. It is possible that shallow underground voids from a dry well, septic tank or
dug water well could be encountered during site excavation work.
9 .0 ABANDONED UNDERGROUND COAL MINES
9.1 GENERAL
Past mining i n the Sidhu property area was evaluated by reviewing the following documents:
• Morrison-Knudsen, January 1985, Engineering Investigation for the Renton, Washington Area,
prepared for the U5 Department of Agriculture Office of Surface Mining.
• University of Wa shington (UW), McCormick, George P, 1922, The Cool Prospects near Renton,
Washington, Bachelor of Science in Geology and Mining, 52 pages .
• Washington Geological Survey, Evans, George, W., 1912, The Coal Fields of King County, page 114.
• Washington State De partment of Natural Resources (DNR), Schasse , H.W., Koler, l.M ., Eberle, N.A .
and Chri st ie, R.A., May 1994, The Washington State Coal Mine Collection Guide: A Catalog, Index and
User 's Guide, Map K-34 I, F and G, Geologic Structure of the Renton Coal Mine, Renton Coal
Company, Renton, Washington, scale 1 inch; 400 fe et.
Ic i cle Creek Engineers 1170001/102115
Herminder Sidhu
c/o Mark X. Plog, PE, PLS
PLOG Consulting, PC
October 21, 2015
Page 5
9.2 ABANDONED COAL MINE DESCRIPTION
Based on our review of the historic mine maps DNR (May 1994) the "Old Patton Mine" is located north
and northeast of the Sidhu property as shown on the Abandoned Underground Coal Mine Map, Figure 4.
The Old Patton Mine is reported to have opened in 1872 and is likely one of the first underground mines
in the Renton area. According to the UW Bachelors thesis by McCormick (1922), the Old Patton Mine
was "sunk on one of the Renton Beds at this point and gangways driven to the eost and west. The dip of
the beds is from 7 to 8 degrees, dipping a little east of south. The foot of the slope approached the axis
of the Talbot syncline . Only two levels were ever worked ta any extent and the mine is now abandoned."
The Old Patton Mine does not underlie the Sidhu property based on our mine mapping . The deepest
level of the mine is located north of the Sidhu property at a depth of about 165 feet as shown on the
Geologic Cross-Section A-A', Figure 5 . As previously described in Section 6 .0 of this report, the Old
Patton Mine main entry area is located about 1,400 feet northeast of the Sidhu property (approximate
current location of a sport court). The January 1985 Morrison-Knudsen report (page 3 -13) indicates that
"This mine is the least documented of all mines in the Renton project area . No evidence af mining was
faund in the field and no contacts were made who had a knowledge of the mine... The mine was
completed and abandoned sometime prior to 1912."
9.3 OTHER UNDOCUMENTED MINE WORKINGS
Ba sed on available information, it is not likely that undocumented mining occurred at this property
location . Prospects and other shallow exploratory excavations were typically more common to the
south and east of the Sidhu property because of the regional geologic (coal seam) conditions.
9 .4 MINE ROCK FILL
Mine rock fill consists of m ining by-products such as coal fines, cinders, and broken rock that were
extracted from the underground coal mines and typically stockpiled on the ground surface but had no
economic value. Based on our observation of surface conditions and review of the November 2014
Earth Solutions report, it is not likely that mine rock fill is present at the Sidhu property. However, based
on this same review, it is probable that a large amount of sidecast fill containing abundant amounts of
deleterious material is present within the west parcel.
10.0 ANALYSIS OF COAL MINE HAZARDS
Based on our review of site conditions and historic mine maps, the Old Patton Mine does not underlie
the Sidhu property. For this reason, the Sidhu property should not be at risk regarding the potential for
si nkholes (High Coal Mine Hazard) or regional subsidence (Medium Coal Mine Hazard). The Sidhu
property should be classified as a Low Coal Mine Hazard area as shown on the Coal Mine Hazards Map,
Figure 6.
11.0 CONCLUSIONS
Based on our review of available information and preliminary analysis of coal mine hazards at the Si dhu
property, we have developed the following conclusions:
• No coal mining-related surface features (mine openings or sinkholes) were observed within the
Sidhu property at the time of our reconnaissance on September 20, 2015 .
Ic i cle Cree k Engineers 1170001/102115
Herminder Sidhu
c/o Mark X. Plog, PE, PLS
PLOG Consulting, PC
October 21 ,2015
Page 6
o No Severe Coal Mine Hazard areas or Moderate Coal Mine Hazard areas exist at the Sidhu property
because the Old Patton Mine does not underlie, and is a sufficient distance to the north of the Sidhu
property.
o By definition (Renton MC Section 4-3-050 G.5.e). the property is classified as a Low Coal Mine
Hazard area as shown on Figure 6.
o Based on the Sidhu property location (south and west of the primary area of mining-related surface
facilities) and our review of the November 2014 Earth Solutions report, it is not likely that mine rock
fill occurs within the Sidhu property.
o Based on our experience in evaluating coal mine hazards throughout the City of Renton (Renton
M i ne, Spring Glen Mine, Springbrook Mine and others). the historic mine map accuracy has been
excellent. As noted above , the documentation of the Old Patton Mine is poor. Fortunately, a
general outline of the underground mine is shown on the historic mine maps (DNR, Map K-34) as
well as a written description of the mine (UW, 1922). For this reason, we expect that the mine map
and written description of the mine reviewed for this study are likely accurate with regard to plan
and depth location, with less confidence in where the production workings occurred up-dip of the
main haulageways (tunnels).
12.0 RECOMMENDATIONS
We do not recommend additional evaluation of coal mine hazards at the Sidhu property. However, as
previously described, the Sidhu property has a relatively long history of residential use (dating to the
early 1960s). It is possible that an undocumented abandoned dry well, septic tank or dug water well
may be encountered during the foundation preparation process for structures. We recommend that ICE
be contacted immediately if a shallow void or evidence of mine rock fill is encountered.
We recommend that the Low Coal Mine Hazard area as shown on Figure 6 be "declassified" if this is
poss i ble through the regulatory process because, in our opinion , the hazards related to the potential for
the collapse of abandoned underground mine workings at the Sidhu property are equivalent to lands
not underlain by mines .
13.0 USE OF THIS REPORT
We have prepared this report for Herminder Sidhu for the use in evaluating coal mine hazards at the
property subject to this study. Our report, conclusions and interpretations should not be construed as a
warranty of subsurface conditions at this time.
As previously described, the Sidhu property is located in an area of extensive historical mining. It is
possible that undocumented mining (usually a "prospector's tunnel"). an abandoned dry well , septic
tank or dug water well, and/or Mine Rock Fill, may be encountered . We recommend that ICE be
contacted immediately if an underground void or evidence of Mine Rock Fill is encountered .
Within the limitations of scope, schedule and budget, our services have been executed in accordance
w ith generally accepted practices in this area at the time the report was prepared . No warranties or
other conditions, ex press or implied, should be understood .
I ci c l e (r e e k En g ineers 11 70001/102 11 5
Herminder Sidhu
c/o Mark X. Plog, PE, PLS
PLOG Consulting, PC
October 21, 2015
Page 7
********************
We trust th is report meets your present needs. Please call if you have any questions concerning this
preliminary coal mine hazard assessment.
KATHRYN S. KILLMAN
Document ID : 1170001 .REP
Attachmen t s: Vicinity Map -Figure 1
Site Plan -Figure 2
1936 Aerial Photo graph -Figure 3
Abandoned Underground Coal Mine Map -Figure 4
Geologic Cross-Section A-A' -Figure 5
Coal Mine Hazards Map -Figure 6
Submitted via email (pdf) and su rface mail (two original co pi es)
cc: Mark Plog, Plog Consulting, PC
Icic le Creek Engineers
Yours very truly,
Icicle Creek Engineers, Inc.
~JKi ~a'n,~~
Principal Engineering Geologist
Brian R. Beaman, PE, LEG, LHG
Princ i p a I Eng i neer /Geologist/Hyd rogeo I ogi st
1170001/10211S
•
FIGURES
Icicle Creek E n g in eers 11 70001/102115
"'i /"" V n~
VICINITY MAP
SIDHU PROPERTY
223 SOU T H 19th ST (K ING COUNTY PARCEL NOS . 722200-0S11 AND
.ICICLECREEK
_ENGINEERS
29335 NE 20th Street
Ca rnation, Wa~hington 98014
WA (425 ) 33J-(K)9)
r--r--'---'--T-,--r-\]
r 1---1 Talbot HIli
Reser V 011
22
Ki n g
I 7
f-~ 6
I ,-iT n (
a 400 800
I
Appr ox imate Sca le in Feet
SITE PLAN • ICICLE CREEK
_ENGINEERS
29335 N E 20lh Street
SIDHU PROPERTY Carnatio n, Washington 98014
223 SOUTH 19th ST I COU NTY PA RCEl N OS . 722 200-0511 AND 722200-05121, RENTON, WA 14251333-0093 2
1936 Aerial Photograph
1936 AERIAL PHOTOGRAPH
SIDHU PROPERlY
223 SOUTH 19th ST IK ING COUNlY PARCEL NOS . 722200-0511 AND WA
_ICICLECREEK
_ENGINEERS
29335 NE 20th Street
carnatio n, washington 98014 1"''''''''''---1----'''''''-''----1
(42 5) 333·0093
1
"----'---Sidhu Property
19th Street j
Parce l Nos.
72:1-2-00:0511 and
-6 ~~
fill
11 (J
Base map obt a med from King Co";";,.'AP
I t:;:~i:~i"~;'tf'j":l:"~"~': ~":iM;',~,,:.:so~n 'K nu d sen, January 198 !>, EnginCCfing Investi gation for th e Ren ton, for the Us. Departm ent of A,i:nc ultu re Office of Surfuce M i ninR: 2) UnlvcrslW
. 192 2, The (0;1 1 Pro s~ch nl'~r Ren1on, Washin~OI1 . Bachelo r
patt's; 3) Washingtoo Geologica l Survey, Evans . George, w., 1911,
114; 4) W ~$hi ngton Stille Department of N 3IU,~1 Resources (DN R),
"'''''''''' •• ,"',,' Ch ,.", '''i ,RA, May 1994, The Wa s hington State COOII M ine
M i ne, RenWrI COill ComPil"Y, Ren t on, Wash,ngton, sc;,le 1 i nch = 400 feet.
