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Home My WebLink AboutReport 1------- HILLMAN aLVD----- 1112th AVENUE SEI -----T-------,------------ DOHRN MEADOWS ----,., ... _. .......... IOI·-·""' .. "·-·~>~,,, .. ,,. .... ~,~"'·"" ---,,. ... ,.,.,....,,,cu,,,..,:nz.-.u.,,., .. ,.,,.,,.__,.,.,.,,., PRELIMINARY PLAT /1 I I I I I I I I I I I I I ' tr~. l l _,...,,..._ ' ~r,.:.i:::,&=,;.-:=::.""---- ' ,. ; I ' ,, I i ' ' 'I' ,-' r ·~.:. :~ ::.:~:::~.: :.::.:.:.~. ::.:.::.~.:~.:.:~.:.r! 1: fP"?i~i~ttHtf"'~F·g~~~--iH) 1" · t:t .:'tt: ~ ~[ E~ i ~-~~ ';;'" ~,. i,' -:.~-:.~~;i:-~ ~:;-.;; ~ ; ~.":t_ ~~~:,•,;1,;1 '-li·'.'I~ ;,~. ei<. ;,~•-.-;~ ·-~ \ te ;~~ibH~n,·mnv:•~v~~s{~;'/; ~ ,h~-.... ~ -~--~--~ -~-, ., ~~~' ·,: ~rinn ~,l1¥,l~i, ~;;~,~~ ~!~~g~ " I ' ,, I ., -1e1. ' . i ,ii ~~ I ih j!' ! i • ! ,, , " ' 1m1 111!11 "~' . ~~t ' :,i 1111: 11o ,1: ffB q~;~ .• 'f r~ ti ,1 11! ~1 • ~ ' ' IIH : ! '1q il d !i II " ' ' I " -·1 if ~i :1 ~~ i~~ •' ~re !! 'ii 1! ; o NOR'Ill 1, ,, ~ . ·- DOHRN MEADOWS BOUNDRY/TOPOGRAPHJC SURVEY & TREE INVENTORY PLAN I" ' /~;)t ~ ~ I _. ..... • ' • ' ,! " ' ---___ _j ' j ' ' ' I '' ' I g_ li-i O> I"' ' .. ,., ... ___ I!ll•_,.."::r,:',,_,..,~..,..,,o,,....,,)Jtl-WI ---, ..... ...,_.a, __ ,.,,, __ ~..,,·Hm• ... u""m-m, ' " l!!i I. !, ' I I i I I I • : i fl I I I DOHRN MEADOWS GENERALIZED UTILITY PL.AN ~~ p~ llilil . ' I ' . • -""'=-... re:.:.:.::=:.-::=.::---·- ' ' '' \ '· \-::.=-i ··. • \ . ' ' ,, ' ' ' ~ .......... , ·. ........ ' ' 2:: ,,, • ::i, .. ,. "' " ~ ~:u ' ' ' ' ' ' ' ' DOHRN MEADOWS ' / ...... , .... / ...... _ ' ' ' ,_ PRELIMINARY STREET PROFILE -~:ii=.;:==..":'~---.. - ' ~~ I -', ' ' I ' 4, ·t_:.: ! ">, ' ' -~ i \/~~ TRACT I}, ) WET~D ';f'"' .3 11 =· ,"'f' ... "f' . 'f'. '~ , T 11: DOHRN MEADOWS SW 114 OF NE 114 OF SECTION 32, T. 24 N., R. 05 E., W.M. .1 -- CITY OF REWfON, STA TE OF WASHINGTON '' \ . . . ' " \. . \ \' .»· '. '\ \ -') \ ,·· .. \. ; \. 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"'"'-"""'"""''•'·~==·'""'',.,.""""""m"'-"'" ....... ,., ...... c, .... ,..,.,,,._QCl7l"'+-"ll·h<-"~"" ------ j! II Iii!' I'll! I p 11n •! -' .~ ,t..~ • i t;~~te • i•\~ 111 1o1. .. ':\= ~~· g ' " i ' i1! 11111 I: I ,ii lb ,!, 11 l NI ~Ug I! ' " ., 'f ii ' f! ti !i '! ,! 1,1 II ~1 l~! i ,, -·1 ii ~1 !~~ • j• !"I i! I ,! •ii ! h ' ·-·' DOHRN MEADOWS PRELIMINARY TREE CUTTING/ LAND CLEARJNGA.ANDSCAPE PlAN ' Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator July 31, 2017 Craig Sears 15 Lake Bellevue Drive, Suite 102 Bellevue, WA 98005 RE: 5-year Landscape Maintenance period Monterey Meadows City of Renton File LUA14-001280, PP, ECF Dear Mr. Sears: This letter is to confirm the receipt of the Assignment of Funds on July 31, 2017, in the amount of $34,863.05, which represents 50 percent of the total cost of the installation of the landscaping, to cover the cost of a minimum five years of successful maintenance and monitoring of the landscaping installed for the Monterey Meadows Plat. This letter confirms the start of your Five-Year Maintenance period. At the end of the Five-Year Maintenance period, please contact the Planning Division for a final landscape maintenance inspection to verify compliance with RMC 4-7-070.P. If you have any questions, please feel free to contact me at (425) 430-6598. Sincerely, /' (_'.: .· '1 /1 --t-~ . _ __,./\ (_/ ~ / C Jill Ding Senior Planner ' / '---· cc: File #LUA14-001280 Stacy Tucker, Planning Technician 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov October 30, 2015 STATE OF WASHINGTON COUNTY OF KING CERTIFICATE OF MAILING ) ) § ) JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident ofthe State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 30th day of October, 2015, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the Hearing Examiner's Final Decision RE: Dohrn Meadows Preliminary Plat (LUA-14-001280) to the attached parties of record. SUBSCRIBED AND SWORN TO BEFORE me thi~ day of October, 2015. ''''"'""''' -::-''' ~iHIA ~ ,,,,, .::--e,'""'l ,,,,,,\\\\\\\1, • ~ ,,, '. ·,, -•'' SSIO•, '•, 0 I = ___ ........ \t',\ ,, (' '\ ='-'l =o~ ~OT-4 ~·/ "9 ~ i": u ~.L 1Ji ~ ;;(.I)~ ........ ~g ~ 'c"'y"'n"'t'<-. a-R-."s:--o7y-a-'l---''\------"----"as::----;;.~-',.~\-, -. ..,(, 8 L \V j E ~ ·j...\&,:") .:f" ~ .:= Notary Public in and forthe State of 'i '' ,,,,<7-1S ,,,, o = 1,1 O,.c, 11 11111\"''"''" 0A..:.. ~ Washington, residing in Renton 111 11 'YAS\-11~ ,,,- My Commission expires: 8/27/2018 11 11111,""'''' ' \ Chad Allen Encompass Engineering 165 NE Juniper St, Suite 201 Issaquah, WA 98027 John Wade 13578 King Lake Trail Broomfield, CO 80020 ~l'ii.."lll'~~=J:-~~~1!llJt\~i{~,~1 l;i~~~~~;W1'f..'j'~~s•~,.dlf,:',:;'i:§::',/~.r,~,L Natalie Dorhn 13578 King Lake Trail Broomfield, CO 80020 Gregg Dohrn 2129 S Rockwood Blvd Spokane, WA 99203 Lorelie Shaw 3828 Lincoln Ave NE Renton, WA 98056 !o,~X-"7"'l/&"-W".;,i!!,!'lf,l!f~,:4;'.~;i;!'l:;cWf':;1t:;, &'jJ.;:;:J~i~~?;i}t,,~"lm~:.fie"f.S'.;:,s,;;,;,;:,,,f;.?.jj,).'~.i.·.-,.!c:A;.,S~. ·< Suzanne Albrecht 2000 NE 37th Pl Renton, WA 98056 JOE PRUSS 18211 240th Ave SE Maple Valley, WA 98038 Marc Cadieux 6947 Coal Creek Pkwy SE, PMB#154 Newcastle. WA 98059 Denis Law Mayor October 30, 2015 Joe Pruss 18211 2401h Av SE Maple Valley, WA 98038 Subject: Hearing Examiner's Final Decision City Clerk -Jason A. Seth, CMC RE: Dohrn Meadows Preliminary Plat, LUA-14-001280 Dear Mr. Pruss: The City of Renton's Hearing Examiner has issued a Final Decision dated October 29, 2015. These documents are immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov); • To be viewed at the City Clerk's office on the 7'h floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.70, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110{E){13) and RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding 1055 South Grady Way• Renton, Washington 98057 • (425) 43o-6510 / Fax (425) 43o-6516 • rentonwa.gov the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you. Sincerely, cc: Hearing Examiner Roca le Timmons, Senior Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Gregg Dohrn, Owner Natalie Dorhn, Owner Parties of Record (5) Hearing Examiner's Decision 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Dohrn Meadows Preliminary Plat ) ) ) ) ) ) ) ) ) FINDINGS OF FACT, CONCLUSIONS OF LAW AND FINAL DECISION. Preliminary Plat LUA 14-001280, PP I. SUMMARY The applicant has applied for approval of a nine lot preliminary plat. is approved subject to conditions. II. TESTIMONY The preliminary plat application Kris Sorenson, City of Renton Associate Planner, presented the exhibits and was available to answer 22 questions. There was no other testimony. 23 III. EXIDBITS 24 The 27 exhibits identified in the document entitled "Exhibits" and appended to the staff report were 25 admitted into the record during the hearing on 10/13/15. 26 PRELIMINARY PLAT -Preliminary Plat -I I 2 3 4 IV. FINDINGS OF FACT Procedural: I. Applicant. Civic Development. 5 2. Hearing. A hearing was held on October 13, 2015 at 1:00 pm in the Renton City Council 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 meeting chambers. Substantive: 3. Project Description. The applicant has applied for approval of a nine lot preliminary plat. The 89,819 square foot (2.06-acre) site is a combination of two parcels located at 3815 and 3767 Monterey Pl NE (APNs 3345700181 and 3345700182) within the Residential-8 (R-8) zone and Kennydale Community Planning Area. Proposed single-family lot sizes range from approximately 5,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would be demolished. Approximately 15,028 square feet is proposed to be dedicated public streets. Two tracts are proposed, one for the subdivision stormwater facility at approximately 9,404 square feet in the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site. Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees would be added to the site. The project would result in approximately 4,500 cubic yards of excavation for site grading and road and plat construction and fill would be required for future home building pads. Street frontage improvements would be provided along Monterey Pl NE. A new internal dead-end road is proposed with curb, gutter and sidewalk that would provide access to the lots with a connection to Monterey Pl NE. The applicant submitted a drainage report, geotechnical report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. This site is located in the Coal Creek Utility District water service boundary. Sewer service will be provided by the City of Renton. A water availability certificate dated September 16, 2015 has been issued for the project by the Coal Creek Utility District. See Ex. 20. There is an existing 8-inch gravity sewer main along Lincoln Ave NE that would be connected to through an acquired easement across the neighboring property to the west at 3792 Lincoln Ave NE. PRELIMINARY PLAT -Preliminary Plat -2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 '24 25 26 B. Police and Fire Protection. Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the provision of Code required improvements and fees. A fire impact fee, based on new single family lots, will be required in order to mitigate the proposal's potential impacts to City emergency services. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $495.10 per single family residence. An approved turnaround is required for dead end streets that exceed 150 feet in length and the proposed hammerhead turnaround has been found by fire department staff to be acceptable. C. Drainage. The proposal provides for adequate stormwater drainage facilities. The site is located within the Lake Washington drainage basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of forested conditions. The applicant's engineer has designed a combination detention/water quality pond to be located in a tract at the northwest corner for the site. The stormwater pond would discharge to Lincoln Ave NE through a utility easement across the neighboring property to the west. The applicant submitted a Preliminary Drainage Report (Technical Information Report - TIR), prepared by Encompass Engineering & Surveying (dated September 12, 2014 and revised on August 13, 2015; Exhibit 10). According to the TIR, the site storm drainage system has been designed according to the standards set forth by the 2009 King County Surface Water Design Manual and the City of Renton Amendments to the county manual. The proposed detention facility for the site will be an open water pond designed to accommodate both live and dead storage volumes and designed to Flow Control Duration Standards. The facilities will be designed to match developed discharge durations to the pre-developed durations for the range from 50% of the 2-year peak flow up to the full 50- year peak flow, while also matching the 2-yr and 10-yr peak flows. Water quality will be provided within the combined detention pond in the form of dead storage. A geotechnical report and addendum for the site was prepared by Earth Solutions, NW, LLC (dated September 18, 2014 and March 2, 2015; Exhibit 11). A SEPA mitigation measure (Exhibit 23) was imposed by the City's Environmental Review Committee (ERC), requiring that the project construction comply with the recommendations outlined in the submitted geotechnical report and associated addendum. The report identifies that soils are Everett Gravelly Sandy Loam and Ragnar deposits with Alderwood till also mapped in the vicinity of the site according to King County Soil Survey. Based on the PRELIMINARY PLAT-Preliminary Plat -3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 test pits in the field as part of the evaluation of the site, the geotechnical report states that subsurface conditions throughout the site are relatively consistent and can be characterized as medium dense to dense weathered and unweathered till deposits known as Alderwood soils. A locally perched groundwater seepage area was observed in one of the six test pits at a depth of 2 feet, otherwise no groundwater was encountered in any of the other text locations. Finally, the maintenance and operation of the proposed storm drainage facilities will be the responsibility of the City upon recording of the plat. However the maintenance of the vegetation proposed in Tract A would remain the responsibility of the home owners within the subdivision, therefore staff recommends as a condition of approval that the applicant create a Home Owners Association ("HOA") that maintains all landscaping improvements in Tract A. A draft of the HOA shall be submitted to and approved by the City of Renton Project Manager and the City Attorney prior to final Plat recording. Such document shall be recorded concurrently with the Final Plat. D. Parks/Open Space. RMC 4-7-140 requires the payment of park impact fees on a per lot basis. RMC 4-2-115, which governs open space requirements for residential development, does not have any specific requirements for open space for residential development in the R-8 district. The impact fees provide for adequate parks and open space. E. Streets. The proposal provides for adequate streets. The Public Works Department has reviewed the proposed preliminary design of street improvements and has found them to be consistent with applicable City standards, including street alignment. As further detailed in this finding, staff has done a thorough assessment of both on and off-site traffic impacts. The City's development standards have enabled staff to fully mitigate all impacts in and provide for safe and efficient transportation infrastructure. Access to the site is proposed via a new dead-end limited residential access street that would connect with Monterey Pl NE. The new street would split the plat north to south, and provide access to each of the proposed residential lots. As to maximizing connectivity, there are few east-west through streets that would connect Monterey Pl NE with Lincoln Ave NE to the west that could provide a more connected street grid in the vicinity. Staff reviewed the proposal for a potential connection to the west, were the project's proposed dead end would potentially connect with a future thru street to Lincoln Ave NE. Additionally, staff considered the existing PRELIMINARY PLAT -Preliminary Plat -4 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 wetland on the subject site that extends onto the abutting property to the west where a potential east-west thru street could be located over time. Given the location of the wetland and its associated buffer on the subject site and the continuation of the wetland onto the abutting property to the west, a thru street is not recommended by staff due to the potential impacts to the critical area. The existing right-of-way width in the collector street Monterey Pl NE is approximately 60 feet. A determination by the City Transportation Division, dated July 25, 2013, provides specific improvements to be made to streets in vicinity of the subject project including Monterey Pl NE (Exhibit 18). No lots in the proposal would gain access directly from Monterey Pl NE. In order to meet the City's complete street standards and street improvements, the following minimum design standards apply to half-street improvement of Monterey Pl NE: An I I-foot wide travel lane, 5-foot wide bike lane, 0.5- foot wide curb, 8-foot wide landscape strip, 5-foot wide sidewalk, and I-foot wide clear width back of sidewalk. A 0.5-foot wide right-of-way dedication along Monterey Pl NE frontage is required by the applicant to provide the required improvements. The applicant is not required to install an 8-foot sidewalk along Monterey Pl NE as required by code (RMC 4-6-060) as noted in the staff advisory notes (Exhibit 7), but rather a 5-foot wide sidewalk would be required. In order to qualify for a five foot sidewalk, the applicant will have to submit a street modification request to install a lesser 5-foot wide sidewalk along Monterey Pl NE, which shall be reviewed and approved prior to construction permit application. The proposed new limited access residential street that would provide access to each proposed lot is identified with a slope up to 14% (Exhibit 9). The street slopes from east to west towards the wetland. The limited access residential street is proposed with 20-foot wide paved width for travel lanes and no parking area, 0.5-foot wide curb, 8-foot wide planter strip, and 5-foot wide sidewalk on both sides of the street. A hammerhead turnaround for fire emergency is proposed at the dead end of the internal access street. Sidewalks would dead-end into the hammerhead portion of the public dead-end street. The stormwater tract in the northwest corner of the site would be provided access directly from the north portion of the hammerhead dead-end street. It is also anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton' s transportation concurrency requirements (Exhibit 27) based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. Currently, this fee is assessed at $2,214.44 per PRELIMINARY PLAT -Preliminary Plat -5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 net new single family home (13 x $2,214.44 = $28,787.72). This fee is payable to the City at the time of building permit issuance, the fee will be changing in 2016. Street lighting is required per RMC 4-6-060I. Therefore staff recommends, as a condition of approval, that a lighting plan shall be submitted to, and approved by the Plan Reviewer prior to construction permit approval. F. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a minimum of two vehicles per dwelling unit as required by City code. G. Schools. The proposal will be served by adequate school facilities and safe walking conditions to and from school. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Hazelwood Elementary (7100 116'h Ave SE, Renton), McKnight Middle School (1200 Edmonds Ave NE, Renton), and Hazen High School (I IOI Hoquiam Ave NE) (Exhibit 22). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. The schools where students would attend are not within walking distance and would be eligible for bussing (Exhibit 21 ). As part of the subject proposal, sidewalks would be constructed along the new residential street and on the project side of Monterey Pl NE. The existing street has painted shoulders where travel lanes are separated from walking areas with the painted line. The new proposed sidewalk improvements by the subject proposal would connect to the existing shoulder areas on the street at the north and to sidewalks at the south where the Taylor Court development is located. A School Impact Fee, based on new single family lots, will also be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. Currently, the 2015 fee is assessed at $5,730.00 per single family residence. 5. Adverse Impacts. There are no adverse impacts associated with the proposal. Adequate public facilities and drainage control are provided as determined in Finding of Fact No. 4. The proposal is fully compatible with surrounding development. The proposal involves single- family housing at a density that is only 5.63 dwelling units per acre, which is a lower density than the 8 units per acre authorized for surrounding development. The proposed storm water pond wall PRELIMINARY PLAT -Preliminary Plat -6 I 2 3 4 5 6 7 8 9 10 and surrounding perimeter landscaping is designed to be compatible with the character of the single- family neighborhood as the exterior wall height and proposed vegetation would create a screening of the open pond from neighboring properties. The exterior wall of the storm water pond is identified on Exhibit 7 ("Section A-A") where approximately 4 feet of the exterior wall on the westerly side would be above the proposed grade, with the first 2 feet covered by a slope and the upper 2 feet not covered. On the opposite easterly side, the top of the wall of the storm water pond would be approximately at grade plane with the ground. A 15-foot wide landscape perimeter is proposed around the pond, to provide planting area for a vegetated screening of those portions of the pond wall that extend above the surrounding grade plan. To provide an obscuring landscape visual buffer, a condition of approval requires that the landscape buffer around the stormwater pond walls be screened by a "Fully Sight-obscuring Landscaped Visual Buffer" per RMC 4-4-070H that is required to be a minimum 6-foot high screening at plant maturity and one hundred percent sight obscuring. Trees, which also provide for aesthetic compatibility, will be retained as required by RMC 4-4- 130(H). Pursuant to RMC 4-4-l 30(H), the applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. Of the 60 significant trees on the site, 12 would be excluded from the retention requirement as they are located in the proposed street improvements and 8 would be excluded as 11 they are in the wetland and wetland buffer area and would not be removed. Therefore, based on 40 · trees, the applicant is required to retain a minimum of 12 trees or provide for replacement trees. The applicant has proposed to retain two I 0-inch diameter fir trees located along the southern property line of the site (Exhibit 8). The applicant proposes to plant 60 replacement trees at 2-inch diameter minimum (Exhibit 8) as identified in the Tree Retention Worksheet and would meet the requirement for replacement trees for the R-8 zone. 12 13 14 15 The only critical area on site is a Category 2 wetland. The wetland and its buffer is set aside in Tract B of the development. The conditions of approval require that Tract B be separated by a wood split 16 rail fence with signage. As conditioned, the proposal will not adversely affect the wetland. 17 18 19 20 21 6. Surrounding Area. development. The subject site is surrounding on all sides by single family residential CONCLUSIONS OF LAW 22 I. Authority. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall 23 24 25 26 hold a hearing and issue a final decision on preliminary plat applications. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential 8 dwelling units per net acre (R-8). The comprehensive plan map land use designation is Residential Single Family (RS). PRELIMINARY PLAT -Preliminary Plat -7 I 2 3 4 5 6 7 8 9 10 11 3. Review Criteria. Chapter 4-7 RMC governs the criteria for preliminary plat review. The applicant submitted a complete application on October 9, 2014, so it is vested to development standards adopted through Renton Ordinance No. 5723. Applicable standards are quoted below in italics and applied through corresponding conclusions of law. RMC 4-7-0SO(B): A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 12 4. As to compliance with the Zoning Code, Conclusion 1(2) of the staff report in the portions 13 14 15 16 17 18 19 20 21 22 23 related to density, lot dimensions, setbacks and building standards are adopted by reference as if set forth in full, with all associated recommended conditions of approval adopted by this decision as well. As depicted in the plat map, Ex. 2, all of the lots will directly access the proposed access road, which will be dedicated as a public street. The physical characteristics of the site are suitable for development. The only critical areas on site, a Category 2 wetlands, will be completely segregated along with its required buffers within a separate Tract. The property does have some relatively steep slopes, but a geotechnical review has been prepared, Ex. 11 and the report concludes that the slopes pose no safety threat to on or off-site development. The recommendations of the geotechnical report were made a condition of the proposal's mitigated determination of non-significance. The proposal makes adequate provision for drainage and all other pertinent public infrastructure as determined in Finding of Fact No. 4. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general purposes of the Comprehensive Plan and adopted standards ... 5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined 24 in Conclusion I(!) of the staff report, which is incorporated by this reference as if set forth in full. 25 26 PRELIMINARY PLAT-Preliminary Plat -8 I 2 3 4 5 6 RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 6. As shown in the preliminary plat plan, Ex. 4, the internal road system connects to Monterey Place NE, a public road. RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the City. 7 7. The City's adopted street plans are not addressed in the staff report or anywhere else in the 8 administrative record. However, as discussed in Finding of Fact No. 5, the streets are connected to the surrounding street grid as much as is feasible for the location. The criterion is met. 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. 8. Staff review of the proposal did not identify any officially designated trails in the vicinity. In the absence of any other evidence to the contrary, it is determined that the subdivision is not located in the area of an officially designated trail. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the future residents (.rnch as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3-050Jla, without adequate area at lesser slopes upon which development may occur, shall not be approved. PRELIMINARY PLAT -Preliminary Plat -9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: 9. a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any of the subject p"roperty, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. The land is suitable for a subdivision. As determined in Finding of Fact 4 and 5, the stormwater design assures that it will not contribute to flooding and all critical areas will be protected. As determined in Finding of Fact No. 5, there are no geologically hazardous critical areas on the project site, which means there are no slopes over 40%. There is no stream on the project site. No piping or tunneling of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in Finding of Fact No. 5. 18 RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- 19 family residential zones as defined in the Zoning Code shall be contingent upon the subdivider 's dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the 20 adverse effects of development upon the existing park and recreation service levels. The 21 requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 22 23 24 25 26 10. 4. Park impact fees will be imposed for the development as determined in Finding of Fact No. RMC 4-7-lSO(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall PRELIMINARY PLAT-Preliminary Plat -10 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 meet the requirements of subsection EJ of this Section. The roadway classifications shall be as defined and designated by the Department. 11. The criterion is met. As discussed in Finding of Fact No. 5, the proposed streets provide for as much connectivity as is feasible with existing topographic constraints. The applicability of subsection E3 will be addressed in more detail below. RMC 4-7-lSO(B): All proposed street names shall be approved by the City. 12. As conditioned. RMC 4-7-lSO(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 13. None of the proposed streets intersect with a public highway or arterial. RMC 4-7-lSO(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty five feet (125') are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 14. As determined in Finding of Fact 4(E), the Public Works Department has reviewed and approved the adequacy of streets, which includes compliance with applicable street standards. RMC 4-7-lSO(E): 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the 18 predominant street pattern in any subdivision permitted by this Section. 19 20 21 22 23 24 25 26 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-Mand Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the alignment between roads, where the following factors are present on site: i. Infeasible due to topographical/environmental constraints; and/or PRELIMINARY PLAT-Preliminary Plat -11 2 3 4 5 6 7 8 9 ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible ... 6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically 10 possible. 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 15. For the reasons identified in Finding of Fact No. 4(E), the proposal does not have to connect into a surrounding street grid system because it falls under the exception ofRMC 4-7-150(£)(3), i.e. such connections are not feasible due to environmental constraints, specifically wetlands. Alley access is not required because the proposed density does not meet the 6 dwelling unit/acre threshold. There is insufficient space for a looped road system. The criterion is met. RMC 4-7-lSO(F): All adjacent rights-o.fway and new rights-o.fway dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 16. As proposed and subject to final plat review all roads will meet City street profile standards for road with and frontage improvements. RMC 4-7-lSO(G): Streets that may be extended in the event of future adjacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future development. 17. As previously discussed, there is no potential for additional connections into the surrounding street grid system due to the presence of wetlands. RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. PRELIMINARY PLAT-Preliminary Plat -12 2 3 18. As depicted in Ex. 4, the side lines are in conformance with the requirement quoted above. RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 4 19. As previously determined, each lot has access to a public street. 5 6 RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the 7 provisions of this Chapter must be consistent with the then-current applicable maximum density 8 requirement as measured within the plat as a whole. 9 20. As previously determined, the proposed lots comply with the zoning standards of the R-8 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 zone. RMC 4-7-I70(D): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (I) pipes/em lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum ofthirtyfivefeet (35'). 21. The standard is met as is evident in Ex. 4. RMC 4-7-I70(E): No residentially zoned lot shall have a depth-to-width ratio greater thanfour-to- one (4: I). 22. The standard is met as is evident in Ex. 4. RMC 4-7-170(F): All lot corners at intersections of dedicated public rights-of way. except alleys, shall have minimum radius offifteenfeet (15'). 23. As proposed all lots meet this criterion. RMC 4-7-I90(A): Easements may be required for the maintenance and operation of utilities as specified by the Department. 24. As conditioned. RMC 4-7-I90(B): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. PRELIMINARY PLAT-Preliminary Plat -13 1 25. The criterion is met. Trees will be retained as required by City code as determined in 2 3 4 5 6 7 Finding of Fact No. 5. A category 2 wetland and its buffer on-site will be segregated into a separate tract. There are no other natural features that need preservation as contemplated in the criterion quoted above. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 8 26. As conditioned. 9 10 11 12 RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water.flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity for future development of the lots. Water quality features shall also be designed to 13 provide capacity for the new street paving for the plat. 14 15 16 17 18 19 20 21 22 23 24 25 26 27. The proposal provides for adequate drainage that 1s m conformance with applicable City drainage standards as determined in Findings of Fact No. 4. The City's stormwater standards, which are incorporated into the technical information report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution ,ystem including the locations offire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 28. Compliance with City water system design standards is assured during final plat review. RMC 4-7-200(0): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 29. As conditioned. PRELIMINARY PLAT -Preliminary Plat -14 1 2 3 4 5 RMC 4-7-200(E): Any cable TV conduits shall be undergrounded al the same lime as olher basic utililies are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to 6 the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 7 8 9 30. As conditioned. RMC 4-7-210: l O A. MONUMENTS: 11 12 13 14 15 16 17 Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY- All other lot corners shall be marked per the City surveying standards. C STREET SIGNS: The subdivider shall install all street name signs necessary in the subdivision. 18 31. 19 As conditioned. V. DECISION 20 21 22 23 24 25 26 The proposed 9-lot preliminary plat as depicted in Ex. 4 meets all applicable criteria addressed in this decision and is approved, subject to the following conditions 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Nonsignificance-Mitigated, review by the Environmental Review Committee (ERC) on September 21, 2015 (Exhibits 1 & 23). 2. The applicant shall obtain a demolition permit(s) and complete all required inspections for the removal of the existing single family residences and accessory structures located on the subject site prior to Final Plat recording. PRELIMINARY PLAT -Preliminary Plat -15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 3. The common boundary between a native growth protection tract and the abutting land must be permanently identified. This identification shall include permanent wood split rail fence and wood or metal signs on treated or metal posts. Sign locations and size specifications along with fence elevations shall be submitted to and approved by the Current Planning Project Manager and installed prior to short plat recording. 4. The following note shall appear on the face of the short plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." 5. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance. The final detailed landscape plan shall comply with the requirements of RMC 4-8-120 and shall include a IO foot on-site landscape strip along the frontage of all lots. 6. The vehicle access point to Lot 5 shall be through the hammerhead rather than a separate driveway curb cut and the applicant shall update all future plan sets for construction and building permits with this requirement. 7. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer prior to construction permit issuance. 8. The applicant shall submit a street modification request to the City to install a 5-foot wide sidewalk along Monterey Pl NE instead of the required 8-foot wide sidewalk. The street modification shall be reviewed and approved prior to construction permit application or an 8 foot wide sidewalk shall be provided. 9. The stormwater pond wall in Tract A shall be screened with landscaping, meeting the minimum standards of RMC 4-4-070H.3 "Fully Sight-Obscuring Landscaped Visual Buffer." 10. The applicant shall create a Home Owners Association ("HOA") that maintains all landscaping improvements in Tract "A", all maintenance and repairs of the split rail fence and signage about the wetland, and any and all other common improvements. A draft of the HOA documents shall be submitted to and approved by the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such document shall be recorded concurrently with the Final Plat. 11. All road names shall be approved by the City. 12. Sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. PRELIMINARY PLAT -Preliminary Plat -16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 13. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Renton Department of Community and Economic Development ("Department"). Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 14. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 15. Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. All other lot corners shall be marked per the City surveying standards. The subdivider shall install all street name signs necessary in the subdivision. DATED this 291h day of October, 2015. City of Renton Hearing Examiner APPEAL RIGHTS AND VALUATION NOTICES RMC 4-8-0SO(G) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-l 10(E)(4) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days of the final decision or publication of the final decision, whichever occurs later. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-IOO(G)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional PRELIMINARY PLAT -Preliminary Plat -17 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-7th floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY PLAT -Preliminary Plat -18 DEPARTMENT OF COM NITY ------... Renton® AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Name: Owners: Applicant/Contact: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: October 13, 2015 Dohrn Meadows Preliminary Plat Natalie Dorhn & John Wade; 2205 W 1361 h St; Broomfield CO 80023; and Gregg Dohrn; 2129 S Rockwood Blvd; Spokane WA 99203 Joe Pruss; Civic Development; 18211 240th Ave SE; Maple Valley WA 98038 Chad Allen; Encompass Eng.; 165 NE Juniper St, Suite 201; Issaquah WA 98027 LUA14-001280, ECF, PP Kris Sorensen, Associate Planner The applicant is requesting Hearing Examiner Preliminary Plat review and Environmental (SEPA) review for a 9-lot single family residential subdivision. The 89,819 square foot (2.06-acre) site is a combination of two parcels located at 3815 and 3767 Monterey Pl NE (APNs 3345700181 and 3345700182) within the Residential-8 (R-8) zone and Kennydale Community Planning Area. Proposed single-family lot sizes range from approximately 5,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would be demolished. Approximately 15,028 square feet is proposed to be dedicated public streets. Two tracts are proposed, one for the subdivision stormwater facility at approximately 9,404 square feet in the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site. Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees would be added to the site. The project would result in approximately 4,500 cubic yards of excavation for site grading and road and plat construction and fill would be required for future home building pads. Street frontage improvements would be provided along Monterey Pl NE. A new internal dead- end road is proposed with curb, gutter and sidewalk that would provide access to the lots with a connection to Monterey Pl NE. The applicant submitted a drainage report, geotechnical report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan. 3815 & 3767 Monterey Pl NE 89,819 sf (2.06 acres) Project Location Map HEX Report 14-001280 City of Renton Department of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Preliminary Plat Report & Decision WA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 2 of 14 ~ 8. EXHIBITS HEX: Exhibit 19 Exhibit 20 Exhibit 21 Exhibit 22 Exhibit 23 Exhibit 24 Exhibit 25 Exhibit 26 Exhibit 27 Report to Hearing Examiner Coal Creek Utility District Certificate of Water Availability, date September 16, 2014 Renton School District and Bus Eligibility Renton School District Capacity, email date October 10, 2014 Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Affidavit of posting and mailing Vested RMC Title IV Development Standards for Residential Zoning Designations (RMC 4-2- 110) and Critical Areas Regulations (RMC 4-3-050) City of Renton Maps -Slopes Transportation Concurrency I C. GENERAL INFORMATION: Natalie Dorhn & John Wade; 2205 W 135th St; Broomfield CO 80023; and Gregg Dohrn; 2129 S Rockwood Blvd; Spokane WA 99203 1. Owners of Record: 2. Zoning Designation: Residential -8 du/ac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family Density (RS) 4. Existing Site Use: Two single family residences, one on each parcel. 5. Neighborhood Characteristics: a. b. c. d. North: East: South: West: Single Family Residential {R-8 zone) Single Family Residential {R-8 zone) Single Family Residential (R-8 zone) Single Family Residential (R-8 zone) 6. Access: Access to the plat is proposed via Monterey Pl NE. Internal access is proposed via a new dead end street that includes a hammerhead turnaround at the west of the subject site (Exhibits 2 & 3). 7. Site Area: 2.06 acres I 0. HISTORICAL/BACKGROUND: Action Comprehensive Plan (Vested) Duncan Annexation Zoning (Vested) HEX Report 14-001280 Land Use File No. N/A N/A N/A Ordinance No. 5099 4275 5100 Approved Date 11/01/2004 7/29/1990 11/01/2004 City of Renton Department of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Preliminary Plat Report & Decision LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 3 of 14 I E. PUBLIC SERVICES: 1. Utilities a. Water: Water service is provided by Coal Creek Utility District. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity sewer main along Lincoln Ave NE that would be connected to through an acquired easement across the neighboring property to the west at 3792 Lincoln Ave NE. c. Surface/Storm Water: There is no existing storm water pipe along the Monterey Pl NE frontage on the project side. 2. Streets: There are no frontage improvements on the project side. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE (RMC): 1. Chapter 2 2oning Districts -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 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations 3. Chapter 4 City-Wide Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations -General b. Section 4-4-060: Grading, Excavation and Mining Regulations c. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Street 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 4-7-080: Detailed Procedures for Subdivisions b. Section 4-7-120: Compatibility with Existing Land Use and Plan c. Section 4-7-150: Streets -General Requirements and Minimum Standards d. Section 4-7-160: Residential Blocks-General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 5. Chapter 9 Permits -Specific 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element HEX Report 14-001280 City of Renton Department of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Hearing Date: October 13, 2015 I H. FINDINGS OF FACT: Preliminary Plat Report & Decision WA14-001280, ECF, PP Page 4 of 14 1. The applicant requested SEPA Environmental Review and Preliminary Plat approval for a 9-lot subdivision. Preliminary Plat approval is being requested in order to subdivide a 2.06-acre site into 9 single family lots, one storm drainage tract, and one wetland critical areas tract. The lots range in size from 5,201 square feet to 8,270 square feet. The proposal results in a net density of 5.63 dwelling units per acre. 2. The project is vested to the R-8 zoning standards prior to the adoption of the Interim R-8 Zoning standards approved through Ordinance 5724 and prior to the new R-8 Zoning standards approved through Ordinance 5758. The project is also vested to the Critical Areas Ordinance prior to the adoption of the updated Critical Areas Ordinance adopted through Ordinance 5757. 3. The City ordinances governing the development of land up to and including adopted Ordinance No. 5723. 4. The Planning Division of the City of Renton accepted the SEPA Environmental Review and Preliminary Plat application for review on September 19, 2014 and determined it complete on October 9, 2014 (Exhibit 15). The project was put on-hold to receive additional information. Including the on-hold process, the project complies with the 120-day review period. 5. The proposed plat would be located on the west side of Monterey Pl NE, just north of NE 37'• Pl. 6. The property is in the Residential Single Family (RS) Comprehensive Plan land use designation and the Residential 8 (R-8) zoning classification. 7. The two-parcel site currently contains one single family residence on each parcel and accessory garage and shed structures. All existing structures are proposed for demolition. 8. The project site is comprised of two parcels: Parcel Numbers 3345700181 and 3345700182 (Exhibit 2). 9. The following table includes proposed approximate dimensions for Lots 1-9 and Tracts A and B: As PrOl!OSed Lot Size l~uare Feet) Width (Feet) Del!th (Feet) Lot 1 6,312 60 104.3 Lotz 5,213 50 104.3 Lot3 5,212 50 104.3 Lot4 5,201 50 103 Lots 5,400 50 80 Lot6 5,175 50 103.5 Lot7 5,175 50 103.5 Lots 5,216 50 103.5 Lot9 8,270 75 102.5 Storm Drainage -Tract A 9,404 99 90 Wetland Critical Area -14,213 Tract B 95 175 10. Access to all lots would be provided along a new local limited residential access dead-end street off of Monterey Pl NE into the plat. The proposed road terminates at the west end in a hammerhead turnaround where the wetland tract is located (Exhibit 4). There is no future connection considered for the new dead-end street to continue west due to the presence of critical areas. 11. Topographically, the overall site slopes from the southeast corner to the northwest corner with an elevation change from 178 feet to 134 feet across the entire project site, an approximate 44-foot HEX Report 14-001280 City of Renton Deportment of Com, .. unity & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Hearing Date: October 13, 2015 Preliminary Plot Report & Decision LUA14-001280, ECF, PP Page 5 of 14 elevation change. The south central portion of the site has the steepest slope, a 16-foot tall slope with approximate 34% gradient, and is limited in extent and appears to have been created in part from previous grading activities associated with the existing development (Exhibit 4 and Exhibit 5). A geotechnical report and addendum for the site was prepared by Earth Solutions, NW, LLC (dated September 18, 2014 and March 2, 2015; Exhibit 11); the report states that the proposed development activity is feasible from a geotechnical standpoint. 12. There are approximately 60 significant trees on the site and the applicant is proposing to retain 10 trees (Exhibits 5 & 15). 13. The applicant submitted a conceptual landscape plan which includes the installation of a variety of street trees within a proposed 8-foot planter along the frontage of the internal roads in addition to 60 perimeter trees. Additional vegetation and a variety and shrubs and groundcover are also proposed onsite (Exhibit 8). 