J
T II
r
,,~1J,-
-
,-------::=:-:-:--:-:c~-----..L__,'I
EXPLANATION
King County Parcel Nos. 722200-0511 and 722200-051
.,l==J Old Patton Mine
A/
o ,
l ocation of Geo logic Cross-Sectio n (see Figure 5)
400 800
ICE mE NO.
ABANDONED UNDERGROUND COAL MINE MAP
.ICIClECREEK
_ENGINEERS 1170-001
29335 Nf 10th S treet
SIDHU PROPERTY Carnat ion, Washington 98014 I"'''''''''--i---'''''~
223 SOU TH 19th ST (K ING COUNTY PARCEL NOS . 722200-0511 AND 722200-0512)' RENTON, WA (42 5) 333-009 3
, ,
A A'
(south) " (no rt h)
400 r ~ -400 .;;
~ a;
:1 n I Q) Sidhu Property ;5 I !K 1n8 COunty Parcels g m Q) 722200-0S11/-(5 1 2) VI u.. iD
.!: oll _ ~6SC 1l0
Tfftt 90 ~ oJ ...... < .,
J i:.\. e -~
<:: -0 o·
0 Old pattoO '0_ ::>
~ 5 ·
> ~ ~
II
--.,
W .,
~ -----
-4 00 4-1 --400
0 4 0 0 800 ,
App rox imate Sca le in Feet
Horizonta l Sca le = Vertica l Scale
.ICICLECR EEK ....... , .. -IC E FilE NO .
GEOLOGIC CROSS-SECTION A-A' ~ _ENGINEERS 1170-001
29335 Nt lOth SUet!t ~.-
SIDHU PROPERTY Carnation, Wa shington 9 8014 0IlOO'1>"", Figure
2 23 SOUTH 191h ST (KIN G COUNTY PARCE L NOS . 722200-05 11 AN D 722200-05121. RENTO N, WA (42 5) 333-0093 """.1<1/>1,,, 5
(_-L
l
~ __ J L -1 J ,_ 1._
-
-
T-T
l l1 ~
[ -.--'--r-,.,' IT I
~ ~ J I, "' : ~~[I
TU~"r "jlli-
I ~ -'--r---,--'-~,' -l'r"bot H'-IIt~
'------'-S,dhu Prope rt y [ j 1 I ·r--J---.J Reservoir
King Co unty Par cel NOS .-!
J 722200-. 05 11 and
~ .."Jf ~00-0512 J
223 South 19th Stree t J-rL-S~~Ot~h St __ II P.
...t I
-)Ot n Pt
f----/ ffi)1,[ f--1 ~ / --
/1 .sb. i . / l
Base map obta lnco fr om KIng County ,MAP
EXP LANAT ION
~ Low Coa l Mi n e Haza rd
o ,
(ICE recomm ends "d ecl assi fi ed" . se e report text for detail )
King County Parcel Nos . 722200-0511 /722200-0 51
400 800
Approximate Sca l e in Fee t
I r
COAL MINE HAZARD AREA MAP .ICICLE CR EEK
_ENGINEERS
29335 N[ 20 th Stree t
ICE FILE NO
1170-001
SIDHU PROP ERT Y Car na llOn , wa shingto n 98014 M,.m ". Figure
223 SO UTH 19th ST (K IN G COUNTY PA RC EL NOS . 722200-0511 AND 722200-0512), RENTON , WA t425I333 ·0093 "" ~nn' 6
't" '.
Geotechni ca l Eng.ine':r_~
Construction Morliton
....
c
HNICAL ENGINEERING STU
PRC)PC)SED RESIDENTIAL SHORT
223 SOUTH 19TH STREET
RENTON, WASHINGTON
ES-3585
PREPARED FOR
MR. NIRMAL PANNU
November 7,2014
Keven D. Hoffmann, E.I.T •.
Staff Engineer
Raymond A. Coglas, P.E.
Principal
GEOTECHNICAL ENGINEERING STUDY
PROPOSED RESIDENTIAL SHORT PLAT
223 SOUTH 19T1i STREET
RENTON, WASHINGTON
ES-3585
Earth Solutions NW, LLC
1805 -136111 Place Northeast, Suite 201
Bellevue, Washington 98005
Phone: 425-449-4704 Fax: 425-449-4711
Toll Free: 866-336-8710
Importantlnformalion About Your
Geotechnical Engineering Report
Subsurface problems are a principal cause of construe/ion delays, cost overruns, claims, and disputes . • The fol/owing information IS prOVided to help you manage your risks.
Geotechnical Services Are Performed lor
Specmc Purposes, Persons, and Projects
GeotecI1nical engineers structure their services to meet the specific needs of
their dients. A geotochnical engineering study conducted for a civil engi-
neer may not fulfill the needs of a construction contllictor or even another
civil engineer. Because each geotechnical engineering study is unique, each
geotechnical engineering report is unique, prepared solely for the dient. No
one except you should rely on your geotechnical engineering report without
first conferring with the geotechnical engineer who prepared ~. And no one
-nit elell you -should apply the report for any purpose or project
except the one originally contemplated.
Read tha fuR Report
Serious problems have occurred because those relying on a geotechnical
engineering report did not read it all. Do not rely on an executive summary.
Do not read selected elements only.
A Geotechnical EnulJieerlng R~ort Is Based on
A Unique Set of PrOJect-Specific Factors
Geotechnical engineers consider a number of unique, project-specific fac-
tors when eslahlishing the scope of a study. Typical factors include: the
clienrs goals, objectives, and risk management preterences; the general
nature of the structure involved, its size, and configuration; the location of
the struch!re on the site; and other planned or existing site improvements,
such as access roads, parking lots, and underground utilities. Unless the
geotechnical engineer who conducted the study specifically indicates oth-
erwise, do not rely on a geotechnical engineering report that was:
• not prepared for you,
• not prepared for your project,
• not prepared for the specific site explored, or
• completed before important project changes were made.
Typical changes that can erode the reliability of an existing geotechnical
engineering report include those that affect:
• the function of the proposed structure. as when it's changed from a
parking garage to an office building, or from a light industrial plant
to a refrigerated warehouse,
• elevation, configuration, location, orientation, or weight of the
proposed structure,
• composition of the design team, or
• project ownership.
As a generat rule, always inform your geotechnical engineer of project
changes--£ven minor ol19S-ilnd request an assessment of their impact
Geo/echnica//if1[/illfi£llS camol accept responsibility or liability for problems
Ihat or:r:ur because /heir reports do not coosider developments of wIlich
/hey were not informed.
Subsurface ComItIons Can ChIllDD
A geotechnical engineering report is based on conditions that existed at
the time the study was performed. 00 not rely on a geotechnical engineer-
ing repotlwhose adequacy may have been affected by: the passage of
time; by man-made events, such as construction on or adjacent to the site;
or by natural events, such as floods, earthquakes, or groundwater fluctua-
tions. A/W<Iys contact the geotechnical engineer before applying the report
to determine ff it is still reliable. A minor amount of additional testing or
anaJysis could prevent major problems.
Most Geotechnical Andlngs Are Professllllal
Opinions
Site exploration iden@es subsurface conditions only at those points where
subsurface tests are conducted or samples are taken. Geotechnicat eng~
neers review field and laboralory data and then apply their professional
judgmeht to render an opinion about subsurface conditions throughout the
site. AcJuaI subsurface cond~ions may differ-j;ometimes significantly-
from those indicated in your repan. Retaining the geotechnical engineer
who developed yoor report to provide construction observation is the
most effective method of managing the risks associated with unanticipated
conditions.
A Report's Recommendations Are Not Anal
Do not overrety on the construction recommendations included in your
report. Those recommendations are not final, because geotechnical engi-
neers develop them principally from judgment and opinion. Geotechnical
engineers can finalize their recommendations only by observing actual
subsurtaCB conditions revealed during construction. The geotechnical
engineer who develO(Jlid your repOlt cannot assume responsibility or
liability for tile report's recommendations if that engineer does not perform
construction observation.
A Geotechnical Engineering Report Is Subject to
Misinterpretation
Other design team members' misinterpretation of geotechnical engineering
reports has resulted in costly problems. lower that risk by having your goo-
technical engineer confer with appropriate members of tile design team after
submitting the report Also retain yoor geotechnical engineer to review perti-
nent elements of the design team's plans and specifications. Contractors can
also misinterpret a geotechnical engineering report. Reduce thai risk by
having your geotechnical engineer participate in prebid and preconstruction
conferences, and by providing construction observation.
Do Not Redraw the Engineer's Logs
Geotechnical engineers prepare final boring and testing logs based upon
tIleir interpretation of field logs and laboratory data. To prevent errors or
omissions, the logs included in a gectechnical engineering report should
neverbe redrawn for inclusion in architectural or other design drawings.
Only photographic or eleclronic reproduction is acceptable, but recognfIll
llial separaling logs from the report can elevate risk.
Give Contractors a Complete Report and
GuIdance
Some owners and design professionals mistakenly believe IIiey can make
contractors liable for unanticipated subsurtace ccnditions by limiting wI1at
they provide for bid preparation. To help prevent costly problems, give con-
tractors the complete geotechnical engineering report. butpreface tt with a
clearly written letter of transmittal. In IIialletter, advise contractors thai the
report was not prepared for purposes of bid development and thai the
report's accuracy is limited; encourage them to confer with the geotechnical
engineer who prepared the report (a modest fee may be required) and/or to
conduct additional study to obtain the specific types of infomnation they
need or prefel. A prebid conference can also be valuable. Be SUIfi ccntrac-
tors have SuffICient time to pertorm addnional study. Only the!1 might you
be in a position to give contractors the best information available to you,
while requiring them to allcast share some of the financial responsibilities
stemming from unanticipated conditions.
Read..Responslblllty PrOVisions Closely
Some clients, design professionals, and contractors do not recognize that
geotechnical engineering is far less exact than other engineering disc~
plines. This lack of understanding has created unrealistic expectations thai
have led to disapPOintments, claims, and disputes. To help reduce the risk
of such outcomes, geotechnical engineers commonly inclulle a variely of
explanatory provisions in their reports. Sometimes labeled 'limitations'
many of these provisions indicate wIlere geotechnical engineers' responsi-
bilities begin and end, to help others recognize their own responsibilities
and risks. Read ltiese provisions closely. Ask questions. Your geotechnical
engineer should respond fully and frankly.
Geoenvironmental Concerns Are Not Covered
The equipment, techniques, and personnel used to perform a geoenviron-
mental study differ significantly from those used to perform a geolEc1lnicai
study. For thai reason, a geotechnical engineering report does not usually
relate any geoenvironmental findings, conclusions, or recommendations;
e.g., about the likelihood of encountering underground storage tanks or
regulated contaminants. Unanticipated environmental problems have led
10 numerous project failures. If you have not yet obtained your own geoen-
vironmental information, ask your geotechnical consuttant for risk man-
agement guidance. Dr! not rety on an environmental report prepared for
someone else.
Obtain Professional Assistance To Deal with Mold
Diverse strategies can be applied during building design, construction,
operaion, and maintenance to prevent significant amounts of mold from
growing on indoor surtaces. To be effective, all such strategies should be
devised for the express purpose of mold prevention, integrated into a com-
prehensive plan, and executed with diligent oversight by a professional
mold prevention consultant Because just a small amount of water or
moisture can lead to the development of severe mold infestations, a num-
ber of mold prevention strategies focus on keeping building surfaces dry.
While groundwater, water infiltration, and similar issues may have been
addressed as part of the geotechnical engineering stlXly whose findings
are conveyed in-this report. IIie geotechnical engineer in charge of this
project is not a mold prevention ccnsultant; none 01 the services per-
lonned in connection with the geotechnical engineer's study
were designed or conducted lor the purpose 01 mold preven·
tion. PropST implementation 01 the recommendations coweyed
In this roport will not 01 itself be sufficlenl to provent mold from
growing in or on the structure involved.
RelY. on Your ASFE-Member Geotechncial
EngTneer 'or Additional Assistance
Membership in ASFE/llle Best People on Earth elQloses geotechnical
engineers to a wide array of risk management techniques that can be of
genuine benefit for everyone involved wtth a construction project. Confer
with you ASFE-member geotechnical engineer for more information.
ASFE n ••• 11 ...... I. hrlll
6611 Colesville Road/Suite Gl06, Silver Spring, MD 20910
Telephone: 301/565-2733 Facsimite: 301/589-2017
e-mail: inlo@asfe.org www~sfe.org
CopyrlQht 2004 by ASFE, Inc. Duplication. reproductfoo, or copying of thi$ documtnt, m wflo/t or in part "y any means whatsoever. is strictly prohiMed. exQIpt witll ASFf's
speclffC wrlt't8ll permiSSion. Excerptfno. quoting, or otherwise wractfnq wording from this document Is ~ o"ly wilfl tim express written permission of ASFE, and only for
purposes of scholarly rese~rch or book revisit'. Only members of ASFE may use tfris Documfmt as a complement 10 or as an element of I geotechnical engineering report. AI1Y orMr
firm. individual. or other entity tfJat so USeS this dacumem wlttrout being an ASFE member rould be committing negligent or intentional (fraudu/er/t) mfsroplesef1t8tiorJ.
IIGEA06O<5.0M
November 7,2014
ES-3585
Mr. Nirmal Pannu
10618 Southeast 240th Street, Suite 203
Kent, Washington 98031
Dear Mr. Pannu:
Earth Solutions NW LLC
• Ceotechnical Engineering
• Construction Monitoring
• Environmental Sciences
Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical
Engineering Study, Proposed Residential Short Plat, 223 South 19th Street, Renton,
Washington". In our opinion, the proposed residential development is feasible from a
geotechnical standpoint. Our subsurface exploration indicates the site is primarily underlain by
bedrock of the Renton Formation. During our subsurface exploration completed on October 17,
2014, groundwater seepage was not encountered at the test pit locations; nonetheless,
discrete, perched seepage zones should be anticipated during construction.
In our opinion, the proposed residential structures can be constructed on competent native soil,
recompacted fill or native soil, or new structural fill. In general, competent native deposits were
encountered beneath topsoil and shallow areas of fill at depths of approximately three to five
feet below existing grades. Where loose soil conditions are exposed at foundation subgrade
elevations, compaction of the soils to the specifications of structural fill will likely be necessary.
Deleterious fill and highly organic soils exposed at foundation subgrade elevations will likely
require overexcavation and replacement with suitable structural fill. The subject site should not
be considered feasible for infiltration within native soils.
Significant fill deposits were encountered within the western tax parcel, the likely result of
historic, uncontrolled dumping. Fill was encountered in a primarily loose to medium dense
state, interbedded with organic and deleterious material, soil cavities, and buried debris. If
development is pursued within the western tax parcel, deep foundation elements, such as pipe
piles, will likely be necessary in order to derive acceptable bearing for proposed structures.
Recommendations for foundation design, site preparation, drainage, critical area mitigation, and
other pertinent development aspects are provided in this study. We appreciate the opportunity
to be of service to you on this project. If you have questions regarding the content of this
geotechnical engineering study, please call.
Sincerely,
EARTH SOLUTIONS NW. lLC
~~--
Keven D. Hoffmann, E.I.T.
Staff Engineer
1005 • 136th Place N.L, Suite 201 • nellevue, WA 98005 • (425) 449-4704 • FAX (425) 449-4711
Table of Contents
ES-3585
PAGE
INTRODUCTION ...... ......... ...•..• •..•.• .... ........... ............... ............. 1
General .......... ,' •.. ..• ... ... ..... ..... .......... ............. ... ... ........... 1
Project Description, ............. :,............................................. 2
SITE CONDITIONS ..•.• " ....... , .................................... .,." .................. ,. 2
Surface ................... , ....................... "" ......... n ................. "..... ..... 2
Subsurface ......... "., ................................................... _ ........... _.. 3
Topsoil and Fill ...... , ••.••.. -.. , .................. ,.................... 3
Native Soli ........................... "..... .......... ... ........... ..... 3
Geologic Setting ..•...• " ••..•. ""._ ..... , ................ , ....... i .... ,. 4
Groundwater ................... , ................... 0; ...................... ,,, •.•• ,... 4
Critical Areas .•. _",._,,, ....... ..... •••.• ........... ..• .................. ... ............. ... 4
Erosion Hazard .........................• , ................. : •. nu·.iou.''', 5
Landslide Hazard ............................................ ,..... 5
Steep Slope Hazard ................................. ." ......... '" 5
DISCUSSION AND RECOMMENDATIONS ............................. ,..... 6
General.. ........................................................... -,-.• ,........ 6
Site Preparation and Earthwork ....................................... ,. 6
Temporary Erosion Control......... ................................. 6
Stripping ...................... -.•.•.... -............... ,............................. 7
Existing Fill........................... .............. .... ........... .... 7
In-situ Soils ............................................................. :.......... 8
Imported Soils ................................. ·................................ 8
Subgrade Preparation......... ............... ....... ........... 8
Structural Fill ............ , .• ,.-................ -................................... 9
Foundations ............................................................. ".... 9
Seismic Design... ..... ....... ..• ................................. ...... ...... 9
Slab-on-Grade Floors.-.................... ................ ...... ... ...... .... 10
Retaining Walls................. ... ...... ....... ............. ................. 10
Drainage .................................................... · ................................. -....... 11
Preliminary InflitratioriEvaluation............. ............. 11
Excavations and Slopes............................................................ 12
Utility Support and Trench Backfill................................... 12
LIMITATIONS......................................................................... 13
Additional Services........................ ............... ................. 13
Earth Solution. ~. LLC
GRAPHICS
Plate 1
Plate 2
Plate 3
Plate 4
APPENDICES
Appendix A
Appendix B
Table of Contents
Cont'd
ES-3585
Vicinity Map
Test Pit Location Plan
Retaining Wall DraInage Detail
Footing Drain Detail
Subsurface Exploration
Test Pit Logs
Laboratory Test Results
Earth Soluliono _. LLC
General
GEOTECHNICAL ENGINEERING STUDY
PROPOSED RESIDENTIAL SHORT PLAT
223 SOUTH 19TH STREET
RENTON. WASHINGTON
ES-3585
INTRODUCTION
This geotechnical engineering study was prepared for the proposed residential short plat to be
completed at 223 South 19th Street in the Talbot Hill area of Renton, Washington. The purpose
of this study was to provide geotechnical recommendations for potential development on the
subject site. Our scope of services for completing this geotechnical engineering study included
the following:
• Completing subsurface test pits for purposes of characterizing site soils;
• Completing laboratory testing of soli samples collected at the test pit locations;
• Conducting engineering analyses, and;
• Preparation of this report.
The following documents and maps were reviewed as part of our report preparation:
• Liquefaction Susceptibility Map 11-5, prepared by the King County Flood Control District,
May 2010;
• Surface Water Design Manual (KCSWDM) for King County, Washington, prepared by
the King County Department of Natural Resources and Parks, dated January 9, 2009;
• Sensitive Areas maps for the City of Renton, printed August 13, 2012;
• Abandoned Landfill Study in King County, prepared by the Seattle-King County
Department of Public Health, dated April 30, 1985;
• Online Web Soil Survey (WSS) resource, provided by the United States Department of
Agriculture, Natural Resources Conservation Service, and;
• Geologic Map of King County, compiled by Booth, Troost, and Wisher, March 2007.
Mr. Nirmal Pannu
November 7,2014
Project Description
ES-3585
Page 2
We understand site redevelopment plans include construction of several single-family
residential lots and associated improvements. Use of the western tax parcel (King County
Parcel No. 722200-0511), which is currently vacant, for development purposes was
investigated as part of our report preparation. Existing slopes with gradients in excess of 40
percent, as well as significant fill deposits, are present within the western tax parcel.
At the time of report submission, specific grading and building load plans were not available for
review; however, based on our experience with similar developments, proposed residential
structures will likely be on the order of two to three stories in height and constructed utilizing
relatively lightly-loaded wood framing supported on conventional foundations. We anticipate
residential structures will incorporate slab-on-grade floors at garage elevations. We anticipate
perimeter footing loads on the order of 1 to 2 kips per lineal foot (kit). Slab-on-grade loading is
anticipated to be on the order of 150 pounds per square foot (pst).
If the above design assumptions are incorrect or change, ESNW should be contacted to review
the recommendations in this report. ESNW should review final designs to confirm that our
geotechnical recommendations have been incorporated into the plans .