14. The applicant submitted a Wetland Reconnaissance and Evaluation report prepared by Altmann Oliver Associates LLC (dated September 8, 2014; Exhibit 16). According to the report, there is one wetland in the southwest area of the subject site as depicted on the submitted site survey (Exhibit 4). The wetland extends beyond the subject site boundaries to the west and south. 15. The applicant submitted a Revised Technical Information Report (TIR), prepared by Encompass Engineering & Surveying (dated August 13, 2015; Exhibit 10). The report addresses compliance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The engineer proposes an onsite stormwater combination detention/water quality pond located in proposed Tract A. The stormwater pond is proposed to connect with the public stormwater system in Lincoln Ave NE through a private utility easement on the westerly property 3792 Lincoln Ave NE. 16. On September 21, 2015, the Environmental Review Committee, pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), issued a Determination of Non- Significance -Mitigated (DNS-M) for Dohrn Meadows Preliminary Plat (Exhibit 23). The DNS-M included one mitigation measure. A 14-day appeal period commenced on September 25, 2015 and ended on October 9, 2015. As of the date of this report no appeals of the threshold determination have been filed. 17. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non-Significance -Mitigated: The applicant shall be required to comply with the recommendations included in the Geotechnical Evaluation, Earth Solutions NW LLC, dated September 18, 2014 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions NW LLC dated March 2, 2015, for the duration of clearing, grading, site and building construction. 18. Staff received no public or agency comments. 19. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development (Exhibit 17). These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report. 20. The proposal requires Preliminary Plat Review. The following table (Section I. Conclusions) contains project elements intended to comply with Subdivision Regulations, as outlined in Chapter 4-7 RMC. 1 ,. CONCLUSIONS: HEX Report 14-001280 City of Renton Deportment of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Preliminary Plat Report & Decision WA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 6 of 14 PRELIMINARY PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Single Family (RS) on the Comprehensive Plan Land Use Map. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with: ., Policy LU-158. Net development densities should fall within a range of 4 to 8 dwelling units per acre in Residential Single Family Neighborhoods .. Objective CD-C. Promote reinvestment in and upgrade of existing residential neighborhoods ., through redevelopment of small, underutilized parcels with infill development, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. Policy CD-12. Sidewalks or walking paths should be provided along streets in established ., neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing sidewalks. Policy CD-15. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /or responding ., to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. ., Policy CD-45. Interpret development standards to support new plats and infill project designs that address privacy and quality of life for existing residents. 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The site is classified Residential-8 du/ac (R-8) on the City of Renton Zoning Map. RMC 4-2-llOA provides development standards for development within the R-8 zoning classification. The project is vested to the R-8 zoning standards prior to the adoption of the Interim R-8 Zoning standards approved through Ordinance 5724 and prior to the new R-8 Zoning standards approved through Ordinance 5758. The project is also vested to the Critical Areas Ordinance prior to the adoption of the updated Critical Areas Ordinance adopted through Ordinance 5757. Exhibit 25 contains the vested RMC that is applicable to the subject project in addition to the standards identified below. The proposal is consistent with the following development standards if all conditions of approval are complied with: Density: The minimum density allowed in the R-8 zone is 4 dwelling units per net acre (du/ac). The maximum density permitted in the R-8 zone is 8.0 du/as. Net density is calculated after the deduction of critical areas, areas intended for public rights-of-way, and private access easements. Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: After factoring in all density deductions (public streets, private access easements and critical areas) the site has a net square faatage of 89,819 square feet or 2.06 net acres. Specifically, the applicant is proposing 15,028 square feet of rood for public right- of-way dedications and 5,087 square feet of area for the on-site wetland, totaling 20,115 square feet. The total deduction of area for net density calculation is 69,704 square feet. The 9 lot proposal would arrive at a net density of 5.6 dwelling units per acre (9 lots I 1.6 acres= 5.6 du/ac), which falls within the permitted density range for the R-8 zone. HEX Report 14-001280 City of Renton Department of Com .. ,unity & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Preliminary Plat Report & Decision LUA14-001280, £CF, PP Hearing Date: October 13, 2015 Page 7 of 14 ,( ,( Compliant if Conditions of Approval Met Lot Dimensions: The minimum lot size permitted in the R-8 zoning designation is 4,500 square feet for sites greater than one acre in area. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. Staff Comment: As demonstrated in the table above under finding of fact 9, all lots meet the requirements for minimum lot size, width and depth. Setbacks: The minimum front yard setback in the R-8 zone is 15 feet; minimum side yard is 5 feet and, minimum side yard along a street 15 feet for the primary structure; minimum rear yard is 20 feet. Staff Comment: The setback requirements for the proposed Jots would be verified at the time of building permit review. The proposed lots appear to contain adequate area to provide all the required setback areas. Staff recommends as a condition of approval that a demolition permit be obtained and all required inspections be completed for the removal of the existing single family residences and accessory structures prior to Final Plat recording, as these structures would not comply with setbacks if permitted to remain on the site. Building Standards: The R-8 zone permits one single family residential structure per lot. Accessory structures are permitted at a maximum number of two per lot with a maximum size of 720 square feet each, or a maximum of one per lot with a maximum of 1,000 square feet. Accessory structures are permitted only when associated with a primary structure located on the same parcel of land. The maximum building height in the R-8 zone is 30 feet. Building height is based on the measurement of the vertical distance from the grade plane to the average height of the roof surface. The grade plane is the average of existing ground level adjoining the building at exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line, or where the lot line is more than 6 feet from the building, between the building and a point 6 feet from the building. The maximum building coverage in the R-8 zone, for lots larger than 5,000 sf, is 35 percent or 2,500 sf, whichever is greater. The maximum impervious surface area is 75 percent. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Landscaping: Landscaping is required for all subdivisions including plats. A detailed landscape plan is usually required to be approved prior to issuance of street or utility construction permits. A ten foot-wide on-site landscaped area is required along all public street frontages, with the exception of areas for required crosswalks and driveways. This landscaped area shall be on-site and shall include a mixture of trees, shrubs and ground cover. Two trees are required in the front yard of each lot, when no street trees are provided in front of a residence. A minimum planting strip width 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 per subsection RMC 4-4-070 L.2, 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. HEX Report 14-001280 City of Renton Department of Com,,,unity & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Preliminary Plat Report & Decision LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 8 of 14 Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Any stormwater facilities require a minimum amount of landscaping per RMC 4-4-070H.6. Refer to the City's Approved Tree list and spacing standards available through the Department of Community and Economic Development and on the City's website. In addition, where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard of each lot. Staff Comment: The applicant has submitted a preliminary landscape plan (Exhibit 8}. The proposed landscape plan includes an 8-foat wide planting strip between sidewalks and curb, 15 feet of landscaping around the perimeter of Tract "A", the 10-foot wide on-site planting strip on Lots 1 and 9 along Monterey Pl NE, ond is missing the 10-foot wide on-site planting strip along the new proposed access road for the other proposed lots. The landscaping plan proposes 24 street trees and 60 trees generally around the north and west boundaries of the stormwater tract and the southern boundary of the plat. Specific species of plants are not identified although the 60 trees proposed are identified os 2-inch diameter at 9-foot on center spacing. Specific trees species and plants to be provided as part of site improvements would be reviewed os part of construction permit application materials through o Detailed Landscape Pion. Staff would review the required Detailed Landscape Plan for compliance with the City's development standards at time of submittal. The Tract A stormwater tract is identified with a 15-foot wide perimeter landscape strip (Exhibit 7). The submitted conceptual landscape plan identifies trees to be planted in the strip and the Detailed Landscape Plan submitted by the applicant, for future development stages, would be reviewed with applicable development regulations including the Surface Water Design Manual and RMC 4-4-0lOH. 6 "Storm Drainage Facility Landscaping." A final detailed landscape plan shall be submitted to, and reviewed for approval, by the Current Planning Project Manager prior to construction permit issuance. The final detailed landscape plan shall comply with the requirements of RMC 4-8-120 and shall include a 10 foot on-site landscape strip along the frontage of all lots. Parking: Pursuant to RMC 4-4-080 each unit is required to accommodate off-street parking for a minimum of two vehicles. Staff Comment: Sufficient area exist, on each lot, to accommodate off-street parking for a minimum of two (2) vehicles. Compliance with individual driveway requirements would be reviewed at the time of building permit review. 3. CRITICAL AREAS: The proposal is consistent with critical area regulations as stated in RMC 4-3-050. Compliant if conditions of approval are met Critical Areas: Manage development activities to protect wetlands, aquifer protection areas, fish and wildlife habitat, frequently flooded and geologically hazardous areas as defined by the Growth Management Act and RMC 4-3-050, Critical Area Regulations. Staff Comment: The applicant submitted a critical area report prepared Altmann Oliver Associates LLC (dated September 8, 2014; Exhibit 16) and a geotechnical report and addendum, dated October 29, 2014 and Morch 2, 2015, were submitted by Earth Solutions NW, LLC (Exhibit 11). According ta the critical area report, there is an onsite wetland area located in the southwest portion of the site (Exhibit 4). According to the geotechnical report and addendum, the geotechnical engineer states that there are slopes on the site and a man-made 34% slope in the center of the site. The wetland is classified as a Category 2 wetland, is located on a slope that slopes generally from south to north and is part of a larger wetland that extends oft-site ta the south. The on- site portion of the wetland is dominated by grasses, buttercup, and field horsetail and soils in HEX Report 14-001280 City of Renton Department of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Hearing Date: October 13, 2015 Preliminary Plat Report & Decision LUA14-001180, ECF, PP Page 9 of 14 the wetland are generally saturated near the surface. The critical area report states that the wetland area on the site provides very limited functions due to its position on a slope and low plant species and structural diversity. The wetland area on the subject site is approximately 5,087 square feet and requires a 50-foot critical areas buffer. The applicant has proposed no impacts to the wetland and/or it's buffer. The wetland and associated buffer are proposed to be located in Tract B which will be a Native Growth Protection Area tract (Exhibit 4). Staff recommends, as a condition of approval for the wetlands area, that the common boundary between a native growth protection tract and the abutting land must be permanently identified. This identification shall include permanent wood split rail fence and wood or metal signs on treated or metal posts. Sign locations and size specifications along with fence elevations shall be submitted to, and reviewed for approval, by the Current Planning Project Manager and installed prior to short plat recording. Staff also recommends, as a condition of approval for the wetlands area, that the following note shall appear on the face of the short plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." The submitted geotechnical evaluation report excavated six test pits and the majority of the test pits contacted soil materials characterized as medium dense to dense weathered and unweathered till deposits known as "Alderwood" soils (Exhibit 11). The geotechnical reports state that subject proposal would not increase the threat of geological hazards to adjacent properties beyond pre-development conditions, that the proposal would not adversely impact other critical areas, and that the development can be safely accommodated on the site {Exhibit 11). A protected slope area between 40 and 90 percent grade is identified on the City of Renton Maps (Exhibit 26). Protected slopes per RMC 4-11-190 "Definitions S" states that "Protected slopes" are both 40 percent or greater grade and have a minimum vertical rise of 15 feet. The geotechnical evaluation and addendum provide evaluation of the slope area {Exhibit 11} based on site visit and the "overall slope height is 16 feet, with a gradient on the order of 30 to 34 percent". Although the height of the slope is approximately 16 feet, the slope is not considered a protected slope because the slope is less than 40 percent according to the geotechnical evaluation. 4. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements. Tree Retention: Existing trees shall be retained where feasible. RMC 4-4-130 requires 30 percent of trees to be retained. If the required number of trees cannot be retained, they must be replaced according to RMC 4-4-BOH. Staff Comment: The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. Of the 60 significant trees on the site, 12 would be excluded from the retention requirement as they are located in the proposed street improvements and 8 would be excluded as they are in the wetland and wetland buffer area and would not be removed. Therefore, based on 40 trees, the applicant is required to retain a minimum of 12 trees or provide for replacement trees. The applicant has proposed to retain two 10-inch diameter fir trees located along the HEX Report 14-001280 City of Renton Deportment of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Preliminary Plot Report & Decision LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 10 of 14 southern property line of the site (Exhibit 8). The applicant proposes to plant 60 replacement trees at 2-inch diameter minimum /Exhibit 8) as identified in the Tree Retention Worksheet and would meet the requirement far replacement trees for the R-8 zone. S. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Access: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Staff Comment: Access to each of the proposed new lots would be provided via a new public dead-end street that provides access to the plat from Monterey Pl NE. The new dead-end street would terminate in a hammerhead at the westerly end of the property where the Compliant if critical areas tract is located {Exhibit 4). Individual driveway curb cuts are proposed to each Conditions of lot (Exhibit 4). Approval Met The southern portion of the hammerhead turnaround can provide access to Lat 5 rather than the proposed curb cut identified at the northeast corner of the site. Reducing the curb cut proposed to Lot 5 by requiring the access point to be from the hammerhead pervious surface can accomplish the requirement ta provide access to the lot as the hammerhead is similar to a driveway entrance into the Lot 5 area. Therefore, staff recommends, as a condition of approval, that Lot 5 gain access through the hammerhead turnaround and not through a separate curb cut along the proposed sidewalk. The applicant shall update all future plan sets and identify this requirement. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Lots: Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent ., (80%) of the required lot width except in the cases of lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). Stoff Comment: As demonstrated in Exhibit 4, a/I lots meet the minimum requirements for lot width. 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. Alleys are to be \}~ considered for R-8 zoned projects per RMC 4-2-llOA, except that the maximum shall be 6 dwelling units per net acre when alleys are considered practical and are not part of the \;~~fr street configuration. Staff Comment: Access to the site is proposed via a new dead-end limited residential access street that would connect with Monterey Pl NE. The new street would split the plat north to r6 south, and provide access ta each of the proposed residential lots. There are few east-west through streets that would connect Monterey Pl NE with Lincoln Ave NE to the west that could provide a more connected street grid in the vicinity. Staff reviewed the proposal for a potential connection to the west, were the project's proposed dead end would potentially connect with o future thru street to Lincoln Ave NE. Additionally, staff considered the existing wetland on the subject site that extends onto the abutting property to the west where a potential east-west thru street could be located over time. Given the location of the wetland and its associated buffer on the subject site and the continuation of the wetland onto the abutting property to the west, a thru street is not recommended by staff due to the potential impacts ta the critical area. The improvements proposed from the dedications for new public HEX Report 14-001280 City of Renton Department of Com ... unity & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Hearing Date: October 13, 2015 Preliminary Plat Report & Decision LUA14-001280, ECF, PP Page 11 of 14 right-of-way (along Monterey Pl NE and the new street) totals 15,028 square feet /0.35 acres) /Exhibit 4/. In consideration af a plat layout with alleys, the proposal is less than 6 dwelling units per net acre which is a threshold for when alleys should be port of R-8 projects. The proposal is 5. 63 dwelling units per acre. The existing right-of-way width in the collector street Monterey Pl NE is approximately 60 feet. A determination by the City Transportation Division, dated July 25, 2013, provides specific improvements to be made to streets in vicinity of the subject project including Monterey Pl NE /Exhibit 18}. No lots in the proposal would gain access directly from Monterey Pl NE. In order to meet the City's complete street standards and street improvements, the following minimum design standards apply to half-street improvement of Monterey Pl NE: An 11-foot wide travel lane, 5-foot wide bike lane, 0.5-foot wide curb, 8-foot wide landscape strip, 5-foot wide sidewalk, and 1-foot wide clear width back of sidewalk. A 0.5-foot wide right-of-way dedication along Monterey Pl NE frontage is required by the applicant to provide the required improvements. The applicant is not required to install an 8- foot sidewalk along Monterey Pl NE as required by code (RMC 4-6-060) as noted in the staff advisory notes /Exhibit 7), but rather a 5-foot wide sidewalk would be required. Therefore, staff recommends the applicant provide a street modification request ta install a lesser 5- foot wide sidewalk along Monterey Pl NE that shall be reviewed and approved prior to construction permit application. The proposed new limited access residential street that would provide access to each proposed lot is identified with a slope up to 14% {Exhibit 9}. The street slopes from east to west towards the wetland. The limited access residential street is proposed with 20-foot wide paved width for trove/ /ones and no parking area, 0.5-foot wide curb, 8-faot wide planter strip, and 5-foot wide sidewalk on both sides of the street. A hammerhead turnaround for fire emergency is proposed at the dead end of the internal access street. Sidewalks would dead-end into the hammerhead portion of the public dead-end street. The stormwater tract in the northwest corner of the site would be provided access directly from the north portion of the hammerhead dead-end street. It is also anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton's transportation concurrency requirements (Exhibit 27} based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. Currently, this fee is assessed at $2,214.44 per net new single family home /13 x $2,214.44 = $28,787.72). This fee is payable to the City at the time of building permit issuance, the fee will be changing in 2016. Street lighting is required per RMC 4-6-0601. A lighting plan shall be submitted to, and approved by the Plan Reviewer prior to construction permit approval. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The subject site is bordered by single-family homes to the south, north, east, and west. The properties surrounding the subject site are developed with residential single- family homes and ore designated R-8 on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. The proposed storm water pond wall and surrounding perimeter landscaping is designed to be compatible with the character of the single-family neighborhood as the exterior wall height and proposed vegetation would create a screening of the open pond from HEX Report 14-001280 City of Renton Department of Com ... Jnity & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Preliminary Plat Report & Decision LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 12 of 14 neighboring properties. The exterior wall of the storm water pond is identified on Exhibit 7 ("Section A-A") where approximately 4 feet of the exterior wall on the westerly side would be above the proposed grade, with the first 2 feet covered by o slope and the upper 2 feet not covered. On the opposite easterly side, the top of the wolf of the storm water pond would be approximately ot grade plane with the ground. A 15-foot wide landscape perimeter is proposed around the pond, to provide planting oreo for o vegetated screening of those portions of the pond wolf that extend above the surrounding grade pion. To provide on obscuring landscape visual buffer, staff recommends, os o condition of approval, that the landscape buffer around the stormwoter pond walls be screened by o "Fully Sight-obscuring Landscaped Visual Buffer" per RMC 4-4-070H that is required to be o minimum 6-foot high screening ot plant maturity and one hundred percent sight obscuring. 6. AVAILABILITY AND IMPACT ON PUBLIC SERVICES: ,/ ,/ ,/ Compliant if Conditions of Approval 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. An approved turnaround is required for dead end streets that exceed 150 feet in length and the proposed hammerhead turnaround is acceptable. Fire impact fees ore opplicoble ot the rate of $495.10 per single-family unit and fees change year to year. This fee is paid ot time of building permit issuance. Parks: City codes currently do not require open space to be set aside in R-8 zone subdivisions. It is anticipated that the proposed development would generate future demand on existing City porks and recreotionol facilities and programs. A Porks Impact Fee, based on new single family lots, will be required in order to mitigate the proposal's potential impacts to City porks and recreational facilities and programs, thereby complying with RMC 4-7-140 Porks and Open Space. The fee is payable to the City os specified by the Renton Municipal Code. For 2015 the fee is $1,395.25 and fees change year to year. Schools: It is anticipated that the Renton School District con accommodate any additional students generated by this proposal ot the following schools: Hazelwood Elementary {7100 116'h Ave SE, Renton), McKnight Middle School (1200 Edmonds Ave NE, Renton), and Hazen High School (1101 Hoquiam Ave NE) (Exhibit 22). RCW 58.17.110/2) provides that no subdivision be approved without making o written finding of adequate provision mode for safe walking conditions for students who walk to and from school. The schools where students would attend ore not within walking distance ond would be eligible for bussing (Exhibit 21). As port of the subject proposal, sidewalks would be constructed along the new residential street ond on the project side of Monterey Pl NE. The existing street hos pointed shoulders where travel /ones ore separated from walking areas with the pointed line. The new proposed sidewalk improvements by the subject proposal would connect to the existing shoulder areas on the street ot the north and to sidewalks ot the south where the Toy/or Court development is located. A School Impact Fee, based on new single family lots, will also be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City os specified by the Renton Municipal Code ot the time of building permit application. Currently, the 2015 fee is assessed ot $5,730.00 per single family residence. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Stoff Comment: The subject project is located in the Lake Washington drainage basin. Based on the City's flow control mop, this site foils within the Flow Control Duration Standard, HEX Report 14-001280 City of Renton Deportment of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Preliminary Plat Report & Decision LUAl4-00l280, ECF, PP Hearing Date: October 13, 2015 Page 13 of 14 Forested Condition and requires o flow control facility sized to match the flow duration of forested conditions. The applicant's engineer has designed a combination detention/water quality pond to be located in a tract at the northwest corner for the site. The stormwater pond would discharge to Lincoln Ave NE through a utility easement across the neighboring property to the west. The applicant submitted o Preliminary Drainage Report (Technical Information Report -TIR), prepared by Encompass Engineering & Surveying (dated September 12, 2014 and revised on August 13, 2015; Exhibit 10). According to the TIR, the site storm drainage system has been design according ta the standards set forth by the 2009 King County Surface Water Design Manual and the City af Renton Amendments ta the county manual. The proposed detention facility for the site will be an open water pond designed ta accommodate both five and dead storage volumes and designed ta Flow Control Duration Standards. The facilities will be design to match developed discharge durations ta the pre-developed durations for the range from 50% of the 2-year peak flow up to the full 50-year peak flow, while also matching the 2- yr and 10-yr peak flaws. Water quality will be provided within the combined detention pond in the form of dead storage. Appropriate individual lot storm water flow control best management practices will be required to be provided by the project. A geotechnicol report and addendum for the site was prepared by Earth Solutions, NW, LLC (dated September 18, 2014 and March 2, 2015; Exhibit 11). A SEPA mitigation measure (Exhibit 23} was imposed by the City's Environmental Review Committee /ERC}, requiring that the project construction comply with the recommendations outlined in the submitted geotechnical report and associated addendum. The report identifies that soils are Everett Gravelly Sandy Loam and Ragnar deposits with Alderwood till also mapped in the vicinity of the site according to King County Soil Survey. Based on the test pits in the field as part of the evaluation of the site, the geotechnical report states that subsurface conditions throughout the site are relatively consistent and can be characterized as medium dense to dense weathered and unweathered till deposits known as Alderwood soils. A locally perched groundwater seepage area was observed in one of the six test pits at a depth af 2 feet, otherwise no groundwater was encountered in any of the other text locations. A Construction Stormwater General Permit from Department of Ecology will be required. Finally, the maintenance and operation of the proposed storm drainage facilities will be the responsibility of the City upon recording of the plot. However the maintenance of the vegetation proposed in Tract A would remain the responsibility of the home owners within the subdivision, therefore staff recommends as a condition of approval that the applicant create a Home Owners Association ("HOA") that maintains all landscaping improvements in Tract A. A draft af the HOA shall be submitted ta and approved by the City of Renton Project Manager and the City Attorney prior to final Plat recording. Such document shall be recorded concurrently with the Final Plat. Water and Sanitary Sewer: This site is located in Coal Creek Utility District for water and the City af Renton Sewer District service boundaries. A water availability certificate was submitted to the City (Exhibit 20). Approved water plans from Coal Creek Utility District for water are required for the utility construction plan review . .,, New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. All plats shall provide separate water service stubs and separate side sewer stubs to each building lot prior to recording of the plat. System development charges {SDC} for sewer are payable at the time the utility construction permit is issued. HEX Report 14-001280 City of Renton Department of Comn,unity & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Hearing Date: October 13, 2015 I J. RECOMMENDATIONS: Preliminary Plat Report & Decision LUA14-0012BO, ECF, PP Page 14 of 14 Staff recommends approval of the Dohrn Meadows Preliminary Plat, LUA14-001280, ECF, PP (as depicted in Exhibit 4) subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Nonsignificance-Mitigated, review by the Environmental Review Committee (ERC) on September 21, 2015 (Exhibits 1 & 23). 2. The applicant shall obtain a demolition permit(s) and complete all required inspections for the removal of the existing single family residences and accessory structures located on the subject site prior to Final Plat recording. 3. The common boundary between a native growth protection tract and the abutting land must be permanently identified. This identification shall include permanent wood split rail fence and wood or metal signs on treated or metal posts. Sign locations and size specifications along with fence elevations shall be submitted to and approved by the Current Planning Project Manager and installed prior to short plat recording. 4, The following note shall appear on the face of the short plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." 5. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance. The final detailed landscape plan shall comply with the requirements of RMC 4-8-120 and shall include a 10 foot on-site landscape strip along the frontage of all lots. 6. The vehicle access point to Lot 5 shall be through the hammerhead rather than a separate driveway curb cut and the applicant shall update all future plan sets for construction and building permits with this requirement. 7. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer prior to construction permit issuance. 8, The applicant shall submit a street modification request to the City to install a 5-foot wide sidewalk along Monterey Pl NE instead of the required 8-foot wide sidewalk. The street modification shall be reviewed and approved prior to construction permit application or an 8 foot wide sidewalk shall be provided. 9. The stormwater pond wall in Tract A shall be screened with landscaping, meeting he minimum standards of RMC 4-4-070H.3 "Fully Sight-Obscuring Landscaped Visual Buffer." 10. The applicant shall create a Home Owners Association ("HOA") that maintains all la dscaping improvements in Tract "A", all maintenance and repairs of the split rail fence and si nage about the wetland, and any and all other common improvements. A draft of the HOA documen shall be submitted to and approved by the City of Renton Project Manager and the City Attorne prior to Final Plat recording. Such document shall be recorded concurrently with the Final Plat. \ HEX Report 14-001280 EXHIBITS Project Name: Project Number: Dorhn Meadows Preliminary Plat LUA14-001280, ECF, PP Date of Hearing Staff Contact Project Contact/Applicant Proj~ct Location 10/13/2015 Kris Sorensen Joe Pruss; Civic Development 3815 & 3767 Monterey Pl NE Associate Planner Chad Allen; Encompass Eng. The following exhibits were entered into the record: Exhibit 1 ERC Report 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 Exhibit 20 Exhibit 21 Exhibit 22 Exhibit 23 Exhibit 24 Exhibit 25 Exhibit 26 Exhibit 27 Zoning and Neighborhood Map Aerial Preliminary Plat Plan, Encompass Engineering & Surveying, date 8/12/15 Boundary, Topographic Survey, Tree Inventory, Encompass Engineering & Surveying, date 8/12/15 Preliminary Grading Plan, Encompass Engineering & Surveying, date 8/12/15 Generalized Utility Plan, Encompass Engineering & Surveying, date 8/12/15 Preliminary Cutting, Land Clearing, Landscape Plan, Encompass Engineering & Surveying, date 8/12/15 Preliminary Street Profile, Encompass Engineering & Surveying, date 8/12/15 Revised Preliminary Technical Drainage Information Report, Encompass Engineering & Surveying, date 8/13/15 Geotechnical Evaluation, Earth Solutions NW LLC, date 9/18/14 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC, date 3/2/15 Project Narrative Environmental Checklist Tree Retention Worksheet Density Worksheet Wetland Reconnaissance Evaluation, Altman Oliver & Associates, date 9/8/14 Advisory Notes -City Staff City Transportation Determination for Monterey Pl NE, date 7 /25/13 Report to Hearing Examiner Coal Creek Utility District Certificate of Water Availability, date 10/16/14 Renton School District and Bus Eligibility Renton School District Capacity, email date 10/10/14 Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Affidavit of posting and mailing Vested Development Standards and Critical Areas Regulations City of Renton -Slopes Transportation Concurrency ---------Iten tOll EXHIBIT 1 DEPARTMENT OF COMMUI [entonO AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Owner(s): Applicant: Contact: Project Location: Project Summary: Exist. Bldg. Area SF: Site Area: STAFF RECOMMENDATION: September 21, 2015 Dohrn Meadows Preliminary Plat LUA14-001280 ECF, PP Kris Sorensen, Associate Planner Natalie Dorhn & John Wade; 2205 W 1361h St; Broomfield CO 80023; and Gregg Dohrn; 2129 S Rockwood Blvd; Spokane WA 99203 Joe Pruss; Civic Development; 18211 240'h Ave SE; Maple Valley WA 98038 Chad Allen; Encompass Eng.; 165 NE Juniper St, Suite 201; Issaquah WA 98027 3815 & 3767 Monterey Pl NE The applicant is requesting Hearing Examiner Preliminary Plat review and Environmental (SEPA) review for a 9-lot single family residential subdivision. The 89,819 square foot (2.06-acre) site is a combination of two parcels located at 3815 and 3767 Monterey Pl NE within the Residential-8 (R-8) zone and Kennydale Community Planning Area. Proposed single-family lot sizes range from approximately S,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would be demolished. Approximately 15,028 square feet is proposed to be dedicated for a new public street. Two tracts are proposed, one for the subdivision stormwater facility at approximately 9,404 square feet in the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site. Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees would be added to the site. The project would result in approximately 4,500 cubic yards of excavation for site grading and road and plat construction and fill would be required for future home building pads. Street frontage improvements would be provided along Monterey Pl NE. A new internal dead-end road is proposed with curb, gutter and sidewalk that would provide access to the lots with a connection to Monterey Pl NE. The applicant submitted a drainage report, geotechnical report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan. 5,580 sf to be demolished 89,819 sf (2.06 acres) Proposed New Bldg. Area (footprint): Eventual development of Proposed New Bldg. Area (gross): new homes Total Building Area GSF: None Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M)- ERC Report 14-001280v2 Final City of Renton Deportment of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Report of September 21, 2015 Project Location Map r~AR~ ONE; PROJECT ~ES~RIPTION/BACKGROUNO - Environmental Review Committee Report LUA14-001Z80 ECF, PP Page 2 of 7 JI --·-----·- The applicant is requesting Environmental (SEPA) Review in order to subdivide a 2.06-acre site into 9 single-family lots and two tracts, one for storm drainage and the other for wetland critical area tract, resulting in a density of 5.63 du/ac. In addition to Environmental Review, a Preliminary Plat review has also been requested. The plat would be located on two existing parcels located at 3815 Monterey Pl NE (PID 3345700181) and 3767 Monterey Pl NE (PIO 3345700182) north of NE 37'h Pl on the west side of Monterey Pl NE. The applicant has acquired an easement across a westerly abutting parcel to provide storm and sewer connection from the proposed plat to City of Renton utilities on Lincoln Ave NE. The property is in the Residential Medium Density (RMD) Comprehensive Plan land use designation and the Residential-8 (R-8) zoning designation. The proposed subdivision would result in 9 lots ranging in size from 4,700 square feet to 8,270 square feet. The project is vested to the R-8 zoning standards prior to the adoption of the Interim R-8 Zoning standards approved through Ordinance 5724 and prior to the new R-8 Zoning standards approved through Ordinance 5758. The project is also vested to the Critical Areas Ordinance prior to the adoption of the updated Critical Areas Ordinance adopted through Ordinance 5757. The subject site is bordered by single-family homes to the west and north and a single-family subdivision called Taylor Court to the south. Access to all lots identified would be from a new dead-end public street proposed in the center of the site. The new street would extend from Monterey Pl NE and would dead-end into a hammerhead to the west, The street would also provide access to the proposed storm drainage facility in the northwest corner of the site. No impacts to the existing Category 2 wetland or 50-foot buffer are anticipated by the proposal. Street frontage improvements including curb, gutter, sidewalk, and a bike lane along Monterey Pl NE. Monterey is classified as a collector street and has no existing frontage improvements. The site grade descends to the west-northwest with approximately 44 feet of elevation relief from the southeast corner to the northwest corner. The average slope is approximately 9 percent, with slopes ranging from 3 to 60 percent. Steep slopes run east to west in the south central area near proposed Lots 6 and 7 of the site. Preparation of the project site would result in approximately 4,500 cubic yards of soil stripping and for stormwater pond excavation. Excavated soils are proposed for re-use for street and plat construction. Structural import fill material from local sources would be required for building pads. ERC Report 14-001280vZ Final City of Renton Department of Community & omic Development 1vironmental Review Committee Report LUA14-001280 ECF, PP DOHRN MEADOWS PRELIMINARY PLA. Report of September 21, 2015 Page 3 of 7 The site is a combination of two single-family residential properties, with existing homes on each lot that would be removed as part of site preparation. Both existing single-family homes and a detached represent approximately 5,580 square feet of building area. The site contains grassy and treed areas including a wetland and 60 significant trees. Of the 60 significant trees inventoried, 12 are located where the new public right-of-way and street improvements are proposed, 8 would remain in the wetland tract area, with 2 proposed to be retained outside the wetland area. The applicant proposes approximately 60 new trees around the site, primarily around the stormwater tract in the northwest corner of the site and along the southerly boundary of the site. New street trees would also be planted in planter strips within right-of- ways. The applicant provided a wetland reconnaissance report by Altmann Oliver Associates, LLC, dated September 8, 2014. Based on the biological investigation, part of a Category 2 wetland is located in the southwest corner of the site and extends onto abutting properties. A new critical areas tract of approximately 14,213 square feet is proposed. This would contain approximately 5,087 square feet of the Category 2 wetland with the rest of the area proposed as the required critical areas buffer. 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 C. 1. The applicant shall be required to comply with the recommendations included in the Geotechnical Evaluation, Earth Solutions NW LLC, dated September 18, 2014 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated March 2, 2015, for the duration of clearing, grading, site and building construction. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 ER( Report Zoning and Neighborhood Map Aerial Preliminary Plat Plan, Encompass Engineering & Surveying, date 8/12/15 Boundary, Topographic Survey, Tree Inventory, Encompass Engineering & Surveying, date 8/12/15 Preliminary Grading Plan, Encompass Engineering & Surveying, date 8/12/15 Generalized Utility Plan, Encompass Engineering & Surveying, date 8/12/15 Preliminary Cutting, Land Clearing, Landscape Plan, Encompass Engineering & City of Renton Department of Community & economic Development DOHRN MEADOWS PRELIMINARY PLAT Environmental Review Committee Report LUA14-001280 ECF, PP Report of September 21, 2015 Page 4 of 7 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Surveying, date 8/12/15 Preliminary Street Profile, Encompass Engineering & Surveying, date 8/12/15 Revised Preliminary Technical Drainage Information Report, Encompass Engineering & Surveying, date 8/13/15 Geotechnical Evaluation, Earth Solutions NW LLC, date 9/18/14 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC date 3/2/15 Project Narrative Environmental Checklist Tree Retention Worksheet Density Worksheet Wetland Reconnaissance and Evaluation Advisory Notes -City Staff City Transportation Determination for Monterey Pl NE, dated 7/25/13 o_ Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site grade descends to the west-northwest with approximately 44 feet of elevation relief from the southeast corner of the subject site to the northwest corner. The northern half of the subject site has a gentle slope to from east to west. In the south central area of the site, is a steep slope, identified in the geotechnical evaluation as a broken slope feature that is limited in extent and that appears to have been created in part from previous grading activities associated with the existing development (Exhibit 11, page 1). Deducting the wetland tract area of approximately 14,213 square feet, more than 1-1/2 acres would be cleared for the development of the plat. Preparation of the project site would result in approximately 4,500 cubic yards of soil stripping and excavation for the stormwater detention pond (Exhibit 13, page 3). Excavated materials would be re-used on-site where possible. Structural fill would be imported from local sources for building pads. Because the area to be cleared and graded is greater than one acre, the applicant will need to apply for and receive a Washington State Department of Ecology clear and grade permit prior to construction permit issuance. The applicant submitted a Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated September 18, 2014, and an Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated March 2, 2015 (Exhibit 11). The Addendum responds to City staff comments and states that there are no coal mine hazards or seismic hazards on the site. The Addendum also clarifies that the 16-foot tall slope with approximately 34% gradient in the center portion of the site is a man-made slope (Exhibit 11, Addendum). The geotechnical engineer states that the proposed development will not increase the threat of geological hazards to adjacent property beyond pre-development conditions and that it is their opinion that the proposal will not adversely impact other critical areas and that the development proposal can be safely City of Renton Department of Community & economic Development DOHRN MEADOWS PRELIMINARY PLAT Report of September 21, 2015 Environmental Review Committee Report LUA14-001280 ECF, PP Page5of7 accommodated on the subject site (Exhibit 11, Addendum). Based on the recommendations included in the provided report, staff recommends as a mitigation measure that the applicant comply with the recommendations included in the provided Geotechnical Evaluation during clearing, grading, site and building construction. Earth Solutions excavated six test pits across the project site (Exhibit 11). The majority of the test pits contacted soil materials characterized as medium dense to dense weathered and unweathered till deposits known as Alderwood soils (Exhibit 11, page 2). According to the report, existing fill on the site is localized and relatively shallow, extending to depths of about two feet with relative density of the native till deposits increasing with depth, exhibiting medium dense to dense characteristics at depths of roughly two to three feet. The Geotechnical Evaluation also analyzed groundwater levels in all test pits. Groundwater seepage was observed in one test pit location at a depth of two feet (Exhibit 11, page 2). Groundwater was not encountered at any of the other test pit locations. Mitigation Measures: The applicant shall be required to comply with the recommendations included in the Geotechnical Evaluation, Earth Solutions NW LLC, dated September 18, 2014 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated March 2, 2015 during clearing, grading, site and building construction. Nexus: SEPA Environmental Review Regulations. 