. SITE CONDITIONS
Surface
The subject site is located south of the intersection between South 19 th Street and Lake Avenue
South in the Talbot Hill area of Renton, Washington. The approximate location of the property
is illustrated on Plate 1 (Vicinity Map). The property is mostly square in shape and Is comprised
of two adjoining tax parcels (King County Parcel Nos. 722200-0511 and -0512) totaling
approximately 0.65 acres. The site is enveloped to the north by South 1 gth Street, to the east
and south by single-family residential iots, and to the west by forested space descending to
Interstate 405.
The eastern tax parcel is currently occupied by a single-family residential home and associated
improvements and outbuildings; the western tax parcel is vacant. Site topography is relatively
level within the developed area of the existing residence and descends from the existing
residence to the west and south. We estimate total elevation change to be on the order of 60
feet or less. Vegetation consists primarily of dense bramble cover (within the western tax
parcel) and scattered trees.
Earth Solutions NW. LLC
Mr. Nirmal Pannu
November 7,2014
Subsurface
ES-3585
Page 3
An ESNW representative observed, logged, and sampled seven test pits excavated at
accessible locations within the property boundaries on October 17, 2014 using a mini-trackhoe
and operator retained by our firm. The test pits were completed for purposes of assessing soil
conditions, classifying site soils, and investigating groundwater seepage flow locations and
volumes. The apprOXimate locations of the test pits are depicted on Plate 2 (Test Pit Location
Plan). Please refer to the test pit logs provided in Appendix A for a more detailed description of
subsurface conditions. Soil samples collected at the test pit locations were analyzed in
accordance with Unified Soil Classification System (USCS) methods and procedures.
Topsoil and Fill
Topsoil was encountered in the upper two to four inches of existing grades within the western
tax parcel. The topsoil was characterized by dark brown color, the presence of fine organic
material, and small root intrusions.
Fill was encountered at all test pit locations and consisted primarily of loose to medium dense
silty sand (USCS: SM). Assorted debris and rubbish, including bricks, asphalt, concrete, metal
scraps, wood and organics, and aluminum, were observed within the fill. At test pit (TP)
locations TP-2, TP-3, TP-4, and TP-6, it was not possible to excavate through existing fill
deposits and associated debris, to the maximum exploration depth (within fill) of 10 feet below
existing grades. Fill was observed at the base of the slope facing westerly to Interstate 405. It
is our opinion fill depths at the above-mentioned test pit locations are significantly greater than
those encountered and reported on the test pit logs provided in Appendix A.
Native Soil
Underlying topsoil and fill, nalive soils were encountered at TP-1, TP-5, and TP-7 and consisted
primarily of silty sand (USCS: SM) and silt with sand (USCS: ML). The consistency of the
native deposits was characterized as medium dense to dense at TP-5 and TP-7. At TP-1,
refusal was encountered on very dense sandstone at approximately seven feet below existing
grades. Due to the presence of iron oxide staining and mottled soil texture, native soils
encountered during our fieldwork were characterized as weathered. Native deposits were
primarily encountered in a damp to moist condition and extended to the maximum exploration
depth (within native soil) of 9 feet below existing grades.
Eanh Solutions NW. LLC
Mr. Nirmal Pannu
November 7, 2014
Geologic Setting
ES-3585
Page 4
The referenced geologic map resource identifies bedrock of the Renton Formation (Tpr),
Vashon subglacial till (Ovt) , and alluvium (Oal) as underlying the site and surrounding areas.
Renton Formation bedrock typically consists of weathered siltstone and sandstone with coal
interbeds and scattered, gravel-rich sandstone layers. Vashon subglacial till deposits typically
consist of compact diamicts of silt, sand, and subrounded to well-rounded gravel which were
glacially transported and deposited under ice. Alluvium is typically comprised of sand, silt,
gravel, and cobbles, and was deposited by streams and running water. Additionally, the
referenced WSS resource identifies Beausite gravelly sandy loam (BeC and BeD) across the
site and surrounding parcels. The WSS resource describes Beausite deposits as being formed
in glacial till over residuum from sandstone.
Based on our field observations, native soils encountered during our fieldwork are consistent
with bedrock of the Renton Formation. As indicated on the geologic mapping, glacial till is likely
to be encountered east of our fieldwork area and possibly east of the subject site. Alluvium
deposits are likely present near the toe of the slope facing west towards Interstate 405. In
general, it is our opinion soils likely to be encountered during grading activities will be consistent
with Renton Formation bedrock, Vashon subglacial till, or some combination thereof.
Groundwater
During our subsurface exploration completed on October 17, 2014, groundwater seepage was
not encountered at the test pit locations. Iron oxide staining and mottled soil texture was
observed within fill and native deposits between depths of approximately three to nine feet
below existing grades. We do not anticipate significant groundwater seepage will be
encountered during site excavations and grading activities; however, discrete, perched
seepage zones may be present underlying existing grades and may be encountered during
earthwork, particularly within utility excavations at depth. Groundwater seepage rates and
elevations fluctuate depending on many factors, including precipitation duration and intensity,
the time of year, and soil conditions. In general, groundwater flow rates are higher during the
wetter, winter months.
Critical Areas
We utilized the referenced sensitive areas maps published by the City of Renton (City) to
determine critical area hazards within the property boundaries in accordance with Critical Areas
Ordinance No. 5137 as adopted by the City. Potential on-site hazards are generally associated
with the steep slope present within the western tax parcel and along the top of the westerly
facing slope descending away from the property. The site is designated as having potential for
erosion hazard, landslide hazard, and steep slope hazard. We also performed a cursory review
of the City coal mine hazard map. Based upon our review of mapped, potential coal mine
hazards, the subject site is not susceptible to coal mine hazard.
Earth Solutions NW, LlC
, . .
Mr. Nirmal Pannu
November 7,2014
Erosion Hazard
ES-3585
Page 5
City Ordinance No. 5137 defines "high erosion hazard" as areas with soils characterized by the
NRCS as having "severe' or "very severe" erosion potential and slopes greater than 15 percent.
Soils that typically meet erosion hazard criteria include the Beausite series when occurring on
slopes greater than 15 percent. As discussed in the Geologic Setting subsection of this report,
Beausite soils are identified across the site and surrounding areas. These soils are typically
associated with high erosion hazard potential, especially during the wetter, winter months;
however, provided appropriate measures for controlling erosion are maintained during
earthwork and grading activities, erosion potential can be adequately mitigated during
construction.
In our opinion, based on our experience with similar projects in similar settings, permanent
landscaping and drainage control measures can adequately mitigate the potential for erosion
during construction. ESNW should be retained to observe potential signs of erosion during
construction in order to provide supplementary recommendations as necessary.
Landslide Hazard
According to City Ordinance No. 5137, areas with slopes greater than 40 percent possess a
high potential for landslide hazard. The City landslide hazard map designates the subject site
as having high landslide hazard potential within the western tax parcel. According to
subsurface data collected near the landslide hazard designation, medium dense to dense silty
deposits, as well as very dense sandstone, are present underlying varying fill depths. It is likely
fill was placed previously within the property boundaries as a result of generally uncontrolled
dumping, as described in the later Existing Fill subsection of this report.
Based on our field observations and laboratory testing, it is our opinion the site generally has a
low to moderate susceptibility to landslide activity. In our opinion, new construction will not
increase the susceptibility for landslide activity. The relative density and consistency of native
site soils at depth, the absence of excessive soil disturbance within native deposits, and the
absence of an established groundwater table were the primary bases for this interpretation.
Steep Slope Hazard
The City steep slope hazard map identifies any slope with a gradient in excess of 15 percent
within the city limits. According to the steep slope hazard map, slopes within the property
boundaries maintain gradients of at least 15 percent and not greater than 90 percent. Steep
slopes, as defined by the City, are present near-exclusively within the westem tax parcel.
In our opinion, a minimum buffer of 10 feet from the top of any site steep slope in excess of 40
percent should be implemented into the submittal plans. With respect to existing
improvements, the top of the slope lies generally west of a shed and garden planters, which are
west of the existing single-family residence. A standard building setback boundary line, which
is typically 15 feet, should be measured from the edge of the setback buffer line.
Earth Solutions mv. LLC
•
Mr. Nirmal Pannu
November 7,2014
General
DISCUSSION AND RECOMMENDATIONS
ES-3585
Page 6
In our opinion, construction of proposed residential structures on the subject site is feasible
from a geotechnical standpoint. The primary geotechnical considerations associated with the
proposed development include foundation support, slab-on-grade subgrade support, and the
suitability of using on-site soils as structural fill.
In our opinion, the proposed residential structures can be constructed on competent native soil,
recompacted fill or native soil, or new structural fill. In general, competent native deposits were
encountered beneath topsoil and shallow areas of fill at depths of approximately three to five
feet below existing grades. Where loose soil conditions are exposed at foundation subgrade
elevations, compaction of the soils to the specifications of structural fill will likely be necessary.
Deleterious fill and highly organic soils exposed at foundation subgrade elevations will likely
require overexcavation and replacement with suitable structural fill.
Significant fill deposits were encountered within the western tax parcel, the likely result of
historic, uncontrolled dumping. Fill was encountered in a primarily loose to medium dense
state, interbedded with organic and deleterious material, soil cavities, and buried debris. If
development is pursued within the westem tax parcel, deep foundation elements, such as pipe
piles, will likely be necessary in order to derive acceptable bearing for proposed structures.
This study has been prepared for the exclusive use of Mr. Nirmal Pannu and his
representatives. No warranty, expressed or implied, is made. This study has been prepared in
a manner consistent with the level of care and skill ordinarily exercised by other members of the
profession currently practicing under similar conditions in this area.
Site Preparation and Earthwork
Where necessary, site preparation activities will include Installing temporary erosion control
measures, removing existing structural improvements, establishing grading limits, and
performing clearing and site stripping.
Temporary Erosion Control
We anticipate entry and egress to the proposed development will be provided off the South 19111
Street frontage. Prior to finished pavement installation, temporary construction entrances and
drive lanes, consisting of at least six inches of quarry spalls, should be considered in order to
minirnize off-site soil tracking and to provide a stable access entrance surface. Geotextile fabric
may also be considered underlying the quarry spalls for greater stability of the temporary
construction entrance.