2. Water a. Wetlands Impacts: The applicant provided a wetland reconnaissance and delineation report prepared by Altmann Oliver Associates LLC, dated September 8, 2014 (Exhibit 16). The report states that a site reconnaissance was conducted on May 12, 2014 and one wetland was identified and delineated in the southwest area of the subject site as depicted on the submitted site survey (Exhibit S). The wetland extends off-site and was determined to be a Category 2 wetland according to City of Renton Critical Areas Regulations and is part of the same wetland that was previously determined to be located on the site of the Taylor Court Short Plat (LUAOS-082). The portion of the wetland on- site is an approximate size of 5,087 square feet. With the required SO-foot buffer for Category 2 wetlands, the critical areas tract would be approximately 14,213 square feet as identified on the plat layout (Exhibit 4). The wetland is located on a slope and is part of a larger wetland that extends onto abutting properties to the south and to the west (Exhibit 16). The area where the wetland is located slopes from south to north approximately 16 feet in elevation change with an approximate 12 percent slope. The on-site portion of the wetland consists of a mowed pasture/lawn dominated by low growing vegetation of grasses, buttercup, and field horsetail. Eight trees located in the wetland and buffer area consist of firs, alder, and apple trees. The Altmann Oliver report describes soils within the wetland as generally saturated near the surface, and further states that surface runoff appears to infiltrate near the toe of the slope along the western property line (Exhibit 16). As a sloped wetland, there is not substantial stormwater storage capability (Exhibit 16). And, because the wetland and buffer have been mowed, the plant community limits the wetlands ability to maintain downstream water quality. City of Renton Department of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Report of September 21, 2015 Environmental Review Committee Report LUA14-001280 ECF, PP Page 6 of7 Altmann Oliver states that the wetland provides for very limited function, providing low wildlife habitat. The wetland and buffer will be placed within a protective critical areas tract as part of the project. As a condition of preliminary plat approval, staff will recommend that a split rail fence and signage be installed to define the wetland buffer boundary. Mitigation Measures: No further mitigation required. Nexus: Not applicable b. Storm Water Impacts: A drainage plan and revised preliminary drainage report prepared by Encompass Engineering was for the project (Exhibit 7 and 10). Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention/ water quality pond is proposed to meet the detention and water quality needs of the project within a tract in the northwest corner of the site (Exhibit 4). The proposed facility will be a public storm water facility with a connection through an easement on the westerly abutting property with a connection to City storm facilities within Lincoln Ave NE. Mitigation Measures: No further mitigation required. Nexus: Not applicable 3. Vegetation Impacts: The site is currently covered with grassy and treed areas and other vegetation where the existing homes, gravel driveways, and accessory buildings are not located (Exhibit 5). The site is currently covered with vegetation including low growing groundcover and areas with mature evergreen and deciduous trees (Exhibit 5). As stated in the Environmental Checklist, the site would be approximately 58 percent impervious surface following full site development with the built-out lots and street improvements (Exhibit 13, page 3). The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. The mix of trees on the subject site is pine, fir, apple, cotton, alder, walnut, and holly species. Of the 60 significant trees on the site, 12 would be excluded for the proposed street improvements and 8 would be excluded as they are in the proposed wetland and wetland buffer area and would not be removed. Therefore, the applicant would be required to retain a minimum of 12 trees or provide for replacement trees. The applicant has proposed to retain two 10-inch diameter fir trees located along the southern property line of the site (Exhibit 8). The applicant proposes to plant 60 replacement trees at 2-inch diameter minimum (Exhibit 8). Mitigation Measures: No further mitigation needed. Nexus: Not applicable 4. Transportation Impacts: The proposed project would result in impacts to the City's street system as there would be 9 future residential homes on the proposed lots, where there have been two homes developed in the past. In order to mitigate transportation impacts the applicant would be required to pay an appropriate Transportation Impact Fee per City Code and prior to the issuance of building permits. City of Renton Department of Community & t:Lonomic Devefopment DOHRN MEADOWS PRELIMINARY PLAT Report of September 21, 2015 Lnvironmentaf Review Committee Report WA14-001280 ECF, PP Page 7 of 7 The proposed preliminary plat is located on the west side of Monterey Pl NE in an area with nearby rolling hills, steep slopes, and previously constructed subdivisions on hills. There are few east-west through streets that would connect Monterey Pl NE with Lincoln Ave NE to the west that could provide a more connected street grid in the vicinity. Staff reviewed the proposal for a potential connection to the west, were the project's proposed dead end would potentially connect with a future thru street to Lincoln Ave NE. Additionally, staff considered the existing wetland on the subject site that extends onto the abutting property to the west where a potential east-west thru street could be located over time. Given the location of the wetland and its associated buffer on the subject site and the continuation of the wetland onto the abutting property to the west, a thru street is not recommended by staff. Mitigation Measures: No further mitigation needed. Nexus: Not applicable E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into Exhibit 17 Advisory Notes to Applicant/Review Comments . ./ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on October 9, 2015. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7'h Floor, (425) 430-6510. w w ~ z <"I, >- w M 0 ZONING MAP BOOK PLANNING • TECHNICAL SERVICES PRINTED DATE: 10102/2013 ThiS document is a 1111>hicrepresentatfon, not gu::Jillteed to survey accu-acy, and is based on the bast infonnation availab~ as of the date Slown. This map is inter.:led for City diSpl(rf ooroosesonly. Community & Economic Development c£.-chip·"1nunt AdtllltJ<IA- .44m,nertn:cw GJ> An«pf ,.,......i ....... ''"'", ,-,'''': -----,, ~Un;,·. 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H7W H7E H'W H8E H9 26 T23N 26 T23N 25 r23 25 r 23N i ! 3(1 T23N : 29 T23N : 29 T23N _ 2s T23N 2s T23N , . 23N , 21 T23N 26 TZJN 26 r2JN r\ 25 ri?N • :~J ,o rn '"w,,, ""'12 ,.,w, ~R"'.}J,;~ . ""'.'.:,:;., RSew,12 • ,s,,,,,_,~e;~;~r;";,:12. 11.'.: RSEE,12. RSew,,, "''','J~::'.'.~'.J'~': 1 ,sew, '4335 i 4335 433~53rr~31 '\32 ' 5332 i 53;, 1 53;:t,5334 i 51~ 5335 fa.36 53361633 : ,J,1~~ : :Vr~, ,~~ ,Jf !;)?r~/ :!]~, • ,{~! . :}Ji~2 J~~ • ( :1~, J~gx JYr~2 f lf ¥£ · JI~, ~~,l .· ~J~2J ,{~;, . _, . . . =-,r, ...... ,r----·. • . .. . L&ke • \ I . 4202. 4202 ,~4'61. 4201 5206l~Q§,..§.2..Q.5J5'2Q5 5204 ~10(5203 5~ 5202 ?20~ 5201 \~1J 620 i J1W J1E /J2W J2E J3W J3E J4W · J4E .. J5W J5E 1 6W,-· Residential LJ {RC) Resource Conservation LJ (R-1) Residential 1dulac LJ (R-4) Residential 4dulac LJ {R-8) Residential Sdulac LJ (R-10) Residential 10du/ac LJ (R-14) Residential 14dulac LJ {RM-F) Residential Multi-Family LJ {RM-T) Res Multi-Family Traditional LJ {RM-U) Res Multi-Family Urban Center LJ (RMH) Res Manufactured Homes Mixed Use Centers LJ (CV) Center Village LJ (CD) Center Downtown LJ (UC-N1) Urban Center North 1 LJ (UC-N2) Urban Center North 2 Commercial LJ (CA) Commercial Arterial LJ (CN) Commercial Neighborhood LJ {CO) Commercial Office LJ (COR) Commercial/Office/Residential Industrial LJ (IL) Industrial Light LJ (IM) Industrial Medium LJ (IH) Industrial Heavy [~~j RENTON c-:...~J Potential Annexation Area PAGE INDEX Page Number Sect/Town/Range EXHIBIT 3 ----·---f ege~~y and Coun-,ty-Boun-da-ry ~I_'_°'_" ----0------~. I ::d~::- 1256 0 128 256 ,~et .1/VGS 1984 Web Mercatc' Auxiliary_ Sphere i . --- Ci~·llton· hnance & IT Oivision i I ! l ~ Information Technology. GIS RentonMapS0ppart@Re:-,1onwa go~ 911712015 --~· --· I THIS MAr IS NOi TO BE L'SED FOR NA~iGATION __ J .11f1d ),~VN/W/13~d E>eJ:BIT 'f ! "! ! SMOa\f3W N"l:JHOQ 1lhl 1 I ----------~-------i _______ _ ' ' I ' I ~ §1 '--'~ I I , ! It I i::_ ,_ --,_--..::_._ -----.J I ~-=-~.:. -~ ---1 ' 'i ' ~---~ ' ' I ' ' I ·' ' I L Nv'ld ,Ui01.N3/\NI 33HL Y J..3A~ns :)/t--fd'VeiEJOdOll,UiONnos SM00'\1'31-Y NHJ-100 \ !' --x.HIBIT 5 ,,, 1:,u11 ~ "' ::illll i l f;f .,,,, i"~ ,,'.JL~h:,;;EtHHiFn;~,$ li ~',~')::•,',· '-I, ' -• ~f_ •:11tK: ~=~, ~;·;,·,,;n, ~; ;,;•, '?P.,,~;; ? ... ~; }~n}~·:- --:, ~ •'· , ' ~ ·. ~ ~ n~~n~i~~Jhd~~~~rHJt?f~ j ~ \,~ '"'",;"iS!Yo'oa",·,.~·,;·~·,~;,s,;,, -,,~·• ~'- / / / / fe· / ·l / ..... / ----;;-,. -. I ! ,· ,; • · 1 · ·, ---~-1-· .. • L I i I I .I I ________ ,,. _____ _J_____ "'"'' :;:-,;,;::;;;----~ - __ , N'rfld EJNIOVtiEJ ,U:iVNIW/13~d SMOQV3W NHHOQ 1 ____________ ~.2_8_N_!W~~H- I I I XHIBIT 6 ' ! ~·--=-!-;··' • Nlfld ..un1.1n a3zn...-v ~c3N3[J SMOOP"3 WN~~oo . .· e 'j" : I ~ ' ' ji I : !! I ' • I ' ! i _ I b ~ 1,l! ·1·1 ; IG s Nl/1d 3d'v'::JSQNY71 IEJNI.Lln:J 33 fJNJ'tJl/370 QN'rf7 'til. ),~v'NIVlll73Hd EXHIBIT 8 SMOO'P"3i'V NHHOO e 'j". . ;' . " i . s •" ···--~ ~I ~~-~--~-·~ I~ ,j it . j1 ' ' ,. !ii " ! ~, •! p; Ii • l! ,f1 ~;i I gii I" I, !l !• !' l! !i: 1;1 ,!; I ~nl, :;i q, I :I ti '!, i 11 Pi 1 ·il,1 i,, ' I "i 1li11· ,,: . ill l ·P ~ '" :f 1 :ilh till! Iii; I 2 i~ lr ·' .. -.. ---==.:.-:=:::=;:~ -311:JO~d .G3~1S ,U:I\/N/Wli3Hd ,, ' ' ' ' SMOQ\f3W N~HOO ! • \ 1,' ·,•I > ,, ', '~\ \ \ ' ' ' \ ' \ ' ' ' ' ' ' ' , :XHIBIT 9" I • II II I I • I I I I • ' • ' I I I I EXHIBIT 10 PRELIMINARY DRAINAGE REPORT for DOHRN MEADOWS City of RENTON 3815 and 3767 Monterey Place NE September 12, 2014 //ZeVt1EO Q/11/15 Encompass Engineering & Surveying, Job No. 13690 <f-lZ-ftf- Prepared by: Encomoass ~ . ENGINEERING & SIJRVEYING I..;/ Wesu!m W•hJngton DMslan 165 NE luniper Street. Suite 101 • /ssaQJ,iah, WA 980:ll • Phone: (42'>) ~92--0750 • Fax: (4/5) l9 I -J05) Ea,bem Washington DMslon I D8 E::ist 2nd Street • Cle Elum, WA 98922 • Phone: f509) 674-74JJ • Fax: (509) 674-7419 Prepared for. CIVIC DEVELOPMENT Joe Pruss 18211 240'" Avenue SE Maple Vally, WA 98038 Entire Document Available Upon Request September 18, 2014 ES-3581 Civic Develogment 18211 -240 h Avenue Southeast Maple Valley, Washington 98038 Attention: Mr. Joe Pruss EXHIBIT 11 Subject Geotechnical Evaluation Dohrn Meadows Short Plat 3815 and 3767 Monterey Place Northeast Renton, Washington Reference: Encompass Engineering Site Plan and Survey King County Soil Survey (NRCS Mapping) Dear Mr. Pruss: Earth Solutions NW LLC In accordance with your request, Earth Solutions NW, LLC (ESNW) has prepared this report and geotechnical evaluation for the proposed development. The project site is located along Monterey Place Northeast in the Kennydale area of Renton, Washington. Development plans include nine building lots and related infrastructure improvements. The attached test pit location plan illustrates the property limits with existing site features and topography. Existing residential developments are located to the north, south, and west of the site. Monterey Place Northeast borders the site to the east. The subject property is currently developed with two residential structures and related outbuildings which will be removed as part of the proposed development. The referenced site plan identifies a wetland tract and stormwater facility tract along the western site boundary. Based on site reconnaissance during the subsurface investigation phase of our evaluation, overall stability throughout the site is characterized as good. No indications of soil instability or areas of severe erosion were identified. An isolated (broken) slope feature exists throughout the south-central area of the site, and is limited in extent. This feature appears to have been created in part from previous grading activities associated with the existing development. No indications of soil instability were noted along this existing feature. Entire Document Available Upon Request ,, / March 2, 2015 ES-3581 ( Earth Solutions NVV LLC Civic Develofnment 18211 -240 h Avenue Southeast Maple Valley, Washington 98038 Attention: Subject: Reference: Dear Mr. Pruss: Mr. Joe Pruss Addendum Geotechnical Report and Response To Review Comments Dohrn Meadows Short Plat 3815 and 3767 Monterey Place Northeast Renton, Washington City of Renton Review Comments Dated December 18, 2014 Encompass Engineering Topographic Survey Dated September 12, 2014 Earth Solutions NW, LLC Geotechnical Evaluation ES-3581, dated September 18, 2014 .I. ~ ( .. -· . .::,. In accordance with your request, Earth Solutions NW, LLC (ESNW) has reviewed the referenced City of Renton review comments. The city review comments pertinent to the geotechnical aspects of the project are provided below, followed by our response. City of Renton Comment -"Please update your geotechnical report in the same format of required content as listed under Geotechnical Report in RMC 4-8-120.D.7". ESNW Response -We have reviewed RMC 4-8-120.D.7. Given the level of proposed development activities (small residential plat) and the findings of the geotechnical investigation, the previously submitted report (ES-3581, dated September 18, 2014) contains the relevant "report sections" as detailed in RMC 4-8-120.D.7. The site does not contain coal mine or seismic hazards, and shoreline considerations do not apply. However, for clw~!i\~!Ject to geological hazards, the following is provided: Kt\., ' ... · Entire Document Available Upon Request ~.UJ 1 4 2~'1S DOHRN MEADOWS PLAT PROJECT NARRATIVE • Project name, size and location of site: EXHIBIT 12 The Dohrn Meadows Plat is located at 3815 & 3767 Monterey Pl NE, Tax Parcels 334570-0181 & 334570-0182. The total area of the site is 89,819 sq. ft. (gross) • Land use permits required for proposed project: Preliminary Plat approval. • Zoning description of the site and adjacent properties: The current zoning of the property is R-8. The adjacent property is zoned R-8. Property to the north, south is single family residential (R- 8). Property to the east is unincorporated King County. • Current use of the site and any existing improvements: Tax Parcel 334570-0181 contains a house, detached garage and sports court. Tax Parcel 334570-0182 contains a house and shed. • Special site features (i.e., wetlands, water bodies, steep slopes): Wetland on the southwest corner of the site. There are no known categorized steep slopes on site. • Statement addressing soil type and drainage conditions: According to the NRCS King County are soils report, the site is approximately 15% Everett, Gravelly Sandy Loam (EvC), 61 % Ragnar-Indianola association, sloping (RdC), and 23% Alderwood gravelly sandy loam (AgD). • Proposed use of the property and scope of the proposed development: Proposed 9-lot single-family residential development of two existing tax parcels. I< F ('. l \/ C i • For plats indicate the proposed number, net density, and range of sizes of the new lots: • Access: Nine lots, with lot sizes of smallest 5,201 sq ft, to the largest of 8,270 sq ft and 9,405 sq ft with a density of 5.625 units per acre. Lots 1 through 8 will access to proposed road that will access on to Monterey Pl NE, Lot 9 will access directly on to Monterey Pl NE • Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.): Curb, gutter, sidewalk and landscaping the property frontage. A sewer will need to be extended to the property • Total estimated construction cost and estimated fair market value of the proposed project: Construction cost of about $150,000 and an estimated fair market value of $1,000,000 ±. • Estimated quantities and type of materials involved if any fill or excavation is proposed: Grading will be required for roads, pond and building pads. Approximately 4,500 cu.yds. of stripping material and pond excavation will be generated for road and plat construction. Structural fill material from local sources will be required for building pads. • Number, type and size of any trees to be removed: Thirty percent of trees required to be retained=> 12 trees. 12 trees will be retained or replaced. There will be (SO) 8" -40" deciduous and conifer trees removed with this project. • Explanation of any land to be dedicated to the City: Onsite access road. • Any proposed job shacks, sales trailers, and/or model homes: NIA • Any proposed modifications being requested: None. • Distance in feet from the wetland or stream to the nearest area of work: 500'+ PLANNINC EXHI81T 13 ENVIRONMENT AL l,Mcvn.L1"T City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefiy, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know• or "does not apply''. Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. RE r: · · Entire Document H:\CED\Data\Fmms-Templates\Self-Help Handouts\ Available Upon Request City of Renton TREE RETE EXHIBIT 14 WORKS~ 1. Total number of trees over 6" in diameter1 on project site: 1. 60 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 0 trees Trees in proposed public streets 12 trees Trees in proposed private access easements/tracts 0 trees Trees in critical areas 3 and buffers 8 trees Total number of excluded trees: 2. 20 trees 3. Subtract line 2 from line 1: 3. 40 trees 4. Next, to determin.e the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. ____ 1_2 __ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4: 5. 2 trees 6. Subtract line 5 from line 4 for trees to be replaced: 6. ____ 1_0 __ trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7. 120 inches 8. Proposed size of trees to meet additional planting requirement: 8 2'' . h (Minimum 2" caliper trees required) • -------tnC 8S 9. Divide line 7 by line 8 for number of replacement trees6 : per tree (if remainder is .5 or greater. round up to the next whole number) 9. 60 trees 1 Measured at chest height. ' Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3· Critical Areas, such as wetlands, streams, floodplains and protected slopes. are defined in Section 4-3-050 of the Renton Municipal Code {RMC). 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per AMC 4-4--130H7a s Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement . r nt:,. \'-\.. s--, H: \CE D\Data \Forms-Temp lates\Sel f-Help Handou ts\Plann in g\ T reeRetention W orkshet=l.duc 12/08 EXHIBIT 15 DENS11 WORKSHt:t: I 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. 89.819 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: 15,028 square feet 0 square feet 5.087 square feet 2. 20.115 square feet 3. 69.704 square feet 4. 1.60 acres 5. 9 units/lots 6. Divide line 5 by line 4 for net density: 6. 5.625 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. r~--· r· . l . Z:\BHI DAT A\Jobs (J)\ [ 3\l3690 Pruss\DOCS\Pre!iminary Plat Submittal\Density Worksheet I .doc l • 03X)8 EXHIBIT 16 Altmann Oliver 1-\.SSOCiates, LLC rAOA \ 'I I 1',. , ' : 1, . ; , , ., \\ \ 'C-11 September 8, 2014 Chad Allen Encompass Engineering and Surveying 165 NE Juniper Street, Suite 201 Issaquah, WA 98027 , I', SUBJECT: Wetland Delineation for Dohrn Meadows 3767 and 3815 Monterey Pl. NE Renton, WA (Parcels 334570-0182 -0181) Dear Chad: ,.;,i,.-, ! [·11\il(HlJtl(·ni.d PLtn11i11g 8.: I .a,,d" .,pc / ··\t cl Ii [t'Clllrt' I AOA-4562 On May 12, 2014 I conducted a wetland reconnaissance on the subject property utilizing the methodology outlined in the May 2010 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). One wetland (Wetland A) was identified and delineated in the southwest portion of the site during the field investigation. This wetland was subsequently surveyed and is depicted on your survey drawing. Wetland A Wetland A is located on a slope in the southwest corner of the property and is part of a larger wetland that extends off-site to the south. The on-site portion of the wetland consists of a periodically mowed pasture/lawn that was dominated by grasses, buttercup (Ranunculus sp.), and field horsetail (Equisetum arvense). Soils within the wetland were generally saturated near the surface and any surface runoff appears to infiltrate near the toe of the slope along the western property line. Attachment A contains data sheets prepared for a representative location in both the upland and wetland. These data sheets document the vegetation, soils, and hydrology information that aided in the wetland boundary determination. Wetland A on the site is part of the same wetland that was previously determined to be a Category 2 wetland during review of the Taylor Court Short Plat (L~q.§-082), which is located immediately to the southeast. Category 2 wetlands reqliift..:.r. standard 50-foot buffer per RMC 4-3-0SOM.6.c. Entire Document Available Upon Request Kris Sorensen From: Sent: To: John Altmann <john@altoliver.com> Wednesday, December 17, 2014 12:44 PM Kris Sorensen Cc: Tom Redding Subject: RE: Elec. Site Plan attached; FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Attachments: Tayor Ct--Posible Adjacent Wetland Buffer.pd/ Hi Kris- After contacting Encompass, it is my understanding that the wetland off-site to the south of the Dohrn Meadows project site was sketched onto the site plan per the attachment. The off-site wetlands on this plan were mapped in 1998 by another consultant. I am not sure if it is a sketch or a survey since I do not see the flag numbers, but in any event I believe my delineation and off-site sketch more accurately reflects the current wetland conditions. Please let me know if you have questions. Thanks. John -----Original Message----- From: Kris Sorensen [mailto:K5orensen@Rentonwa.gov] Sent: Monday, December 15, 2014 8:12 AM To: John Altmann Subject: Elec. Site Plan attached; FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi John -Thanks for calling and talking with Chad. If you can have an answer by Wednesday, that would be great. Kris Sorensen, Associate Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593 -----Original Message----- From: Kris Sorensen Sent: Wednesday, December 10, 2014 9:51 AM To: iohn@altoliver.com Subject: FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Resend, thanks for pointing that out. See new attachment. -----Original Message----- From: John Altmann fmailto:iohn@altoliver.com] Sent: Wednesday, December 10, 2014 9:15 AM To: Kris Sorensen Subject: FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi Kris- 1 Could you please re-check the scan_ .. hey don't appear to match what you int_ _ ed to send. Thanks. John John Altmann Altmann Oliver Associates, LLC 425.333.4535 john@altoliver.com www.altoliver.com -----Original Message----- From: Kris Sorensen [mailto:KSorensen@Rentonwa.gov] Sent: Tuesday, December 09, 2014 4:10 PM To: john@altoliver.com Subject: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi John - I've got a follow-up question on the wetland delineation you provided for Encompass engineering and the Dohrn Meadows plat project in City of Renton. I've attached your wetland report and a some scans that I need clarification on. You can see in one attachment that I provided 3 plans (the plat plan for Dohrn Meadows, your November delineation with the wetland boundaries estimated on the neighboring properties, and your Taylor Court wetland delineation for the subdivision to the south that was done pre-2005). You can see on the three plans above that the wetland delineation on the southern side of the Dohrn project does not match the Dorhn meadows delineation. Although your November delineation shows the wetland boundaries matching up across the properties. Can you clarify that either your November delineation is where the wetland is located on the property to the south of the Dorhn Plat, or why there is inconsistency in the Dohrn Meadows submitted plat plan with the wetland boundaries. If the wetland to the south is located as shown on the Dohrn plat plan, as delineated as part of the Taylor Court project, a SO-foot buffer would require a larger critical areas tract on the Dorhn plat. I am open to talk on the phone and am asking to get clarification for the Environmental review committee report and for the future Hearing Examiner report. Thank you. Kris Sorensen, Associate Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593 2 • IN3d0 !ONI "ll"N :IA Y Nll:101138" I ------ I • ADVISORY NOTES TO API Application Date: September 19, 2014 Name: Dohrn Meadows Preliminary Plat CANT LUA 14-001280 EXHIBIT 17 Aonterey Pl NE 1, WA 98056-4210 PLAN -Planning Review -Land Use Version 1 I September 17, 2015 . ... '" Technical,Services Comments . ·... . . , Contact: Amanda Askren I 425'-430'7369laa!1kren@rentonwa.gov Recommendations: Technical Services Amanda Askren 913/15 from Bob MacOnie's previous comments For Final Plat Preparation: Note the City of Renton land use action number and land record number, LUA14 001280 and LND 10 0518, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility providers block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Do not make references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated Ran: October 06, 2015 Page 1 of 4 ADVISORY NOTES TO APP :ANT LUA 14-001280 of PLAN -Planning Review -Land Use Version 1 I September 17, 2015 Technical Services Comments Contact: Amanda Askren I 425-430·7369 I aaskren@rentonwa.gov document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts A & B created by the plat; please check with the Storm Water Utility to see if they will require that the City be the owner of Tract 'A' if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (Storm Water) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association (HOA) for a Storm Water Detention and Managment. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 9, inclusive, shall have an equal and undivided ownership interest in "Tract A". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for Tract 'B'. Please discuss with the Storm Water Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested prooertv owner. Fire Review· Building CommenJs / .. '" . --· . . ·'):',>~<'._.---:-. " :'· __ .: --·:· ·: ·· ...... Contact: Corey:'thomasJ425,430·7'024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit. Credit would be granted for the two existing homes. 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 hydrants are not within 300 feet of the furthest proposed dwelling, so a new hydrant and water main is required. A water availability certificate is required from Coal Creek Utility District. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is reauired within 150 feet of all points on the buildinas. Dead end streets that exceed 150 feet in lenqth reauire an annroved turnaround. . ·.· . . .. Planning Review Comments. ·.· . Contact: Kris Sorensen} 425-430-65931 ksorensen@ rentorwva.gov Recommendations: Planning: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NP DES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO Ran: October 06, 2015 Page 2 of 4 ADVISORY NOTES TO AP CANT LUA 14-001280 of PLAN -Planning Review -Land Use Version 1 I September 17, 2015 Planning Review Comments Contact: Kris Sorensen I 425,430-6593 I ksorensen@rentonwa.gov TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide suoervision whenever eauioment or trucks are movina near trees. ' ',, Engineering Review Comments Contact: Rohini Nair I 425°430· 7298 I rnair@rentonwa.gov Recommendations: I have reviewed the application for Dohrn Meadows preliminary plat located at 3815 & 3767 Monterey Place NE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided Coal Creek Water service District SEWER The site will be served by City of Renton sewer service. STORM There is no existing storm water pipe on the Monterey Place frontage. STREETS Monterey Place NE is a collector street with existing right of way width of 60 feet. CODE REQUIREMENTS WATER 1. A water availability certificate from Coal Creek Utility District was provided. 2. Approved water plans from Coal Creek Utility District should be provided to the City at the utility construction permit stage. 3. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. 1. SANITARY SEWERThe project proposes to get sewer service connection from the existing 8" diameter sewer main on Lincoln Ave NE via an easement on the neighboring parcel (parcel# 3345700185). 2. 8" diameter sewer main extension is proposed through the site to end at a manhole located at the property line between lots 8 and 9. 3. A minimum 12 feet wide gravel (or paved) access path is required on the sewer main located to the west side of lot 4 till the sewer manhole. 4. A letter is required to be provided from Coal Creek Utility District during utility construction permit stage confirming if the Coal Creek sewer latecomer fee is applicable or not applicable. 5. For this project, to meet the required separation between utility lines, it is allowable to locate the sewer main in the planter portion within the public right of way before the sidewalk of the proposed public street. This will be contingent on two conditions -(1) the dry utilities should be located back of the sidewalk to provide required separation with the sewer main, and (2) trees will not be allowed in the planter area with the sewer main. 6. Individual lots are to be served by individual side sewers. The side sewers should not be located under driveways. 7. System development charge (SOC) fee is applicable at the time of issuance of the utility construction permit. The current sewer SOC fee for a 1" meter is $2,135. SURFACE WATER 1. A drainage plan and drainage report prepared by Encompass Engineering was for the project. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention / water quality pond is proposed to meet the detention and water quality needs of the project. The proposed facility will be a public storm water facility. Appropriate individual lot storm water flow control BMPs will be required to be provided by the project. Bypass of runoff from non targeted surfaces shall be described in the drainage report. The plans submitted during the utility construction permit stage should show the public storm water pipes located outside the planter and outside the sidewalk. Required horizontal and vertical separation between the utility lines should be provided. Storm water pond geometry shall be in accordance with the City adopted 2009 King County Surface Water Design Manual (KCSWDM) and associated City Amendments. Storm water pond access as per the City Amendments should be provided. Final plans and drainage report based on the requirements mentioned in the City of Renton Amendments to the 2009 King County Surface Water Manual is required to be submitted with the utility construction permit. 2. A gravel (or paved) access path is required on the west side of the storm water pond till the most northern catch basin. Storm water access as per the City Amendments should be provided. 3. A geotechnical report and an addendum were submitted by Earth Solutions NW, LLC. The report identifies the site soils as loam with till deposits in the vicinity of the site. 4. 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 and the fees Ran: October 06, 2015 Page 3 of4 ADVISORY NOTES TO APP :ANT LUA 14-001280 of PLAN -Planning Review -Land Use Version 1 I September 17, 2015 Engineering Review. Comments Contact: Rohini Nair I 425-430-7298 I rnair@rentonwa:,gov are payable prior to issuance of the construction permit. 5. A Construction Stormwater General Permit from Department of Ecology is required for projects that have clearing and grading exceeding one acre. TRANSPORTATION /STREET 1. Payment of transportation impact fee is applicable on the single family houses. The current transportation impact fee rate is $2,214.44 per new lot. The transportation impact fee that is current at the time of building permit will be levied. Payment of the transportation impact fee is due at the time of issuance of the single family building permits. 2. Monterey Place NE is a collector street with existing right of way width of 60 feet. Monterey Place NE is a Collector Street. The available right of way (ROW) width on this street is 60 feet. The proposed Monterey Place NE half street section shows a 11 feet wide travel lane, 5 feet wide bike lane, 0.5 foot wide curb, 8 feet wide landscaped planter strip, and 5 feet wide sidewalk, and 0.5 foot wide clear width back of sidewalk, located within the right of way. A 1 feet wide clear width is required back of the sidewalk (as was previously mentioned in the preapplication comments for the project). A 0.5 foot wide ROW dedication will be applicable on the Monterey Place NE frontage. A modification request will be required to be provided by the developer to provide the 5 feet wide sidewalk instead of the code required 8 feet width. Staff recommends support of the 5 feet wide sidewalk width to be consistent with the existing sidewalk along the corridor. Additional pavement widening (subject to survey) is required to provide the proposed 5 feet wide bike lane. Saw cut at the existing fog line and construct the bike lane to ensure that standard pavement thickness is provided under the bike lane. Restriping of Monterey Place NE frontage is also applicable. 3. A limited access residential street with 20 feet paved width is proposed as the internal site access. 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk are also shown on both sides of the street. A hammerhead turnaround is proposed at the dead end of the internal access street. The hammer head turnaround should meet with fire department requirements also. Parking is not allowed on streets with 20 feet or less paved width. 4. Adequate sight distance should be provided at the intersection of the proposed new street with Monterey Place NE. 5. No lot is proposed to gain direct access from Monterey Place NE. The individual driveways shall be as per AMC 4 4 060. 6. Paving and trench restoration as per the City's Standard Trench Restoration and Pavement Overlay Standards will be applicable for any utility work or any pavement cut work in the public street. 7. Street lighting as per City standards is required on the internal access road. Street lighting is not required on Monterey Place NE frontage due to the existing overhead power lines and transformer. Street lighting plans should be included with the civil plan submittal. 8. Sidewalks and ramps shall be ADA compliant. 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. A licensed Civil Engineer shall prepare the civil plans. 2. 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. 3. A tree removal and tree retention/orotection olan and a seoarate landscaoe olan shall be included with the civil plan submittal. Ran: October 06, 2015 Page 4 of 4 EXHIBIT 18 Lincoln Av NE from NE 44th Street east to the city limits With concurrence from Bob Mahn and Jim Seitz on July 25, 2013 TwQ.l;l_n_e street with bike lanes, 8 foot planting strip, 5 foot sidewalk and 1 foot clearance at back of sidewalk. Pavement width, with 11 foot lanes and 5 foot bike lane would be 32 feet. Total row required would be 60 feet. with 60 feet of existing row in most locations. Even with this concept, we will need survey and follow-up discussion on each site development to determine where to actually install the new curb relative to existing pavement. We may have locations where the existing pavement is outside of existing row, which will make it tricky to then install a planting strip and new sidewalk without substantial row dedication. Jim and I concur with your recommendation of 32 feet for the roadway width on Lincoln Ave NE. A 32- foot roadway width with an 8-foot planting strip, 5-foot sidewalk, and one foot behind the sidewalk on each side of the roadway would result in a total ROW width of 60 feet (rather than the 58 feet noted below in your e-mail). We also agree that there may be locations where the existing pavement is outside of the existing ROW, which will require ROW dedication to install the recommended street section. Bob Mahn Transportation Planning X-7322 From: Neil R. Watts Sent: Wednesday, July 24, 2013 12: 19 PM To: Jim Seitz; Bob Mahn; Kayren K. Kittrick Cc: Jan Illian; Rohini Nair Subject: Another arterial design request -Lincoln Av NE Sorry guys, seems like we are building on every street in the city this year. This one is tricky to install, regardless of the cross-section design because the existing pavement is so far on the north/east side of the existing row. So for Lincoln Av/Monterey Pl NE from NE 43 St and onward south/east to the city limits. Recommendation is for two lane street with bike lanes, 8 foot planting strip, 5 foot sidewalk and 1 foot clearance at back of sidewalk. Pavement width, with 11 foot lanes and 5 foot bike lane would be 32 feet. Total row required would be 58 feet, which is exceeded already in most places with 60 feet of existing row. Even with this concept, we will need survey and follow-up discussion on each site development to determine where to actually install the new curb relative to existing pavement. We may have locations where the existing pavement is outside of existing row, which will make it tricky to then install a planting strip and new sidewalk without substantial row dedication. Neil Jan For purposes of the pre-construction comments for the project at NE 43'' and Lincoln, our comments should say this is still under review, but our best guess at this point is new curb and gutter 16 feet from centerline of existing pavement, 8 foot planting strip, 5 foot sidewalk, 1 foot clearance at back of sidewalk. Depending on survey information, additional row dedication may be required to accommodate these required street improvements. The 43'' frontage is commercial, non-arterial -this one may be a challenge because of adjacent wetland issues. EXHIBIT 20 WATER AVAILABILITY CERTIFICATE 1Do not write in this box Number Name D D Building Permit Short Subdivision Preti ml nary Plat or PUD Rezone or other APPLICANTS NAME: Encompass~Dohrn Meadows PROPOSED USE: Preliminary Plat-9 Lots LOCATION: 3815&3767 Monterey Place Tax Lots #334570-0181/0182 (Attach .... p&-1"'8ol de...,,1pU0111111e<X1Y<1nJ) WATER PURVEYOR INFORMATION: l A. D Water service will be provided by service connection only to an OR B. 2 A. OR B. D 3 A. D 0~ B. gJ 4 A. iii Rate of Flow existing size w;;iter main feet from the site. Water service will require an improvement to the water system of: (1) ~ feet of water main to reach the water system of; (2) the construction of a distribution system on the site; and/or ( 3) other-see attached description Extension of main in Monterey Place to NE property corner. The water system improvement is in conformance with a District approved water comprehensive plan. The water system improvement will require a water comprehensive plan amendment. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city. Annexation or BRB approval will be necessary to provide service. A portion of the property Is outside the District water service area and corporate boundary. Water is/or will be available at the rate of flow and duration indicated below at no less than 20psl measured at the nearest fire hydrant 2.8....E.llL. from the building/property {or as marked on the attached map): D less than 500 gpm (approx. gpm) Duration D 0 less than l hour l hour to 2 hours 2 hours or more other D 500 to 999 gpm l'ti 11 000 gpm or more ~ D flow test of gpm D D A. D calculation of gpm (Commercial Building Permits require flow test or calculation) OR Water application required tor all Water system Isn't capable B. D of providing fire flow. COMMENTS/CONDITIONS General facility Charge of $5000 per lot; Meter and Seattle Public Utilities Charges depending on meter size; Developer Extension Required l here~ certtl:1,1 that the cihove water agenC1,J Information 111 true. lh111 c:ertdication shall be vahd 101 one 1,JeM from the cLite of signature. Coal Creek Utility District .,T'co,,dd:::,.;,H~yc:,n,:,e::;k=-==.,------- Agency Name Signatory Name (Print) ~i~:ations Manager ~~ b~;;·t!' Note: All conditions subject to change -\ Edulog WebQuery EXHIBIT 21 WebQuery User Information: Address 3815 MONTEREY PL NEEdit User Information Grade: Program: Select a School: School Name HAZELWOOD ES 2016 PROPOSED NEW MIDDLE SCHOOL MCKNIGHT MS MEADOW CREST EARLY EDUCATION HAZEN HS SECONDARY LEARNING CENTER © Education Logistics. Inc. School School School Web Eligibility Code Map Site Description HAZ map Eligible 2016NEW map Eligible MCK map Eligible MCE map Eligible HHS map Eligible SLC map Eligible Page 1 of 1 Grades 01, 02,03,04, 05, K2, K2A, K2P, K2X, KA, KO, KP 06, 07, 08 06,07, 08 P3,P4,PA,PD,PP,PS 09, 10, 11, 12, GD 07, 08, 09, 10, 11, 12, GD http://busroutes.rentonschools.us/edulog/webquery /WebQuery RequestController?address... I 0/06/2015 Kris Sorensen From: Sent: To: Cc: EXHIBIT 22 Randy Matheson < randy.matheson@rentonschools.us> Friday, October 10, 2014 7:30 AM Sabrina Mirante Kris Sorensen Subject: RE: City of Renton Notice of Preliminary Plat -Dorhn Meadows Preliminary Plat, LUA14-001280, ECF, PP Hi Sabrina, Thanks for making this an easier, online process. I responded to this in an earlier email, but failed to scroll down and see the form request. I'm on board now and will respond to these reuests using the form. Randy Matheson, Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 1 425.204.2345 I randy.matheson@rentonschools.us I www.rentonschools.us I Ii ~ Qfrrton From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov] Sent: Thursday, October 9, 2014 4:07 PM To: Randy Matheson Cc: Kris Sorensen Subject: City of Renton Notice of Preliminary Plat -Dorhn Meadows Preliminary Plat, LUA14-001280, ECF, PP October 9, 2014 Randy Matheson, Community Relations Renton School District 300 SW 7th Renton, WA 98057 Subject: Dohrn Meadows Preliminary Plat LUA14-001280, ECF, PP - ,, • Ci.ty of \, '. I The City of Renton's Department of Community and Economic Development (CED) has received an application for a type of project located at 3815 & 3767 Monterey Pl. NE, Renton, WA. 1 Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this notice to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300, by October 24, 2014 . Elementary School: Hazelwood Elementary Middle School: McKnight Middle School (In 2016, the new middle school assignment for both of these addresses will be the new middle school being built now in the northern end of the district in Newcastle.) High School: Hazen High School Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes Yes, for 9 residential lots No __ _ Any Comments: _____________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-6593. Sincerely, ~t b'*,. ••. • 71L,, Kris Sorensen Associate Planner Sabrina :Mirante, Pfanning Secretary City of Renton I CED I Planning Division 1055 s Grady Way I 6th Floor I Renton, WA 98057 Phone: 425.430.6578 I Fax: 425.430. 7300 I smirante@rentonwa.gov 2 Denis Law Mayor EXHIBIT 23 September 24, 2015 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 (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on September 21, 2015: SEPA DETERMINATION: PROJECT NAME: Determination of Non-Significance Mitigated (DNSM) Dohrn Meadows Preliminary Plat PROJECT NUMBER: LUA14-001280 ECF, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 9, 2015, 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) 430-6593. For the Environmental Review Committee, Kris Sorensen Assistant Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter1 Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preseivation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov DEPARTMENT OF COM MUI AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA14-001280 ECF, PP Joe Pruss; Civic Development; 18211 240th Ave SE; Maple Valley WA 98038 Dohrn Meadows Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Preliminary Plat review and Environmental {SEPA) review for a 9-lot single family residential subdivision. The 89,819 square foot (2.06- acre) site is a combination of two parcels located at 3815 and 3767 Monterey Pl NE within the Residential-8 {R- 8) zone and Kennydale Community Planning Area. Proposed single-family lot sizes range from approximately 5,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would be demolished. Approximately 15,028 square feet is proposed to be dedicated for a new public street. Two tracts are proposed, one for the subdivision stormwater facility at approximately 9,404 square feet in the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site. Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees would be added to the site. The project would result in approximately 4,500 cubic yards of excavation for site grading and road and plat construction and fill would be required for future home building pads. Street frontage improvements would. be provided along Monterey Pl NE. A new internal dead-end road is proposed with curb, gutter and sidewalk that would provide access to the lots with a connection to Monterey Pl NE. The applicant submitted a drainage report, geotechnical report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan. PROJECT LOCATION: LEAD AGENCY: 3815 & 3767 Monterey Pl NE City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement {EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-0700 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 October 9, 2015. 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. Dohm Meadows Preliminary Plat, LUA14-001280, ECF, PP DEPARTMENT OF COM MUI AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department September 25, 2015 SEPTEMBER 21, 2015 Date ·'6 od' Mark Teiiifs'on,'Administrator Fire & Emergency Services C.E. "Chip" Vincent, Administ Department of Community & Economic Development 7 /2_ I //J~ r, Date 9(2,(1'> Date Dohm Meadows Preliminary Plat, LUA14-001280, ECF, PP DEPARTMENT OF cor ..... UNITY ANO ECONOMIC DEVELOPMENT -------Kenton® DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-001280, ECF, PP Joe Pruss; Civic Development;18211 240'h ave SE; Maple Valley WA 98038 Dohrn Meadows Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Preliminary Plat review and Environmental (SEPA) review for a 9-lot single family residential subdivision. The 89,819 square foot (2.06-acre) site is a combination of two parcels located at 3815 and 3767 Monterey Pl NE within the Residential-8 (R-8) zone and Kennydale Community Planning Area. Proposed single-family lot sizes range from approximately 5,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would be demolished. Approximately 15,028 square feet is proposed to be dedicated for a new public street. Two tracts are proposed, one for the subdivision stormwater facility at approximately 9,404 square feet in the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site. Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees would be added to the site. The project would result in approximately 4,500 cubic yards of excavation for site grading and road and plat construction and fill would be required for future home building pads. Street frontage improvements would be provided along Monterey Pl NE. A new internal dead-end road is proposed with curb, gutter and sidewalk that would provide access to the lots with a connection to Monterey Pl NE. The applicant submitted a drainage report, geotechnical report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan .. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 3815 & 3767 Monterey Pl NE The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall be required to comply with the recommendations included in the Geotechnical Evaluation, Earth Solutions NW LLC, dated September 18, 2014 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated March 2, 2015, for the duration of clearing, grading, site and building construction. 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 ore not subject to the appeal process for the land use actions. PLAN -Planning Review -Land Use Version 21 September 17, 2015 Planning Review Comments Contact: Kris Sorensen I 425-430-6593 I ksorensen@rentonwa.gov On hold letter sent 12/18/14. Fire Review-Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit. Credit would be granted for the two existing homes. 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 hydrants are not within 300 feet of the furthest proposed dwelling, so a new hydrant and water main is required. A water availability certificate is required from Coal Creek Utility District. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet in length require an approved turnaround, proposed hammerhead turnaround is acceptable. Technical Services Comments Contact: Bob MacOnie I 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Preliminary Plat: Bob Mac Onie 10/21/2014 Note the City of Renton land use action number and land record number, LUA14 001280 and LND 10 0518, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. ERC Mitigation Measures and Advisory Notes Page 2 of8 The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. PLAN -Planning Review -land Use Version 2 I September 17, 2015 Technical Services Comments Contact: Bob MacOnie I 425-430-7369 I bmaconie@rentonwa.gov Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director . A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Do not make references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts A & B created by the plat; please check with the Storm Water Utility to see if they will require that the City be the owner of Tract 'A' if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (Storm Water) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association (HOA) for a Storm Water Detention and Managment. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of ERC Mitigation Measures and Advisory Notes Page 3 of 8 property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 9, inclusive, shall have an equal and undivided ownership interest in "Tract A". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for Tract 'B'. Please discuss with the Storm Water Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. Police Plan Review Comments Contact: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal impact on police services. PLAN -Planning Review -Land Use Version 1 I September 17, 2015 Technical Services Comments Contact: Amanda Askren I 425-430-7369 I aaskren@rentonwa.gov Recommendations: Technical Services Amanda Askren 9/3/15 from Bob MacOnie's previous comments For Final Plat Preparation: Note the City of Renton land use action number and land record number, LUA14 001280 and LND 10 0518, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. ERC Mitigation Measures and Advisory Notes Page4of8 Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Un platted'. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Do not make references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts A & B created by the plat; please check with the Storm Water Utility to see if they will require that the City be the owner of Tract 'A' if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (Storm Water) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association (HOA) for a Storm Water Detention and Managment. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 9, inclusive, shall have an equal and undivided ownership interest in "Tract A". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for Tract 'B'. Please discuss with the Storm Water Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. ERC Mitigation Measures and Advisory Notes Page 5 of 8 Fire Review-Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of$495.10 per single family unit. This fee is paid at time of building permit. Credit would be granted for the two existing homes. 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 hydrants are not within 300 feet of the furthest proposed dwelling, so a new hydrant and water main is required. A water availability certificate is required from Coal Creek Utility District. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet in length require an approved turnaround. Planning Review Comments Contact: Kris Sorensen I 425-430-6593 I ksorensen@rentonwa.gov Recommendations: Planning: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Engineering Review Comments Contact: Rohini Nair I 425-430-7298 I rnair@rentonwa.gov Recommendations: I have reviewed the application for Dohrn Meadows preliminary plat located at 3815 & 3767 Monterey Place NE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided Coal Creek Water service District SEWER The site will be served by City of Renton sewer service. STORM There is no existing storm water pipe on the Monterey Place frontage. STREETS Monterey Place NE is a collector street with existing right of way width of 60 feet. ERC Mitigation Measures and Advisory Notes Page6of8 CODE REQUIREMENTS WATER 1. A water availability certificate from Coal Creek Utility District was provided. 2. Approved water plans from Coal Creek Utility District should be provided to the City at the utility construction permit stage. 3. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. SANITARY SEWER The project proposes to get sewer service connection from the existing 8" diameter sewer main on Lincoln Ave NE via an easement on the neighboring parcel (parcel# 3345700185). 2. 8" diameter sewer main extension is proposed through the site to end at a manhole located at the property line between lots 8 and 9. 3. A minimum 12 feet wide gravel (or paved) access path is required on the sewer main located to the west side of lot 4 till the sewer. manhole. 4. A letter is required to be provided from Coal Creek Utility District during utility construction permit stage confirming if the Coal Creek sewer latecomer fee is applicable or not applicable. 5. For this project, to meet the required separation between utility lines, it is allowable to locate the sewer main in the planter portion within the public right of way before the sidewalk of the proposed public street. This will be contingent on two conditions -(1) the dry utilities should be located back of the sidewalk to provide required separation with the sewer main, and (2) trees will not be allowed in the planter area with the sewer main. 6. Individual lots are to be served by individual side sewers. The side sewers should not be located under driveways. 7. System development charge (SDC) fee is applicable at the time of issuance of the utility construction permit. The current sewer SDC fee for a 1" meter is $2,135. SURFACE WATER 1. A drainage plan and drainage report prepared by Encompass Engineering was for the project. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention/ water quality pond is proposed to meet the detention and water quality needs of the project. The proposed facility will be a public storm water facility. Appropriate individual lot storm water flow control BMPs will be required to be provided by the project. Bypass of runoff from non targeted surfaces shall be described in the drainage report. The plans submitted during the utility construction permit stage should show the public storm water pipes located outside the planter and outside the sidewalk. Required horizontal and vertical separation between the utility lines should be provided. Storm water pond geometry shall be in accordance with the City adopted 2009 King County Surface Water Design Manual {KCSWDM) and associated City Amendments. Storm water pond access as per the City Amendments should be provided. Final plans and drainage report based on the requirements mentioned in the City of Renton Amendments to the 2009 King County Surface Water Manual is required to be submitted with the utility construction permit. 2. A gravel (or paved) access path is required on the west side of the storm water pond till the most northern catch basin. Storm water access as per the City Amendments should be provided. 3. A geotechnical report and an addendum were submitted by Earth Solutions NW, LLC. The report identifies the site soils as loam with till deposits in the vicinity of the site. 4. The current surface water system development charge (SDC) 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 and the fees are payable prior to issuance of the construction permit. 5. A Construction Stormwater General Permit from Department of Ecology is required for projects that have clearing and grading exceeding one acre. TRANSPORTATION/STREET 1. Payment of transportation impact fee is applicable on the single family houses. The current transportation impact fee rate is $2,214.44 per new lot. The transportation impact fee that is current at the time of building permit will be levied. Payment of the transportation impact fee is due at the time of issuance of the single family building permits. 2. Monterey Place NE is a collector street with existing right of way width of 60 feet. Monterey Place ERC Mitigation Measures and Advisory Notes Page 7 of 8 NE is a Collector Street. The available right of way (ROW) width on this street is 60 feet. The proposed Monterey Place NE half street section shows a 11 feet wide travel lane, 5 feet wide bike lane, 0.5 foot wide curb, 8 feet wide landscaped planter strip, and 5 feet wide sidewalk, and 0.5 foot wide clear width back of sidewalk, located within the right of way. A 1 feet wide clear width is required back of the sidewalk (as was previously mentioned in the preapplication comments for the project). A 0.5 foot wide ROW dedication will be applicable on the Monterey Place NE frontage. A modification request will be required to be provided by the developer to provide the 5 feet wide sidewalk instead of the code required 8 feet width. Staff recommends support of the 5 feet wide sidewalk width to be consistent with the existing sidewalk along the corridor. Additional pavement widening (subject to survey) is required to provide the proposed 5 feet wide bike lane. Saw cut at the existing fog line and construct the bike lane to ensure that standard pavement thickness is provided under the bike lane. Restriping of Monterey Place NE frontage is also applicable. 3. A limited access residential street with 20 feet paved width is proposed as the internal site access. 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk are also shown on both sides of the street. A hammerhead turnaround is proposed at the dead end of the internal access street. The hammer head turnaround should meet with fire department requirements also. Parking is not allowed on streets with 20 feet or less paved width. 4. Adequate sight distance should be provided at the intersection of the proposed new street with Monterey Place NE. 5. No lot is proposed to gain direct access from Monterey Place NE. The individual driveways shall be as per RMC 4 4 060. 6. Paving and trench restoration as per the City's Standard Trench Restoration and Pavement Overlay Standards will be applicable for any utility work or any pavement cut work in the public street. 7. Street lighting as per City standards is required on the internal access road. Street lighting is not required on Monterey Place NE frontage due to the existing overhead power lines and transformer. Street lighting plans should be included with the civil plan submittal. 8. Sidewalks and ramps shall be ADA compliant. 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. A licensed Civil Engineer shall prepare the civil plans. 2. 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. 3. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. ERC Mitigation Measures and Advisory Notes Page 8 of 8 DEPARTMENT OF CO EXHIBIT 24 PLANNING DIVISION · AFFIDAVIT OF :.ERVICE BY JIIIAILINC:J On the 3rd day of October, 2014, 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 See Attached Joe Pruss Contact Chad Allen Applicant Gregg & Natalie Dohrn Owners (Signature of Sender): ----,f--'f/;l,.4<«-L-"'---i-lJ.....l.l....l.l--.0...1---f------------, ,,,\ \\ \ \ i I I I I I . ,, 0'"' ' _ .... ,'...( ~ vvf::.. 1 111 • STATE OF WASHINGTON .::-V '''''"'\\1111 ~u' 11-:::0N ~.:;,oM EJti,"',, 1 ~ : _..~ "@', I ~ J: ::.-0 ..._•lfr ~\ ~ :;: E~ .. '-'i 1· ::: ~o .. • -::i z ::;: ;, ~u (.I ! 0::: COUNTY OF KING ~ \ -'>uev"' '\ ! ,-;:, ~ I certify that I know or have satisfactory evidence that Sabrina Mirante '\ \JI/'•,,,,, 8-29·;_-,.--'" ,f § .-"1:l-... ~\~\\~~':~ .::-signed this instrument and acknowledged it to be his/her/their free and voluntary act for thew~·'O'/" wPJ"':'.~f}S mentioned in the instrument. 11 1•1\\'"'''''''' Dated: ~{,p, Notary (Print): ___ -'-"\ \v-"-'-'\ l .. ""l'j-----'1__,::,C'-'J,"'v""';,'"-"1~......_----------- My appointment expires: "\ a --, Au.5'v.d d. '1 .:;/.01 T LUA14-001280, ECF, PP 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 •u Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILlr (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 ouwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division• Environmental Planning Supervisor Ms. Shirley Marroquin 201 s. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 110'" Ave NE Mailstop EST llW Bellevue, WA 98004 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015-172"' Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn: Ms Melissa Calvert 39015 172Md Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Jack Pace Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 •Note: lf 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 Checklist1 Site Plan PMT, and the Notice of Application. uoepartment of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ... Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing Chad Allen Encompass Engineering 165 NE Juniper St, Suite 201 lssaauah, WA 98027 JOE PRUSS 18211 240TH Ave SE MAPLE VALLEY. WA 98038 Natalie Dorhn 2205 W 136th St Broomfield. CO 80023 Gregg Dohrn 2129 S Rockwood Blvd Sookane. WA 99203 3345700137 3345700211 3345700213 AKUTAGAWA DORAN+TIEN ALBRECHT SUZANNE M ALLEN CREEK HOMES LLC 1820 NE 38TH ST 2000 NE 37TH PL 2001 NE 37th Pl RENTON, WA 98056 RENTON, WA 98056 Renton, WA 98056 3345700207 3345700207 3345700207 ALLEN CREEK HOMES LLC ALLEN CREEK HOMES LLC ALLEN CREEK HOM ES LLC 2012 NE 37th Pl 8724 NE 134TH ST 8724 NE 134TH ST Renton, WA 98056 KIRKLAND, WA 98034 KIRKLAND, WA 98034 3345700172 3345700200 3345700200 BOLLINGER REX EUGENE+SUSAN CADIEUX MARC D+FORTIN KEN CADIEUX MARC D+FORTIN KEN 3812 MONTEREY PL NE 3720 Lincoln Ct NE PMB #154 RENTON, WA 98056 Renton, WA 98056 NEWCASTLE, WA 98059 3345700235 3224059082 9360900010 CARPENTER THOMAS E Ill CHAUDHRY MAT +AFSHAN CHEN LI 3601 LINCOLN AVE NE 2110 NE 36TH ST 19509 SE 27TH PL RENTON, WA 98056 RENTON, WA 98056 SAMMAMISH, WA 98075 9360900010 3345700133 3345700141 CHEN LI COOPER KENNETH H COUSIN SYDNEY L JR+MARLENEA 8535 113th Ave SE 3821 LINCOLN AVE NE 1204 ELMSTEAD DR Newcastle, WA 98056 RENTON, WA 98056 WINTERVILLE, NC 28590 3345700196 3345700161 3345700181 D'COSTA JOHN+SANDRA DEBOER DENIS E DOHRN NATALIE A+WADE JOHN G 3708 LINCOLN CT NE 3866 MONTEREY PL NE 13578 KING LAKE TRL RENTON, WA 98056 RENTON, WA 98056 BROOMFIELD, CO 80020 3345700182 3345700203 3345700212 DOHRN RONALD G GREENWOOD CAPITAL 1 LLC HARLAN BRIAN M+JAIMI L DENN 2129 S ROCKWOOD BLVD 7517 GREENWOOD AVE N 3625 MONTEREY CT NE SPOKANE, WA 99203 SEATILE, WA 98103 RENTON, WA 98056 3345700220 3345700171 3345700192 HINES DELORES M JASLOWSKI RICHARD E JIMENEZ JOENALD+JIMENEZ GLENDA 1825 NE 38TH ST 3865 MONTEREY PL NE 3705 LINCOLN CT RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3345700139 3345700221 3224059033 JOHNSTON AMY L+OYER scon D JUNG YOON SUN KENDALLHAROLD+SANDRA 1817 NE 38TH PL 2025 NE 37TH PL 8431116TH AVE SE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 9360900100 3345700131 3345700190 LI SHAOXIA LIM YANG KEUN+LIM SONGMI LIU YUNLONG+LI LIN 11305 SE 86TH PL 3815 LINCOLN AVE NE 3711 LINCOLN CT NE NEWCASTLE, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3345700201 3345700183 3345700183 LUM MATTHEW+JUDY LUM TIMOTHY W H LUM TIMOTHY W H 2024 NE 37TH PL 12607 SE 78TH PL 3802 Monterey Pl NE RENTON, WA 98056 NEWCASTLE, WA 98056 Renton, WA 98056 3345700205 9360900230 3345700208 MASKER JOHN JOSEPH+CHAPMAN MEDA RAVINDRANATH MOROSO PAMELA J 2017 NE 37TH PL 8615 113TH AVE SE 3620 MONTEREY CT NE RENTON, WA 98056 NEWCASTLE, WA 98056 RENTON, WA 98056 9360900030 9578070150 9578070160 NAN CARROW SHARON PFISTER NEWCASTLE CITY OF NEWCASTLE CITY OF 11302 SE 86TH PL 12835 NEWCASTLE WAY #200 12835 NEWCASTLE WAY #200 RENTON, WA 98056 NEWCASTLE, WA 98056 NEWCASTLE, WA 98056 3345700219 3345700132 3345700130 NGUYEN MINH NIELSEN BRUCE NIELSEN KRIS L 2007 NE 37TH PL 3825 LINCOLN AVE NE 3835 LINCOLN AVE NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3345700198 3345700135 3345700237 NIXON IAN W+DIANE P PASKETT GREGORY K+ANNE C PROFF VERNON+DOLORES 2100 LAKE WASHINGTON BLVD N #H305 1826 NE 38TH ST 3612 LINCOLN CT NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3345700186 3345700216 3345700141 PRZASNYSKI JEREMY D+JESSICA QUACH VAN MONG Resident 3723 LINCOLN CT NE 3636 LINCOLN AVE NE 1818 NE 38th Pl RENTON, WA 98056 RENTON, WA 98056 Renton, WA 98056 3345700203 3345700182 3345700181 Resident Resident Resident 2018 NE 37th Pl 3767 Monterey Pl NE 3815 Monterey Pl NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 9360900020 9360900010 3345700170 Resident Resident SHAW LORELIE 8529 113th Ave SE 8535 113th Ave SE 3828 LINCOLN AVE NE Newcastle, WA 98056 Newcastle, WA 98056 RENTON, WA 98056 3345700165 3345700179 9360900020 SHAW RALPH SHIAO-CHIN CHAO SHINN MARK D+ROXANNE L 909 N BLACKBIRD DR 601 S KING ST #302 6947 COAL CREEK PKWY SE GILBERT, AZ 85234 SEATTLE, WA 98104 NEW CASTLE, WA 98059 9360900240 3345700210 3345700209 SIDDIQUI AAFREEN SORIA AMINADAB+OGUILVER HER SPRINGER LEON A+JACOBSEN LA 8607 113TH AVE SE 3626 MONTEREY CT NE 2006 NE 37th Pl NEWCASTLE, WA 98056 RENTON, WA 98055 Renton, WA 98056 3345/00209 SPRINGER LEON A+JACOBSEN LA 2749 SW SYLVAN HEIGHTS DR SEATTLE, WA 98106 3345700185 TRUS GARY L & MAXINE D 3792 LINCOLN AVE NE RENTON, WA 98056 3345700194 SUGITA EUGENE HAYATO+ERICA 3702 LINCOLN CT NE RENTON, WA 98056 3345700188 ZOPE SATISH PANINl+MARSHA R 3717 LINCOLN CT NE RENTON, WA 98056 3224059013 TOOLE JAMES C+MARY PARYPA 11505 SE 85TH LN NEWCASTLE, WA 98056 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS·M) A,-,-,Ai>!>llatlon!u<bMn!O,dand,-..,.dwtt!tthoO.po"""""of~itvl.E«inomkO.--.O..pll>l,rt lcm)-... nnlncOtv,,k,n.,fthoOty<if"-Tho-iftabriirll),--t!loo~ .... tt,,,-....,.,y _,_ CATE OF Nona OF.l,PPUC,O;nON, O<tDbt<9, l014 '1lOJecTDE5<JWl'T!Olt, Tho >ppllant k ~ -~"II ---'Y P,,t l'1d Envl'°""'"""'IISa>Ai,..,..,,.,l'wapa=l,""'q119,1i,,tll.o,;..a.,l"'ll><ElllmM.,.prn_fD ... ,.,,,._ ""° g raid•ntl>l loa w,ti,""' <mlal ,...,11>« and ono mnn-!rad ~-kl bo S 5 du/oc. 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CONTACT PERSON: Kr!s S<irensen, p.,;sodate Planner; Tel: (42S) 430-6593; Eml: k5of1i!nsen@rentonwa.gov CERTIFICATION I, t\0Cj4! k!t-, (), Gl\S,{{:,,vi , hereby certify that -:, copies of the above document were posted in 3__ conspicuous places or nearby the described property on ) . ) , /,;.L Signed :.-4.(_.· -"4""-~-i"""'~""'~e,,e,,..;;S .... t_.,. i.-;~:..:;%KZ.a..a~e:a=IW'=L-- Date:.____,_'1_-~_/_:<j_---'/...:.f_· ___ _ STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that---------------- signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Notary Public in and for the State of Washington Notary (Print): ---------------My appointment expires: ________________ _ ··-···----... --·---------------------------------·-------· ····-----·------------··-·---·· -·----_· ____ ---------··------.. EXHIBIT 25 4-2-110A 4-2-110A DEVELOPME ~L ZONING DESIGNATIONS (PRIMARY AND ATTACHED ACCESSORY STRUCTURES) DENSITY . . Minimum Net Density (for proposed short plats or subdivisions)'· 15 RC,R-1, none and R-4 R-8 4 dwelling units per net acre. R-10 For parcels over 1/2 gross acre: 4 dwelling units per net acre 30 R-14 1 O dwelling units per net acre'" RM For any subdivision, and/or development:'" "U" suffix: 25 dwelling units per net acre. "T" suffix: 14 dwelling units per net acre. "F" suffix: 10 dwelling units per net acre. Maximum Net Density2, 14, 1s RC R-1 R-4 R-8 R-10 R-14 RM 1 dwelling unit per 1 O net acres. 1 dwelling unit per 1 net acre, except that in designated Urban Separators density of up to 1 unit per gross acre may be permitted subject to conditions in RMC 4-3-110, Urban Separator Overlay Regulations. Assisted living bonus: A maximum density of 18 units/acre may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review. 4 dwelling units per 1 net acre. 8 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 4-7-150.E.5, and are not part of the street configuration. 10 dwelling units per net acre. Assisted living bonus: A maximum density of 18 units/acre, for assisted living, may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review. 14 dwelling units per net acre, except that density of up to 18 dwelling units per acre may be permitted subject to conditions in RMC 4-9-065, Density Bonus Review. Assisted living bonus: A maximum density of 18 units/acre, for assisted living, may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review. Affordable housing bonus: Up to 30 dwelling units per net acre may be permitted on parcels a minimum of two acres in size if 50% or more of the proposed dwelling units are affordable to low income households with incomes at or below 50% of the area median income. "U" suffix: 75 dwelling units per net acre.26 "T" suffix: 35 dwelling units per net acre. "F" suffix: 20 dwelling units per net acre.'2 Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065, Density Bonus Review. Entire Document Available Upon Request 2 -69 I Revised 3/14) Slop~s; Dohrn Meadows t"re Plat None 0 64 0 32 64 Fcot WGS _ 1984_ Web_Mercator_Auxiliary_Sphere City of Renton Finance & IT Division EXHIBIT 26 Legend City and County Boundary Oti"'e' City of Ren1on Addresses Parcels Wellhead Protection Area Zones n Zore 1 • Zo~e 1 Mod1f1ed • Zone 2 ~lnnp f'.itv nf RF>ntnn Information Technology -GIS RentonMapSupport@Rentonwa.gov 10/612015 • >9C'+; 1 Protected} Environment Designations O Ncilural D Shoreline H,gr .. 1ters1ty LJ Shoreline Isolated High Intensity D Shoreline Res1,je,iha· [J U,bao CocseNaocy D Jurisdictions •• I : ·"' 1:(- THIS MAP IS NOT TO BE USED FOR _N_AVIGAT!O~ __ j EXHIBIT 27 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: October 6, 2015 TO: Kris Sorensen, Associate Planner FROM: SUBJECT: Brianne Bannwarth, Development Engineering Manager Traffic Concurrency Test -Dohrn Meadows Preliminary Plat; File No. LUA14-001280, ECF, PP The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 9-lot subdivision. The 2.06-acre site is located at 3815 & 3767 Monterey Pl NE within the Residential- 8 zoning district (APNs 3345700181 and 3345700182). The parcel would be divided into 9 residential lots, one storm drainage tract, and one critical areas Native Growth Protection Area tract and would result in a net density of 5.63 dwelling units per net acre. The applicant will dedicate 15,028 square feet for public streets with access from Monterey Pl NE to a new residential street that will provide access to each lot. The proposal includes roughly 535 linear feet of public roadway (with utilities) improvements in order to provide access to proposed lots. The proposed development would generate approximately 86 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 7 net new trips (1 inbound and 6 outbound). During the weekday PM peak hour, the project would generate approximately 9 net new trips (6 inbound and 3 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Transportation Concurrency Test-Dohrn Meadows Preliminary Plat Page 2 of 3 October 6, 2015 Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2013. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 89,132 trips, which provides sufficient capacity to accommodate the 86 additional trips from this project. A resulting 89,046 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new single family residence. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: l. Test Required: A concurrency test shall be conducted by the Department far each nonexempt development activity. The concurrency test shall determine consistency with the adapted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according· ta rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. Transportation Concurrency Test -Dohrn Meadows Preliminary Plat Page 2 of3 October 6, 2015 Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2013. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 89,132 trips, which provides sufficient capacity to accommodate the 86 additional trips from this project. A resulting 89,046 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new single family residence. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC} 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Deportment for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according· to rules ond procedures established by the Department. The Department sholl issue on initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as port of the development permit approval. The finding of concurrency sho/1 be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. \ ' Transportation Concurrency Tes, -Dohrn Meadows Preliminary Plat Page 3 of 3 October 6, 2015 3. Failure af Test: If no reconsideration is requested, or if upon reconsideration o project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will hove met City of Renton concurrency requirements. Denis Law -· C' f ---=Mayo:.., -----~L~0°i.lruO) I September 24, 2015 Chad Allen Encompass Engineering 165 NE Juniper St., Ste 201 Issaquah, WA 98027 Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Dohrn Meadows Preliminary Plat, LUA14-001280 ECF, PP Dear Mr. Allen: This letter is written on behalf ofthe Environmental Review Committee (ERC} to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 9, 2015, 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. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on October 13, 2015 at 1:00 pm to consider the Preliminary Plat. The applicant or representative(s) ofthe applicant is required to be present at the public hearing. A copy of the staff recommendation will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Renton City Hall , 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Chad Allen Page 2 012 September 24, 2015 • If you have any further questions, please call me at (425) 430-6593. For the Environmental Review Committee, Kris Sorensen Associate Planner Enclosure cc: Natalie Dorhn & John Wade, Greg Dohrn/ Owner(s) Joe Pruss, Civic Development/ Applicant Lorelie Shaw, Suzanne Albrecht, Marc Cadieux/ Party(ies) of Record ERG Determination Ltr DNSM_Dohm Meadows_14-001280 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Dohrn Meadows Preliminary Plat PROJECT NUMBER: LUA14·001280, ECF, PP LOCATION: 3815 & 3767 Monterey Pl NE DESCRIPTION: THE APPLICANT IS REQUESTING HEARING EXAMINER PRELIMINARY PLAT REVIEW AND ENVIRONMENTAL (SEPA) REVIEW FOR A 9-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION. THE 89,819 SQUARE FOOT (2.06-ACRE) SITE IS A COMBINATION OF TWO PARCELS LOCATED AT 3815 AND 3767 MONTEREY PL NE WITHIN THE RESIDENTIAL·B (R·B) ZONE AND KENNYDALE COMMUNITY PLANNING AREA. PROPOSED SINGLE-FAMILY LOT SIZES RANGE FROM APPROXIMATELY 5,201 SQUARE FEET TO 8,270 SQUARE FEET. TWO EXISTING SINGLE FAMILY HOMES, ONE ON EACH PARCEL, WOULD BE DEMOLISHED. APPROXIMATELY 15,028 SQUARE FEET IS PROPOSED TO BE DEDICATED FOR A NEW PUBLIC STREET. TWO TRACTS ARE PROPOSED, ONE FOR THE SUBDIVISION STORMWATER FACILITY AT APPROXIMATELY 9,404 SQUARE FEET IN THE NORTHWEST CORNER OF THE SITE AND THE OTHER TRACT WOULD BE A 14,213 SQUARE-FOOT CRITICAL AREAS TRACT CONTAINING 5,087 SQUARE FEET OF A CATEGORY 2 WETLAND IN THE SOUTHWEST CORNER OF THE SITE. THE PROPOSAL HAS A NET DENSITY OF 5.63 DWELLING UNITS PER NET ACRE. STEEP SLOPES ARE LOCATED ON THE SITE. EIGHT TREES ARE LOCATED IN THE CRITICAL AREAS TRACT AND WOULD BE RETAINED. APPROXIMATELY 60 NEW TREES WOULD BE ADDED TO THE SITE. THE PROJECT WOULD RESULT IN APPROXIMATELY 4,500 CUBIC YARDS OF EXCAVATION FOR SITE GRADING AND ROAD AND PLAT CONSTRUCTION AND FILL WOULD BE REQUIRED FOR FUTURE HOME BUILDING PADS. STREET FRONTAGE IMPROVEMENTS WOULD BE PROVIDED ALONG MONTEREY PL NE. A NEW INTERNAL DEAD-END ROAD IS PROPOSED WITH CURB, GUTTER AND SIDEWALK THAT WOULD PROVIDE ACCESS TO THE LOTS WITH A CONNECTION TO MONTEREY PL NE. THE APPLICANT SUBMITTED A DRAINAGE REPORT, GEOTECHNICAL REPORT, WETLANDS RECONNAISSANCE, ENVIRONMENTAL CHECKLIST, AND A TREE INVENTORY AND RETENTION PLAN. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE IERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 9, 2015, 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. 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. ~ ~ A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON OCTOBER 13, 2015 AT 1:00 PM TO CONSIDER THE PRELIMIINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. City of , . Denis Law Mayor r t --µ_ur011 September 24, 2015 Community & Economic Development Department C.E."Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on September 21, 2015: SEPA DETERMINATION: Determination of Non-Significance Mitigated {DNSM) PROJECT NAME: Dohrn Meadows Preliminary Plat PROJECT NUMBER: LUA14-001280 ECF, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 9, 2015, 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) 430-6593. For the Environmental Review Committee, Kris Sorensen Assistant Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA14-001280 ECF, PP Joe Pruss; Civic Development; 18211 240th Ave SE; Maple Valley WA 98038 Dohrn Meadows Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Preliminary Plat review and Environmental (SEPA) review for a 9-lot single family residential subdivision. The 89,819 square foot (2.06- acre) site is a combination of two parcels located at 3815 and 3767 Monterey Pl NE within the Residential-8 (R- 8) zone and Kennydale Community Planning Area. Proposed single-family lot sizes range from approximately 5,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would be demolished. Approximately 15,028 square feet is proposed to be dedicated for a new public street. Two tracts are proposed, one for the subdivision stormwater facility at approximately 9,404 square feet in the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site. Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees would be added to the site. The project would result in approximately 4,500 cubic yards of excavation for site grading and road and plat construction and fill would be required for future home building pads. Street frontage improvements would be provided along Monterey Pl NE. A new internal dead-end road is proposed with curb, gutter and sidewalk that would provide access to the lots with a connection to Monterey Pl NE. The applicant submitted a drainage report, geotechnical report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan. PROJECT LOCATION: 3815 & 3767 Monterey Pl NE 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 October 9, 2015. 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. Dohm Meadows Preliminary Plat, LUA14-001280, ECF, PP DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department September 25, 2015 SEPTEMBER 21, 2015 tf/1,,1,b~ Date Date Fire & Emergency Services ~s \I~ ~i, C.E. "Chip" Vincent, Administtor Department of Community & Economic Development 7 le I /;j~ I I Date 1 I z,(,., I Date Dohm Meadows Preliminary Plat, LUA14-001280. ECF. PP DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-001280, ECF, PP Joe Pruss; Civic Development; 18211 2401h ave SE; Maple Valley WA 98038 Dohrn Meadows Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Preliminary Plat review and Environmental (SEPA) review for a 9-lot single family residential subdivision. The 89,819 square foot (2.06-acre) site is a combination of two parcels located at 3815 and 3767 Monterey Pl NE within the Residential-8 (R-8) zone and Kennydale Community Planning Area. Proposed single-family lot sizes range from approximately 5,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would be demolished. Approximately 15,028 square feet is proposed to be dedicated for a new public street. Two tracts are proposed, one for the subdivision stormwater facility at approximately 9,404 square feet in the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site. Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees would be added to the site. The project would result in approximately 4,500 cubic yards of excavation for site grading and road and plat construction and fill would be required for future home building pads. Street frontage improvements would be provided along Monterey Pl NE. A new internal dead-end road is proposed with curb, gutter and sidewalk that would provide access to the lots with a connection to Monterey Pl NE. The applicant submitted a drainage report, geotechnical report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 3815 & 3767 Monterey Pl NE The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall be required to comply with the recommendations included in the Geotechnical Evaluation, Earth Solutions NW LLC, dated September 18, 2014 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated March 2, 2015, for the duration of clearing, grading, site and building construction. 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 ore not subject to the appeal process for the land use actions. PLAN -Planning Review -Land Use Version 21 September 17, 2015 ' _;,.:. :\ .. ', .::o:::?f'' '' ',' "":'/\ :-,· '/ '' ', ,C'' ,, .)' Planning Review Comments Contact: Kris Sorensen:l:4!25430,6593 I: l<sorensen@rentonwa.gov On hold letter sent 12/18/14. Flre Review • Building Comments Contact: Corey 'Tho in as I 425-430,7024•fcthomas@rentCll1wa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit. Credit would be granted for the two existing homes. 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 hydrants are not within 300 feet of the furthest proposed dwelling, so a new hydrant and water main is required. A water availability certificate is required from Coal Creek Utility District. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet in length require an approved turnaround, proposed hammerhead turnaround is acceptable. Technical Services Comments Contac:t: Bob M,1cd11i~ l.425-430-7369 f bmaconie@rentonwij.g<)v . Recommendations: Preliminary Plat: Bob Mac Onie 10/21/2014 Note the City of Renton land use action number and land record number, LUA14 001280 and LND 10 0518, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. ERC Mitigation Measures and Advisory Notes Page 2 of 8 The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. PLAN -Planning Review -Land Use Version 2 I September 17, 2015 Technic.al Services Comments Contact: Bob MacOnie I 425-430-7369 I. bmaconie@i'entonwa.go\t Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Do not make references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts A & B created by the plat; please check with the Storm Water Utility to see if they will require that the City be the owner of Tract 'A' if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (Storm Water) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association (HOA) for a Storm Water Detention and Managment. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of ERC Mitigation Measures and Advisory Notes Page3of8 property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 9, inclusive, shall have an equal and undivided ownership interest in "Tract A". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for Tract 'B'. Please discuss with the Storm Water Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. Police Plan Review Comments Contact:.Cyndie,Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal impact on police services. PLAN -Planning Review -Land Use Version 1 I September 17, 2015 . . Technical Se.rvices Comments Contact: Amanda Askren f42S"430cn!l9 I aaskren@rentonwa.gov Recommendations: Technical Services Amanda Askren 9/3/15 from Bob MacOnie's previous comments For Final Plat Preparation: Note the City of Renton land use action number and land record number, LUA14 001280 and LND 10 0518, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. ERC Mitigation Measures and Advisory Notes Page 4 of 8 Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director . A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Do not make references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts A & B created by the plat; please check with the Storm Water Utility to see if they will require that the City be the owner ofTract 'A' if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (Storm Water) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association (HOA) for a Storm Water Detention and Managment. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 9, inclusive, shall have an equal and undivided ownership interest in "Tract A". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for Tract 'B'. Please discuss with the Storm Water Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. ERC Mitigation Measures and Advisory Notes Page5of8 Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit. Credit would be granted for the two existing homes. 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 hydrants are not within 300 feet of the furthest proposed dwelling, so a new hydrant and water main is required. A water availability certificate is required from Coal Creek Utility District. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet in length require an approved turnaround. Planning Review Comments Co~tact Kris Sorensen f 425-430-6593 I ksorensen@rer1tor1wa.gov · Recommendations: Planning: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (SO'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Engineering Review Comments Contact: Rohini Nair I 425-430,7298l rnair@rentonwa.gov Recommendations: I have reviewed the application for Dohrn Meadows preliminary plat located at 3815 & 3767 Monterey Place NE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided Coal Creek Water service District SEWER The site will be served by City of Renton sewer service. STORM There is no existing storm water pipe on the Monterey Place frontage. STREETS Monterey Place NE is a collector street with existing right of way width of 60 feet. ERC Mitigation Measures and Advisory Notes Page 6 of 8 CODE REQUIREMENTS WATER 1. A water availability certificate from Coal Creek Utility District was provided. 2. Approved water plans from Coal Creek Utility District should be provided to the City at the utility construction permit stage. 3. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. SANITARY SEWER The project proposes to get sewer service connection from the existing 8" diameter sewer main on Lincoln Ave NE via an easement on the neighboring parcel (parcel# 3345700185). 2. 8" diameter sewer main extension is proposed through the site to end at a manhole located at the property line between lots 8 and 9. 3. A minimum 12 feet wide gravel (or paved) access path is required on the sewer main located to the west side of lot 4 till the sewer. manhole. 4. A letter is required to be provided from Coal Creek Utility District during utility construction permit stage confirming if the Coal Creek sewer latecomer fee is applicable or not applicable. 5. For this project, to meet the required separation between utility lines, it is allowable to locate the sewer main in the planter portion within the public right of way before the sidewalk of the proposed public street. This will be contingent on two conditions -(1) the dry utilities should be located back of the sidewalk to provide required separation with the sewer main, and (2) trees will not be allowed in the planter area with the sewer main. 6. Individual lots are to be served by individual side sewers. The side sewers should not be located under driveways. 7. System development charge (SDC) fee is applicable at the time of issuance of the utility construction permit. The current sewer SDC fee for a 1" meter is $2,135. SURFACE WATER 1. A drainage plan and drainage report prepared by Encompass Engineering was for the project. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention/ water quality pond is proposed to meet the detention and water quality needs of the project. The proposed facility will be a public storm water facility. Appropriate individual lot storm water flow control BMPs will be required to be provided by the project. Bypass of runoff from non targeted surfaces shall be described in the drainage report. The plans submitted during the utility construction permit stage should show the public storm water pipes located outside the planter and outside the sidewalk. Required horizontal and vertical separation between the utility lines should be provided. Storm water pond geometry shall be in accordance with the City adopted 2009 King County Surface Water Design Manual (KCSWDM) and associated City Amendments. Storm water pond access as per the City Amendments should be provided. Final plans and drainage report based on the requirements mentioned in the City of Renton Amendments to the 2009 King County Surface Water Manual is required to be submitted with the utility construction permit. 2. A gravel (or paved) access path is required on the west side of the storm water pond till the most northern catch basin. Storm water access as per the City Amendments should be provided. 3. A geotechnical report and an addendum were submitted by Earth Solutions NW, LLC. The report identifies the site soils as loam with till deposits in the vicinity of the site. 4. The current surface water system development charge (SDC) 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 and the fees are payable prior to issuance of the construction permit. 5. A Construction Stormwater General Permit from Department of Ecology is required for projects that have clearing and grading exceeding one acre. TRANSPORTATION/STREET 1. Payment of transportation impact fee is applicable on the single family houses. The current transportation impact fee rate is $2,214.44 per new lot. The transportation impact fee that is current at the time of building permit will be levied. Payment of the transportation impact fee is due at the time of issuance of the single family building permits. 2. Monterey Place NE is a collector street with existing right of way width of 60 feet. Monterey Place ERC Mitigation Measures and Advisory Notes Page 7 of8 NE is a Collector Street. The available right of way (ROW) width on this street is 60 feet. The proposed Monterey Place NE half street section shows a 11 feet wide travel lane, 5 feet wide bike lane, 0.5 foot wide curb, 8 feet wide landscaped planter strip, and 5 feet wide sidewalk, and 0.5 foot wide clear width back of sidewalk, located within the right of way. A 1 feet wide clear width is required back of the sidewalk (as was previously mentioned in the preapplication comments for the project). A 0.5 foot wide ROW dedication will be applicable on the Monterey Place NE frontage. A modification request will be required to be provided by the developer to provide the 5 feet wide sidewalk instead of the code required 8 feet width. Staff recommends support of the 5 feet wide sidewalk width to be consistent with the existing sidewalk along the corridor. Additional pavement widening (subject to survey) is required to provide the proposed 5 feet wide bike lane. Saw cut at the existing fog line and construct the bike lane to ensure that standard pavement thickness is provided under the bike lane. Rest riping of Monterey Place NE frontage is also applicable. 3. A limited access residential street with 20 feet paved width is proposed as the internal site access. 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk are also shown on both sides of the street. A hammerhead turnaround is proposed at the dead end of the internal access street. The hammer head turnaround should meet with fire department requirements also. Parking is not allowed on streets with 20 feet or less paved width. 4. Adequate sight distance should be provided at the intersection of the proposed new street with Monterey Place NE. 5. No lot is proposed to gain direct access from Monterey Place NE. The individual driveways shall be as per RMC 4 4 060. 6. Paving and trench restoration as per the City's Standard Trench Restoration and Pavement Overlay Standards will be applicable for any utility work or any pavement cut work in the public street. 7. Street lighting as per City standards is required on the internal access road. Street lighting is not required on Monterey Place NE frontage due to the existing overhead power lines and transformer. Street lighting plans should be included with the civil plan submittal. 8. Sidewalks and ramps shall be ADA compliant. 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. A licensed Civil Engineer shall prepare the civil plans. 2. 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. 3. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. ERC Mitigation Measures and Advisory Notes Page8of8 DEPARTMENT OF COMMUN., , AND ECONOMIC DEVELOPMENT -------'Ren tone ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE: Project Name: Project Number: Project Manager: Owner(s): Applicant: Contact: Project Location: Project Summary: Exist. Bldg. Area SF: Site Area: STAFF RECOMMENDATION: September 21, 2015 Dohrn Meadows Preliminary Plat LUA14-001280 ECF, PP Kris Sorensen, Associate Planner Natalie Dorhn & John Wade; 2205 W 136'h St; Broomfield CO 80023; and Gregg Dohrn; 2129 S Rockwood Blvd; Spokane WA 99203 Joe Pruss; Civic Development; 18211 240'h Ave SE; Maple Valley WA 98038 Chad Allen; Encompass Eng.; 165 NE Juniper St, Suite 201; Issaquah WA 98027 3815 & 3767 Monterey Pl NE The applicant is requesting Hearing Examiner Preliminary Plat review and Environmental (SEPA) review for a 9-lot single family residential subdivision. The 89,819 square foot (2.06-acre) site is a combination of two parcels located at 3815 and 3767 Monterey Pl NE within the Residential-8 (R-8) zone and Kennydale Community Planning Area. Proposed single-family lot sizes range from approximately 5,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would be demolished. Approximately 15,028 square feet is proposed to be dedicated for a new public street. Two tracts are proposed, one for the subdivision stormwater facility at approximately 9,404 square feet in the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site. Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees would be added to the site. The project would result in approximately 4,500 cubic yards of excavation for site grading and road and plat construction and fill would be required for future home building pads. Street frontage improvements would be provided along Monterey Pl NE. A new internal dead-end road is proposed with curb, gutter and sidewalk that would provide access to the lots with a connection to Monterey Pl NE. The applicant submitted a drainage report, geotechnical report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan. 5,580 sf to be demolished 89,819 sf (2.06 acres) Proposed New Bldg. Area Eventual (footprint}: development of Proposed New Bldg. Area (grass): new homes Total Building Area GSF: None Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). ERC Report 14-001280vl Final City of Renton Department of Community & ~ omic Development DOHRN MEADOWS PRELIMINARY PLAT Report of September 21, 2015 Project Location Map PART ONE: PROJECT DESCRIPTION/BACKGROUND vironmental Review Committee Repon LUA14-00l280 ECF, PP Page2of7 The applicant is requesting Environmental (SEPA) Review in order to subdivide a 2.06-acre site into 9 single-family lots and two tracts, one for storm drainage and the other for wetland critical area tract, resulting in a density of 5.63 du/ac. In addition to Environmental Review, a Preliminary Plat review has also been requested. The plat would be located on two existing parcels located at 3815 Monterey Pl NE (PID 3345700181) and 3767 Monterey Pl NE (PID 3345700182) north of NE 37'h Pl on the west side of Monterey Pl NE. The applicant has acquired an easement across a westerly abutting parcel to provide storm and sewer connection from the proposed plat to City of Renton utilities on Lincoln Ave NE. The property is in the Residential Medium Density (RMD) Comprehensive Plan land use designation and the Residential-8 (R-8) zoning designation. The proposed subdivision would result in 9 lots ranging in size from 4,700 square feet to 8,270 square feet. The project is vested to the R-8 zoning standards prior to the adoption of the Interim R-8 Zoning standards approved through Ordinance 5724 and prior to the new R-8 Zoning standards approved through Ordinance 5758. The project is also vested to the Critical Areas Ordinance prior to the adoption of the updated Critical Areas Ordinance adopted through Ordinance 5757. The subject site is bordered by single-family homes to the west and north and a single-family subdivision called Taylor Court to the south. Access to all lots identified would be from a new dead-end public street proposed in the center of the site. The new street would extend from Monterey Pl NE and would dead-end into a hammerhead to the west, The street would also provide access to the proposed storm drainage facility in the northwest corner of the site. No impacts to the existing Category 2 wetland or SO-foot buffer are anticipated by the proposal. Street frontage improvements including curb, gutter, sidewalk, and a bike lane along Monterey Pl NE. Monterey is classified as a collector street and has no existing frontage improvements. The site grade descends to the west-northwest with approximately 44 feet of elevation relief from the southeast corner to the northwest corner. The average slope is approximately 9 percent, with slopes ranging from 3 to 60 percent. Steep slopes run east to west in the south central area near proposed Lots 6 and 7 of the site. Preparation of the project site would result in approximately 4,500 cubic yards of soil stripping and for stormwater pond excavation. Excavated soils are proposed for re-use for street and plat construction. Structural import fill material from local sources would be required for building pads. ERC Report 14-DD128Dv2 Final City of Renton Department of Community & lmic Development vironmental Review Committee Report LUA14-001280 ECF, PP DOHRN MEADOWS PRELIMINARY PLAT Report of September 21, 2015 Page 3 of7 The site is a combination of two single-family residential properties, with existing homes on each lot that would be removed as part of site preparation. Both existing single-family homes and a detached represent approximately 5,580 square feet of building area. The site contains grassy and treed areas including a wetland and 60 significant trees. Of the 60 significant trees inventoried, 12 are located where the new public right-of-way and street improvements are proposed, 8 would remain in the wetland tract area, with 2 proposed to be retained outside the wetland area. The applicant proposes approximately 60 new trees around the site, primarily around the storm water tract in the northwest corner of the site and along the southerly boundary of the site. New street trees would also be planted in planter strips within right-of- ways. The applicant provided a wetland reconnaissance report by Altmann Oliver Associates, LLC, dated September 8, 2014. Based on the biological investigation, part of a Category 2 wetland is located in the southwest corner of the site and extends onto abutting properties. A new critical areas tract of approximately 14,213 square feet is proposed. This would contain approximately 5,087 square feet of the Category 2 wetland with the rest of the area proposed as the required critical areas buffer. 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 C. 1. The applicant shall be required to comply with the recommendations included in the Geotechnical Evaluation, Earth Solutions NW LLC, dated September 18, 2014 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated March 2, 2015, for the duration of clearing, grading, site and building construction. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 ERC Report Zoning and Neighborhood Map Aerial Preliminary Plat Plan, Encompass Engineering & Surveying, date 8/12/15 Boundary, Topographic Survey, Tree Inventory, Encompass Engineering & Surveying, date 8/12/15 Preliminary Grading Plan, Encompass Engineering & Surveying, date 8/12/15 Generalized Utility Plan, Encompass Engineering & Surveying, date 8/12/15 Preliminary Cutting, Land Clearing, Landscape Plan, Encompass Engineering & City of Renton Department of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Environmental Review Committee Report LUA14-001280 ECF, PP Report of September 21, 2015 Page 4 of 7 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Surveying, date 8/12/15 Preliminary Street Profile, Encompass Engineering & Surveying, date 8/12/15 Revised Preliminary Technical Drainage Information Report, Encompass Engineering & Surveying, date 8/13/15 Geotechnical Evaluation, Earth Solutions NW LLC, date 9/18/14 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC date 3/2/15 Project Narrative Environmental Checklist Tree Retention Worksheet Density Worksheet Wetland Reconnaissance and Evaluation Advisory Notes -City Staff City Transportation Determination for Monterey Pl NE, dated 7 /25/13 D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1-Earth Impacts: The site grade descends to the west-northwest with approximately 44 feet of elevation relief from the southeast corner of the subject site to the northwest corner. The northern half of the subject site has a gentle slope to from east to west. In the south central area of the site, is a steep slope, identified in the geotechnical evaluation as a broken slope feature that is limited in extent and that appears to have been created in part from previous grading activities associated with the existing development (Exhibit 11, page 1). Deducting the wetland tract area of approximately 14,213 square feet, more than 1-1/2 acres would be cleared for the development of the plat. Preparation of the project site would result in approximately 4,500 cubic yards of soil stripping and excavation for the stormwater detention pond (Exhibit 13, page 3). Excavated materials would be re-used on-site where possible. Structural fill would be imported from local sources for building pads. Because the area to be cleared and graded is greater than one acre, the applicant will need to apply for and receive a Washington State Department of Ecology clear and grade permit prior to construction permit issuance. The applicant submitted a Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated September 18, 2014, and an Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated March 2, 2015 (Exhibit 11). The Addendum responds to City staff comments and states that there are no coal mine hazards or seismic hazards on the site. The Addendum also clarifies that the 16-foot tall slope with approximately 34% gradient in the center portion of the site is a man-made slope (Exhibit 11, Addendum). The geotechnical engineer states that the proposed development will not increase the threat of geological hazards to adjacent property beyond pre-development conditions and that it is their opinion that the proposal will not adversely impact other critical areas and that the development proposal can be safely City of Renton Department of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Report of September 21, 2015 Environmental Review Committee Report LUAl4-00l280 ECF, PP Page5of7 accommodated on the subject site (Exhibit 11, Addendum). Based on the recommendations included in the provided report, staff recommends as a mitigation measure that the applicant comply with the recommendations included in the provided Geotechnical Evaluation during clearing, grading, site and building construction. Earth Solutions excavated six test pits across the project site (Exhibit 11). The majority of the test pits contacted soil materials characterized as medium dense to dense weathered and unweathered till deposits known as Alderwood soils (Exhibit 11, page 2). According to the report, existing fill on the site is localized and relatively shallow, extending to depths of about two feet with relative density of the native till deposits increasing with depth, exhibiting medium dense to dense characteristics at depths of roughly two to three feet. The Geotechnical Evaluation also analyzed groundwater levels in all test pits. Groundwater seepage was observed in one test pit location at a depth of two feet (Exhibit 11, page 2). Groundwater was not encountered at any of the other test pit locations. Mitigation Measures: The applicant shall be required to comply with the recommendations included in the Geotechnical Evaluation, Earth Solutions NW LLC, dated September 18, 2014 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions, NW LLC dated March 2, 2015 during clearing, grading, site and building construction. Nexus: SEPA Environmental Review Regulations. 2. Water a. Wetlands Impacts: The applicant provided a wetland reconnaissance and delineation report prepared by Altmann Oliver Associates LLC, dated September 8, 2014 (Exhibit 16). The report states that a site reconnaissance was conducted on May 12, 2014 and one wetland was identified and delineated in the southwest area of the subject site as depicted on the submitted site survey (Exhibit 5). The wetland extends off-site and was determined to be a Category 2 wetland according to City of Renton Critical Areas Regulations and is part of the same wetland that was previously determined to be located on the site of the Taylor Court Short Plat (LUAOS-082). The portion of the wetland on- site is an approximate size of 5,087 square feet. With the required SO-foot buffer for Category 2 wetlands, the critical areas tract would be approximately 14,213 square feet as identified on the plat layout (Exhibit 4). The wetland is located on a slope and is part of a larger wetland that extends onto abutting properties to the south and to the west (Exhibit 16). The area where the wetland is located slopes from south to north approximately 16 feet in elevation change with an approximate 12 percent slope. The on-site portion of the wetland consists of a mowed pasture/lawn dominated by low growing vegetation of grasses, buttercup, and field horsetail. Eight trees located in the wetland and buffer area consist of firs, alder, and apple trees. The Altmann Oliver report describes soils within the wetland as generally saturated near the surface, and further states that surface runoff appears to infiltrate near the toe of the slope along the western property line (Exhibit 16). As a sloped wetland, there is not substantial stormwater storage capability (Exhibit 16). And, because the wetland and buffer have been mowed, the plant community limits the wetlands ability to maintain downstream water quality. City of Renton Department of Community & Economic Development DOHRN MEADOWS PRELIMINARY PLAT Report of September 21, 2015 Environmental Review Committee Report LUA14-001280 ECF, PP Page 6 of7 Altmann Oliver states that the wetland provides for very limited function, providing low wildlife habitat. The wetland and buffer will be placed within a protective critical areas tract as part of the project. As a condition of preliminary plat approval, staff will recommend that a split rail fence and signage be installed to define the wetland buffer boundary. Mitigation Measures: No further mitigation required. Nexus: Not applicable b. Storm Water Impacts: A drainage plan and revised preliminary drainage report prepared by Encompass Engineering was for the project (Exhibit 7 and 10). Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention/ water quality pond is proposed to meet the detention and water quality needs of the project within a tract in the northwest corner ofthe site (Exhibit 4). The proposed facility will be a public storm water facility with a connection through an easement on the westerly abutting property with a connection to City storm facilities within Lincoln Ave NE. Mitigation Measures: No further mitigation required. Nexus: Not applicable 3. Vegetation Impacts: The site is currently covered with grassy and treed areas and other vegetation where the existing homes, gravel driveways, and accessory buildings are not located (Exhibit 5). The site is currently covered with vegetation including low growing groundcover and areas with mature evergreen and deciduous trees (Exhibit 5). As stated in the Environmental Checklist, the site would be approximately 58 percent impervious surface following full site development with the built-out lots and street improvements (Exhibit 13, page 3). The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. The mix of trees on the subject site is pine, fir, apple, cotton, alder, walnut, and holly species. Of the 60 significant trees on the site, 12 would be excluded for the proposed street improvements and 8 would be excluded as they are in the proposed wetland and wetland buffer area and would not be removed. Therefore, the applicant would be required to retain a minimum of 12 trees or provide for replacement trees. The applicant has proposed to retain two 10-inch diameter fir trees located along the southern property line of the site (Exhibit 8). The applicant proposes to plant 60 replacement trees at 2-inch diameter minimum (Exhibit 8). Mitigation Measures: No further mitigation needed. Nexus: Not applicable 4. Transportation Impacts: The proposed project would result in impacts to the City's street system as there would be 9 future residential homes on the proposed lots, where there have been two homes developed in the past. In order to mitigate transportation impacts the applicant would be required to pay an appropriate Transportation Impact Fee per City Code and prior to the issuance of building permits. City of Renton Department of Community & Economic Development DOHRN MEAOOWS PRELIMINARY PLAT Report of September 21, 2015 Environmental Review Committee Report LUA14-001280 ECF, PP Page 7 of 7 The proposed preliminary plat is located on the west side of Monterey Pl NE in an area with nearby rolling hills, steep slopes, and previously constructed subdivisions on hills. There are few east-west through streets that would connect Monterey Pl NE with Lincoln Ave NE to the west that could provide a more connected street grid in the vicinity. Staff reviewed the proposal for a potential connection to the west, were the project's proposed dead end would potentially connect with a future thru street to Lincoln Ave NE. Additionally, staff considered the existing wetland on the subject site that extends onto the abutting property to the west where a potential east-west thru street could be located over time. Given the location of the wetland and its associated buffer on the subject site and the continuation of the wetland onto the abutting property to the west, a thru street is not recommended by staff. Mitigation Measures: No further mitigation needed. Nexus: Not applicable E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into Exhibit 17 Advisory Notes to Applicant/Review Comments . ../ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on October 9, 2015. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7'h Floor, (425) 430-6510. 0 ------0!==--~~12~8~L._-;,;256 F,e, 256 WGS_ 1984_ Web_Mercator _Auxiliary_ Sphere City of Renton Finance & IT Division EXHIBIT 3 Legend City and County Boundary QlhGr C:y of Rcm:cn Addresses Parcels Information Technology -GIS j RentonMapSupport@Rentonwa.gov . 911712015 ; THIS MAP IS NOT TO BE USED FOR NAVIGATION DOHRN MEADOWS SW 114 OF NE l/4 OF SECTION 32, T. 24 N .. R. 05 E., W.M. CJTY OF RENTON, STA7E OF WASHINGTON \ \ \ .. ± .. 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I EXHIBIT 10 PRELIMINARY DRAINAGE REPORT for DOHRN MEADOWS City of RENTON 3815 and 3767 Monterey Place NE September 12, 2014 //Z/ft.111ED Q/11/15 Encompass Engineering & Surveying, Job No. 13690 RECElVf.0 <\j· ,-i i\ /-\ I\] ., Cl'TV Of REN'iON PLANNING ol'i\SIOM '(-rZ-14 Prepared by: Encomoass ~. ENGINEERING & SIJRVEYING (;/ Western Wa5hlnsfon DMslon 165 NE juniper Street. Suite 201 • LssaQuah, WA 98027 • Phone: J42';) 392--0250 • Fax: (425) 191-$055 Eastern Washington Division I 08 E:ist 2nd Street • (le Elum, WA 98922 • Phone: ()09) 674-7433 • Fax: /509) 674-7419 Prepared for: CIVIC DEVELOPMENT Joe Pruss 18211 240'" Avenue SE Maple Vally, WA 98038 Entire Document Available Upon Request , / / September 18, 2014 ES-3581 Civic Develogment 18211 -240 h Avenue Southeast Maple Valley, Washington 98038 Attention: Mr. Joe Pruss EXHIBIT 11 Subject: Geotechnical Evaluation Dohrn Meadows Short Plat 3815 and 3767 Monterey Place Northeast Renton, Washington Reference: Encompass Engineering Site Plan and Survey King County Soil Survey (NRCS Mapping) Dear Mr. Pruss: Earth Solutions NW LLC • C,;~otec·, .11c;.' Eri~'~t-'erii:t.: • C:>r~c;tn .. ct'uri \110:' ~o(,1~s • E~1_111·0 nme"'.JI Sr,i-'t~r:~·~ In accordance with your request, Earth Solutions NW, LLC (ESNW) has prepared this report and geotechnical evaluation for the proposed development. The project site is located along Monterey Place Northeast in the Kennydale area of Renton, Washington. Development plans include nine building lots and related infrastructure improvements. The attached test pit location plan illustrates the property limits with existing site features and topography. Existing residential developments are located to the north, south, and west of the site. Monterey Place Northeast borders the site to the east. The subject property is currently developed with two residential structures and related outbuildings which will be removed as part of the proposed development. The referenced site plan identifies a wetland tract and stormwater facility tract along the western site boundary. Based on site reconnaissance during the subsurface investigation phase of our evaluation, overall stability throughout the site is characterized as good. No indications of soil instability or areas of severe erosion were identified. An isolated (broken) slope feature exists throughout the south-central area of the site, and is limited in extent. This feature appears to have been created in part from previous grading activities associated with the existing development. No indications of soil instability were noted along this existing feature. Entire Document IJlh. I Jo•i· "'ace" I Available Upon Request S-')1•1--1 _, ... ,J ', '' , ' ~. ' / March 2, 2015 ES-3581 ( Civic Develo~ment 18211 -240 h Avenue Southeast Maple Valley, Washington 98038 Attention: Subject: Reference: Dear Mr. Pruss: Mr. Joe Pruss Addendum Geotechnical Report and Response To Review Comments Dohrn Meadows Short Plat 3815 and 3767 Monterey Place Northeast Renton, Washington City of Renton Review Comments Dated December 18, 2014 Encompass Engineering Topographic Survey Dated September 12, 2014 Earth Solutions NW, LLC Geotechnical Evaluation ES-3581, dated September 18, 2014 Earth Solutions N\V LLC In accordance with your request, Earth Solutions NW, LLC (ESNW) has reviewed the referenced City of Renton review comments. The city review comments pertinent to the geotechnical aspects of the project are provided below, followed by our response. City of Renton Comment -"Please update your geotechnical report in the same format of required content as listed under Geotechnical Report in RMC 4-8-120.D.7". ESNW Response -We have reviewed RMC 4-8-120.0.7. Given the level of proposed development activities (small residential plat) and the findings of the geotechnical investigation. the previously submitted report (ES-3581, dated September 18, 2014) contains the relevant "report sections" as detailed in RMC 4-8-120.0.7. The site does not contain coal mine or seismic hazards, and shoreline considerations do not apply. However, for cl.c~'E\Vft,ect to geological hazards, the following is provided: K~ 1 AUG 1 ,1 ZOiS Entire Document · . , ,, , '"'' Available Upon Request CITY OF RENTON ''P!.~.i'-~~·11~;·:".' [ ,~ .. ;~-..:· .. t'. DOHRN MEADOWS PLAT PROJECT NARRATIVE • Project name, size and location of site: EXHIBIT 12 The Dohrn Meadows Plat is located at 3815 & 3767 Monterey Pl NE, Tax Parcels 334570-0181 & 334570-0182. The total area of the site is 89,819 sq. ft. (gross) • Land use permits required for proposed project: Preliminary Plat approval. • Zoning description of the site and adjacent properties: The current zoning of the property is R-8. The adjacent property is zoned R-8. Property to the north, south is single family residential (R- 8). Property to the east is unincorporated King County. • Current use of the site and any existing improvements: Tax Parcel 334570-0181 contains a house, detached garage and sports court. Tax Parcel 334570-0182 contains a house and shed. • Special site features (i.e., wetlands, water bodies, steep slopes): Wetland on the southwest corner of the site. There are no known categorized steep slopes on site. • Statement addressing soil type and drainage conditions: According to the NRCS King County are soils report, the site is approximately 15% Everett, Gravelly Sandy Loam (EvC), 61 % Ragnar-Indianola association, sloping (RdC), and 23% Alderwood gravelly sandy loam (AgD). • Proposed use of the property and scope of the proposed development: Proposed 9-lot single-family residential development of two existing tax parcels. S~P I 9 Zc14 • For plats indicate the proposed number, net density, and range of sizes of the new lots: • Access: Nine lots, with lot sizes of smallest 5,201 sq ft, to the largest of 8,270 sq ft and 9,405 sq ft with a density of 5.625 units per acre. Lots I through 8 will access to proposed road that will access on to Monterey Pl NE, Lot 9 will access directly on to Monterey Pl NE • Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.): Curb, gutter, sidewalk and landscaping the property frontage. A sewer will need to be extended to the property • Total estimated construction cost and estimated fair market value of the proposed project: Construction cost of about $150,000 and an estimated fair market value of $1,000,000 ±. • Estimated quantities and type of materials involved if any fill or excavation is proposed: Grading will be required for roads, pond and building pads. Approximately 4,500 cu.yds. of stripping material aud pond excavation will be generated for road aud plat construction. Structural fill material from local sources will be required for building pads. • Number, type and size of any trees to be removed: Thirty percent of trees required to be retained=> 12 trees. 12 trees will be retained or replaced. There will be (50) 8" -40" deciduous and conifer trees removed with this project. • Explanation of any land to be dedicated to the City: Onsite access road. • Any proposed job shacks, sales trailers, and/or model homes: N/A • Any proposed modifications being requested: None. • Distance in feet from the wetland or stream to the nearest area of work: 500'+ PLANNINC EXHIBIT 13 ENVIRONMENT AL l,MCvn.L1~T City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. Entire Document H:\CED\Data\Fonns-Temptates\Self-Help Hando,tsl Available upon Request City of Renton TREE RETE EXHIBIT 14 WORKSt 1. Total number of trees over 6" in diameter' on project site: 1. 60 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 0 trees Trees in proposed public streets 12 trees Trees in proposed private access easements/tracts 0 trees Trees in critical areas 3 and buffers B trees Total number of excluded trees: 2. 20 trees 3. Subtract line 2 from line 1: 3. 40 trees 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. ____ 1_2 __ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4: 5. 2 trees 6. Subtract line 5from line 4 for trees to be replaced: 6. ____ 1_0 __ trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7. 120 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. 2 11 9. Divide line 7by line Star number of replacement trees 6 : (if remainder is .5 or greater, round up to the next whole number) inches inches per tree 9. ___ 6_0 ___ trees 1 Measured at chest height. 2· Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3· Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4·3-050 of the Renlon Municipal Code (AMC). 4 · Count only those trees to be retained outside of critical areas and buffers. 5· The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per AMC 4-4-130H7a 6· Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used ta meet the tree replacement requirement. . -~ ~tr: H:\CED\Data\Fonns-Templates\Self-Help Handouts\Planning\TreeRetentionWorksheet.doc ~ 0 t l 2/08 s~· - EXHIBIT 15 DENS11 WORKSHt:t: 1 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. 89,819 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: 15,028 square feet 0 square feet 5,087 square feet 2. 20.115squarefeet 3. 69,704 square feet 4. 1 .60 acres 5. 9 units/lots 6. Divide line 5 by line 4 for net density: 6. 5.625 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. ~:E(:Fi\r;-:: : Sc:0191-··. ~· Z:\BHI DATA\Jobs (J)\13\[3690 Pruss\DOCS\Preliminary Plat Submittal\Density Worksheetl.doc / EXHIBIT 16 Alt1nann Olive1 J-\1Ssoc1ates, LLC AOA ) '( I }\, 1\ ·, -:-... t_ .II:,.,,",, 1 ',I \ '•~i ·: i l·.1-.. , ... -. :;· .. 1-,m I E1l\irc111111t·ntal September 8, 2014 Chad Allen Encompass Engineering and Surveying 165 NE Juniper Street, Suite 201 Issaquah, WA 98027 SUBJECT: Wetland Delineation for Dohm Meadows 3767 and 3815 Monterey Pl. NE Renton, WA (Parcels 334570-0182 -0181) Dear Chad: Pl.tnnin~ S: L111d.,c.ip,· .\r-ch i ten un· AOA-4562 On May 12, 2014 I conducted a wetland reconnaissance on the subject property utilizing the methodology outlined in the May 201 O Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). One wetland (Wetland A) was identified and delineated in the southwest portion of the site during the field investigation. This wetland was subsequently surveyed and is depicted on your survey drawing. Wetland A Wetland A is located on a slope in the southwest corner of the property and is part of a larger wetland that extends off-site to the south. The on-site portion of the wetland consists of a periodically mowed pasture/lawn that was dominated by grasses, buttercup (Ranunculus sp.), and field horsetail (Equisetum arvense). Soils within the wetland were generally saturated near the surface and any surface runoff appears to infiltrate near the toe of the slope along the western property line. Attachment A contains data sheets prepared for a representative location in both the upland and wetland. These data sheets document the vegetation, soils, and hydrology information that aided in the wetland boundary determination. Wetland A on the site is part of the same wetland that was previously determined to be _a c_ategory 2 ~etlan? during review of the Taylor Court Short Plat (L~'l§-,!l~~. . _ . which rs located 1mmed1ately to the southeast. Category 2 wetlands reqm~ .. -·.: ! \ /_ .. ; ·, standard 50-foot buffer per RMC 4-3-050M.6.c. . ... ,. c;-:r; l O ·i:"'l,' . '--~I ..,. "-' ( ~· 1•~ Entire Document ,~·-, .. -· .... ~. :I ·,,,; _.~ •• _::'::-:.~·: Available Upon Request ,"J·,: .·i Kris Sorensen From: Sent: To: John Altmann <john@altoliver.com> Wednesday, December 17, 2014 12:44 PM Kris Sorensen Cc: Tom Redding Subject: RE: Elec. Site Plan attached; FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Attachments: Tayor Ct--Posible Adjacent Wetland Buffer.pdf Hi Kris- After contacting Encompass, it is my understanding that the wetland off-site to the south of the Dohrn Meadows project site was sketched onto the site plan per the attachment. The off-site wetlands on this plan were mapped in 1998 by another consultant. I am not sure if it is a sketch or a survey since I do not see the flag numbers, but in any event I believe my delineation and off-site sketch more accurately reflects the current wetland conditions. Please let me know if you have questions. Thanks. John -----Original Message----- From: Kris Sorensen [mailto:KSorensen@Rentonwa.gov] Sent: Monday, December 15, 2014 8:12 AM To: John Altmann Subject: Elec. Site Plan attached; FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi John -Thanks for calling and talking with Chad. If you can have an answer by Wednesday, that would be great. Kris Sorensen, Associate Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593 -----Original Message----- From: Kris Sorensen Sent: Wednesday, December 10, 2014 9:51 AM To: john@altoliver.com Subject: FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Resend, thanks for pointing that out. See new attachment. -----Original Message----- From: John Altmann [mailto:john@altoliver.com] Sent: Wednesday, December 10, 2014 9:15 AM To: Kris Sorensen Subject: FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi Kris- l Could you please re-check the scans. They don't appear to match what you intended to send. Thanks. John John Altmann Altmann Oliver Associates, LLC 425.333.4535 john@altoliver.com www.altoliver.com -----Original Message----- From: Kris Sorensen [mailto:KSorensen@Rentonwa.gov) Sent: Tuesday, December 09, 2014 4:10 PM To: john@altoliver.com Subject: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi John - I've got a follow-up question on the wetland delineation you provided for Encompass engineering and the Dohrn Meadows plat project in City of Renton. I've attached your wetland report and a some scans that I need clarification on. You can see in one attachment that I provided 3 plans (the plat plan for Dohrn Meadows, your November delineation with the wetland boundaries estimated on the neighboring properties, and your Taylor Court wetland delineation for the subdivision to the south that was done pre-2005). You can see on the three plans above that the wetland delineation on the southern side of the Dohrn project does not match the Dorhn meadows delineation. Although your November delineation shows the wetland boundaries matching up across the properties. Can you clarify that either your November delineation is where the wetland is located on the property to the south of the Dorhn Plat, or why there is inconsistency in the Dohrn Meadows submitted plat plan with the wetland boundaries. If the wetland to the south is located as shown on the Dohrn plat plan, as delineated as part of the Taylor Court project, a SO-foot buffer would require a larger critical areas tract on the Dorhn plat. I am open to talk on the phone and am asking to get clarification for the Environmental review committee report and for the future Hearing Examiner report. Thank you. Kris Sorensen, Associate Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593 2 I m .. ~~.., --I ~1::-1~ ~~,--, -~-~=~z~~i ---~·· h/ ]"' ; \if I ;;., ..,l I ~s """"-\." \\_--_ \ 'r---t:" --=---•\ . 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I::.:.~-------' '------- ' -'<J __ , ' ' ' ... 5 :.e.350 Mio ft. )\ ' ' t..~ 7 ll,1311,9q, It. ROAD A --...!!.If~- • "· ot'48'58" E ,..,. -~:,,-,.-._ ,.----..... / /----\ , , ' , , ' , ' ' // \ , , , , / , , , ~-=----::~_--;,../· l li! I 9 7,(IJ'I 9q. ll. \ \ LOT 6 I I I I I I I ,----,--- l1s-sna I ~J --·-1FMT TRACT 'A' \ ?\..r,."\' S"t10?. ~ ... -r,.:..o'r\i ,::,r-,. \ti.; I I ... \ ' \ \ c I 1 f J' 0 ' ' \ ' I-. / 0 \ ' z \ ' -' ui z !l! C z Ill Ill Q a: Ill II! \ \ / \ WW. LE ' nofll \wrr1111U1a1"'-=,... ..,_,,om -· ~~cm \ ADVISORY NOTES TO AP.ANT LUA 14-001280 /{<"'.>:.\ EXHIBIT 17 ~~~+,} PLAN -Planning Review -Land Use Version 2 I September 17, 2015 Planning Review Comments On hold letter sent 12/18/14. Contact: Krls Sorensen I 425-430-6593 I ksorensen@rentonwa.gov Fire Review • Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit. Credit would be granted for the two existing homes. 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 hydrants are not within 300 feet of the furthest proposed dwelling, so a new hydrant and water main is required. A water availability certificate is required from Coal Creek Utility District. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet in length require an approved turnaround, nronosed hammerhead turnaround is acceotable. . ·. Technical Services Comments Contact: Bob MacOl"\ie !'425,430-7369 I bmaconie@rentonwa'.gov Recommendations: Preliminary Plat: Bob Mac Onie 10/21/2014 Note the City of Renton land use action number and land record number, LUA 14 001280 and LND 1 O 0518, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action. number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Ran: September 17, 2015 Page 2 of7 ADVISORY NOTES TO APF :ANT LUA 14-001280 of PLAN -Planning Review -Land Use Version 21 September 17, 2015 Technical Services Comments Contact: Bob MacOnie J 425·430-7369 I bmaconie@rentonwa.gov Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director . A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Do not make references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts A & B created by the plat; please check with the Storm Water Utility to see if they will require that the City be the owner of Tract 'A' if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (Storm Water) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association (HOA) for a Storm Water Detention and Managment. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. otherwise, use the following language on the final plat drawing: Lots 1 through 9, inclusive, shall have an equal and undivided ownership interest in ''Tract A". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for Tract 'B'. Please discuss with the Storm Water Utility any other language requirements regarding surtace water BMPs and other rights and responsibilities. All vested. owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title reoort notina the vested orooertv owner. . .. · Police Plan Review Comments .. Contact: Cyndie Parks I 425-430-7521 I cparks@renlonwa.gov Recommendations: Minimal imoact on oolice services. Ran: September 17, 2015 Page 3 of 7 ADVISORY NOTES TO APJ ~ANT LUA 14-001280 of PLAN -Planning Review -Land Use Version 1 I September 17, 2015 ; Technical Services Comments Contact: Amanda Askren I 425-430-7369 I aaskren@rentonwa.gov Recommendations: Technical Services Amanda Askren 9/3/15 from Bob MacOnie's previous comments For Final Plat Preparation: Note the City of Renton land use action number and land record number, LUA14 001280 and LND 10 0518, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director . A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Do not make references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts A & B created by the plat; please check with the Storm Water Utility to Ran: September 17, 2015 Page 4 of 7 ADVISORY NOTES TO APPi ANT LUA 14-001280 PLAN -Planning Review -Land Use Version 1 I September 17, 2015 ::·.-. '' ' Technical Services Comments Contact: Amanda.Askren I 425430-7369 I aaskren@rentonwa.gov see if they will require that the City be the owner of Tract 'A' it not and it there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (Storm Water) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association (HOA) for a Storm Water Detention and Managment. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 9, inclusive, shall have an equal and undivided ownership interest in "Tract A". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for Tract 'B'. Please discuss with the Storm Water Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title renort notina the vested orooertv owner. ~ ~ Fire Review· Building:Comments Contact: Corey Thoma$ I 425-43Q. 7024 I cthomas@ rentonwa,gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $495.1 O per single family unit. This fee is paid at time of building permit. Credit would be granted tor the two existing homes. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum tor dwellings up to 3,600 square feet (including garage and basements). It the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm tire flow would be required. A minimum of one tire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants are not within 300 feet of the furthest proposed dwelling, so a new hydrant and water main is required. A water availability certificate is required from Coal Creek Utility District. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is reouired within 150 feet of all ooints on the buildinas. Dead end streets that exceed 150 feet in lenath reauire an annroved turnaround. .. ' ,,, "'.:·- Planning Review Comments : . · ····' Contact: Kris Sorensen I 425-430°6593J ksotensen@rentonwa.gov Recommendations: Planning: 1. AMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing it less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on tour (4) sides. In addition, the applicant shall provide Ran: September 17, 2015 Page 5 of 7 ADVISORY NOTES TO APP :ANT LUA 14-001280 of PLAN -Planning Review -Land Use Version 1 I September 17, 2015 . Planning Review Comments Contact: Kris Sorensen I 425-430-6593 I ksorensen@rentonwa.gov sunervision whenever equipment or trucks are movina near trees. Engineering Review Comments Contact: Rohini Nair I 425-430-7298 I rnair@rentonwa.gov Recommendations: I have reviewed the application for Dohrn Meadows preliminary plat located at 3815 & 3767 Monterey Place NE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided Coal Creek Water service District SEWER The site will be served by City of Renton sewer service. STORM There is no existing storm water pipe on the Monterey Place frontage. STREETS Monterey Place NE is a collector street with existing right of way width of 60 feet. CODE REQUIREMENTS WATER 1. A water availability certificate from Coal Creek Utility District was provided. 2. Approved water plans from Coal Creek Utility District should be provided to the City at the utility construction permit stage. 3. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. 1. SANITARY SEWERThe project proposes to get sewer service connection from the existing 8" diameter sewer main on Lincoln Ave NE via an easement on the neighboring parcel (parcel# 3345700185). 2. 8" diameter sewer main extension is proposed through the site to end at a manhole located at the property line between lots 8 and 9. 3. A minimum 12 feet wide gravel (or paved) access path is required on the sewer main located to the west side of lot 4 till the sewer manhole. 4. A letter is required to be provided from Coal Creek Utility District during utility construction permit stage con/inning if the Coal Creek sewer latecomer fee is applicable or not applicable. 5. For this project, to meet the required separation between utility lines, it is allowable to locate the sewer main in the planter portion within the public right of way before the sidewalk of the proposed public street. This will be contingent on two conditions -(1) the dry utilities should be located back of the sidewalk to provide required separation with the sewer main, and (2) trees will not be allowed in the planter area with the sewer main. 6. Individual lots are to be served by individual side sewers. The side sewers should not be located under driveways. 7. System development charge (SDC) fee is applicable at the time of issuance of the utility construction permit. The current sewer SDC fee for a 1" meter is $2, 135. SURFACE WATER 1. A drainage plan and drainage report prepared by Encompass Engineering was for the project. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention / water quality pond is proposed to meet the detention and water quality needs of the project. The proposed facility will be a public storm water facility. Appropriate individual lot storm water flow control BMPs will be required to be provided by the project. Bypass of runoff from non targeted surfaces shall be described in the drainage report. The plans submitted during the utility construction permit stage should show the public storm water pipes located outside the planter and outside the sidewalk. Required horizontal and vertical separation between the utility lines should be provided. Storm water pond geometry shall be in accordance with the City adopted 2009 King County Surface Water Design Manual (KCSWDM) and associated City Amendments. Storm water pond access as per the City Amendments should be provided. Final plans and drainage report based on the requirements mentioned in the City of Renton Amendments to the 2009 King County Surface Water Manual is required to be submitted with the utility construction permit. 