Earth Solutions NW, LLC
Mr. Nirmal Pannu
November 7, 2014
ES-3585
Page 7
Erosion control measures should consist of silt fencing placed around down gradient margins of
the site. Soil stockpiles should be covered or otherwise protected to reduce soil erosion.
Temporary approaches for controlling surface water runoff should be established prior to
beginning earthwork activities.
Stripping
Topsoil was limited primarily to the upper two to four inches of existing grades. While stripping
activities will likely be minimal on this site, ESNW should be retained to observe site stripping
activities at the time of construction to fully assess the degree of required stripping. Over-
stripping may result in increased project development costs and should be avoided. Topsoil
and organic-rich soil is neither suitable for foundation support, nor is it suitable for use as
structural fill. Topsoil and organic-rich soil can be used in non-structural areas if desired.
Existing Fill
As indicated in the Topsoil and Fill subsection of this report, significant fill deposits were
encountered during our October 2014 fieldwork within the western tax parcel. Silty sand fill,
embedded with varying types of debris and rubbish, was encountered to the maximum
exploration depth of 10 feet below existing grades. Based on our visual observations from the
top of the steep slope (near TP-6), fill may extend to depths on the order of 30 feet or more
within, and west of, the western tax parcel.
Fill depths of this magnitude suggest a portion of the site was likely utilized previously as a
dumping ground for waste. Based on our review of the referenced landfill study, the site was
not designated as a previously abandoned landfill by the public health department; however,
the study also indicates that King County was historically ·plagued by promiscuous dumping on
vacant property and dead-end streets·. It is likely the subject site was subjected to such
dumping of residential, commercial, and industrial waste.
In general, due to the loose to medium dense consistency of the existing fill deposits, as well as
the presence of organic and deleterious material, soil cavities, and buried debris, it is our
opinion development within the western tax parcel would require the use of deep foundations,
such as pipe piles, in order to provide adequate support for proposed structures. Additional
testing of existing fill soils, primarily from an environmental standpoint, would be prudent as
project plans develop. ESNW can provide additional consulting services, including
environmental assessments and deeper soil explorations, upon request.
Earth Solutions i'NV. LLC
. .
Mr. Nirmal Pannu
November 7,2014
In-situ Soils
ES-3585
Page B
From a geotechnical standpoint, native soils encountered at the test pit locations will likely be
suitable for use as structural fill. Fill may also be suitable for reuse as structural fill provided it is
primarily free of organic and deleterious material. Native soils possess appreciable fines
contents and are highly moisture sensitive. Successful use of native and existing fill soils as
structural fill will largely be dictated by the moisture content at the time of placement and
compaction. If the on-site soils cannot be successfully compacted, the use of an imported soil
may be necessary.
In our opinion, if grading activities take place during periods of extended rainfall activity, a
contingency should be provided in the project budget for export of soil that cannot be
successfully compacted as structural fill. Silty sand and soils with fines contents greater than 5
percent typically degrade rapidly when exposed to periods of rainfall.
Imported Soils
Imported soil intended for use as structural fill should consist of a well-graded granular soil with
a moisture content that is at or slightly above the optimum level. During wet weather
conditions, imported soil intended for use as structural fill should consist of a well-graded
granular soil with a fines content of 5 percent or less. The fines content shall be defined as the
percent passing the Number 200 sieve based on the minus three-quarter inch fraction.
Subgrade Preparation
Following site stripping and removal of existing structures, cuts and fills will be completed to
establish proposed subgrade elevations throughout the site. ESNW should observe the
subgrade during initial site preparation activities to confirm soil conditions and to provide
supplementary recommendations for subgrade preparation. The process of removing existing
structures may produce voids where old foundations are removed. Complete restoration of
voids from old foundation areas must be executed as part of overall subgrade and building pad
preparation activities. The following guidelines for preparing building subgrade areas should be
incorporated into the final design:
• Where voids and related demolition disturbances extend below planned subgrade
elevations, restoration of these areas should be completed using structural fill to restore
voids or unstable areas resulting from the removal of existing structural elements;
• Recompact or overexcavate and replace areas of existing fill, if present, exposed at
building subgrade elevations, with overexcavations extending into competent native soils
and structural fill utilized to restore subgrade elevations, and;
• ESNW should confirm subgrade conditions and the required level of recompaction or
overexcavation and replacement during site preparation activities, as well as the overall
suitability of prepared subgrade areas following site preparation activities.
earth Solutions 1m. LLC
Mr. Nirmal Pannu
November 7,2014
5 tructu ra I Fill
ES-3585
Page 9
Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway
areas. Fills placed to construct permanent slopes and throughout retaining wall and utility
trench backfill areas are also considered structural fill. Soils placed in structural areas should
be placed in loose lifts of 12 inches or less and compacted to a relative compaction of 90
percent, based on the laboratory maximum dry density as detenmined by the Modified Proctor
Method (ASTM 01557). Soil placed in the upper 12 inches of slab-on-grade, utility trench, and
pavement areas should be compacted to a relative compaction of at least 95 percent.
Additionally, more stringent compaction specifications may be required for utility trench backfill
zones depending on the responsible utility district or jurisdiction.
Foundations
In our opinion, the proposed residential buildings can be constructed on competent native soil,
recompacted fill or native soil, or new structural fill. In general, competent native deposits were
encountered beneath topsoil and shallow areas of fill at depths of approximately three to five
feet below existing grades. Where loose soil conditions are exposed at foundation subgrade
elevations, compaction of the soils to the specifications of structural fill will likely be necessary.
Deleterious fill and highly organic soils exposed at foundation subgrade elevations will likely
require overexcavation and replacement with suitable structural fill.
Provided foundations will be supported as described above, the following parameters can be
used for design:
• Allowable soil bearing capacity 2,500 psf
• Passive earth pressure 300 pcf (equivalent fluid)
• Coefficient of friction 0.35
A one-third increase In the allowable soil bearing capacity can assumed for short-term wind and
seismic loading conditions. The above passive pressure and friction values include a factor-of-
safety of at least 1.50. With structural loading as expected, total settlement in the range of one
inch and differential settlement of approximately one-half inch is anticipated. The majority of
the settlements should occur during construction as dead loads are applied.
Seismic Design
The 2012 IBC recognizes the American Society of Civil Engineers (ASCE) for seismic site class
definitions. In accordance with Table 20.3-1 of the ASCE Minimum Design Loads for Buildings
and Other Structures manual, Site Class D should be used for design.
Earth Solutions r-m. LLC
Mr. Nirmal Pannu
November 7, 2014
ES-3585
Page 10
The referenced liquefaction susceptibility map indicates the site and surrounding areas maintain
moderate liquefaction susceptibility. Liquefaction is a phenomenon where saturated or loose
soils suddenly lose internal strength and behave as a fluid. This behavior is in response to
increased pore water pressures resulting from an earthquake or other intense ground shaking.
During our fieldwork completed on October 17, 2014, groundwater seepage was not
encountered at the test pit locations. Observations of iron oxide staining and mottled soil
texture indicate subsurface groundwater fiow is probable depending on the time of year;
however, due to the medium dense to very dense consistency of native deposits, as well as the
absence of a uniformly established groundwater table, it is our opinion site susceptibility to
liquefaction can be characterized as low.
Slab-on-Grade Floors
Slab-on-grade floors for proposed residential structures constructed at this site should be
supported on a firm and unyielding subgrade. Where feasible, native soil likely to be exposed
at slab-on-grade subgrade levels can be compacted in situ to the specifications of structural fill.
Unstable or yielding areas of the subgrade should be recompacted, or overexcavated and
replaced with suitable structural fill, prior to construction of the slab. Deleterious fill and highly
organic soils exposed at slab-on-grade subgrade elevations will likely require overexcavation
and replacement with suitable structural fill.
A capillary break consisting of at least four inches of free-draining crushed rock or gravel should
be placed below the slab. The free-draining material should have a fines content of 5 percent
or less (percent passing the Number 200 sieve, based on the minus three-quarter inch fraction).
In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should
be considered. If a vapor barrier is to be utilized, it should be a material specifically designed
for use as a vapor barrier and should be installed in accordance with the specifications of the
manufacturer.
Retaining Walls
Retaining walls must be designed to resist earth pressures and applicable surcharge loads.
The following parameters can be used for design:
• Active earth pressure (yielding condition)
• At-rest earth pressure (restrained condition)
• Traffic surcharge· (passenger vehicles)
• Passive earth pressure
• Coefficient of friction
• Seismic surcharge
• Where applicable
•• Where H equals relalned height
Earth Solutions NW. LLC
35 pcf (equivalent fluid)
50 pcf
70 psf (rectangular distribution)
300 pcf (equivalent fluid)
0.35
6H·· (active condition)
Mr. Nirmal Pannu
November 7, 2014
ES-3585
Page 11
The above design parameters are based on a level backfill condition and level grade at the wall
toe. Revised design values will be necessary if sloping grades are to be used above or below
retaining walls. Additional surcharge loading from adjacent foundations, sloped backfill, or
other loads should be included in the retaining wall design.
Retaining walls should be backfilled with free-draining material that extends along the height of
the wall and a distance of at least 18 inches behind the wall. The upper 12 inches of the wall
backfill can consist of a less permeable soil if desired. A perforated drain pipe should be placed
along the base of the wall and connected to an approved discharge location. A typical retaining
wall drainage detail is provided on Plate 3. If drainage is not provided, hydrostatic pressures
should be included in the wall design.
Drainage
Perched groundwater should be anticipated in site excavations depending on the time of year
grading operations take place, particularly in utility excavations at depth. Temporary measures
to control surface water runoff and groundwater during construction would likely involve
interceptor trenches and sumps. ESNW should be consulted during preliminary grading to
identify areas of seepage and to provide recommendations to reduce the potential for instability
related to seepage effects.
Finish grades must be designed to direct surface drain water away from structures and slopes.
Water must not be allowed to pond adjacent to structures or slopes. In our opinion, foundation
drains should be installed along building perimeter footings. A typical foundation drain detail is
provided on Plate 4.
Preliminary Infiltration Evaluation
We investigated the feasibility of using infiltration facilities to manage new impervious surface
runoff from proposed improvements. The City recognizes the referenced KCSWDM for design
of infiltration facilities. The following recommendations are for preliminary feasibility
consideration and should not be used for final system design. If infiltration elements are
included in final project plans, in situ testing is recommended.