2. A gravel (or paved) access path is required on the west side of the storm water pond till the most northern catch basin. Storm water access as per the City Amendments should be provided. 3. A geotechnical report and an addendum were submitted by Earth Solutions NW, LLC. The report identifies the site soils as loam with till deposits in the vicinity of the site. 4. The current surface water system development charge (SDC) 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 and the fees are payable prior to issuance of the construction permit. 5. A Construction Stormwater General Permit from Department of Ecology is required for projects that have clearing and grading Ran: September 17, 2015 Page 6 of 7 ADVISORY NOTES TO API :ANT LUA 14-001280 of PLAN -Planning Review -Land Use Version 1 I September 17, 2015 Engineering Review Comments Contact: Rohini Nair I 425-430-7298 I rnair@rentonwa.gov exceeding one acre. TRANSPORTATION /STREET 1. Payment of transportation impact fee is applicable on the single family houses. The current transportation impact fee rate is $2,214.44 per new lot. The transportation impact fee that is current at the time of building permit will be levied. Payment of the transportation impact fee is due at the time of issuance of the single family building permits. 2. Monterey Place NE is a collector street with existing right of way width of 60 feet. Monterey Place NE is a Collector Street. The available right of way (ROW) width on this street is 60 feet. The proposed Monterey Place NE half street section shows a 11 feet wide travel lane, 5 feet wide bike lane, 0.5 foot wide curb, 8 feet wide landscaped planter strip, and 5 feet wide sidewalk, and 0.5 foot wide clear width back of sidewalk, located within the right of way. A 1 feet wide clear width is required back of the sidewalk (as was previously mentioned in the preapplication comments for the project). A 0.5 foot wide ROW dedication will be applicable on the Monterey Place NE frontage. A modification request will be required to be provided by the developer to provide the 5 feet wide sidewalk instead of the code required 8 feet width. Staff recommends support of the 5 feet wide sidewalk width to be consistent with the existing sidewalk along the corridor. Additional pavement widening (subject to survey) is required to provide the proposed 5 feet wide bike lane. Saw cut at the existing fog line and construct the bike lane to ensure that standard pavement thickness is provided under the bike lane. Restriping of Monterey Place NE frontage is also applicable. 3. A limited access residential street with 20 feet paved width is proposed as the internal site access. 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk are also shown on both sides of the street. A hammerhead turnaround is proposed at the dead end of the internal access street. The hammer head turnaround should meet with fire department requirements also. Parking is not allowed on streets with 20 feet or less paved width. 4. Adequate sight distance should be provided at the intersection of th_e proposed new street with Monterey Place NE. 5. No lot is proposed to gain direct access from Monterey Place NE. The individual driveways shall be as per RMC 4 4 060. 6. Paving and trench restoration as per the City's Standard Trench Restoration and Pavement Overlay Standards will be applicable for any utility work or any pavement cut work in the public street. 7. Street lighting as per City standards is required on the internal access road. Street lighting is not required on Monterey Place NE frontage due to the existing overhead power lines and transformer. Street lighting plans should be included with the civil plan submittal. 8. Sidewalks and ramps shall be ADA compliant. 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. A licensed Civil Engineer shall prepare the civil plans. 2. 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. 3. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. Ran: September 17, 2015 Page 7 of7 EXHIBIT 18 Lincoln Av NE from NE 44th Street east to the city limits With concurrence from Bob Mahn and Jim Seitz on July 25, 2013 Two lane street with bike lanes. 8 foot planting strip, 5 foot sidewalk and 1 foot clearance at back of sidewalk. Pavement width. with 11 foot lanes and 5 foot bike lane would be 32 feet. Total row required would be 60 feet, with 60 feet of existing row in most locations. Even with this concept, we will need survey and follow-up discussion on each site development to determine where to actually install the new curb relative to existing pavement. We may have locations where the existing pavement is outside of existing row. which will make it tricky to then install a planting strip and new sidewalk without substantial row dedication. Jim and I concur with your recommendation of 32 feet for the roadway width on Lincoln Ave NE. A 32- foot roadway width with an 8-foot planting strip, 5-foot sidewalk, and one foot behind the sidewalk on each side of the roadway would result in a total ROW width of 60 feet (rather than the 58 feet noted below in your e-mail). We also agree that there may be locations where the existing pavement is outside of the existing ROW, which will require ROW dedication to install the recommended street section. Bob Mahn Transportation Planning X-7322 From: Neil R. Watts Sent: Wednesday, July 24, 2013 12:19 PM To: Jim Seitz; Bob Mahn; Kayren K. Kittrick Cc: Jan Illian; Rohini Nair Subject: Another arterial design request -Lincoln Av NE Sorry guys, seems like we are building on every street in the city this year. This one is tricky to install, regardless of the cross-section design because the existing pavement is so far on the north/east side of the existing row. So for Lincoln Av/Monterey Pl NE from NE 43 St and onward south/east to the city limits. Recommendation is for two lane street with bike lanes, 8 foot planting strip, 5 foot sidewalk and 1 foot clearance at back of sidewalk. Pavement width, with 11 foot lanes and 5 foot bike lane would be 32 feet. Total row required would be 58 feet, which is exceeded already in most places with 60 feet of existing row. Even with this concept. we will need survey and follow-up discussion on each site development to determine where to actually install the new curb relative to existing pavement. We may have locations where the existing pavement is outside of existing row. which will make it tricky to then install a planting strip and new sidewalk without substantial row dedication. Neil Jan For purposes of the pre-construction comments for the project at NE 43'' and Lincoln, our comments should say this is still under review. but our best guess at this point is new curb and gutter 16 feet from centerline of existing pavement, 8 foot planting strip, 5 foot sidewalk, 1 foot clearance at back of sidewalk. Depending on survey information, additional row dedication may be required to accommodate these required street improvements. The 43'' frontage is commercial. non-arterial -this one may be a challenge because of adjacent wetland issues. Denis Law Mayor August 24, 2015 Chad Allen & Tom Redding Encompass Engineering & Surveying 165 NE Juniper St., Suite 201 Issaquah, WA 98027 SUBJECT: "Off Hold" Notice r~ot 1 -1.~· r rru· r 1. Community & Economic Development Department C.E."Chip"Vincent, Administrator Dohrn Meadows Preliminary Plat/ LUA14-001280 Dear Chad Allen & Tom Redding: The Planning Division of the City of Renton accepted the above master application for review on January 28, 2015. During the review, staff determined that additional information was needed and staff required additional information and revision of site elements such as the stormwater pond landscaping, retention wall heights, and additional background for the submitted geotechnical report. The items were required to be submitted to City staff by August 17, 2015. You submitted the additional information on August 14, 2015. The updates you provide include: • Wetland delineation: The wetland boundaries are identified on the submittals as determined by Altmann Oliver Associates Environmental Planning. • Landscaping around stormwater pond/facility: You have identified the required landscaping around the stormwater facility. • Landscaping in front yard: Required landscaping along the street frontages of Monterey Pl NE is identified • Retention walls: Retention walls originally proposed have been removed. • Geotechnical evaluation: Earth Solutions NW, the company that evaluated the geotechnical hazards on the site, provided an Addendum to the Geotechnical Report and Response to Staff Review Comments, dated March 2, 2015. A preliminary date and time has been established for the required public hearing in front of the Hearing Examiner for October 13, 2015 at 1:00 PM. At this time, your project has been taken "off hold" to continue the review process. Please contact me at (425) 430-6593 if you have any questions. Sincerely, -/::::JA-t ~.. "·.. Mo,, Kris Sorensen Associate Planner cc: Gregg & Natalie Dohrn/ Owner(s) Joe Pruss/ Contact Lorelie Shaw, John Wade, Suzanne Albrecht, Marc Cadieux/ Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor June 17, 2015 Chad Allen; Attn: Tom Redding Encompass Engineering & Surveying 165 NE Juniper St., Suite 201 Issaquah, WA 98027 ·-------r: ¢ City_ of 1 : · (, ~\ n ti rr r, \l t"! ·1· ; t,~~~ IJ l,~&J lJ Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: 60-day Extension of "On Hold" Notice Dohrn Meadows Preliminary Plat/ LUA14-001280 Dear Chad Allen: The Planning Division of the City of Renton accepted the above master application for review on January 28, 2015. During the initial review, staff determined additional wetland information was necessary order to proceed further. You provided an updated delineation on November 18, 2014 for the Category 2 wetland that extends onto neighboring properties. During staff review, staff had determined that additional information is necessary in order to proceed further, primarily in reference to the geotechnical evaluation and other items bulleted below. You received an on-hold extension on March 18, 2015 that provided an additional 90 days to pursue a utility easement on a neighboring property for sewer and storm water. You have acquired the easement. On June 16, 2015 you requested additional time to revise the plan sets, layout, and utilities based on the new storm and sewer easement to the west and provide updated plans to the City. Your extension request is granted for 60-days. The below described items are needed by August 17, 2015: • Wetland delineation: Please provide plan sets with the current delineation of the wetland on-site as depicted by Almann Oliver Associates LLC. • Landscaping around stormwater pond/facility: Stormwater ponds require a 15-foot landscaped buffer. The submitted plans identify an approximate 5-foot buffer around the facility. Given the height of the proposed facility walls, staff encourages a landscape buffer design with a maximum of 6 feet of the wall visible above ground level. The Code Interpretation #31 identifies landscaping, fencing, and other related code for such landscaping. Please provide updated plan sets with the minimum landscape standards identified. • Landscaping in front yards: Please identify the m,rnmum 10-foot street frontage landscaping on each of the proposed lots per RMC 4-4-070F minimum code standards. • Retention walls: Retention walls are allowed up to 6 feet in height in yards except for front yards, where front yard retention walls are limited to 4 feet in height. Submitted plans identify walls taller than these maximum allowances. Please provide corrections on updated plan sets that meet minimum code standards. Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov Mr. Chad Allen Page 2 of 2 June 17, 2015 • Geotechncial Evaluation: An updated geotechnical report is required as there is missing information or lacking information where greater clarity is needed for this specific project. Ultimately, the report states slopes between 5 and 15 percent are on the site, which is incorrect. Additionally, the report states that there are no geological hazards, where City data identifies regulated steep slopes being on the site and high erosion geological hazards which was shared at the preliminary application meeting. Please update your geotechnical report in the same format of required content as listed under "Geotechnical Report" in RMC 4-8-120.D.7, with the information provided in sections. Staff identified some areas of the report where clarity is needed: o High Erosion geological hazard: City mapping software identifies this hazard although it is not listed in the submitted report. Please see City maps where the erosion hazard is primarily on the 3767 Monterey property. o Slopes on-site: The report states slopes on site are identified between 5 to 15 percent. The site survey and environmental checklist and City mapping software identify both sensitive and protected slopes on-site. Please provide slopes analysis based on the actual slopes identified on-site. The analysis shall demonstrate that the proposal will not increase the threat of geological hazards to adjacent properties beyond the predevelopment conditions, that the proposal will not adversely impact other critical areas, and that the development can be safely accommodated on the site. o Hillside subdivision: Please clarify the average slope across the site. Average slope of 20 percent or greater, or where streets with 15 percent slope or greater are created, may require additional development standards o Soil suitability for infiltration: As discussed in the preliminary application meeting, the report should provide guidance on infiltration for the drainage report. o Grade and fill estimations: Please provide amount of grade and fill calculations, including any import fill. o Reviewing engineer: The updates require a geotechnical engineer approval. At this time, your project remains "on hold" pending receipt of the requested information. Please contact me at (425) 430-6593 if you have any questions. Sincerely, ~ts. ........ ·- Kris Sorensen Associate Planner cc: Gregg & Natalie Dohrn/ Owner{s) Joe Pruss/ Contact Lorelie Shaw, John Wade, Suzanne Albrecht, Marc Cadieux/ Party{ies) of Record Jmmunity & Economic ---~~.-,------:: evelopment Department i;;:. + 155 South Grady Way ·nto-"VA 98057-3232 - J55 south GraOY way ,nton WA 98057-3232 $IA Uh~ A,/1,ttu,l.f' 1,000 NE 3:tt'lt Pl Rt-t1+ot,. vJA -- l,or~l,'e s~ ~i1,I U~eo\~ ~ N~ Rt.,1,1,4',,\f\ • w/c '1&05b S'o kV\ wa.Je, l?,;~ Ki,-, VI~ T(tUI ~room.fit lei , CO "'1."'""" r, ,'v 1/f h ke .,, 6re1, '1Jol,,,, I 1Sr8 1<'"1 ~fq, Tn1i/ ~11101hfielcl1 co, fOO£D Denis Law Mayor March 18, 2015 Chad Allen Encompass Engineering & Surveying 165 NE Juniper St., Suite 201 Issaquah, WA 98027 Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: 90-day Extension of "On Hold" Notice Dohrn Meadows Preliminary Plat/ LUA14-0012SO Dear Chad Allen: The Planning Division of the City of Renton accepted the above master application for review on January 28, 2015. During the initial review, staff determined additional wetland information was necessary order to proceed further. You provided an updated delineation on November 18, 2014 for the Category 2 wetland that extends onto neighboring properties. Staff then proceeded to review the submitted materials. During review, staff has determined that additional information is necessary in order to proceed further, primarily in reference to the geotechnical evaluation. As part of staff's review of the proposal, the following items were to be updated and submitted before March 19, 2015. You have requested a 90-day extension beyond March 19, 2015 to to continue finalization of a utility easement for sewer and storm water. The establishment of the easement requires coordination with the City and private properties involved. Your extension request is granted. The below described items are needed by June 18, 2015: • Wetland delineation: Please provide plan sets with the current delineation of the wetland on-site as depicted by Almann Oliver Associates LLC. • Landscaping around stormwater pond/facility: Stormwater ponds require a 15-foot landscaped buffer. The submitted plans identify an approximate 5-foot buffer around the facility. Given the height of the proposed facility walls, staff encourages a landscape buffer design with a maximum of 6 feet of the wall visible above ground level. The Code Interpretation #31 identifies landscaping, fencing, and other related code for such landscaping. Please provide updated plan sets with the minimum landscape standards identified. • Landscaping in front yards: Please identify the minimum 10-foot street frontage landscaping on each of the proposed lots per RMC 4-4-070F minimum code standards. • Retention walls: Retention walls are allowed up to 6 feet in height in yards except for front yards, where front yard retention walls are limited to 4 feet in height. Submitted plans identify walls taller than these maximum allowances. Please provide corrections on updated plan sets that meet minimum code standards. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gav Mr. Chad Allen Page 2 of 2 March 18, 2015 • • Geotechncial Evaluation: An updated geotechnical report is required as there is missing information or lacking information where greater clarity is needed for this specific project. Ultimately, the report states slopes between 5 and 15 percent are on the site, which is incorrect. Additionally, the report states that there are no geological hazards, where City data identifies regulated steep slopes being on the site and high erosion geological hazards which was shared at the preliminary application meeting. Please update your geotechnical report in the same format of required content as listed under "Geotechnical Report'' in RMC 4-8-120.0.7, with the information provided in sections. Staff identified some areas of the report where clarity is needed: o High Erosion geological hazard: City mapping software identifies this hazard although it is not listed in the submitted report. Please see City maps where the erosion hazard is primarily on the 3767 Monterey property. o Slopes on-site: The report states slopes on site are identified between 5 to 15 percent. The site survey and environmental checklist and City mapping software identify both sensitive and protected slopes on-site. Please provide slopes analysis based on the actual slopes identified on-site. The analysis shall demonstrate that the proposal will not increase the threat of geological hazards to adjacent properties beyond the predevelopment conditions, that the proposal will not adversely impact other critical areas, and that the development can be safely accommodated on the site. o Hillside subdivision: Please clarify the average slope across the site. Average slope of 20 percent or greater, or where streets with 15 percent slope or greater are created, may require additional development standards o Soil suitability for infiltration: As discussed in the preliminary application meeting, the report should provide guidance on infiltration for the drainage report. o Grade and fill estimations: Please provide amount of grade and fill calculations, including any import fill. o Reviewing engineer: The updates require a geotechnical engineer approval. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-6593 if you have any questions. Sincerely, ~~6-""·-- Kris Sorensen Associate Planner cc: Gregg & Natalie Dohrn/ Owner(sJ Joe Pruss/ Contact lorelie Shaw, John Wade, Suzanne Albrecht, Marc Cadieux/ Party{ies) of Record Denis Law Mayor December 23, 2014 Marc Cadieux 6947 Coal Creek Pkwy SE PMB#154 Newcastle, WA 98059 r<e _ Ci~yof_c~ ____ . _ . µ . ·: _-. -_--1~ r ir.ur, Community & Economic Development Department C.E. "Chip"Vi ncent, Administrator SUBJECT: · Response to Public Comment; RE: LUA14-001280, Dohrn Meadows Pre-Plat Dear Marc Cadieux: Thank you for providing comment on the Dohrn Meadows, Residential 9-lot Preliminary Plat as part of the_public comment period. I apologize for the delayed response and was collecting clarifying information from the biologist who performed the wetland evaluation as it was important to providing you specific answers. Your email, dated October 21, 2014, specified concerns about the native growth protection easement on your residential property, that the easement has a season-stream that flows and sometimes floods, and if there will be any work performed as part of the proposed 9-lot project that would impact your property's native growth area. You additionally ask about any trees that will be cut down on the property. Approximately 40 trees are identified on the project site that are not within the wetland area or where the new dead-end street is proposed. Of the 40 trees, the City requires that 30% be retained or be replaced. The applicant is proposing to retain two and proposing to plant 60 new trees as part of site development. Trees in the wetland and wetland buffer area will be kept. In regards to the native growth area easement on you~ property, the easement would not be changed due to this proposal and there would be no work in this area as it is not within the boundaries of the subject project. I have provided a delineation _of the wetland boundaries from the biologist with a sketch of where the biologist estimates the wetland extends onto neighboring properties to the south and west. The wetland on the project site is considered a Category 2 wetland and therefore requires a SO-foot buffer. No development is proposed in the wetland or wetland buffer areas. Thank you for providing comments. If you would like to review the project file, the submitted documents are available on the 6th Floor of City Hall. Sincerely, ~b4""'"" ....... Kris Sorensen Associate Planner cc: File Renton City Hall '. 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov ... ~11"""",/!,;b.""""""'-~~~ ! ·-· JOE PRUSS BOOM>ARY/TOPOGRAPHY PUN Denis Law Mayor December 18, 2014 Chad Allen Encompass Engineering & Surveying 165 NE Juniper St., Suite 201 Issaquah, WA 98027 SUBJECT: "On Hold" Notice I r j C1tyof 1 _!~ rrr0· rl Community & Economic Development Department C.E,"Chip"Vincent, Administrator Dohrn Meadows Preliminary Plat/ LUA14-001280 Dear Chad Allen: The Planning Division of the City of Renton accepted the above master application for review on January 28, 2015. During the initial review, staff determ.ined additional wetland information was necessary order to proceed further. You provided an updated delineation on November 18, 2014 for the Category 2 wetland that extends onto neighboring properties. Staff then proceeded to review the submitted materials. During review, staff has determined that additional information is necessary in order to proceed further, primarily in reference to the geotechnical evaluation. As part of staff's review of the proposal, the following items will need to be updated and submitted before March 19, 2015. The below.described items are needed: • Wetland delineation: Please provide plan sets with the current delineation of the wetland on-site as depicted by Almann Oliver Associates LLC. • Landscaping around stormwater pond/facility: Stormwater ponds require a 15-foot landscaped buffer. The submitted plans identify an approximate 5,foot buffer around the facility. Given the height of the proposed facility walls, staff encourages a landscape buffer design with a maximum of 6 feet of the wall visible above ground leveL The Code Interpretation #31 identifies landscaping, fencing, and other related code for such landscaping. Please provide updated plan sets with the minimum landscape standards identified. • landscaping in front yards: Please identify the minimum 10-foot street frontage landscaping on each of the proposed lots per RMC 4-4-070F minim.um code standards. • Retention walls: Retention walls are allowed up to 6 feet in height in yards except for front yards, where front yard retention walls are limited to 4 feet in height. Submitted plans identify walls taller than these maximum allowances. Please provide corrections on updated plan sets that meet minimum code standards. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • Geotechncial Evaluation: An updated geotechnical report is required as there is missing information or lacking information where greater clarity is needed for this specific project. Ultimately, the report states slopes between 5 and. 15 percent are on the site, which is incorrect. Additionally, the report states that there are no geological hazards, where City data identifies regulated steep slopes being on the site and high erosion geological hazards which was shared at the preliminary application meeting. Please update your geotechnical report in the same format of required content as listed under "Geotechnical Report" in RMC 4-8-120.D.7, with the information provided in sections. Staff identified some areas of the report where clarity is needed: o High Erosion geological hazard: City mapping software identifies this hazard although it is not listed in the submitted report. Please see City maps where the erosion hazard is primarily on the 3767 Monterey property. o Slopes on-site: The report states slopes on site are identified between 5 to 15 percent. The site survey and environmental checklist and City mapping software identify both sensitive and protected slopes on'site. Please provide slopes analysis based on the actual slopes identified on-site. The analysis shall demonstrate that the proposal will not increase the threat of geological hazards to adjacent prope_rties beyond the predevelopment conditions, that the proposal will not adversely impact other critical areas, and that the development can be safely accommodated on the site. o Hillside subdivision: Please clarify the average slope acr.oss the site. Average slope of 20 percent or greater, or where streets with 15 percent slope or greater are created, rriay require additional development standards o Soil suitability for infiltration: As discussed in the preliminary application meeting, the report should provide guidance on infiltration for the drainage report. o Grade and fill estimations: Please provide amount of grade and fill calculations, including any import fill. o Reviewing engineer: The updates require a geotechnical engineer approval. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-6593 if you have any questions. Sincerely, f::JA.~ .f,,."t Mt# ._ Kris Sorensen Associate Planner cc; Gregg & Natalie Dohrn/ Owner{s} Joe Pruss/ Contact Lorelie Shaw, John Wade, Suzanne Albrecht, Marc Cadieux/ Party{ies) of Record City of Renton Print map Template 150 0 75 150 Vl.'G.S_ 1980:: _ V\'eb_Mercator_Auxil iary _ Sphere Feet Information Technology M GIS RentonMapSupport@Rentonwa.gov 12/1812014 This map is a user generated stalic output from an Internet mapping site and is for reference on!y. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend Addresses Parcels • Erosion None 0 City of &etff Ofl cF) Finance & IT Division Administrative Policy & Code Interpretations I City of Renton ------------r) Gtyof • -..E :..tll IUll You are here: Business: Planning and Development: Planning: Code Interpretations Administrative Policy and Code Interpretations Administrative Policy/Code Interpretations are binding interpretations concerning land use codes administered by the City's Planning Division. The numbering system for the Administrative Policy and Code Interpretations (CI) is chronological, showing the number of the document. For example, CI-01. Process For the Administrative Policy and Code Interpretations process, clfck here. Pending Interpretations Public comments are being received for the following Administrative Policy and Code Interpretation: There are no Administrative Policy and Code Interpretations for review at this time. Final Interpretations CI-60, Decision Maker for Noise Variances Requiring a Public Hearing Code Sections: RMC 8-7-8 Effecuve Date: September 2, 2014 Cl-59, Ability to locate residential uses on the ground floor of mixed-use developments Code Sections: RMC 4-2-0SOA Effective Date-· August S, 2014 CI-58, Lot Ouster Duplicate Definitions Code Sections: RMC 4-11-030 Effective Date: August 5, 2014 CI-57, Provisions for the ability to install Micro, Mini, and Macro Facilities on multi-family residential and mixed use buildings Code Sections; RMC 4-4-140G Effective Date: August 5, 2014 CI-56, Amount of Payment of Fee in Lieu of Street Improvements Code Sections: RMC 4-9-060 Effective Date: July 31, 2014 CI-55, Plan review requirement for electrical permits of 400 amperes (amps) or less Code Sections: RMC 4-5-060 Effecuve Date: July 1, 2014 CI-54, Adoption of 2014 National Electrical Code Code Sections: RMC 4-5 Effective Date: June 30,. 2014 CI-53, Planned Urban Development (PUD) Public Information Sign Requirements. Code Sections: RMC 4-8-120C Effective Date: June 16,. 2014 CI-52, Clarification of the review process required for Site Plans implementing a previously approved Master Plan. http://rentonwa.gov/business/defau1t.aspx?id=24686 Page 1 of 5 12/18/2014 Administrative Policy & Code Interpretations I City of Renton Code Sections: RMC 4-6-030 Effective Date: February 4/ 2013 tI-371 Consistency of allowed activities in wetlands and wetland buffers in general critical areas regulations and in critical areas within shoreline jurisdiction Code Sections: RMC 4-3-050 and 4-3-090 Effective Date: January 29/ 2013 CI-36, Tax Segregation of Legal Lots & Definitions Code Sections: RMC 4-11-120 and 4-11-200 Effeclive Date: December 12F 2012 CI-35, Zones permitting craft distilleries (also known as a micro-distilleries), micro breweries, artisanal wineries, and similar uses with tasting rooms Code Sections: RMC 4-2-060 and 4-11 £ffectjve Date: September 27, 2012 CI-34, Applicable Building Setback from Shared Driveways Code Sections: RMC 4-11-050, 4-11-190, and 4-11-250 Effective Date: September 10, 2012 CI-33, On Hold CI-32, Revision of Final Short Plat Requirement of Signature and Date Line Code Section: RMC 4-8-120D.6 Effective Date: September 10, 2012 CI-31. Temporary Use Permit Extensions Code Section: RMC 4-9-240.0 Effective Date: July 10, 2012 Cl-30, Applicable to calrulation of residential density for projects with multiple zoning classifications when proposed as part of a Planned Urban Development. Code Section: RMC 4-9-150.3.b Effective Date: May 30, 2012 CI-28, Oosed Record Appeals to City Council. Code Sections: RMC 4-8-llOF.4 and 4-8-l!OF.7 Effective Date: March 27, 2012 CI-27, Clarification of conditions necessary for "drive-in/drive-through, retail" uses such as coffee stands to be allowed as "accessory uses" in the IL, IM, IH, CN, and CA Zones. Code Sections: RMC 4-2-060 and 4-2-050 Effective Date: March 13/ 2012 CI-26, Clarification of applicable review process for siting ham radio antennas in residential zones. Code Sections: RMC4-2-060, 4-2-l!OA, 4-4-140, and 4-11-230 Effective Date: March 13, 2012 CI-25, Permissibility of adding macro and mini facility antennas to existing conforming wireless support structures as an outright permitted use. Code Sections: RMC 4·2·060.P Effective Date: December 14, 2011 Cl-24, Permissible zones for limousine service. Code Sections: RMC 4-2-060 and 4-2-llOA Effective Date: December 7, 2011 CI-23, Clarification of the expiration period for the Hawk's Landing Master Site Plan approved by the Hearing Examiner on September 10, 2009. Oty File number LUA09-060, ECF, SA-M, SA-H. Code Section: RMC 4-9-200(L)(l) Effective Date: November 8, 2011 http://rentonwa.gov/business/default.aspx?id=24686 Page 3 of 5 12/18/2014 Administrative Policy & Code Interpretations I City of Renton Code Section; RMC 4-11-190 and 4-11-250 Note: This draft code interpretation has been withdrawn pending additional analysis and consideration of alternatives. CI~13, Marinas as a permitted use in the R-1 zone. Code Section: RMC 4-2-06.0 Note: This interpretation refers to Lake Desire within the Fairwood PAA. The failure of the annexation vote renders this interpretation unnecessary. Therefore, on January s, 2012, the City formally rescinded this interpretation. http://rentonwa.gov/business/default.aspx?id=24686 Page 5 of 5 12/18/2014 Chad Allen Encompass Engineering 165 NE Juniper St, Suite 201 lssaauah. WA 98027 Lorelie Shaw 3828 Lincoln Ave NE Renton. WA 98056 Suzanne Albrecht 2000 NE 37th Pl Renton. WA 98056 Natalie Dorhn 13578 King Lake Trail Broomfield, CO 80020 John Wade 13578 King Lake Trail Broomfield, CO 80020 Marc Cadieux 3720 Lincoln Ct NE Renton. WA 98056 • Gregg Dohrn 2129 S Rockwood Blvd Spokane, WA 99203 JOE PRUSS 18211 240th Ave SE Maple Valley, WA 98038 Sabrina Mirante From: Kris Sorensen Sent: To: Thursday, December 18, 2014 7:52 AM Sabrina Mirante Subject: FW: Elec. Site Plan attached; FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Attachments: Tayor Ct--Posible Adjacent Wetland Buffer.pdf Hi Sabrina -Please add the email below and attachment to the project file. The email provides clarificiation of the on-site wetland delineation for Dohrn Meadows plat, LUA14-001280. Thanks, Kris -----Original Message----- From: John Altmann (mailto:john@altoliver.com1 Sent: Wednesday, December 17, 2014 12:44 PM To: Kris Sorensen Cc: Tom Redding Subject: RE: Elec. Site Plan attached; FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi Kris- After contacting Encompass, it is my understanding that the wetland off-site to the south of the Dohrn Meadows project site was sketched onto the site plan per the attachment. The off-site wetlands on this plan were mapped in 1998 by another consultant. I am not sure if it is a sketch or a survey since I do not see the flag numbers, but in any event I believe my delineation and off-site sketch more accurately reflects the current wetland conditions. Please let me know if you have questions. Thanks. John -----Original Message----- From: Kris Sorensen (mailto:KSorensen@Rentonwa.gov J Sent: Monday, December 15, 2014 8:12 AM To: John Altmann Subject: Elec. Site Plan attached; FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi John -Thanks for calling and talking with Chad. If you can have an answer by Wednesday, that would be great. Kris Sorensen, Associate Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593 -----Original Message----- From: Kris Sorensen Sent: Wednesday, December 10, 2014 9:51 AM To: john@altoliver.com Subject: FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Resend, thanks for pointing that out. See new attachment. 1 -----Original Message----- From: John Altmann [mailto:john@altoliver.com) Sent: Wednesday, December 10, 2014 9:15 AM To: Kris Sorensen Subject: FW: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi Kris- Could you please re-check the scans. They don't appear to match what you intended to send. Thanks. John John Altmann Altmann Oliver Associates, LLC 425.333.4535 john@a Ito liver.com www.altoliver.com -----Original Message----- From: Kris Sorensen [mailto:KSorensen@Rentonwa.gov) Sent: Tuesday, December 09, 2014 4:10 PM To: john@altoliver.com Subject: Renton; Dohrn Meadows Preliminary Plat Wetland Delineation Hi John - I've got a follow-up question on the wetland delineation you provided for Encompass engineering and the Dohrn Meadows plat project in City of Renton. I've attached your wetland report and a some scans that I need clarification on. You can see in one attachment that I provided 3 plans (the plat plan for Dohrn Meadows, your November delineation with the wetland boundaries estimated on the neighboring properties, and your Taylor Court wetland delineation for the subdivision to the south that was done pre-2005). You can see on the three plans above that the wetland delineation on the southern side of the Dohrn project does not match the Dorhn meadows delineation. Although your November delineation shows the wetland boundaries matching up across the properties. Can you clarify that either your November delineation is where the wetland is located on the property to the south of the Dorhn Plat, or why there is inconsistency in the Dohrn Meadows submitted plat plan with the wetland boundaries. If the wetland to the south is located as shown on the Dohrn plat plan, as delineated as part of the Taylor Court project, a SO-foot buffer would require a larger critical areas tract on the Dorhn plat. I am open to talk on the phone and am asking to get clarification for the Environmental review committee report and for the future Hearing Examiner report. Thank you. Kris Sorensen, Associate Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593 2 I •' , ,: -? ~ ,-~,-- Pa, " ,.. y -' r 0 _, "' b 3 ----·---I r C-1 0 ~ ~ ; : I --_j I ii: '-1 I I >' j~ ~ re ··a,; i' / j >,: l / ' I .l -'-:_ ;, ,. ~ J '-I 131. ------- ,BERDEEN A VE N.E. (NOT OPENI --- I ' ( /-i -1111111~ j ~· . i ' !ii! I ' j -~J ! • I Denis Law Mayor December 3, 2014 Chad Allen Encompass Engineering & Surveying 165 NE Juniper St., Suite 201 . Issaquah, WA 98027 SUBJECT: "Off Hold" Notice r Cityo _!__Brrr.o·r1 Community & Economic Development Department CE."Chip"Vincent, Administrator Dohrn Meadows Preliminary Plat/ LUA14-001280 · Dear Chad Allen: The Planning Division of the City of Renton accepted the above master application for review on January 28, 2015. During our review, staff determined that additional information was needed and staff required additional wetlands delineation with the on-hold letter sent to you on October 29; 2014: That Jetter incorrectly stated the date when the required information would be needed, which is approximately 90 days from the date of the letter. You submitted the additional wetlands information on November 18, 2014 within the 90 day p·eriod. The infonmation you provided identifies where the wetland is located on the property to the west and will allow staff to start the continuing review of the project A preliminary date and time has been established for the required public hearing in front of the Hearing Examiner for January 20, 2015 at 11am. At this time, your project has been taken "off hold" to continue the review process. Please contact me at (425) 430-6593 if you have any questions. Sincerely, f::::;A-~ ~ ...... ..,_ Kris Sorensen Associate Planner cc: Gregg & Natalie Dohrn/ .Owner(s) Joe Pruss/ .contact lorelie shaw,.John Wade1 Suzanne Albrecht, Marc (adieux/ Party{ies) of Record Renton City Hall • 1055 South Grady Way • Renton. Washington 98057 • rentonwa.gov • Kris Sorensen From: Sent: To: Cc: Subject: Attachments: Hi Kris, Chad Allen <callen@encompasses.net> Tuesday, November 18, 2014 2:02 PM Kris Sorensen pruss@comcast.net; john@altoliver.com; civicdevelopment@comcast.net RE: Renton: Dohrn Meadows -Wetlands 4562 wetland sketch 111714.pdf Please see the attached sketch from John Altmann showing the off-site wetland boundary. The offsite wetland doesn't affect the site plan. Is this sketch sufficient to get the preliminary plat off hold? If not, what do we need to submit? Thanks, Chad Allen, P.E. Principal ~ YOQE:'h<tt:~ WfYl-1 t;AJMA & NOl..MBIERO Cle Elum I Issaquah • 1 Email I Website Cle Elum 1108 East 2nd Street I Cle Elum, WA 989221 Phone: (509) 674-74331 Fax: (509) 674-7419 • My Office 1165 NE Juniper Street, Suite 201 J Issaquah. WA 980271 Phone: (425) 392-0250 I Fax: (425) 391-3055 ~ Please consider the environment before printing this email Encompass Engineering & Surveying, its officers or agents shall not be responsible for the accuracy or completeness of electronic file copies. Due to the potential that information exchanged by electronic media can deteriorate, be damaged, lost or modified, intentionally or otherwise, use of this electronic data by anyone other than Encompass Engineering & Surveying shall be at the sole risk of such user and without liability or legal exposure to Encompass Engineering & Surveying. The recipient is responsible for verifying the accuracy of data against governing hard copy documentation. If there is a discrepancy between the hard copy and the electronic copy, the hard copy will govern. Recipient assumes all risks in the changing or modification of data and revisions or updating of hard copy documents. From: Kris Sorensen [mailto:KSorensen@Rentonwa.gov] Sent: Tuesday, October 28, 2014 5:03 PM To: callen@encompasses.net Cc: pruss@comcast.net Subject: Renton; Dohrn Meadows -Wetlands Hi Chad & Jackie -Sorry for late in the day email but I received more direction talking with my manager about Dohrn Meadows. We need a delineation/map of the wetland on the non-project properties also as part of review. I asked about going onto others' properties and Vanessa said to ask for permission, and if no permission then it would be how the biologist would make the determination based on their practices. I will need to put the project on-hold and send a letter to you requesting this information to help with our review of the project. Kris Sorensen, Associate Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593 1 • ---·-=:_,..Cl) SSIIIU 30/' - ! • I 11 di ' 11 I I ' ! !I II !i -,! II - ' / on Department of Community & Economic t opment City of ENVIRONMENTAL "' D E V E L O P M E N T A P P L I CA T ro N R E VI E W SHEET REVIEWING DEPARTMENT: lDY)11YkUvU1.i\ SvC,S COMMENTS QUE: OCTOBER 23, 2014 APPLICATION NO: LUA14-001280, ECF, PP DATE CIRCULATED: OCTOBER 9, 2014 APPLICANT: Joe Pruss PROJECT MANAGER: Kris Sorensen PROJECT TITLE: Dorhn Meadows Preliminary Plat PROJECT REVIEWER: SITE AREA: 88,819 square feet EXISTING BLDG AREA (gross): LOCATION: 3815 &3767 Montery Pl NE PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Preliminary Plat and Environmental (SEPA) review. Two parcels totalling 89,819 sf (2.06-acre) in the RS zone are proposed to be subdivided into 9 residential lots with one critical areas tract and one stormwater tract. Density would be 5.6 du/ac. Two existing homes would be demolished. Lot sizes range from 5,175 sf to 8,270 sf. Access to the lots would be through a new public street that dead ends at the west and is connected to Monterrey Pl NE. Critical areas include a Category 2 wetland and associated buffer and steep slopes. Both Monterrey Pl NE and the new public street would be improved with curb, gutter, planting strip, and sidewalk. Studies submitted include wetlands delineation, environmental checklist, drainage report and geotechnical report. A stormwater drainage tract is proposed in the northwestern corner of the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Environment Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Probable Minor Impacts 8. POLICY-RELATED COMMENTS Probable Major Impacts ,./ More Information Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housinn Aesthetics v Linh~IG/are Recreation Utilities Transoortation Public Services Historic/Cultural Preservation Airport Environment 10,00DFeet 14 OOOFeet _f_/l Ur~a-P1ce_ Cu!'O '-pM~ffV!lA) dt. '/'1 SMu(cY M~; ,v1; a * (thtil-rM, o{ 4< ;sh} ~s.. We have reviewed this application with particular attention ta those areas in which we have expertise and hove identified areas of probable impact or areas wh_ere additional info[!1ation is needed ta properly assess this proposal. ' .d&h ,£4 ~& 't!r,ul Signature of Director or Authorized Representative Date C. CODE-RELATED COMMENTS ...---, S·f·n J-r ru.s (. U<:..L o..-.~ ~es M aJ,..,~ w.. <? /q_rgt-,tUdrc,,(, :;,;~, 2. Jvo, (}_ j,,__ Uk llJ M,~ le 5-fUA!-S 3. 5f°e,;cij g Q. 50 PeJ Q,t;~ fll\;A~irl\.l.lwt J;.;,. -fu~ ~ 'S~ fe.r;_s e.,y_Ur[Jf: {fut VJV~ aJdrtSS Sh.Pt/ (~U-4Vl (~pt./l,,'ll/l(u11., T{u_vt./.~ s-f..;p t,M,IS+ ht. J (u1 f ID hJ fuJ /Q/a/& ( W I .ft1 S-4.rvJ, b. No i(VL w r ffu '\. '-{o +e e.-f o ( ~ )ief S; rn O I y/d cY C: ?' C. ~ ~ cJo W fn_o ~ /O {l:d ~ Jn {Qy,)ay5 J. fJ.o -/re..e_ cJow Ace v1 30 fed .f:v-rti . 6 s/rlff !p e. ('.{-:; -{<tL cioJU #..uv1, 6 (LeJ-tqyV{ 4rt:__ ~dra~ fi,t),;J£.., 94 J ; U--l,stJ./u cf 5£,lAJ u We have reviewed this application with particular attention to thos . . or areas where additional information is needed to properly assess ~:';;;;:s:tich we have expertise and have identified areas of probable impact Signature of Director or Authorized Representative Date '"ii',' !'()Er ~RJl\l'I El',IJJ:!l;CQ On the 3rd day of October, 2014, 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 See Attached Joe Pruss Contact Chad Allen Applicant Gregg & Natalie Dohrn Owners (Signature of Sender): ,,,,,",, .. ,,, ----~ ~OV\11;:: ' ·., ~ V '''''"\11 1111 li>u' 11 STATE OF WASHINGTON ~0,., ,,•,;,011 t,,,,,,,,, ', = ..:£!'~ ~,,, ', ~ :tff/# 01.AlfJ.;, t~ ~- ·:; :~ ~ ~ :: COUNTY OF KING :: ~ o • , -~ z : ·; ::.."' <> E O :; < ~ '°1.1ev"" "\ ff " ::·. I certify that I know or have satisfactory evidence that Sabrina Mirante ; <1'/'1 •,,11 8-29·~.!" ~r., __ : '1_:i,..._~}l\~t:~ --signed this instrument and acknowledged it to be his/her/their free and voluntary act for the 4~ 'O'r ~~-es mentioned in the instrument. 11 '•11"''"''''' Dated:~ '3 ~Dll( ) Notary (Print): ___ ~~lo"-'-,\l'4--.--;:,~J~C~W~<""!S,.,__ __________ _ My appointment expires: lJ ~ a -::1 Au.