Based on the results of our subsurface exploration and subsequent laboratory testing, native
soils consisted primarily of silty sand and sand with silt. Infiltration characteristics typically
exhibited by these native soils can be characterized as very low to low. Native loam and sand
deposits were generally encountered with fines contents in excess of 37 percent. Although
groundwater seepage was not encountered during our October 2014 fieldwork, perched
seepage may be encountered during site excavations for infiltration facilities at depth.
Adequate separation between infiltration facility bases and groundwater table elevations must
be maintained.
From a geotechnical standpOint, native soils on the subject site are not feasible for infiltration.
The relatively consistent densities of the native soils as well as significant in-situ silt contents
were the primary bases for this interpretation.
Earth Solutions NW. LLC
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Mr. Nirmal Pannu
November 7,2014
Excavations and Slopes
ES-3585
Page 12
The Federal Occupation Safety and Health Administration (OSHA) and the Washington
Industrial Safety and Health Act (WISHA) provide soil classification in terms of temporary slope
inclinations. Soils that exhibit a high compressive strength are allowed steeper temporary slope
inclinations than are soils that exhibit a lower compressive strength.
Based on the soil conditions encountered at the test pit locations, loose and medium dense
native soils, areas where groundwater seepage is exposed, or existing fill deposits would be
classified as Type C by OSHA and WISHA. Temporary slopes over four feet in height in Type
C soils must be sloped no steeper than 1.5H:1V (Horlzontal:Vertical). Very dense native solis,
otherwise known as bedrock or sandstone, encountered without the presence of groundwater
would be classified as Type A by OSHA and WISHA. Temporary slopes over four feet in height
in Type A soils must be sloped no steeper than O.75H:1V. Type A soils that are fissured,
subjected to vibrations from heavy traffic, or have been otherwise previously disturbed must be
classified as Type B by OSHA and WISHA. Temporary slopes over four feet in height in Type
B soils must be sloped no steeper than 1 H:1V.
The presence of perched groundwater may cause caving of the temporary slopes due to
hydrostatic pressure. ESNW should observe site excavations to confirm soil types and
allowable slope inclinations. If the recommended temporary slope inclinations cannot be
achieved, temporary shoring may be necessary to support excavations.
Permanent slopes should maintain a gradient of 2H:1V or flatter, and should be planted with
vegetation to enhance stability and to minimize erosion. An ESNW representative should
observe temporary and permanent slopes to confirm the slope inclinations are suitable for the
exposed soil conditions. Supplementary recommendations with respect to excavations and
slopes may be provided where necessary.
Utility Support and Trench Backfill
In our opinion, native soils encountered at the test pit locations will be suitable for general
support of utilities. Organic-rich soil and fill deposits are not considered suitable for direct
support of utilities and will likely require remedial action, such as removal and replacement with
structural fill, where encountered at utility subgrades. Geotextile fabric may also be placed
within utility trench excavations in order to provide improved support of utilities. Groundwater
seepage may be encountered in utility excavations and caving of trench walls may occur where
groundwater is encountered. Dewatering, as well as temporary trench shoring, may be
necessary during utility excavation and installation.
Earth Solutions NW. LLC
Mr. Nirmal Pannu
November 7, 2014
ES-3585
Page 13
In general, native soils encountered at the test pit locations should be suitable for use as
structural backfill in the utility trench excavations, provided the soil is at or near the optimum
moisture content at the lime of placement and compaction. Moisture conditioning of the soils
may be necessary at some locations prior to use as structural fill, especially where groundwater
seepage is encountered. Each section of utility lines must be adequately supported in the
bedding material. Utility trench backfill should be placed and compacted to the specifications of
structural fill as previously detailed in this report, or to the applicable speCifications of the City or
other responsible jurisdiction or agency.
LIMITATIONS
The recommendations and conclusions provided in this geotechnical engineering study are
professional opinions consistent with the level of care and skill that is typical of other members
in the profession currently practicing under similar conditions in this area. A warranty is not
expressed or implied. Variations in the soil and groundwater conditions observed at the test pit
locations may exist and may not become evident until construction. ESNW should reevaluate
the conclusions in this geotechnical engineering study if variations are encountered.
Additional Services
ESNW should have an opportunity to review final project plans with respect to geotechnical
recommendations provided in this report. ESNW should also be retained to provide testing and
consultation services during construction.
Earth Solutions ~, LLC
Reference:
King County, Washington
Map 656
By The Thomas Guide
Rand McNally
32nd Edition
NOTE: This plate may contain areas of color. ESNW cannot be
responsible for any subsequent misinterpretation of the information
resulting from black & white reproductions of this plate.
-
"Earth Solutions NWLLC ,-
~GeoteChnical Englneenng.Construction MomtoJ1ng
'" 'r ,~~. and Environmental SCiences
.-.,j-f.{.
Vicinity Map
Pannu Short Plat
Renton, Washington
Drwn. GLS Date 10/27/2014 Proj, No, 3585
Checked KDH Date Oct. 2014 Plate
,
100 \
90 LEGEND
-II-APprOXimate Location of
TP-1 ESNW Test Pit, Proj. No.
ES-3585, Oct. 2014
Subject Site D Existing Building
I
110
NOTE: The graphics shown on this plate are not intended for design
purposes or precise scale measurements, but only to illustrate the
approximate test locations relative to the approximate locations of
existing and I or proposed site features. The information illustrated
is largely based on data provided by the client at the time of our
study. ESNW cannot be responsible for subsequent design changes
or interpretation of the data by others.
NOTE: Th~ plate may contBin areBS of color. ESNW cannot be
responsible for any subsequent misinterpretation of the information
resulting from black & white reproductions of this plate.
I
120
I
130
S. 19TH STREET
o 15 30 60
------~-.
Test Pit Location Plan
Pannu Short Plat
Renton, Washington
Drwn. GLS Date 101271201 Proj. No. 3585
Checked KDH Date Oct. 2014 Plate 2
. ,
OIl
Sheet Drain --b4'l1K(
(See Note)
Floor Slab
(Where Applicable)
NOTES:
• Free Draining Backfill should consist
of soil having less than 5 percent fines.
Percent passing #4 should be 25 to
75 percent.
• Sheet Drain may be feasible in lieu
of Free Draining Backfill, per ESNW
recommendations.
• Drain Pipe should consist of perforated,
rigid PVC Pipe surrounded with 1"
Drain Rock.
LEGEND:
Free Draining Structural Backfill
1 inch Drain Rock
18" Min. ~I
Structural
Fill
SCHEMATIC ONLY -NOT TO SCALE
NOT A CONSTRUCTION DRAWING
RETAINING WALL DRAINAGE DETAIL
Pannu Short Plat
Renton, Washington
Drwn. GLS Date 10/27/2014 Proj. No. 3585
Checked KDH Date Oct. 2014 Plate 3
t
2" (Min.)
Perforated Drain Pipe
NOTES:
• Do NOT tie roof downspouts
to Footing Drain.
• Surface Seal to consist of
12" of less permeable, suitable
soil. Slope away from building.
LEGEND:
Surface Seal; native soil or
other low permeability material.
1" Drain Rock
(Surround with 1" Rock)
SCHEMATIC ONLY -NOT TO SCALE
NOT A CONSTRUCTION DRAWING
Drwn. GlS
FOOTING DRAIN DETAIL
Pannu Short Plat
Renton, Washington
Date10127/2014 Proj. No. 3585
Checked KDH Date Oct. 2014 Plate 4
~ .. -...
AppendIx A
Subsurface Exploration
Test Pit Logs
ES-3585
The subsurface conditions at the site were explored on October 17, 2014 by excavating seven
test pits using a mini-trackhoe and operator retained by our firm. The approximate locations of
the subsurface exploration test pits are illustrated on Plate 2 of this study. The subsurface test
pit logs are provided in this Appendix. The test pits were advanced to a maximum depth of 10
feet below existing grades.
The final logs represent the interpretations of the field logs and the results of laboratory
analyses. The stratification lines on the logs represent the approximate boundaries between
soil types. In actuality, the transitions may be more gradual.
Earth Solulions t-lW. llC
"
Earth Solutions NWLLC
SOIL CLASSIFICATION CHART
MAJOR DIVISIONS TYPICAL
DESCRIPTIONS
COARSE
GRAINED
SOILS
MORE THAN 50%
OF MATERlAL IS
lAAGER THAN
NO. 200 Sieve
son;
FINE
GRAINED
SOILS
MORE THAN SO%
OF MATERIAl IS
SMALLER lllAN
NO. 200 SIEVE
son;
CLEAN
GRAVELS GW WELL-GRAOEDGRAVELS. GRAVEL·
SAND MIXTURES, UTTLE OR NO
FINES GRAVEL
AND
GRAVEUY
SOILS ~~~~--~:--r~po~~~yt-G~MD~~EO~G~RA~VE~L~S:' ~~1 (LlTIlE OR NO FINES) ~ GP GRAVEL· SAND MIXlIJRES, Lrm.E
OR NO FINES
MORE THAN SO%
QFCQARSE
FRACTION
RETAINED ON NO.
4 SIEVE
SAND
AND
SANDY
SOILS
GRAVELS WITH
FINES
(llPPRECIABLE
AMOUNT OF FINES)
CLEAN SANDS
(LIT1\.E OR NO ANES)
SANDS WITH
MORE THAN SO% ANES
OFCDARSE
FRACTKlN
PASSING ON NO.
• Sieve (APPRECIABLE
SILTS
AND
CLAYS
SILTS
. AND
CLAYS
AMOUNT OF FINES)
UQUIDUMrT
LESS~50
LIQUID LIMIT
GREATER THAN 50
GM
GC
SW
SP
SM
SC
OL
MH
CH
OH
SILTY GRAVELS. GRAVEl-SAND-
SILT MIXTURES
CLAYEY GRAVELS, GRAVEl-SAND-
CLAY MIXTURES
WELL-GRAOED SANDS. GRAVElLY
SANDS. Ul1l.E OR NO FINES
POORl Y-GRAOED SANDS,
GRAVElLY SANl, um.e OR NO
FINES
SilTY SANDS, SAND-SILT
MIXTURES
CLAYEY SANDS. SAND-CLAY
MIXTURES
FINE
OR
ORGANIC SILTS AND ORGANIC
Sil TV ClAYS OF lOW PlASTICITY
INORGANIC SILTS. MICACEOUS OR
DlATOMACEOUS FINe SAND OR
SlllYSOtLS
INORGANIC ClAYS OF HlGH
PlASTICITY
ORGANIC CLAYS OF MEOIUM TO
HlGH PLAsncTTY, ORGANIC SIlTS
HIGHLY ORGANIC SOILS PT PEAT, HUf.l..JS, SWAMP SOIlS WITH
HIGH ORGANIC CONTENTS
DUAL SYMBOLS are used to indicate bol:deIlinleSQiI classifications.