~ <-<-5 + d. -, I ;)O I -, Dorhn Meadows Preliminary Plat LUA14-001280,ECF,PP template -affidavit of service by mailing ' . Dept. of Ecology ** Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers *** Depart of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailalne Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE} LETTER MAILING (ERC DETERMINATIONS} WDFW -Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. • 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015-172"' Avenue SE Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program• 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Preservation• Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Tim McHarg Attn: Jack Pace Director of Community Development Acting Community Dev. Director 12835 Newcastle Way, Ste 200 220 Fourth Avenue South Newcastle, WA 98056 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Kathy Johnson 1 Steve Lancaster, Responsible Official 355 110'" Ave NE 6200 Southcenter Blvd. Mailstop EST 11 W Tukwila, WA 98188 Bellevue, WA 98004 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT 1 & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing • Chad Allen Encompass Engineering 165 NE Juniper St, Suite 201 Issaquah. WA 98027 JOE PRUSS 18211 240TH Ave SE MAPLE VALLEY, WA 98038 Natalie Dorhn 2205 W 136th St Broomfield, CO 80023 Gregg Dohrn 2129 S Rockwood Blvd Spokane, WA 99203 3345700137 3345700211 3345700213 AKUTAGAWA DORAN+TIEN ALBRECHTSUZANNE M ALLEN CREEK HOMES LLC 1820 NE 38TH ST 2000 NE 37TH PL 2001 NE 37th Pl RENTON, WA 98056 RENTON, WA 98056 Renton, WA 98056 3345700207 3345700207 3345700207 ALLEN CREEK HOM ES LLC ALLEN CREEK HOMES LLC ALLEN CREEK HOMES LLC 2012 NE 37th Pl 8724 NE 134TH ST 8724 NE 134TH ST Renton, WA 98056 KIRKLAND, WA 98034 KIRKLAND, WA 98034 3345700172 3345700200 3345700200 BOLLINGER REX EUGENE+SUSAN CADIEUX MARC D+FORTIN KEN CADIEUX MARC D+FORTIN KEN 3812 MONTEREY PL NE 3720 Lincoln Ct NE PMB #154 RENTON, WA 98056 Renton, WA 98056 NEWCASTLE, WA 98059 3345700235 3224059082 9360900010 CARPENTER THOMAS E Ill CHAUDHRY MAT+AFSHAN CHEN LI 3601 LINCOLN AVE NE 2110 NE 36TH ST 19509 SE 27TH PL RENTON, WA 98056 RENTON, WA 98056 SAMMAMISH, WA 98075 9360900010 3345700133 3345700141 CHEN LI COOPER KENNETH H COUSIN SYDNEY L JR+MARLENEA 8535 113th Ave SE 3821 LINCOLN AVE NE 1204 ELMSTEAD DR Newcastle, WA 98056 RENTON, WA 98056 WINTERVILLE, NC 28590 3345700196 3345700161 3345700181 D'COSTA JOHN+SANDRA DEBOER DENISE DOHRN NATALIE A+WADE JOHN G 3708 LINCOLN CT NE 3866 MONTEREY PL NE 13578 KING LAKE TRL RENTON, WA 98056 RENTON, WA 98056 BROOMFIELD, CO 80020 3345700182 3345700203 3345700212 DOHRN RONALD G GREENWOOD CAPITAL 1 LLC HARLAN BRIAN M+JAIMI L DENN 2129 S ROCKWOOD BLVD 7517 GREENWOOD AVE N 3625 MONTEREY CT NE SPOKANE, WA 99203 SEATILE, WA 98103 RENTON, WA 98056 3345700220 3345700171 3345700192 HINES DELORES M JASLOWSKI RICHARD E JIMENE2 JOENALD+JIMENEZ GLENDA 1825 NE 38TH ST 3865 MONTEREY PL NE 3705 LINCOLN CT RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3345700139 3345700221 3224059033 JOHNSTON AMYL +OYER scan D JUNG YOON SUN KENDALLHAROLD+SANDRA 1817 NE 38TH PL 2025 NE 37TH PL 8431116TH AVE SE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 9360900100 3345700131 3345700190 LI SHAOXIA LIM YANG KEUN+LIM SONG Ml LIU YUNLONG+LI LIN 11305 SE 86TH PL 3815 LINCOLN AVE NE 3711 LINCOLN CT NE NEWCASTLE, WA 98056 RENTON, WA 98056 RENTON, WA 98056 334511)0201 3345700183 3345700183 LUM MATTHEW+JUDY LUM TIMOTHY W H LUM TIMOTHY W H 2024 NE 37TH PL 12607 SE 78TH PL 3802 Monterey Pl NE RENTON, WA 98056 NEWCASTLE, WA 98056 Renton, WA 98056 3345700205 9360900230 3345700208 MASKER JOHN JOSEPH+CHAPMAN MEDA RAVINDRANATH MOROSO PAMELAJ 2017 NE 37TH PL 8615 113TH AVE SE 3620 MONTEREY CT NE RENTON, WA 98056 NEWCASTLE, WA 98056 RENTON, WA 98056 9360900030 9578070150 9578070160 NAN CARROW SHARON PFISTER NEWCASTLE CITY OF NEWCASTLE CITY OF 11302 SE 86TH PL 12835 NEWCASTLE WAY #200 12835 NEWCASTLE WAY #200 RENTON, WA 98056 NEWCASTLE, WA 98056 NEWCASTLE, WA 98056 3345700219 3345700132 3345700130 NGUYEN MINH NIELSEN BRUCE NIELSEN KRIS L 2007 NE 37TH PL 3825 LINCOLN AVE NE 3835 LINCOLN AVE NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3345700198 3345700135 3345700237 NIXON IAN W+DIANE P PASKETT GREGORY K+ANNE C PRO FF VERNON+DOLORES 2100 LAKE WASHINGTON BLVD N #H305 1826 NE 38TH ST 3612 LINCOLN CT NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3345700186 3345700216 3345700141 PRZASNYSKI JEREMY D+JESSICA QUACH VAN MONG Resident 3723 LINCOLN CT NE 3636 LINCOLN AVE NE 1818 NE 38th Pl RENTON, WA 98056 RENTON, WA 98056 Renton, WA 98056 3345700203 3345700182 3345700181 Resident Resident Resident 2018 NE 37th Pl 3767 Monterey Pl NE 3815 Monterey Pl NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 9360900020 9360900010 3345700170 Resident Resident SHAW LORELIE 8529 113th Ave SE 8535 113th Ave SE 3828 LINCOLN AVE NE Newcastle, WA 98056 Newcastle, WA 98056 RENTON, WA 98056 3345700165 3345700179 9360900020 SHAW RALPH SHIAO-CHIN CHAO SHINN MARK D+ROXANNE L 909 N BLACKBIRD DR 601 S KING ST #302 6947 COAL CREEK PKWY SE GILBERT, AZ 85234 SEATTLE, WA 98104 NEW CASTLE, WA 98059 9360900240 3345700210 3345700209 SIDDIQUI AAFREEN SORIA AMINADAB+OGUILVER HER SPRINGER LEON A+JACOBSEN LA 8607 113TH AVE SE 3626 MONTEREY CT NE 2006 NE 37th Pl NEWCASTLE, WA 98056 RENTON, WA 98055 Renton, WA 98056 3345700209 . SPRINGER LEON A+JACOBSEN LA 2749 SW SYLVAN HEIGHTS DR SEATILE, WA 98106 3345700185 TRUS GARY L & MAXINE D 3792 LINCOLN AVE NE RENTON, WA 98056 3345700194 SUGITA EUGENE HAYATO+ERICA 3702 LINCOLN CT NE RENTON, WA 98056 3345700188 ZOPE SATISH PANINl+MARSHA R 3717 LINCOLN CT NE RENTON, WA 98056 3224059013 TOOLE JAMES C+MARY PARYPA 11505 SE 85TH LN NEWCASTLE, WA 98056 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) ,._A;,pll<ationllal!>NnJU<,d1od11aot,,d..itti111o~a1~a-~"' tan)-l'tltvdnrPMdonal11MCll'f'al-._ n,.,,-i.,,~--~.-.1""'--, ---· c•TE Cf Nana Ill' APPua.no,,, ~9. 2014 I..OJIDUSENUMl!D, UJAUOOJ.ll!O.EO',P'P PtlllECT Dl5CRIPTION: Tho 1pplant I> ~ -~"II !Dnli-llf'ollmrr,,'l P1lt om! 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Thoro>mlbo...,-.,tpo<k>clful'°"""lthli.,.,.,.,,afu..Tl>...t>oldCortom>..o~onalNo,,_ ~~...i (C/6-M). lbl< moy ottho on1y ._...n1ty1D '°""'"'"'on tho o.,.;ton-onpac:u alttw, ~~ Al44,y01>puip,,,bjwi11/bA,,oll,e]Duancaalt11oDt1S-M. -- S<p0!mbor1',l0H dud""-n,.--~ .. &5'o.....,...,l&5Nii.,,,lper~ ~1.f11/._...l,,WAHIJ'U/~/ .. ~--- _,,.,.ntalCcmm.,nlty&Eoi>nond<~(o:D]-Plo'"'",.. oM,lo:,n,SirtO"'-RwrfDoiO.,.Mal,11155-G...i,W>'l;bfd>mWA - rFyau..,..ldJko-tllbomo4<ap,,ti,ol'*«>n!to~t..furthe<-<>11thbl""po""'ptaje<t.complotll.t1!1$ lor!n:andrt11<nto:Cltyalf\Omon,an-........-.OMsion,lll55SO.GtatfJV,..,,R..,,,,.,wA981JS1. Nor,,o/fllollocD<><m--lral"/N</UJ.o.J.<.OOlUO,E(l',l'P MAIUltGADCIRESS: otyfSl;:l'-{Zlp: _______ _ rntPHON~NO~---------- ::::::.:r::.~t.::%:::::row::..~~ttr;:.o;i """'°"CJty .... 111Da\,,d"\C55-Gfa,iyWa,. n,,:,ul);.c,:>1t,11<do,jpa~C:CW~ onU,.Qlyaf """toneom\l"'Ol',o.,.i.., uno.u,.1,1ap:and il-lan,t,oOt(,:z,,olocMop. -n,. project will t,o wl,fgt 1c ,:tu, CJti• SVAa<dW.""", Qo<CSodl<,,,s4-MJ.II "osldanll,,l--""4-Gl<IC-G..-....,,..111ap;......__-, 4-7.{lld su_,_, .... 1-1:ro.--~ &-"l-""" otl><f•p.1>11ableco6es ond .._U<)n, aapp<Gpffite. Tho r,,-1 Mltlptlon -.... iety be lmp»ed on l!I< IV"~ p,,>j,,cl.Tl>oY-M!tiplla•-a<ld-profod1mp><'>not ~"oy-....«>de<and~olallama>,:ltoda-. fo(l-G~nlcal ~reco,nmoridatlam;fcr ,Ito dMoopm""t and fou~ -.i<11an; -~-..rol ..-commanded m ..... res Convno,,Uot1ti!o..,..,~..,.,.,bo...i,m1t1-.11ftwrltifltto11Jt,5o....-,,~p~,c:l0-P ....... DM,kl,n,UJ!S-G.ady\llo.,h.-.WA"'°57,t.,-S:IXIJM<>11-.,'8,:zll14.T!ilo-,i,.,~ ~1or,,..lllko.art"11on-bo<9,~all.O:Olarn,toundlOllmt,o,.,Sc'iend\Floo<,M_, lOS! 5a,;th Gn¢1 w.,, -... Tf y,,u "" ~ n 1ttt,ncllna 11M t,nrng pie ... "'nto<t lit< ... ..,.... DMslon le .....,,.thatthoh<~IIU"'t_n_olo<!otr'iSi43~711.,-l'Clho-ncool'tt>oWAo,,t,,m1-n, \">'):.ystl1=:::-:~.::'"...:~c:::::::=.:::.~ltlo~=:,m1...,""~;~ ;:_ ;,,'::'t,<tlt,o,proje<I: """"""· ""fOM ..i.:, ,wmin-COINMnff...m 1oto<1,,niea1i, ,,.,,,mo, ?Ott'fct ro,a,,,:1,n<1w,.111,o-.rot,.,.,o-... .. m11~ CONTACT PERSON: Kris Sorensen, Ass<>date Planner; Tel: (425} 43~593; Eml: k5orensen@rentonwa.gov CERTIFICATION I, A~.ei:.; (,J·, C.'fi'S""fDl'Y\ , hereby certify that -:> copies of the above document were posted in 3___ conspicuous places or nearby the described property on Date: 9-/7~ /9 Signed: <.:' ~"'4eq~Pee STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that --------------signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Notary Public in and for the State of Washington Notary (Print): My appointment expires: ---------------- Denis Law Mayor October 29, 2014 Chad Allen Encompass Engineering & Surveying 165 NE Juniper St., Suite 201 Issaquah, WA 98027 SUBJECT: "On Hold" Notice r . t ·-Community & Economic Development Department C.E. "Chip"Vincent, Administrator Dohrn Meadows Preliminary Plat/ LUA14-001280 Dear Chad Allen: The Planning Division of the City of Renton accepted the above master application for review on January 28, 2015. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before October 10, 2014 so that we may continue the review of the above subject application. The below described item is needed: Update to Wetland Delineation: Please revise and resubmit the Wetland Delineation for Dohrn Meadows, prepared by Altmann Oliver Associates, dated September 8, 2014. The update needs to provide a map with the wetland delineated on the subject site properties with the associated wetland(s) located on them. The submitted proposal does not show where the wetland is located on the property directly west of the subject site or where the wetland is located on the properties to the south. Please also include the Taylor Court· (LUAOS-082) wetlands report and delineation that. is mentioned in the September 81 h report. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-6593 if you have any questions. Sincerely, ~t $-....... ._ Kris Sorensen Associate Planner cc: Gregg & Natalie Dohrn/ Owner(s) Joe Pruss/ Contact Lorelie Shaw, John Wade, Suzanne Albrecht 1 Marc Cadieux/ Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov T All311 '<f ·09-008· ! ' ' !Ml! 7 ett1nturrrr Chad Allen Encompass Engineering 165 NE Juniper St, Suite 201 Issaquah, WA 98027 Lorelie Shaw 3828 Lincoln Ave NE Renton, WA 98056 Suzanne Albrecht 2000 NE 37th Pl Renton, WA 98056 r )~dn-dOd pJoqaJ a1 1319°"-~ ·.' rr ::::r r:TT: r: r m:rrr Natalie Dorhn 2205 W 136th St Broomfield, CO 80023 John Wade 13578 King Lake Trail Broomfield, CO 80020 Marc Cadieux 3720 Lincoln Ct NE Renton, WA 98056 r v11 i6p3 dn-dod asodxa I oi aun 6uoJl! puae ' iuawa61e4J ap suas •• ! @09 lS @All311'11 i!Jeqe6 "I zasi111n · ~:ZH;\t$Jraffit~-~::~0~tpef sauanb~i~ uregg Dohrn 2129 S Rockwood Blvd Spokane, WA 99203 JOE PRUSS 18211 240TH Ave SE MAPLE VALLEY, WA 98038 r I I ' @09lS a1e1dwa1 ®f.Jaa'lf asn s1aqe, @l••d ~se3 City of ENVIRONMENTAL & on Department of Community & Economic lopment DEVELOPMENT APPLICATION REVIEW REVIEWINGDEPARTMENT: tc·1\j,,1Luttl1/1 >5VtS COMMENTS DUE: OCTOBER 23, 2014 ' APPLICATION NO: LUA14-001280, ECF, PP DATE CIRCULATED: OCTOBER 9, 2014 APPLICANT: Joe Pruss PROJECT MANAGER: Kris Sorensen PROJECT TITLE: Dorhn Meadows Preliminary Plat PROJECT REVIEWER: SITE AREA: 88,819 square feet EXISTING BLDG AREA (gross): LOCATION: 3815 &3767 Montery Pl NE PROPOSED BLDG AREA (gross) SHEET SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Preliminary Plat and Environmental (SEPA) review. Two parcels totalling 89,819 sf (2.06-acre) in the RS zone are proposed to be subdivided into 9 residential lots with one critical areas tract and one stormwater tract. Density would be 5.6 du/ac. Two existing homes would be demolished. Lot sizes range from 5,175 sf to 8,270 sf. Access to the lots would be through a new public street that dead ends at the west and is connected to Monterrey Pl NE. Critical areas include a Category 2 wetland and associated buffer and steep slopes. Both Monterrey Pl NE and the new public street would be improved with curb, gutter, planting strip, and sidewalk. Studies submitted include wetlands delineation, environmental checklist, drainage report and geotechnical report. A stormwater drainage tract is proposed in the northwestern corner of the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Environment Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Probable Minor Impacts B. POLICY-RELATED COMMENTS Probable Major Impacts More Information Necessary Element of the Probable Probable More Environment Minar Major Information Impacts Impacts Necessary Hcwsina Aesthetics u LinhttG/are Recreation Utilities Transnortation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000Feet -<-/-1 ur ~vi0'/JC('_ 6u/'O "f>,u1ekflNAi thr,yi 5MuttY Md-1(;tvi; a ff.L -~ o( HC;s/-;1 ~s. We have reviewed this application with part;cular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh.ere additional inf or. ation is needed to properly assess this proposal. ' /!) ->3-1{ Signature of Director or Authorized Representative Date C. CODE-RELATED COMMENTS ,...., S-f<', J-l rt.-ts r. U5.L o"'~ ~es M a dtt-< v~ cf /q_ry, ,udrc,,(.. ;:,;ze,, ). /vo, &_ j;_ Uk lb /Vl,°1 \e $-fu)e.-S 3, sr,uci1 g q. 5o feJ 011..,wiR.u M;/\~,r,,\l,(M. J.:i.,$-fullttlL-~ sW ~s e,,.y_UifJf-M VJU'f cJ._JJrtss sfv!I (t-<!..IA ve t k µ..'/1_:M~rn, -P{~_v,,.(.rer, s-./c;p (V\Ms;+ bl J-/u1 f ID {;J loJ IQ/a/ft ( W I .fu. S...J.rv1, f,_ No fe_tz._ w 1 +tu "-t-{D + e e.,f o ( c; ~ f s. ; 7'11 or ljid ctJ r ?1 C . NJ ~ cJo W fft.o v1 /O fe_d ~ ~ vQ..,A)ay5 J. fJ.o --he-clow A((v1 3° -Ped -4vrn a ~!p e. NQ -{<U-cloJV fl...6vt. to ?!t.eJ: t&Y'VI 4rt_ ~dra~ fiA)IIJ.fu 9-efJ;C-L-trstdu cf ~u We hove reviewed this application with particular attention to thos . . or areas where additional information is needed to properly assess ;:';~;;:s:tch we have expertise and have identified areas of probable impact Signature of Director or Authorized Representative Date Denis Law c·- _--=May:..or ------~· r J . tty 0~ October 9, 2014 Joe Pruss Civic Development 18211 2401h Ave SE Maple Valley, WA 98038 _! .\$' r rru· r l Community & Economic Development Department C.E. "Chip"Vincent, Administrator Subject: Notice of Complete Application Dorhn Meadows Preliminary Plat, LUA14-001280, ECF, PP Dear Mr. Pruss: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on November 3, 2014. Prior to that review, you. will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on December 9, 2014 at 10:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-6593 if you have any questions. Sincerely, Kris Sorensen Associate Planner cc: Natalie Dohrn & JohnW.ade / Owner(s) Chad Allen/ Contact Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been flied and accepted with the Department of Community & Economic Development (CED)-Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: October 9, 2014 LUA14-001280, ECF, PP Dorhn Meadows Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Preliminary Plat and Environmental (SEPA} review. Two parcels totaling 89,819 sf (2.06-acre) in the RS zone are proposed to be subdivided Into 9 residential lots with one critical areas tract and one storm water tract. Density would be 5.6 du/ac. Two existing homes would be demolished. lot sizes range from 5,175 sf to 8,270 sf. Access to the lots would be through a new public street that dead ends at the west and is connected to Monterrey Pl NE. Critical areas include a Category 2 wetland and associated buffer and steep slopes. Both Monterrey Pl NE and the new public street would be improved with curb, gutter, planting strip, and sidewalk. Studies submitted include wetlands delineation, environmental checklist, drainage report and geotechnical report. A storm water drainage tract is proposed in the northwestern corner of the site. PROJECT LOCATION: 3815 & 3767 Monterey Pl NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under 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 ONS-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: September 19, 2014 October 9, 2014 APPLICANT/PROJECT CONTACT PERSON: Chad Allen, Encompass Engineering & Surveying/165 NE Juniper St., Ste 201/ Issaquah, WA 98027/ 425-392-0250/ callen@encompasses.net Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: Environmental (SEPA} Review, Preliminary Plat Building1 Construction and Fire Permits Drainage Report, Geotechnlcal Report, landscape Analysls, Wetland Assessment Department of Community & Economic Development (CED}-Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way1 Renton, WA 98057 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Dorhn Meadows Preliminary Plat/ LUA14-001280, ECF, PP MAILING ADDRESS: ________________ City/State/Zip: __________ _ TELEPHONE NO.: -------------- ----·------- PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Public hearing is tentatively scheduled for December 9, 2014 before the Renton Hearing Examiner in Renton Council Chambers at 10:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated COMP·RSF on the City of Renton Comprehensive Land Use Map and R-8 on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC Sections 4-2·110 Residential Dev Stnds; 4-4-030 Dev Guidelines and Regs; 4-6..()60 Street Stnds; 4-7-080 Subdivision Proceduresi 4-7-170 Residential Lots General Regs; 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. Follow Geotechnical report recommendations for site development and foundation construction; Follow erosion control recommended measures Comments on the above application must be submitted In writing to Kris Sorensen, Associate Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on October 23, 2014. This matter is also tentatively scheduled for a public hearing on December 91 2014, at 10:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. tf you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Kris Sorensen, Associate Planner; Tel: (425) 430-6593; Eml: ksorensen@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Sabrina Mirante From: Sent: Randy Matheson <randy.matheson@rentonschools.us> Friday, October 10, 2014 7:30 AM To: Sabrina Mirante Cc: Kris Sorensen Subject: RE: City of Renton Notice of Preliminary Plat -Dorhn Meadows Preliminary Plat, LUA14-001280, ECF, PP Hi Sabrina, Thanks for making this an easier, online process. I responded to this in an earlier email, but failed to scroll down and see the form request. I'm on board now and will respond to these reuests using the form. Randy Matheson, Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 I 425.204.2345 J randy.matheson@rentonschools.us I www.rentonschools.us I Ii .. ~/w' 1~D,tQn From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov1 Sent: Thursday, October 9, 2014 4:07 PM To: Randy Matheson Cc: Kris Sorensen Subject: City of Renton Notice of Preliminary Plat -Dorhn Meadows Preliminary Plat, LUA14-001280, ECF, PP October 9, 2014 Randy Matheson, Community Relations Renton School District 300 SW 7th Renton, WA 98057 Subject: Dohrn Meadows Preliminary Plat LUA14-001280, ECF, PP The City of Renton's Department of Community and Economic Development (CED) has received an application for a type of project located at 3815. & 3767 Monterey Pl. NE, Renton, WA. 1 Please see the enclosed Notice of A at ion for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this notice to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300, by October 24, 2014 . Elementary School: Hazelwood Elementary Middle School: McKnight Middle School (in 2016, the new middle school assignment for both of these addresses will be the new middle school being built now in the northern end of the district in Newcastle.) High School: Hazen High School Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes Yes, for 9 residential lots No __ _ Any Comments: _____________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-6593. Sincerely, Kris Sorensen Associate Pia nner Sa6rina :Mirante, <Pfanning Secretary City of Renton I CED I Planning Division 1055 S Grady Way I 6th Floor I Renton, WA 98057 Phone: 425.430.6578 I Fax: 425.430. 7300 I smirante@rentonwa.gov __ ,.,.,,,.,,,.-1 2 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: LAND USE NUMBER: PROJECT NAME: October 9, 2014 LUA14-001280, ECF, PP Dorhn Meadows Preliminary Plat PROJECT DESCRIPTION: The applicant Is requesting Hearing Examiner Preliminary Plat and Environmental (SEPA) review. Two parcels totaling 89,819 sf (2.06-acre) in the RS zone are proposed to be subdivided into 9 residential lots with one critical areas tract and one storm water tract. Density would be 5.6 du/ac. Two existing homes would be demolished. Lot sizes range from 5,175 sf to 8,270 sf. Access to the lots would be through a new public street that dead ends at the west and is connected to Monterrey Pl NE, Critical areas include a Category 2 wetland and associated buffer and steep slopes. Both Monterrey Pl NE and the new public street would be improved with curb, gutter, planting strip, and sidewalk. Studies submitted include wetlands delineation, environmental checklist, drainage report and geotechnical report. A storm water drainage tract is proposed in the northwestern comer of the site. PROJECT LOCATION: 3815 & 3767 Monterey Pl NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS•M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under 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: September 19, 2014 October 9, 2014 APPLICANT/PROJECT CONTACT PERSON: Chad Allen, Encompass Engineering & Surveying/165 NE Juniper St., Ste 201/ Issaquah, WA 98027/ 425-392-0250/ callen@encompasses.net Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat Other Permits which may be required: Building, Construction and Fire Permits Requested Studies: Drainage Report, Geotechnical Report, Landscape Analysls, Wetland Assessment Location where application may be reviewed: Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, RentfQ)'filAt.-·. f" ! ~ 98057 · '\ :_. \,,_ .. i.. 'I._. If you would like to be made a party of record to receive further Information on this proposed project, corw?l_~te}his form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. -' ' Name/File No.: Dorhn Meadows Preliminary Plat/ LUA14-001280, ECF, PP i MAILING ADDRESS: 3'6).i i...ll'l l'DL/1) I\..JE. JV C City/State/Zip, "\w.:i\,.) vJA q~Cj TELEPHONE NO.: y ?.5-1.?5 -05'!>S PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: • • Public hearing is tentatively scheduled for December 9, 2014 before the Renton Hearing Examiner in Renton Council Chambers at 10:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated COMP-RSF on the City of Renton Comprehensive Land Use Map and R-8 on the City's Zoning Map. Environmental {SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC Sections 4-2-110 Residential Dev Stnds; 4-4-030 Dev Guidelines and Regs; 4-6-060 Street Stnds; 4-7-080 Subdivision Procedures; 4-7-170 Resldentlal Lots General Regs; 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. Follow Geotechnical report recommendations for site development and foundation construction; Follow erosion control recommended measures Comments on the above application must be submitted In writing to Kris Sorensen, Associate Planner, CED -Plannlng Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on October 23, 2014. This matter Is also tentatively scheduled for a public hearing on December 9, 2014, at 10:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Kris Sorensen, Associate Planner; Tel: (425) 430-6593; Eml: ksorensen@rentonwa.gov I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I ···-------- 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 followlng briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: October 9, 2014 LUA14-001280, ECF, PP Dorhn Meadows Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Preliminary Plat and Environmental (SEPA) review. Two parcels totaling 89,819 sf (2.06-acre) in the RB zone are proposed to be subdivided into 9 residential lots with one critical areas tract and one storm water tract. Density would be 5.6 du/ac. Two existing homes would be demolished. Lot sizes range from 5,175 sf to 8,270 sf. Access to the lots would be through a new public street that dead ends at the west and is connected to Monterrey Pl NE. Critical areas Include a category 2 wetland and associated buffer and steep slopes. Both Monterrey Pl NE and the new public street would be improved with curb, gutter, planting strip, and sidewalk. Studies submitted include wetlands delineation, environmental checklist, drainage report and geotechnical report. A storm water drainage tract is proposed in the northwestern corner of the site. PROJECT LOCATION: 3815 & 3767 Monterey Pl NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS·M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under 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: September 19, 2014 October 9, 2014 APPLICANT/PROJECT CONTACT PERSON: Chad Allen, Encompass Engineering & Surveylng/165 NE Juniper St., Ste 201/ Issaquah, WA 98027/ 425-392-0250/ callen@encompasses.net Permits/Review Requ_ested: Environmental (SEPA} Review, Preliminary Plat other Permits which may be required: Building, Construction and Fire Permits Requested Studies: r~' -. /. Drainage Report, Geotechnical Report, landscape Analysis, W~nt'I ·. Location where application may be reviewed: Assessment Department of Community & Economic Development (CED)-Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, R~~; WA / 98057 v" ___ _ 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.: Dorhn Meadows Preliminary Plat/ LUA14-001280, ECF, PP MAILING ADDRESS: ol boo· II t;,-:-1,., t!:::.f' I City/State/Zip: TELEPHONE NO.: -------------- 4 l 5 l,4 { OUZ- PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Public hearing is tentatively scheduled for December 9, 2014 before the Renton Hearing Examiner in Renton Council Chambers at 10:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated COMP-RSF on the City of Renton Comprehensive land Use Map and R-8 on the City's Zoning Map. Environmental {SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC Sections 4-2-110 Residential Dev Stnds; 4-4-030 Dev Guidelines and Regs; 4-6-060 Street Stnds; 4-7-080 Subdivision Procedures; 4-7-170 Residential Lots General Regs; and other applicable codes and regulations as appropriate. The following Mitigation Measures wilt likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. Follow Geotechnical report recommendations for site development and foundation construction; Follow erosion control recommended measures Comments on the above application must be submitted in writin:g to Kris Sorensen, Associate Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on October 23, 2014. This matter Is also tentatively scheduled for a public hearing on December 9, 2014, at 10:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at {425) 43D-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Kris Sorensen, Associate Planner; Tel: {42S) 430-6S93; Eml: ksorensen@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION •. .. On the 6th day of October, 2015, I deposited in the mails of the United States, a sealed envelope containing HEX Report and Exhibits documents. This information was sent to: Phil Olbrechts Chad Allen Natalie Dohrn Gregg Dohrn Joe Pruss Parties of Record STATE OF WASHINGTON COUNTY OF KING Dohrn Meadows Preliminary Plat LUA14-001280, ECF, PP template -affidavit of service by mailing Hearing Examiner Applicant Owner Owner Contact See Attached ' • Chsd . .Allen Encompass Engineering 165 NE Juniper St, Suite 201 Issaquah, WA 98027 John Wade 13578 King Lake Trail Broomfield, CO 80020 Natalie Dorhn 13578 King Lake Trail Broomfield, CO 80020 Gregg Dohrn 2129 S Rockwood Blvd Spokane. WA 99203 Lorelie Shaw 3828 Lincoln Ave NE Renton, WA 98056 Suzanne Albrecht 2000 NE 37th Pl Renton, WA 98056 JOE PRUSS 18211 240th Ave SE Maple Valley, WA 98038 Marc Cadieux 6947 Coal Creek Pkwy SE, PMB#154 Newcastle, WA 98059 STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on September 25, 2015. The full amount of the fee charged for said foregoing publication is ~ the sum of$118.88,. m-A:@\ / ,,,,,111111,, ,,,, ""N SHE: 11 11 ,' \>' ,,•"''• /:) L/, .;: -"-•• ·~s10N c".t··.' 7"' ,, .... '-I ·~ ..o/.. 'A""I""' ;: 0--..J .:::Jf ~~. ·r ,,:. a Mills Legal Advertising R~sent · ;-Renton Reporter Subscribed and s~n 12 e this 25th day of September, 2015. -~ Polly Ann Sheph~ry Public for the State of Washington, Residing in Federal Way, Washington -•o ,·:• 0' :: CL ju NOif>-R'I ''": : ~ cJ> \ p\JBLIC ) z : --;. :..>,·.. : 0 = .0:,..-<1"· _:J.:.~ ,' T >,. "• 05 ,,-\~•• r,.._ ..._ , / J:', ••• • •' .:,.'-' ... ,, .... 0 ........ ~,, ~ ,,,, F wr-.S ,,,, ''"""''''' NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determi- nat10n of Non-Significance Mitigated (DNS-M) for the fo[lowing proJcct under the authority of the Renton munici- pal code. Dohm Meadows Preliminary Plat LUA14=001280 Location: 3815 Monterey Pl NE Request for Preliminary Plat and SEPA review. Two parcels create 2.06-acre in the R8 zone to be subdivided into 9 residential lots with a critical areas tract and a stonnwater tract. Density at 5.6 du/ac. Access to the lots would be through a new public street that dead ends at the west and connects to Monterrey Pl NE A Category 2 wetland and steep slopes are on-site. Monterrey Pl NE and the new public street would be improved. Appeals of the DNS-M must be filed in writing OD or befort 5:00 p.m. oD October 09, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, l 055 S Grady Way, Renton. WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-11 0 and more infonnation may be obtained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on October 13, 2015 at 1:00 pm to consider the submitted applica- tion. If the DNS-M is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reporter September 25, 2015.#1421266 On the 24th day of September, 2015, I deposited in the mails of the United States, a sealed envelope containing SEPA Determination and Notice documents. This information was sent to: Agencies Chad Allen Gregg & Natalie Dohrn Joe Pruss Parties of Record (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING See Attached Applicant Owners Contact See Attached ,,,,,,,\\\\1111,, I certify that I know or have satisfactory evidence that Sabrina Mirante ::-''~~I. Y Po 11'1,1 signed this instrument and acknowledged it to be his/her/their free and voluntary actior 1~ses mentioned in the instrument. f,; ,.o,..., ' ~i (/)~ .... :.c.1 ~ -ii ..... I ., J I A/ ~~ c, ~ Dated: 1¥ff011,f,,0 Jy -;pt.S o'1 :..>. ~ 6! ·~~ = I Public in and for the Statet>f' 1 : --,..t,,, \\: ~-=- ti,4SH\I-I<> ,,-' Notary (Print): ~ 1' o,i.!U:: ·· My appointment expires:---~~~~1---t--_,_d.._,._.q=f "''JO~-/?----------- Dohrn Meadows Preliminary Plat LUA14-001280, ECF, PP 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 Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Timothy C. Croll, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology '* Muckleshoot Indian Tribe Fisheries Dept.*"' Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box47703 39015 -172"d 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 172'' Avenue SE 201 s. Jackson ST, MS KSC-NR-050 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 Box48343 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 a/Tukwila Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official 355 110'" Ave NE 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 6905 South 228'" St Kent, WA 98032 "'Note: If the Notice of Appliqition 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 L 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 Chad Allen Enc9mpass Engineering • \65 NE .iuniper St, Suite 201 lssaauah, WA 98027 John Wade 13578 King Lake Trail Broomfield, CO 80020 Natalie Dorhn 13578 King Lake Trail Broomfield, CO 80020 Gregg Dohrn 2129 S Rockwood Blvd Spokane, WA 99203 Lorelie Shaw 3828 Lincoln Ave NE Renton, WA 98056 Suzanne Albrecht 2000 NE 37th Pl Renton. WA 98056 JOE PRUSS 18211 240th Ave SE Maple Vallev. WA 98038 Marc Cadieux 6947 Coal Creek Pkwy SE, PMB#154 Newcastle. WA 98059 NAME LAND USE HEARING SIGN-IN SHEET Dohrn Meadows Preliminary Plat/LUA14-001280, ECF, PP October 13, 2015, 1:00 PM PLEASE PRINT LEGIBLY ADDRESS Phone# with area code (including City & Zip) (optional} Email (optional) '--' ' '/ • ' l--,. '+-II".,,, //~1.," ).---, ,vi c>/ <r Sr,r. l-" i--;), ,:; ~ 1 ".7'.l -,J)-( } /"~/f!! ,,,-,;:; -... ,.l ' . ' A. ,. ' ---r~ '?0M:0F\2GMF T (S-t'..J1u 6Ei I iC,V\A I:" w '7/r:. I 02-1 ~ I fi / )01 ' I ,~LI '(JV( pf/ ((J ' I ' ~ CITY OF RENTO: DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: October 7, 2015 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Dohrn Meadows Preliminary Plat LUA (file) Number: LUA-Ut-001280, ECF, PP Cross-References: AKA's: Project Manager: Kris Sorensen Acceptance Date: October 7, 2014 Applicant: Joe Pruss Owner: Natalie Dohrn & John Wade Contact: Chad Allen PID Number: 3345700181 & 3345700182 ERC Determination: DNS-M Date: September 21, 2015 Anneal Period Ends: October 9. 2015 Administrative Decision: Date: Anneal Period Ends: Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Hearing Examiner Preliminary Plat and Environmental (SEPA) review. Two parcels totalling 89,819 sf (2.06-acre) in the R8 zone are proposed to be subdivided into 9 residential lots with one critical areas tract and one stormwater tract. Density would be 5.6 du/ac. Two existing homes would be demolished. Lot sizes range from 5,175 sf to 8,270 sf. Access to the lots would be through a new public street that dead ends at the west and is connected to Monterrey Pl NE. Critical areas include a Category 2 wetland and associated buffer and steep slopes. Both Monterrey Pl NE and the new public street would be improved with curb, gutter, planting strip, and sidewalk. Studies submitted include wetlands delineation, environmental checklist, drainage report and geotechnical report. A stormwater drainaqe tract is orooosed in the northwestern corner of the site. Location: 3815 & 3767 Monterey Pl NE 1c~menu, ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. I i City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Natalie Dohrn & John Wade PROJECT OR DEVELOPMENT NAME: Dorhn Meadows Plat ADDRESS: 2205 W. 136th St. PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 3815 & 3767 Monterey Pl NE CITY: Broomfield, co ZIP: 80023 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER($): 334570-0181 & 334570-0182 APPLICANT (if other than owner} NAME: Joe Pruss EXISTING LAND USE(S): Residential Single Family COMPANY (if applicable): Civic Development PROPOSED LAND USE(S): Residential Single Family ADDRESS: 182112401"AveSE EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential Single Family PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Maple Valley ZIP: 98038 (if applicable) RSF EXISTING ZONING: TELEPHONE NUMBER: 206-930-7000 R-8 CONT ACT PERSON PROPOSED ZONING (if applicable): N/A NAME: Chad Allen SITE AREA (in square feet): 89,819 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Encompass Engineering & DEDICATED: 15,028 sf Surveying SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 165 NE Juniper St., Suite 201 0 t·.} ,C ;~ -·~ ,,,. , PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Issaquah, WA ZIP: 98027 ACRE (if applicable) sr.-p;!;; 5.624 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS. (ifapRticable) . 425-392-0250, callen@encom[lasses.net 9 NUMBER OF NEW DWELLING UNITS (if applicable): N/A C :\Users \jwade. GOGO\AppData \Local\Microsoft\ Windows\ Temporary I ntemet Fi 1 es \Content. IE5\23 X C61 YD\ 13690 masterapp .doc -I - P _ JECT INFORMATION (cont. .. Jedl ,=__:__:__i=:.--=---:.::..::.:..::..:..:::.-=---=:,_-------------, NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: To be determined 2 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): To be determined 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): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NIA 0 FLOOD HAZARD AREA D GEOLOGIC HAZARD 0 HABITAT CONSERVATION 0 SHORELINE STREAMS & LAKES 0 WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NIA 5 087 sq. ft. LEGAL DESCRIPTION OF PROPERTY I Attach leaal description on separate sheet with the followina information included I SITUATE IN THE NE QUARTER OF SECTION _R_, TOWNSHIP~. RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) "3oll-> u-(\1) ~ ..,A-rALtG" Do,~ 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 __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing tatements and answers herein contained and the information herewith are in all respects true and correct to the best of my k edge and belief. L C)....o_ Date Ct?t-Jo STATE OF VOA I II ) ) ss COUNTYO~ ) I certify tha!li ~ow ~r ~ave satisfactory evidence that -¥~'-';'.-'~~'+J-lt'Lfill.Ll.,._J,£! signed this instrument and acknowledge it to be his/her/their fr uses and purpose mentioned in the instrument. Dat·" ---- Date ('.,/,,....,Q, MICHAEL TSOKUA Notary Public State of Colorado • Notary (Print): _ _'./1__:___,4-'--'!!::1><;""'---{ _V.:._.:__, _-{;.__,_-=S:.::o:...:.K:=.:u=-"''--------- Notary ID 20134037952 My Commission Expires Jul 24 2017 • --' My appointment expires: __ ():c.-C+/_,,Jc...'f.'f-,/..Jdz:o:c.f,_7..,_ _________ _ l t- C:\Users~wade.GOGO\AppData\Local\Microsoft\Windows\Temporary Internet Fi\es\Content.lE5\23XC6JYD\13690 masterapp.doc -2 - Pt._,JECT INFORMATION (contl11ued) City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION 8'Hgg Dohrn NAME: Gr -If' <;.c-1 PROJECT OR DEVELOPMENT NAME: Dohrn Meadows Plat PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 2129 s. Rockwood Blvd 3815 & 3767 Monterey Pl NE CITY: Spokane WA -. ZIP: ''.i"l2Q~. - KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: 206-679-7507 334570-0181 & 334570-0182 APPLICANT (if other than owner) NAME: Joe Pruss EXISTING LAND USE(S): Residential Single Family COMPANY (if applicable): Civic Development PROPOSED LAND USE(S): Residential Single Family ADDRESS: 18211 240th Ave SE EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential Single Family PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Maple Valley ZIP: 98038 (if applicable) RSF EXISTING ZONING: TELEPHONE NUMBER: 206-930-7000 R-8 ---~ ~ •Ul'I I NV I t'C ,...:-~:"! ,_ ;,,,,~ ",il:toL% PROPOSED ZONING (if applicable): N/A ;,otey;oirt~.11'-', srr.ie NAME: C 1ad Allen ;o-t.:z,T' ~:-,-,i-,.-i .·_;~.:..JA\. SITE AREA (in square feet): 89,819 sf arc, f. :::! ?"f;,,;~-~ :r;9f!:]r:io~;~i; vV, SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if appl,cable): -tncompass Engineering & DEDICATED: 15,028 sf Surveying SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 165 NE Juniper St, Suite 201 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Issaquah, WA ZIP: 98027 ACRE (if applicable) 5.624 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 9 425-392-0250, callen@encom~asses.net NUMBER OF NEW DWELLING UNITS (if applicable): N/A - NUMBER OF EXISTING DWELLING UNITS (if applicable): 2 PROJECT VALUE: To be de~\11/i n!di, : .-. · · - PROJt::CT INFORMATION continL. ... d ~------'-----"="--'--'-'--'-----'------------~ SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): To be determined SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NIA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A L__ IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITATCONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. 5 087 sq. ft. ------------------··----··--------·---- LEGAL DESCRIPTION OF PROPERTY (Attach leaal descriotion on separate sheet with the following information included} SITUATE IN THE NE QUARTER OF SECTION 32 , TOWNSHIP 24 , RANGE 5 , IN ------ THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Gary A Dohm 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 __ 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 knowledge and belief. ~u Signature of Owner/Representative STATE OF WASHINGTON ) ) ss COUNTY OF KING 9/17/14 11A/1f Date -- Notary Public State or Washington JALAND CHRISTOPH£ My Appalnlmlm Expires Jul 3, 2018 I certify that I know or have satisfactory evidence that GrAl2 v/ A Po H !? N signed this instrument and acknowledge it to be his/her/their free and voluntary act for the us::d;ur~:se /::o~e:in the instrument. _· __ A_-+J---j$H,c_(.:,,:=?=~-------------- Dated Notary J ,n and for the State of Washington Notary (Print): ,JI\ lA N'D 6H f2.. l'StD Pft'6 My appointment expires: ------'-l _,_/..,,v'--'L::C...,'f<----6-=_tr:f__L_/ ......::Zoc___l__,Bc...._ ____ _ I PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS t.AND.tJS-E PERMITSU~ITIAL' • ·. .. REC!tl!REMetiTS; . . . .. WAlV'JED.· · ... ,ay:: . Calculations , Cororect Maps fur lilisl)l~y 4 .•. t " ' . ·,• " ' .... ' ' •' " .. ,. --· . . Construction Mitigation Description 2 AND 4 . ... Density Worksheet 4 . . · ":: ,., ., lirainage CQl'!!rol;f'lan, .. ···/ ~ '' . Drainage Report 2 . · ... Environmental Checklist 4 . .-.-... ,- Existing Easements (Recorded Copy), .·.• Floor Plans -3 AND 4 ' .. . . . Grading Plan, Conceptual 2 ' .. 0 'MODIFfEO ·.ev: •.· . ·--··--. .. . . . ""'"°'-" ,, . . · ,cctMME!',ttS:- ·.·.. . ' .. . . .. '. ' . .. ' -. '< · .. , . .. •. ' .J". . .. · , · .. Habitat Data Report , ;i{.J<;,!,tf'f'V tiS pa,f pf f'i'-'p??f R,;vµ.~'- . . · ' .. . ·.· :,, >'i.; ·· .. '.·. Irrigation Plan, :',;: ,·: . : ' . . .-, : ' Landscape Plan, Conceptual, . , ·'• .. ' . Legal Description 4 . . .... Master Application Form 4 . ': . . Neighborhood Detail Map 4 .. .· :. : .. .. _ _..-'· .:- Plan Reductions (PMTs) 4 . ' . '' .;· ,. :, .. •, .-':. ' . : '·-:· . •· This requirement may be waived by: 1. Property Services .Dr ~1 JL PROJECT NAME: , D ~1 f' il1 f'',re , ( i;,.1 •. p I fl; 2. Public Works Plan Review 3. Building DATE ( /~ 2, /fl,./. 4. Planning I H:',CED\Oata\F:>ITTJs-Temp/ates\Self-HeJr, Handouts'-P!anninglwaiverofsubmlttalreqs.xls 06/09 PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS !..AND t.iSE Pli:RJWT SUBMITTAL ... · . ,REQUIREMEl.iTS: .WAJVE.P . ' ' BY:, MODl1'1EO BY: COMMENTS:., , , '."" ' .. -: .. ::~ Plat Name Reservation 4 Public Works Approval Letter, Rehabllitatiori Pia~ 4 . ' Screening Detail 4 Stream or Lake Study, Standard, sin,~m or La.ke study, S~pplernenii.14 Stream or Lake Mitigation Plan 4 Str.iet Profiles 2 ' Title Report or Plat Certificate, - Topograph,{Map, . · . ' T raffle Study 2 Urban Design Regulations Analysis 4 Wetlands Mitigation Plan, Final 4 ,\11,'etlands Mitigation l?lan., Preriminary 4 Wetlands Report/Delineation 4 ·. ·:: .·· ' .. Applicant Agreement Statement 2 AND, Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 !\ND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimu!ations ZAND 3 This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning . ' · .. _: ···' . ' .... . ' ... .. ' . .,. ' . : ' ' .· ' .· ' ' ' ·: ., : ; . ·' '. ' ' '' '' ' .·. :· "'·, . )' . -'/, . . ,, .·· . . .. · '· ' PROJECT NAME Po £1 r11 Pre (ih1 , P (<r f DATE r: /2, 7, ,6 '( ( ,,. I H:\CEO\Data\Forms-T~mptates\::ie!f-Help Handoi.:ts'..Plarining\waiverafsubmittalreqs.xls CIS/09 ' ' ' { Bonnie Babcock From: Bonnie Babcock Sent: To: Friday, September 5, 2014 1:36 PM 'Rohini Nair' Subject: RE: Updated 2014 pre-app; PRE14-00028; RE: PRE-13-001192 Thank you, From: Rohini Nair [mailto:RNair@Rentonwa.gov] Sent: Friday, September 5, 2014 12:37 PM To: 'Bonnie Babcock'; Kris Sorensen Cc: Jennifer T. Henning Subject: RE: Updated 2014 pre-app; PRE14-00028; RE: PRE-13-001192 Hi Bonnie, From the attachment I see that you are proposing 9 lots. The traffic study can be waived for the proposed 9 lot project. Sincerely Rohini From: Bonnie Babcock [mailto:BBabcock@encompasses.net] Sent: Wednesday, September 03, 2014 8:53 AM To: Kris Sorensen Cc: Rohini Nair; Jennifer T. Henning Subject: RE: Updated 2014 pre-app; PRE14-00028; RE: PRE-13-001192 Thank you for attaching the waiver form. Rohini, Would you please review the pre-application notes for this property. We are requesting a waiver of the traffic study. Attached a preliminary site plan. Let me know if you need additional information. Thank you. Bonnie From: Kris Sorensen [mailto:KSorensen@Rentonwa.gov] Sent: Wednesday, September 3, 2014 8:18 AM To: 'Bonnie Babcock' Cc: Rohini Nair; Jennifer T. Henning Subject: Updated 2014 pre-app; PRE14-00028; RE: PRE-13-001192 Hi Bonnie -There was a meeting early this year under review number PRE14-00028 for the Dorhn Preliminary Plat. Rohini is the person to contact about the traffic study waiver request. I've attached the pre-a pp and waiver form in case you need it for submittal. Kris Sorensen, Associate Planner, Planning Division, Community & Economic Development, City of Renton, 425-430-6593 1 PtfAPPLICATION MEETINu FOR Dohrn Meadows Preliminary Plat 3815 and 3767 Monterey Place NE PRE 14-000028 CITY OF RENTON Department of Community & Economic Development Planning Division January 23, 2014 Contact Information: Planner: Kris Sorensen, 425.430.6593 Public Works Plan Reviewer: Rohini Nair, 425.430. 7298 Fire Prevention Reviewer: Corey Thomas, 425.430. 7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Developmer:,t; Administrator, Public Works Administrator and City Council). · (· ,--( ~:.. -;: '._', :, (, ,) ·--·' Fire & Emergency Service~ Department DATE: TO: FROM: SUBJECT: MEMORANDUM 1/13/2014 12:00:00AM Kris Sorensen, Associate Planner Corey Thomas, Plan Review/Inspector (Dohrn Meadows Plat) PRE14-000028 1. The fire flow requirement for a s'ingle 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 hydrants are not within 300-feet of the furthest proposed dwelling, so a new hydrant and water main is required. A water availabif'lty certificate is required from Coal Creek Utility District. 2. The fire impact tees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit. Credit would be granted for the two existing homes. 