The discussion in the text Qf this report is necessary for a proper understanding of the nature
of the material presented in the attached logs.
•
Earth Solutions NW
1805 -1361h Place N.E., Suite 201
Bellevue. Washington 98005
Telephone: 425-449-4704
Fax: 425-449-4711
CLIENT Mr. Nllmal Pannu
PROJECT NUMBER
DATE STARTED _1,,0/,,-1!.!7,-,11C!4c..-~~ COMPLETED 10/17114
EXCAVATION CONTRACTOR _NW!Ul"E"x"'c"'av,.a .. tIn .... o _______ _
EXCAVATION METHOD _____________ _
LOGGED BY ..!K",D"'Hl.... ____ _ CHECKED BY .JK",DH= ___ _
NOTES Dep1h 01 Topsoil & Sod 3": dense brusl!..duft
W
J:: ~ffi u; Q
1>:..-Will TESTS 0 l:8
W~ ...I:!: u; ~...1 <> o.:J ::j ::!z 0 ;a
-brick.
TEST PIT NUMBER TP-1
PROJECT NAME Pannu Short Pial
PROJECT LOCATION
GROUND ELEVATION ...,9",0",ft,-__
GROUND WATER LEVELS:
PAGE 1 OF 1
TEST PIT Size ~. ____ _
AT TIME OF EXCAVATION -= ___________ _
AT END OF EXCAVATION -= ___________ _
AFTER EXCAVATION -
MATERIAL DESCRIPTION
SM -concrete places, aluminum canl
MC: 6.10%
Me= 10.50%
Rnes = 39.30%
SM
-fill depth within test pit observed between 2 to 4 feet (east to west)
medium dense, damp
groundwaler encountered durtng
Bottom
Earth Solutions NW
1S05 -136th Place N.E .. Suite 201
Bell .... ue, Washington 98005
Telephone: 425-4494704
Fax: 425-449471 I
CLIENT Mr. Ninnal Pannu
NUMBER
DATE STARTED _1",01",1,,7,,'1,,4 __ _ COMPLETED 10117/14
EXCAVATION CONTRACTOR ..!NW.!ll..!iEx"'ca"""v"'aU"·n"'Q _______ _
EXCAVATION METHOD _____________ _
LOGGED BY ..!K."D"'H.!..-____ _ CHECKED BY..!K"'D"'H"-__ _
NOTES Depth of Topsoil & Sod 3":: dense brambles
w ... !.I :J: ~o: uj
h:e ~:!l TESTS 0 i!:g w-... ::i! uj ~-' c ::i!~ ::;j
:Ji
TEST PIT NUMBER TP-2
PROJECT NAME Pann" Shon Pial
PROJECT
GROUND ELEVA nON ..,S",5",ft,-__
GROUND WATER LEVELS:
PAGE I OF I
TEST PIT SIZE ____ _
AT TIME OF EXCAVATION -='--___________ 1
AT END OF EXCAVATION -='-____________ 1
AFTER EXCAVATION
MATERIAL DESCRIPTION
-becomes dark gray. medium dense
Me = 21.60% ~dark pink hue to 5'
SM -plastIC debriS
-metal scraps
-wood debris
-asphalt
-concrete debris
-aluminum cans
Me-7_80%
Bottom oltost pit al 10.0 feet.
Earth Solutions NW
1805 -136111 Place N.E.. Sutte 201
Bellevue, Washington 98005
Telephone: 425-449-4704
Fax: 425-449-4711
CUENT Mr. Ni~~1 Pannu
PROJECT
DATE STARTED .1",0",/1"-7,,/1,,,4 __ _ COMPLETED 10117/14
EXCAVATION CONTRACTOR .JNWlrnClE"'x"'ca"-v"a"'li"ng"-______ _
EXCAVATION METHOD ______________ _
LOGGED BY .!KD""'H'-____ _ CHECKED BY -'KD"""H"-__ _
NOTES Depth of Topsoil & Sod 4": donse brush duff
UJ
CI. !,! ~= ~ffi .;
UJ'" TESTS q 11:8 w-..J:;; til ~..J a CI.:> ::j ~z Cl
til
TEST PIT NUMBER TP-3
PROJECT NAME Pann. Short Plat
PROJECT LOCATION
GROUND ELEVATION -,8""8-,,ft~ __
GROUND WATER LEVELS:
PAGE 1 OF 1
TEST PIT SIZE _____ _
AT TIME OF EXCAVATION -='-__________ _
ATENDOFEXCAVATlON~,-__________ _
AFTER EXCAVATION
MATERIAL DESCRIPTION
-cobbles, concrete debris
-becomes damp
MC = 3.60%
-plasllc debris
-tire
-red hose
-aluminum siding
-osphd
-concrete debris
MC-5.30% encountered
Bottom 01 lest p~ al 9.0 feel
., I' ~
Earth Solutions NW
1805 -136lh Place N.E., Suite 201
Bellevue, Washington 98005
Telephone: 425-449-4704
Fax: 425-449-4711
CLIENT Mr. Nirm.1 Pannu
PROJECT NUMBER
DATE STARTED _1 .. 01",1,,7,-,11.0:4 __ _ COMPLETED 10/17/14
EXCAVATION CONTRACTOR ..!NWcmC!E"x"'ca"'v"a"'U"ng"-______ _
EXCAVATION METHOD ______________ _
LOGGED BY .JK,.D .... H.L.. _____ _ CHECKED BY .JK,.D",HJ..... __ _
NOTES OePlh 01 Topsoil & Sod 3': dense brambles. brush
W
fl. 0 ~., ~ffi .,;
l:C) wID <5 It::! TESTS .,; fl.o w-~ ..... Q ~2 :j C)
·concrete
TEST PIT NUMBER TP-4
PROJECT NAME Pannu Short PIa!
PROJECT
GROUND ELEVATION -,9<.J.1.J.!ft~ __
GROUND WATER lEVELS:
PAGE 1 OF 1
TEST PIT SIZE _______ /
ATTIMEOFEXCAVATION-= ____________ I
ATENDOFEXCAVATlON-=~ ____________ 1
AFTER EXCAVATION -
MATERIAL DESCRIPTION
-weathering stains
SM
Me= 12.50%
-soil cavity along east side of test pit
-concrete rubble
MC= 17.40% encountered
excavation.
Bottom of test pit at 9.0 feet
Earth Solutions
1805 -136th Place N.E" Suite 201
Bellevue, Washington 98005
Telephone: 425-44~704
Fax: 425-44~711
CLIENT Mr. Ninnol Pannu
NUMBER
DATE STARTED -!1"'0/u1.!J7/"'14'--__ COMPLETEO 10117114
EXCAVATION CONTRACTOR ..IN'''W''-'E'''xca''''''va'''t ... in''a _______ _
EXCAVATIONMETHOD _______________ _
LOGGED BY ...!K-"D~H!-____ _ CHECKED BY ..JK~D!!!H:l.-__ _
NOTEB Depth ofTopsoU & Sod 3": dense brambles. duff debris
w ... !.l ~g ~ffi <4 "" wO) TESTS u "'0 ..J:; en ii!!-' c ... ~ :::5 ~ "
MC-7.70%
TEST PIT NUMBER TP-5
PROJECT NAME Pann" Short Plat
PROJECT
GROUND ELEVATION -'S"'7-"ft'--__
GROUND WATER LEVELS:
PAGE 1 OF 1
TEST PIT SIZE _____ _
ATnMEOFEXCAVATlON~~ __________ __
ATENDOFEXCAVAnON-=~ __________ _
AFTER EXCAVATION -
MATIERIAL DESCRIPTION
SM -reddish brown weathering stains
MC= 10.40% I grade. No
Bottom oltest p~ at 7.0 feet
... ).... ..
1 B05 -136th Place N.E., SYfie 201
Bellevue, Washington 98005
Telephone: 425-449-4704
Fax: 425-449-4711
CLIENT Mr. Ninnal Panoy
PROJECT NUMBER
DATE STARTED _1",0I",1"7!..!11,,,4 __ _ COMPLETED 10117/14
EXCAVA110N CONTRACTOR ..JNW="'E"'x",ca"v"a"'li"no"-______ _
EXCAVA110N METHOD _____________ _
LOGGED BY ..!K"D"'H.!..... ____ _ CHECKED BY -!K"O",H.!..... __ _
NOTES Depth of Topsoil & Sod 2-: dense brambles duff debris
w a. !l :I: ~ffi <Ii ~g w" ~ :l:C)
TESTS 0.0 .... :; ~ .... 0 a.", :;j ~z C)
-cobbles
TEST PIT NUMBER TP-6
PROJECT NAME Panoy Short Plat
GROUN 0 ELEVA 110M -'8"'7..!ft'--__
GROUND WATER LEVELS:
PAGE 1 OF 1
TEST PIT SIZE ______ 1
AT 11ME OF EXCAVA110N ...;;;;;'-____________ 1
AT END OF EXCAVATION -="--____________ 1
AFTER EXCAVA110N -
MATERIAL DESCRIPTION
-becomes medium dense to dense
-asphal
-become. dark gray
MC = 12.50',(, SM
-concrete debris
-becomes medium dense, wood debris
MC = 14.70%
excavation.
Bottom of test p~ .t 9.0 feet.
.. ..... .... .
Earth Solutions NW
1805 -136th Place N.E .. Suite 201
Bellevue, Wash ington 98005
Telephone: 425-449-4704
F",,: 425-449-4711
CLIENT Mr. Nirmal Pannu
PROJECT
DATE STARTED _1!,l0l!!.1!,!7jJl1",4,-__ COMPLETED 10/17/14
EXCAVATIONCONTRACTOR_N~WDWE~x~~2v~a~ti,"ooH-_______ _
EXCAVATION METHOD ______________ _
LOGGEO BY -'K"'D"'H"-____ _ CHECKED BY ...!K~D,!!H:L __ _
NOTES Depth of Topsoil & 800 2-: den .. hmmh-',-dYff
W
"-Q " ~ffi vi ~g W!!l TESTS u "8 It::> vi ~ .. <> ~z :::> (!)
-wood debria
TEST PIT NUMBER TP-7
PAGE 1 OF 1
PROJECT NAME ...!P-,a",n"n .. u "S"ho",n.!..L.p",laLt ____________ _
PROJECT lOCA 110M
GROUND ELEVATION ...!9",S",ftL-__
GROUND WATER LEVELS:
TEST PIT SIZE _____ _
ATTIMEOFEXCAVATION~,-__________ _
AT END OF EXCAVATION -= ___ ---------
AFTER EXCAVATION -
MATERIAL DESCRIPTION
-fill depth within test p~ obselVed between 1 t. 3 feel (ea.t to west)
MC=S.50%
Flnes = 37.10%
Me= 15.30%
Fines = 74.50%
ML
-cobbles
-iron oxide staining
excavation.
Bottom of test pR at 9.0 feel.
Appendix B
Laboratory Test Results
ES-3585
Earth Solutions WI, LLC
-.~~~--GRAIN SIZE DISTRIBUTION
, 1805-136tb Place N£., Suite 201
Bellevue. WA 98005
Telephone: 425-284-3300
CLIENT Mr. Ninnal Pannu PROJECT NAME Pannu Short Plat
PROJECT ~~ ,eo. DDn,e~~ I, Renton
U.S. S~EVE. :~ IN~~~ 112 • 8: Y~'~~&' , .. J. HYDROMETER
lVU I I I I I' 10' "\ 1
\
[ \
,
i ,;
;
~
52
~
~
a:
III
Z ;;: , .... W 15
l;!
III
Q.
: ,
:
:
1 ,
,
n
100 . ~ O • 0.[ 01
GRAIN SIZE IN MILLIMETERS ...... -
I COBBLES :.
GRAVEL 1 SAND SILT OR CLAY coarse I. flne 1 coarse] medium I fine
I LL PL PI Co Cu
,~ TP-1 8.5ft. I Gray Silty ~ANn, Sloft
Tp·7 5.0ft. Ught Brown Silty SAND, SM ..
TP-7 9.0ft. Brown SILT with Sand, ML
:
i 0100 060 030 010 %Silt %Clay
1'2 !p-1 6.5ft. ~. 0.155 0.0 60.7 39.3
llill TP-7 5.0ft. 4.75 0.172 0.0 62.9 37.1
~ I~ TP-7 9.0ft. 9.5 0.0 25.5 74.5
I
EMAIL ONLY
EMAIL ONLY
Report Distribution
ES-3585
Mr. Nirmal Pannu
10618 Southeast 240'" Street, Suite 203
Kent, Washington 98031
MXP Consulting, Inc.
5628 Airport Way South, Suite 246
Seattle, Washington 98108
Attention: Mr. Mark Plog, P.E., P.L.S.
Earth Solutions !'NoI, LLC
SUBDIVISION
Issued By CHICAGO TITLE INSURANCE COMPANY
by its agent:
~ TICOR TITLE COMPANY
Guarantee/Certificate Number:
70019006
CHICAGO TITLE INSURANCE COMPANY, a corporation, herein called the Company,
GUARANTEES
Harminder Sidhu
herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured
shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
LIABILITY EXCLUSIONS AND LIMITATIONS
1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A
or with respect to the validity, legal effect or priority of any matter shown therein.
2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of
reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount
set forth in Schedule A.
Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you
wish additional liability, or assurances other than as contained herein, please contact the Company for further information
as to the availability and cost.
Ticor Title Company
600 SW 39th Street, Suite 100
Renton, WA 98057
Countersigned By:
;;./;.[( .. }~t~':~.
(' ,
Authorized Officer or Agent
Subdivision Guarantee/Certificate
Page 1
Chicago Title Insurance Company
By:
Attest:
President
Secretary
Printed: 03.1O.15@12:18PM
WA· TT -FWNT -02840.660004-SPS-1-15-700 19006
CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70019006
Liability
$1,000,00
ISSUING OFFICE:
Title Officer: David Watson
Ticor Title Company
600 SW 39th Street, Suite 100
Renton, WA 98057
Phone: (425)255-7472 Fax: (877)521-9938
Main Phone: (425)255-7575
Email: David.Watson@ticortitle.com
SCHEDULE A
Premium
$250.00
Effective Date: March 4,2015 at 08:00AM
The assurances referred to on the face page are:
Tax .
$23.75
That, according to those public records which, under the recording laws, impart constructive notice of matter relative to
the fOllowing described property:
SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
Title to said real property is vested in:
Harminder Sidhu and Kamaldeep K. Sidhu, husband and wife
subject to the malters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their
priority.
END OF SCHEDULE A
Subdivision Guarantee/Certificate
Page 2
Printed: 03.10.15@12:18PM
WA· TT -FWNT ...Q284D,660004-SPS-1-15-70D 19006
EXHIBIT "A"
Legal Description
THE WEST 75 FEET OF THE EAST 185 FEET OF TRACT 80, PLAT NO.2, RENTON CO-OPERATIVE COAL
COMPANY'S ACRE TRACTS, ACCORDING TO THE PLAT THEREOF AS RECORDED IN VOLUME 9 OF PLATS,
PAGE 27, RECORDS OF KING COUNTY, WASHINGTON.
Subdivjsion Guarantee/CertifICate
Page 3
Printed: 03.10.15@12:1BPM
WA· n -FWN T ·02B40. 660004-SPS-1-15-700 19006
CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70019006
SCHEDULE B
GENERAL EXCEPTIONS
A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records.
B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be
disclosed by an accurate and complete land survey of the Land.
C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the
Public Records.
D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or
for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the
Public Records.
E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public
Records.
F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for
sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the
Public Records.
G. Unpatented mining claims, and all rights relating thereto.
H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof.
I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes.
J. Water rights, claims or title to water.
K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public
Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires
of record for value the estate or interest or mortgage thereon covered by this Commitment.
Subdivision Guarantee/CertifICate
Page 4
Printed: 03,10.15@12:1BPM
WA-n -FWNT -02840.660004-S PS-1-1 s.. 700 19006
CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70019006
SPECIAL EXCEPTIONS
SCHEDULE B
(continued)
1. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building
setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any,
including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital
status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal
laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on Plat No.2,
Renton Co-Operative Coal Company, a corporation.
2. Reservations of oil, coal, gas and minerals and/or mineral rights of any nature, and right of entry to explore same,
contained in the deed
Grantor:
Recording Date:
Recording No.:
Renton Co-operative Coal Company, a corporation
November 13, 1999
182799
3. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half
delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties):
Year: 2014
Tax Account No.: 722200-0512-08
Levy Code: 2100
Assessed Value-Land:
Assessed Value-Improvements:
General and Special Taxes:
$80,000.00
$152,000.00
Billed:
Paid:
Unpaid:
$2,868.56
$1,434.28
$1,434.28
4. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half
delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties):
Year: 2015
Tax Account No.: 722200-0512-08
Levy Code: 2100
Assessed Value-Land:
Assessed Value-Improvements:
General and Special Taxes:
$88,000.00
$186,000.00
Billed:
Paid:
Unpaid:
$3,480.75
$0.00
$3,480.75
Note: FOR INFORMATIONAL PURPOSES ONLY:
The following may be used as an abbreviated legal description on the documents to be recorded, per Amended
RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the
body of the document:
PTN TR 80, PLAT NO.2, RENTON CO-OPERATIVE COAL COMPANY'S ACRE TRACTS
Subdivision Guarantee/Certificate
Page 5
Printed: 03.10.15@12:18PM
WA-n -FWNT -02840.660004-SPS-1-15-70019006
CHICAGO TITLE INSURANCE COMPANY
SCHEDULE B
(continued)
GUARANTEE/CERTIFICATE NO. 70019006
Note: The Public Records indicate that the address of the improvement located on said Land is as follows:
223 South 19th Street
Renton. WA 98055
Subdivision Guarantee/Certificate
END OF SCHEDULE B
Page 6
Printed: 03.10.15@12:18PM
WA-TT -FWNT -02B40.S60004-SPS-1-15-700 19006
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
STATE OF WASHINGTON
COUNTY OF KING
City of Renton Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425A30-7200 Fax: 425-430-7231
C;I L L-
duly sworn on oath, deposes and says:
being first
1. On the ,60 day of ~ 'A \. f ' 20~, I installed ()N E public
information sign(s) and plasti flyer box on the property located at
~~ 3-S 1 Gj-I k g--r ~'E(\):T 6 \'l) !.J1\ -for the following project:
qgas.>"
C ITt-S i-\O£,T £Lt3l
\1 \I &Zl\'\ \ N ]2 Fa.$'/ !\leu -} j{A lY1 fI L:l:> E E~ 1< s; r~ 1-\ y ,
Owner Name
2. have attached a copy of the neighborhood detail map marked with an "X" to
indicate the location of the installed sign.
3. This/these public information sign(s) was/were constructed and installed in locations
in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code
and the City's "Public Information Signs Installation" handout package.
\q'V!~ j/VI' ,--e{W
Installer Signature
SUBSCRIBED AND SWORN to before me this'3-c-day Of(jJI'(l P.-,20~
NOTARY PUBLIC in and for the State of Washington,
residing at ------iFNimii~Nii~\;~t_'~
-3 -
H:\CED\Data \Forms-T emplates\Self-Help Handouts\Planning\pubsign. d OS/14
RECEIPT EG00040939
BILLING CONTACT
Harminder Sidhu
11124 SE 264th PI
Kent, WA 98030
REFERENCE NUMBER FEE NAME
LUA 15-000558
Printed On: July 24, 2015 Prepared By: Clark Clo ••
TRANSACTION
TYPE
PAYMENT
METHOD
TOTAL
AMOUNT PAID
$1,442.00
Page 1 of 1
RECEIPT EG00041153
BILLING CONTACT
Harminder Sidhu
11124 SE 264th PI
Kent, WA 98030
REFERENCE NUMBER FEE NAME
LUA 15-000558
Printed On: July 24,2015 Prepared By: Clark Close
TRANSACTION
TYPE
PAYMENT
METHOD
TOTAL
AMOUNT PAID
$3,244.50
Page 1 011