3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25 -feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. See plan for approved hammerhead turriaround. If cul-de-sac is proposed it requires a 90-foot diameter. - Page 1 of 1 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM January 21, 2013 Kris Sorensen, Planner Rohini Nair, Plan Review Dohrn Meadows Plat Preapp 381S and 3767 Monterey Place NE PRE14-000028 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 on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The project is within two water service areas, the west half is in the City's water service area and the east half is within Coal Creek Utility rnstrict (CCUD)'s water service area. There is an existing 12-inch City water main (water plan no. W-0400) located in Lincoln Ave NE, in the Kennydale 320 hydraulic pressure zone, which can deliver 2,800 gpm. The static water pressure is about 75 psi at ground elevation of 142 feet. Since the subject property does not have direct access and direct frontage on Lincoln Ave NE, the Water Utility does not object to the release of the portion of the property that is with the City's water service area to Coal Creek Utility District subject to the issuance of a water availability from the District to confirm that it can serve the entire property with adequate flow rate and pressure. The applicant shall obtain a certificate of water availability from CCUD and provide a copy of the certificate to the City. SANITARY SEWER 1. The site is located in the City of Renton sewer service area. Dohrn Meadows Platt Preapp-PR--·-000028 Page 2of3 . January 21, 2014 2. There is an existing sewer main on Lincoln Ave NE. The proposed project must connect to the existing sewer main via easement through adjacent property. Options may be provided to the City for review. 3. The project will be required to extend the sewer main through the site and provide individual side sewers to serve the individual lots. 4. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a %-inch or 1-inch meter install is $2033.00 (2014 rate). SURFACE WATER 1. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Site Conditions}. Refer to Figure 1.1.2.A -Flow chart for determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. Stormwater BMPs applicable to the individual lots must be provided. 2. Staffis assuming that Tract A is where the stormwater facility will be located. Information will need to be provided about where the point of discharge will be from the stormwater facility. Offsite downstream improvement to pipe the discharge to the existing storm system in Lincoln Ave NE may be needed. Creating a concentrated point discharge onto the adjacent downstream property may not be accepted. 3. A geotechnical report for the site is required. lnfonmation 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 $1,228.00 for each new lot. 5. A Construction Stormwater General Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. TRANSPORTATION 1. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of building permit application. The current transportation impact fee rate is $1,430.72 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at issuance of building permit. • 2. Monterey Place NE is a collector Street. The available right of way (ROW) width on this street is 60 feet. The required Monterey Place NE street section includes 2 -11 feet wide travel lanes, 5-feet wide bike lanes on both sides of the street, gutter, 0.5-feet wide curb on both sides, 8-feet wideM landscaped planter strip on both sides, 5-feet wide sidewalk on both sides, 1-foot wide c~ce k area in the back of side walk on both sides, and storm drainage. The half street frontage and half rep.. OB.~ __ ~ street right of way are required to be provided on Monterey Place NE. ~ /';· -r,,/) f}S,J{ f--F 71-lf-J f:.J VL..7THfn/Yb.7 1;__ ~'2. H:\CED\Planning\Current Planning\PREAPPS\14-000028 Kris\Plan Review Comments PRE14-000028.doc ·~ ) Ci,· Dohrn Meadows Platt Preapp-P"'~-4-000028 Page 3 of 3 January 21, 2014 3. As per RMC 4-6-060, street lighting is required from residential developments including more than 4 residential units. A street lighting level analysis is required to be provided by the developer and street lighting as per city Standards is required. 6/ rJ 91fil-1rp-ef6 4. A limited access residential street with ROW w~of 45 fee( has been proposed as the access to the lots, which meets requirements. Refer to RMC 4-6-060 for requirements regarding paved width, 0.5 feet wide curb, 8 feet wide landscaped planters, 5 feet wide sidewalk, and drainage. S. Dead end streets longer than 150 feet must have a cul de sac or turnaround as per section Hof RMC 4-6-060, and must meet with fire approval. The dead end must extend to the west property line to allow future extension of the street. 6. For single family houses, the maximum width of single loaded garage driveways shall not exceed 9 feet and the maximum width of double loaded garage driveways shall not exceed 16 feet. 7. Informational comment -traffic safety guidelines include a minimum spacing of 20 feet between driveways. General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All utilities serving the site are required to be undergrounded. H:\CED\Planning\Current Planning\PREAPPS\14--000028 Kris\Plan Review Comments PRE14-000028.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM January 23, 2014 Pre-application File No. 14-000028 Kris Sorensen, Associate Planner Dohrn Meadows Preliminary Plat General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submitta/s made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or on line at www.rentonwa.gov Project Proposal: The subject property (PID 3345700181 and 3345700182) is located on the west side of Monterey Place NE and is made up oftwo parcels addressed as 3815 and 3767 Monterey Place NE. There are mapped critical areas (slopes) on the subject property. The total area of the subject site is 89,818 square feet (2.06 acres) and zoning is Residential -8 dwelling units per acre (R-8). The applicant is proposing to subdivide the site into 12 residential lots and two tracts (according to the submitted conceptual drawing). The residential lots would range in size from approximately 4,621 square feet to approximately 6,992 square feet. Access to the 12 proposed residential lots would be via a new public street dead ending in a cul-de-sac that would extend from Monterey Place NE, with an access tract extending off the new street in the southwhst CO'fler of the site to provide access for proposed lots 6 -7. Y( ~"VO f:.-'i pl)--5 /J-r, l _ r c;o-rfh-1 J.f. ts_ L -<=/71 1, Current Use: There are currently two single-family houses on the subject property, with 60 ,..,.._,"'-/tr, the house at 3815 proposed for demolition and the house at 3767 possibly retained. & ..;--D9/'fll Comprehensive Plan and Zoning: The property has a Comprehensive Plan land use designation of Residential Single Family (RSF). The goals, objectives, and policies of the h:\ced\planning\current planning\preapps\14-000028.kris\pre14-0D0028, dohrn pp, 12-lots, r-8, slopes.doc Dohrn Preliminary Plat, p--· 4-000028 Page 2 of 5 January 23, 2014 RSF are implemented by the development standards and regulations ofthe Residential 8 (R-8). Zoning/Density Requirements: The minimum density required is 4 dwelling units per net acre (du/a). The maximum density allowed is 8 du/a. The new lots may be developed with 1 dwelling unit each. In order to calculate the proposed density of the project, any area of public road, private easement, dedication and/or critical area must be known. 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. There would be two areas where right-of-way dedication would be required. The first area is along existing Monterey Place NE where street improvements as mentioned in the Plan Review comments would need to be constructed. The other area is the new public residential access street. The new access street which has a dead end as shown in submitted conceptual drawing would need to extend to the west property line for future development to the west. Right-of-way dedications would need to be recalculated based on the Plan Review comments. A Density Worksheet would be required at the time of formal short plat application. Staff was unable ta determine compliance with density. Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Single Family Zoning Designations" effective at the time of complete application (noted as "R-8 standards" herein). Single family residential development is permitted outright in the R-8 zone. Lot Size -The minimum lot size allowed is 4,500 square feet, because the overall property is more than an acre before subdivision. Lots, as proposed, would meet or exceed this minimum requirement. Lot Width and Depth -The minimum lot width is 50 feet and the minimum depth is 65 feet for interior lots. For corner lots, the minimum lot width is 60 feet and depth is same as-for interior lot. Proposed lots would exceed the minimum width and depth requirements. Building Standards -R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. For lots 5,000 square feet or less, maximum building coverage is fifty percent. The maximum impervious surface would be_ limited to 75%. Building height is restricted to 30 feet from existing grade. The proposal's compliance with the building standards would be verified at the time of building permit review for the new residences to be located on all lots. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R- 8 zone are 15 feet for the front yard (10 feet for front yard if vehicle access from an alley), 20 feet for the rear yard setback, interior side yards are required to have a 5 foot setbacks, and side yard along a street requires a 15 foot setback. h:\ced\planning\current planning\preapps\14-000028.kris\pre14--000028, dohrn pp, 12-lots, r-8, slopes.doc Dohrn Preliminary Plat, PRE 00028 Page 3 of 5 January 23, 2014 Note: The setbacks for homes along Monterey Place NE would be measured from the property line after the required right-of-way dedication. Proposed setbacks are not indicated on the conceptual site plan and would be verified prior to building permit issuance. If one of the existing houses would remain, setbacks must meet development standards. The setbacks for the new residences would be reviewed at the time of building permit. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable to any new residential structures. A handout indicating the applicable guidelines and standards is enclosed. Access/Parking: The applicant has indicated access to Proposed lots would be via new public roadway extending from Monterey Place NE. All Jots would access directly off the new public roadway with the exception of Jots 6 -7, which would be accessed via a shared access tract at the westerly end of the new street. New development in the R-8 zone without existing alleys shall utility alley access on interior lots. If it can be demonstrated through an evaluation that the use of alley(s) is not practical, the use of alley may not be required. The application was not clear as to whether this access is to be a private road or a shared driveway. Below are the standards for both. A shared private driveway may be permitted for access up to a maximum of four (4) lots. Up to three (3) of the lots may use the driveway as primary access for emergencies. The remainder of the lots must have physical frontage along a street for primary and emergency access and shall only be allowed vehicular access from the shared private driveway. The private access easement shall be a minimum of sixteen feet (16') in width, with a maximum of twelve feet (12') paved driveway. Private streets are allowed for access to six (6) or fewer Jots, provided at least two (2) of the six (6) lots abut a public right-of-way. Private streets will only be permitted if a public street is not anticipated by the Department of Community and Economic Development to be necessary for existing or future traffic and/or pedestrian circulation through the subdivision or to serve adjacent property. Such private streets shall consist of a minimum of a twenty six foot (26') easement with a twelve-foot (12') pavement width. The private street shall provide a turnaround meeting the minimum requirements of this Chapter. No sidewalks are required for private streets; however, drainage improvements per City Code are required, as well as an approved pavement thickness (minimum of four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the private street shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. The land area included in private street easements shall not be included in the required minimum Jot area for purposes of subdivision. Hillside Subdivision: A hillside subdivision is defined as "a subdivision in which the average slope is twenty percent or in which any street in the subdivision has grades greater than fifteen percent at any point." The subject proposal may be subject to h:\ced\planning\current planning\preapps\14-000028.kris\prel4-000028, dohrn pp, 12-lots, r-8, slopes.doc Dohrn Preliminary Plat, P 4-0()0028 Page 4 of 5 January 23, 2014 additional Hillside Subdivision standards (enclosed). A slope analysis would be required at land use application submittal. Please see the Plan Review comments part of this report for required right-of-way dedications along Monterey and for the new residential access street. Driveways and streets cannot be greater than 15% slope. Landscaping: Except for critical areas, all portions of a development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant, vegetative cover. Development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet. In addition, if there is no landscape strip within the right-of-way with trees as would probably happen for the private street or shared driveway, then two trees are required in the front yard setback area of each lot. These trees would need to be planted prior to the final inspection of the building permit. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal Preliminary Plat application. Significant Tree Retention: It appears that there are significant trees located on the proposed project site. Since significant trees (greater than 6-inch caliper) would likely be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If staff determines that the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a ratio of six to one. Critical Areas: Known critical areas on the project site include regulated slopes at grades in excess of 25 percent. City of Renton mapping indicates areas may be sloped in excess of 40 percent. Additionally, City of Renton mapping indicates erosion and moderate landslide areas. A Geotechnica/ Report, prepared by a qualified engineer, must be submitted with the preliminary plat application. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre- development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. A slope analysis will need to be included with the preliminary plat submittal even though this is not listed in the submittal list. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. Environmental Review: Because this preliminary plat proposal includes more than 9 residential lots, Environmental (SEPA) Review would be required. Note: The fee for h:\ced\planning\current planning\preapps\14-000028.kris\pre14-000028, dohrn pp, 12-lots, r-8, slopes.doc Dohrn Preliminary Plat, PR Page 5 of 5 January 23, 2014 ,00028 Environmental (SEPA) Review is $1,030.00 {$1,000.00 plus 3 % Technology Surcharge Fee). Permit Requirements: Preliminary Plat requests would be processed concurrently with the Environmental (SEPA) Review within an estimated time frame of 10 to 12 weeks, from the time that the application is accepted as complete. Note: The fee for a preliminary plat application is $4,120.00 {$4,000.00 plus 3% Technology Surcharge Fee). Fees: In addition to the applicable building and construction fees, impact fees are required. Such fees apply to all projects and would be calculated at the time of each building permit application and payable priorto building permit issuance. The fees for 2014 are as follows: • Transportation Impact Fee: $1,430.72 per new single-family house; • Park Impact Fee: $963.01 per new single-family house; • Fire Impact Fee: $479.28 per new single-family house; and • Renton Schools Impact Fee: $5,455.00 per new single-family house. A handout listing all of the City's Development related fees is attached for your review. Please note that all impact fees will increase in 2014. Note: When formal application materials are complete, the applicant must make an appointment with the project manager, Kris Sorensen, to have one copy of the opplicotion materials pre-screened at the 6th floor public counter prior to submitting the complete application package. Mr. Sorensen may be contacted at {425) 430-6593 or ksorensen@rentonwa.gov. Expiration: Upon approval, preliminary plats are valid for seven years. h:\ced\planning\current planning\preapps\14-000028.kris\pre14-000028, dohrn pp, 12-lots, r-8, slopes.doc .· ../ COR "---:-- !~-a-. ---; N·39I'rl.PL R-8 ·- t,IJgrHs ·--NJ ZONING MAP BOOK PLANNING· TECHNICAL SERVICES PRINTED DATE: 10/02/2013 This dDC!Jmenl is a gr~hicrepresentation, nal gua""aiteedto survey accuracy, and is based on the best infonnafion available as of1he elate shown. This map is intended b City display P1.Jrposesonrv. Community & Economic Oevefopment -CA ____ R-8 B4E 29 T24N R5E E 1/2 1; • ·' i' ' t/BTH PL !.~-:::~> ti ,/·, L......____L_ R-10 04E 05 T23N R5E E 1/2 840 I Feet ----C4E 32 T24N R5E E 112 Page4 of 00 City Limits CJ !CV) Center Village D (R-8) Residential Bduhlc CJ RENTON D (IH} lndusbial Heavy D (RC) Resouroo Conserva!Dn Zoning Designation D (IL) lmiistrial Light D (RM-F) Residential Mllti-Family D {CA) Commeri:ialArterial D QM) Jrdustrial t.'Bcium D (RM-T) Resi. Multi-Family Tradlffonal D (CD) Center Oownklwn D (R-1) RBSidentia/ 1dulac D [RM-U) Resi. MJlti.fiSl!ily Urt,a, Center c:J (CN) Commercial Neighborhood D [R-10) Residential 10du/ac D [RMH) Residential Manufacturad Homes D (CO) Commercial Office D (R-14) Residential 14d.J/ac: D {UC-N1J Urban Center N«th 1 D (CORJ Commercia/Offioo/Residentlal CJ (R-4} Residential 4dula(: [:] (UC-tl2) Urban Center North 2 / N t PRE APP: Dohrn Meadows Plat 3815 and 3767 Monterery Place NE 0 128 0 64 128 Fee: GS_ 1984_ Web_Mercator_ Auxiliary_Sphere Cityof~Qflu Finance & IT Division Legend City and County Boundary other (:j City of Renton Addresses CJ Parcels lnfonnation Technology -GIS RenlonMapSupport@Rentonwa.gov 1/17/2014 T1is map is a user genera,ed stalic ou;put from an Internet mapping sile anC i'<l ror re:'erencEl only. Data layers that apoea; on this map may or may not be accurale, currnn:, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION ', ============ PRE APP: Dohrn Meadows Plat Notes 3815 and 3767 Monterey p: NE 0 256 0 128 256 Feet '~GS_ 1984 _ Wcb _Merca'.or _1"\uxii:ar; __ Sphere City of Renton G Finance & IT Division Legend City and County B0undc1ry O:her [ j Crty o'. Renton Addresses Parcels Slope City of Renton >15% & <=25% >25% & <C=4J% (Sens1t1vr,) • >40% & <=90% (Protected) • >90% (Pr::itected) Information Technology· GIS RentonMapSuppo:i@Re1tonwa.gov 1/21/2014 D Sh::irei1nB lsolateC H;g'l lnlc>nsity O Shoriolir.e Reside11Ual D U,ban Conservancy D Jurisdictions Tris riao !Sa usec -;;<onerated static uu!pul from a;i lntm~el 1Ta,:p,ng s,te and b fl:lr reference only 03\a :aye,s th;:it appear ::,r 1~is map may or ciay co: be sccurate, current, or otherwise reliabl1c THIS MAP IS NOTTO BE USED FOR NAVIGATION PRE APP: Dohrn Meadows Plat None 0 128 0 64 128 Feet GS_ 1984_ Web_ Mercator_ Auxiliary_ Sphere City of Renton® Finance & IT Division City and County Boundary Other [ j City of ii!enton Addresses 1-"·: Parce!s ~) Landslide • VERY HIGH • HIGH Iii! MOOER.4.TE UNCLASSIFED lnfonnation Technology• GIS RentonMapSupport@Rentonwa.gov 1/23/2014 ni;s map is a user generated stalic output from an Internet mapping site and is for reference only. Data layers tha1 appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOTTO BE USED FOR NAVIGATION ' ' None 0 128 0 64 GS_ 1984 _Web_ Mercator_ Auxiliary_ Sphere Finance & IT Division PRt: APP: Dohrn Meadows Plat 128 Feet Legend City and County Boundary Othe~ [j City of Renton Addresses LJ Parcels ~ Erosion Information Technology -GIS RentonMapSupport@Rentonwa.gov 1/23/2014 Th,s ~lap is a user gene:21cd stat,;:; output from an lntem;c:t mapr1rr;:i s.te and i~ for refe 0 cnce oniy Dcita !ayers the'. <appear on this rnap mayo· ,11c1y nr.:\ b1.1 acr:11:a:e, Cllf"ent or olher,•:.se re iatJle THIS MAP IS NOT TO BE USED FOR NAVIGATION --------··-11 ~ '/,.i>J.\v\ QM.-1 u;~ Set'-""t: CtT\' of !Zf>lllJ TOTAL PARC, '-' )-'t!! ~-~ l;; ~ "i::. ·a ::,- AREA 89,B1B Sci Ft 2.06 A Plf \4-000018 'i)O~'-ll t\f,.ChW fvcr 1 Vt\/14 I I I I \ I I '!l·od \ I ! od \~ \ . .----=97.~09',... . ..IU!~4.'J!~,......-:eo:rl. ~r-;!IO~-f:r-'T"'"".;;;39_-;:;57•:-"\\'!l· \ \ I I \ \ \ I .,.._, <0' ~: i TRACT A 10,302 Sq Ft 71."'·· 5 4,544 tq Ft s.1 4 ~ l;l -4,IJ~ Sq ft 111 15,061 gil I fi ' \ I 8 21 8 1 ! ~\ ? 1e 3o w I Fl -11,214 , rt-B,399 Sq fj\ ~ \ < ~ ~ • = 50' W i ~ ~C/\i.-1 IZ ; ~-!:I:! \ I <t f-t.. \\ I~ ,~ \ I a: J ~ I 101.01• 12s.00' 1~ 8 .;1 . e }' I w ~ 4,621 Sq Ft 5,W Sq F"t 5! e 5,053 sq Ft ~ ~ 7 ~ 10 1 ,.225 Sq n- 11 I n: -1~1 1:~ 8,992 Sq Ft \ \ I~ \ I \I ~ 8,3-47 sq Ft :S.89' so,oo• 1J!M!' 418,50' \ Sep 09 14 0342p Portrait Pwperties 4254324462 'Portrait Troyerties 206-819-5505 tQ King County Reci:,rds and E!ecUons. Dfvision R.~.:1>rJ,:1 \ 0~1tl...; !>.ir. •: ·--·~~I} ,-\.J,iu::.o::r..i.,~. gJ,:,: .. .-. .; ~''''" wh ,\1-r,u,·. 1(,.,,,,, 11» ~,art:·.-.. ~··-~ •.·.I'+~:.·,• ~ 061 4 '.'";" .r,&:G W"Mtl ::•1to 111u,, mo {..:I.Nii 1:llS-KJ,9• f.-\.X Plat and Condon1inium JSame Reser-vation Request Please iV"OTE: There is a S50. 00.feetor this transaction Rr::ii.:J:utio.n.:::,:µi:: X rL\T " CONDO~ll!\:!U~l :-.:a.me-Rl."!.sc-rYed· R,:.sc1'\:ed Oy: Cancact. Trkphon~: Address: t::ri.·. Sli!!C. Zip: swrnn: :12 Qu.mrr. ___ Tov,11.Slup:. 2 q SW Qu:1r11:r: RJn_t?.:. ~fE Ta.\. P:.u\:i;:·l :\umOCr: _:p_~:~5,.,7c..,O,c-'-'O,.l...,,B.~: _________ _ Comm~nti: ·--------~'-+-- s ______ _ _____ i Dc1,· :[open Thi,-, 1::..,:11,..1c.~ ... 1"..t1JU~1 ·.,d~,:<-•Jt.::,. ... ·:i1 f~,, 1! i!":.i..·<l:.Ju"1hi., 1..:-411,,::s1 •~ (d.:J ·...,ith:'.'.:. ... K.J~G COf~ r,· R(COROf:RS Off1CE_ \f;fo .. ~,·1:J. ... ,mi:~1un~ s!! .ila; l;.i:, Ad l~,:~:.J~··:'..l::",a.l ·:, ·t!'l,rr ti<!> ll:r,,·. ;;r•.d ~..: ..... :~4tii,n ut"tl:t, :1:u,1~ ;, :;,,:IJ ..:..:~ir..:J.,: ;:idt ~.\\J( RESER\',\1'10.'li R~QL·E..;;:r 1u.1,,1 r:-.: liki.;. FOR RECORDERS ':SJ: O:\L l': Apprm·ca: 0.1tc fli?{I: Dah:· R.cscn·auon E.i:pm:s· Scm to ,\.'i-S\.'"5-;;;t,r\: ____ ! Ri.:C1.."\f(!5) ______ l:\sS~:iSOfl p 1 - DOHRL~ MEADOWS PLAT PROJECT NARRATIVE • Project name, size and location of site: The Dohrn Meadows Plat is located at 3815 & 3767 Monterey Pl NE, Tax Parcels 334570-0181 & 334570-0182. The total area of the site is 89,819 sq. ft. (gross) • Land use permits required for proposed project: Preliminary Plat approval. • Zoning description of the site and adjacent properties: The current zoning of the property is R-8. The adjacent property is zoned R-8. Property to the north, south is single family residential (R- S). Property to the east is unincorporated King County. • Current use of the site and any existing improvements: Tax Parcel 334570-0181 contains a house, detached garage and sports court. Tax Parcel 334570-0182 contains a house and shed. • Special site features (i.e., wetlands, water bodies, steep slopes): Wetland on the southwest corner of the site. There are no known categorized steep slopes on site. • Statement addressing soil type and drainage conditions: According to the NRCS King County are soils report, the site is approximately 15% Everett, Gravelly Sandy Loam (EvC), 61 % Ragnar-Indianola association, sloping (RdC), and 23% Alderwood gravelly sandy loam (AgD). • Proposed use of the property and scope of the proposed development: Proposed 9-lot single-family residential development of two existing tax parcels. • For plats indicate the proposed nwnber, net density, and range of sizes of the new lots: • Access: Nine lots, with lot sizes of smallest 5,201 sq ft, to the largest of 8,270 sq ft and 9,405 sq ft with a density of S.625 units per acre. Lots I through 8 will access to proposed road that will access on to Monterey Pl NE, Lot 9 will access directly on to Monterey Pl NE • Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.): Curb, gutter, sidewalk and landscaping the property frontage. A sewer will need to he extended to the property • Total estimated construction cost and estimated fair market value of the proposed project: Construction cost of about $150,000 and an estimated fair market value of$1,000,000 ±. • Estimated quantities and type of materials involved if any fill or excavation is proposed: Grading will be required for roads, pond and building pads. Approximately 4,500 cu.yds. of stripping material and pond excavation will be generated for road and plat construction. Structural fill material from local sources will be required for building pads. • Number, type and size of any trees to be removed: Thirty percent of trees required to be retained=> 12 trees. 12 trees will be retained or replaced. There will be (SO) 8" -40" deciduous and conifer trees removed with this project. • Explanation of any land to be dedicated to the City: Onsite access road. • Any proposed job shacks, sales trailers, and/or model homes: NIA • Any proposed modifications being requested: None. • Distance in feet from the wetland or stream to the nearest area of work: 500'+ I I ., .. i 1 ~ 1 ~ -~ " rn ,, ,.,,,"'''" - . _, ·l _L."'"- ., r -~f-- f-------I I \ _ __.---L..._ ---->·"l '1,;.,S·Oj~ i[r~n1 ~SN}j ~:_,.;.--~ 31. IS ----,,-......11 w z w ~ z _J 0 c.., z :::i I fi~-. l~;ti ----~___;_:~,; ;\'-;i:f/ , =====~;~_;;"'--''"':.i°'-';~-J,n '" JJ) d.l-'l~:'3s ,. ) i,G ________ _J ' ,I 1 --------_._., -~ I' - e i Q ,' > '~ ~ -,·rr;----:----:------I WJ SOOl.l91ZD~ lll-110dSN3~ -~""-.- i !\__J ; ll . . ; '· r I ; ' t I -i I i u_ : c::-_. ~ r---------4 ! ···1 \ . •. I " j ~ - I > 1 , \ i j----- ' ' i " " i I i---___J, \ I I I t i 1. DORHN MEADOWS PLAT CONSTRUCTION MITIGATION DESCRIPTION Proposed construction start date will be approximately in Spring/Summer 2015 and completion will be in approximately three months. Hours of operation will be 7:00 A.M. to 4:00 P.M. Monday through Friday. Proposed hauling/transportation route will be north on Lincoln Ave NE. to I-405. Water trucks, street sweepers and any other requirements deemed necessary would be implemented for any impacts that may occur. There will be no anticipated weekend, late night or any other specialty hours proposed for construction or hauling at this time. Flag persons will be employed and signs will be installed for traffic control when necessary. ,).-' 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. 89.819 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: 15.028 square feet 0 square feet 5.087 square feet 2. 20.115 square feet 3. 69.704 square feet 4. 1.60 acres 5. 9 units/lots 6. Divide line 5 by line 4 for net density: 6. 5.625 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. •• Alleys (public or private) do not have to be excluded. Z:\BHI DATAVobs (J)\I3\l3690 Pruss\DOCS\Preliminary Plat Submittal\Density Worksheetl.doc -I ' 031{)8 City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter' on project site: 1. 60 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 0 trees Trees in proposed public streets 12 trees Trees in proposed private access easements/tracts 0 trees Trees in critical areas 3 and buffers 8 trees Total number of excluded trees: 2. 20 trees 3. Subtract line 2 from line 1: 3. 40 trees 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. 12 trees ------- 5. List the number of 6" or larger trees that you are proposing 5 to retain 4: 5. 2 trees 6. Subtract line Strom line 4 for trees to be replaced: 6. ____ 1_o __ trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7. 120 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. 2" 9. Divide line 7 by line 8 for number of replacement trees 6 : (if remainder is .5 or greater, round up to the next whole number) 9. 60 1 Measured at chest height ------- inches inches per tree trees 2 · Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3-Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). 4 Count only those trees to be retained outside of critical areas and buffers. 5 · The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per AMC 4-4-130H?a 6· Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. H: \CED\Data\Forms-T emplates\Self-Help Handouts\Plann i ng\TreeRetention Worksheet.doc ,, ' C'.. !2/08 PLANNING DIVISION ENVIRONMENTAL CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. . Q6/09 H:ICED\Data\Forms-Templates\Self-Help Handouts\Planning'vanvchlst.doc SEl ENVIRONMENT AL CHE To Be Completed by Applicant A. BACKGROUND 1. Name of proposed project, if applicable: 2. Name of applicant: Joe Pruss Dohrn Meadows 3. Address and phone number of applicant and contact person: LIST 18211240'" Avenue SE, Maple Valley, WA 98038 Joe Pruss 206-930-7000 4. Date checklist prepared: September 12, 2014 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Spring/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. No 8. List any environmental information you know about that has prepared, or will be prepared, directly related to this proposal. Geotecbnical Report by Earth Solutions Wetland Reconnaissance by Altmann Oliver Associates 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? lfyes, explain. No 10. List any government approvals or permits that will be needed for your proposal, if known. City of Renton approval of engineering plans, NPDES l l. 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.) This proposal will create 9 single-family residential lots on 2.06 acres. 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 rage, if know. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 3767 & 3815 Monterey Place NE, Renton, WA S32, T24N, ROSE 2 SEI _ . ENVIRONMENT AL CHEL __ LIST To Be Completed by Applicant B. ENVIRONMENT AL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: b. What is the steepest slope on the site ( approximate percent slope) The site generally slopes northwesterly. The southern portion of the site slopes at approximately 30%. The northern portion of the site slopes at approximately 9%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Silty, fine sand to sand & gravel d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading will be required for roads and building pads. Approximately 4,500 cu.yds. of stripping material and pond excavation will be generated for road and plat construction. Structural fill material from local sources will be required for building pads. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could result from clearing & construction activity. Erosion potential will be minimized with use of BMP's and contained on the site. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 58% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. Air Erosion will be controlled during construction with silt fencing, a rocked construction entrance, and sediment traps. The disturbed soil will be covered with straw, mulching, and/or seeding. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Construction equipment exhaust during construction and minimal long term emissions upon project completion. 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 3 ro Be Completed by Applicant 3. Water a. Surface: SEP,. ENVIRONMENTAL CHEL~LLIST I) ls there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, lakes, ponds, wetland)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No 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. No 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. NIA 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a !00-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 I) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. NIA c. Water Runoff(including storm water): I) 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. Stormwater runoff will be collected and conveyed to an open water pond for runoff control and water quality. Runoff will be a controlled release to a natural wooded draw near the project boundary. 4 To Be Completed by Applicant SEI,. ENVIRONMENTAL CHE'--'1"-LIST 2) Could waste materials enter ground or surface water? If so, generally describe. Potential for spills to enter surface water runoff. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: The detention pond will be sized to accommodate stormwater runoff volume per City of Renton standards. 4. Plants a. Check or circle types of vegetation found on the site: _ X _ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other X shrubs _X_grass __ pasture __ crop or gram __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? All vegetation within road rights-of-way and building envelopes will be removed. c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Building lot landscaping will be provided by future homeowners. Street trees and ground cover will be planted by the developer. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: ________________ _ mammals: deer, bear, elk, beaver, other: __________________ _ fish: bass, salmon, trout, herring, shellfish, other: ______________ _ b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? If so, explain. None known d. Proposed measures to preserve or enhance wildlife, if any: NIA 5 SEP~ ENVIRONMENT AL CHELn. .. LIST To Be Completed by Applicant 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. The energy needs of the project will be met using either electric or natural gas or a combination of both for heating, cooling, and appliances. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Building construction will conform to local and state energy codes. 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? lfso, describe. None known I) Describe special emergency services that might be required. NIA 2) Proposed measures to reduce or control environmental health hazards, if any: NIA b. Noise I) What types of noise exist in the area which may effect your project (for example: traffic, equipment, operation, other)? None known 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. In the short term, there will be noise associated with the construction of roads, utilities, and homes. 3) Proposed measures to reduce or control noise impacts, if any: The construction noise will be limited to the hours allowed by the City of Renton noise ordinances. Construction hours will be indicated on the approved construction plans and permits. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently used as two single-family residences. The property is bound by a single-family residence to the West, a SFR community to the South, undeveloped property to the North, & Monterey Place NE R/W to the East. 6 SEPA ENVIRONMENT AL CHEL1'.LIST To Be Completed by Applicant b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. Two single-family residences with a garage. d. Will any structure be demolished? lfso, what? All structnres will be demolished. e. What is the current zoning classification of the site? R-8 f. What is the current comprehensive plan designation of the site? Residential g. If applicable, what is the current shoreline master program designation of the site? NIA h. Has any part of the site been classified as an "environmentally sensitive' area? If so, specify? Yes. A wetland exists in the western portion of the site. 1. Approximately how many people would reside or work in the completed project? Approximately 23 people will reside in the completed project. J. Approximately how many people would the completed job displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project to be completed will conform to applicable building and zoning codes. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. 9 new middle-income homes b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low- income housing. 2 existing middle-income residence will be eliminated. c. Proposed measures to reduce or control housing impacts, if any: None 7 SEPn. ENVIRONMENTAL CHE~.-LIST To Bo;: Completed by Applicant 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? Two-story homes b. What views in the immediate vicinity would be altered or obstructed? None c. Proposed measures to reduce or control aesthetic impacts, if any: None 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Indoor lighting may be visible during evening hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? It is not likely that light from the finished product would be a safety hazard or interfere with any views. 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 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? None, May Creek Park is the closest at approximately 1.5 miles driving distance. 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 places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None known b. Generally describe if any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: NIA 8 To Be Completed by Applicant 14. Transportation SEPn. ENVIRONMENTAL CHELaLIST a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Access for the project will be from Monterey Place NE. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No. Nearest stop on Stow Ave., approximately 0.7 miles c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will create 4 parking spaces per new single-family dwelling. None will be eliminated. d. Will the proposal require any new roads or street, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Monterey Place NE will be widened to accommodate additional paving, planter strip, and sidewalk. A new limited access street will be constructed into the project off of Monterey Place NE. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 90 Average Daily Trips (ADT), 12 PM Peak hour trips g. Proposed measures to reduce or control transportation impacts, if any: Appropriate signage (stop signs), construct improvement per applicable standards. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There will be an increased need for all public services upon completion of the development. b. Proposed measures to reduce or control direct impacts on public services, if any: Mitigation and permit fees as required by the City will be paid at the time of the development. The City tax base will increase. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. 9 To Be Completed by Applicant SEP,.. ENVIRONMENTAL CHE'v ...... LIST 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. Coal Creek Utility District will be providing sewer and water service. Electricity and gas service will be provided by PSE. Phone and fiber will be provided by Comcast. C. Signature The above answers are true and complete to the best of my knowledge. I understand that the City of North Bend is mg the k it decision. Date Submitted -~C/L__-,_( 7-__,____/.._4L__ ____ _ 10 SEWER AVAILABILITY CERTIFICATE Thisautlftce.te provide. the {)eparhn1mt of Communlti, Dvvelopm&at With tnform.,.tlon Docet.S4TlJ toev4lu4te ®VQlopmeat pN)J)Oe,IW. I Do not write In this box Number Name D D Building Permit Short Subdivision ~ D Preliminary Plat or PUD Rezone or other APPLICANTS NAME: Encompass-Dohrn Meadows PROPOSED USE: Preliminary Plat-9 Lots LOCATION: 3815&3767 Monterey Pl NE Tax Lots #334570-0181/0182 (Atl4ch mop& leeal d1HcrlpU011 d necesso.fll) SEWER AGENCY INFORMATION: 1 A. D OR B. rfJ D I 2 A. ffJ OR B. D 3 A. D B. 0~ Sewer service will be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. Sewer service will require an improvement to the sewer system of: (1) feet of sewer trunk or lateral to reach the site and/or (2) the construction of a collection system on the site; and/or (3) other-see attached description Requires grinder pumps & common force main to connect to main in Monterey Place. The sewer system Improvement Is in conformance with a District approved sewer comprehensive plan. The sewer system improvement will require a sewer comprehensive plan amendment. The proposed project Is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city. Annexation or BRB approval will be necessary to provide service. The property Is outside the District sewer service area and corporate boundary. 4 Service Is subject to the following: A. Connection charge: General Facility Charge of $2900 per lot; Local Facility Charge of $38,522.25 (285.35' x $135 per LF); Side Sewer Permit of $200 per lot B. Easement (s): C. Other: Developer Extension Required I herebq cerlilq that the above sewer agenClJ information 1, true. This cerlilical!on shall be valid !or one qear lrom the date al signature. Coal Creek Utility District Todd Hynek Agency Name Signatory Name (Print) Operations Manager ~~ Title Signature Date Note: All conditions subject to change WATER AVAILABILITY CERTIFICATE Thia certilleo.te p,ov1det the ~riment of CommunltlJ Dvvelopmeat wttb hdcmu111lion DecnMilJ la "°ciluo.te development p,oposcd.. I Do not write in this box Number Name D D Building Permit Short Subdivision Preliminary Plat or PUD Rezone or other APPLICANTS NAME: Encompass-Dohrn Meadows PROPOSED USE: Preliminary Plat-9 Lots LOCATION: 3815&3767 Monterey Place Tax Lots #334570·0181/0182 (Attach m.aip& leeal delCl'iptloa 1l 11ecesuu.,I WATER PURVEYOR INFORMATION: 1 A. D Water service will be provided by service connection only to an OR B. 2 A. OR B. D 3A. D 0~ B. l1J 4A. f existing size water main feet from the site. Water service will require an improvement to the water system of: (1) ..SS feet of water main to reach the water system of; (2) the construction of a distribution system on the site; and/or (3) other-see attached description Extension of main In Monterey Place to NE property corner. The water system improvement is in conformance with a District approved water comprehensive plan. The water system improvement will require a water comprehensive plan amendment. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city. Annexation or BRB approval will be necessary to provide service. A portion of the property Is outside the District water service area and corporate boundary. Water is/or will be available at the rate of flow and duration Indicated below at no less than 20psl measured at the nearest fire hydrant gn site from the building/property (or as marked on the attached map): Rate of Elow Duration D D D less than 500 gpm (approx. gpm) less than 1 hour 1 hour to 2 hours 2 hours or more other D 500 to 999 gpm ltt 1,000 gpm or more ~ D flow test of gpm D D A. D calculation of gpm (Commercial Building Permits require flow test or calculation) OR Water application required for all Water system Isn't capable B. D of providing fire flow. COMMENTS/CONDITIONS General Facility Charge of $5000 per lot; Meter and Seattle Public Utilities Charges depending on meter size; Developer Extension Required I herebq certilq tlu.t the above waler "l;)encq information is true. This certllica.tion ,hall be valid lor . one gear lrom the date ol signature. Coal Creek Utility District Todd Hynek Agency Name Signatory Name (Print) Operations Manager ~ "/·16·!!' 'S~ Date Title Note: All conditions subject to change ) ) Altmann Oliver Associates, LLC AOA l'f l llo·..,_ ·, 7>-: l ,ll I I.Jill jl I \\ \ 'l.'"1 l I ! (Jlti11'' 1...:.-,, :::_;.1.-,.;,·, i:.1, 1~.-., ;y,.i_-,m F1l\in>11mc11ul September 8, 2014 Chad Allen Encompass Engineering and Surveying 165 NE Juniper Street, Suite 201 Issaquah, WA 98027 SUBJECT: Wetland Delineation for Dohrn Meadows 3767 and 3815 Monterey Pl. NE Renton, WA (Parcels 334570-0182 -0181) Dear Chad: Pbnnin!.{ 8.: L111dscapt· . \rel, i I cct me AOA-4562 On May 12, 2014 I conducted a wetland reconnaissance on the subject property utilizing the methodology outlined in the May 201 O Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). One wetland (Wetland A) was identified and delineated in the southwest portion of the site during the field investigation. This wetland was subsequently surveyed and is depicted on your survey drawing. Wetland A Wetland A is located on a slope in the southwest corner of the property and is part of a larger wetland that extends off-site to the south. The on-site portion of the wetland consists of a periodically mowed pasture/lawn that was dominated by grasses, buttercup (Ranunculus sp.), and field horsetail (Equisetum a,vense). Soils within the wetland were generally saturated near the surface and any surface runoff appears to infiltrate near the toe of the slope along the western property line. Attachment A contains data sheets prepared for a representative location in both the upland and wetland. These data sheets document the vegetation, soils, and hydrology information that aided in the wetland boundary determination. Wetland A on the site is part of the same wetland that was previously determined to be a Category 2 wetland during review of the Taylor Court Short Plat (LUA05"082), which is located immediately to the southeast. Category 2 wetlands require a· standard 50-foot buffer per RMC 4-3-050M.6.c. Chad Allen September 8, 2014 Page 2 ) Wetland Functions and Values Wetlands, in general, provide many valuable ecological and social functions, including stormwater storage, water quality protection, groundwater recharge and discharge, and wildlife habitat. Wetland A on the site provides very limited functions due to its position on a slope and low plant species and structural diversity. As a sloped wetland, ii has no significant stormwater storage capability. Furthermore, the mowed condition of the plant community limits the wetland's ability to maintain downstream water quality and provides for low wildlife habitat. Proposed Project The proposed project consists of the construction of a 9-lot short plat and an associated Stormwater Tract (Tract A). The wetland and its associated buffer would be placed into a separate Critical Area Tract (Tract B). If you have any questions, please give me a call. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Attachment ·' ! ~ fv, !v,re I c Cit, , ·/ "" u :....; ;),- 1 vt v1 l' t c t,1 rl" 11Aff-e-v--1--~-1J-.f' f ! ::.·~~".:I ) , ATTACHMENT A DATA SHEETS r3 1 1 i-J!O 0JS,t.,ArJi> A'! _;3 WETLAND DETERMll'IATION DATA FORM -Western Mountains, Valleys, and Coast Region ProjecVSite; _..,.Do~l-\cw..f::...,_N_'{V\ __ f;_A--'1>--'o'-''v,l---"S----City/County: f<.. ~,.J ,o rJ SampllngDato: ,;/12 /tj ApplicanVOwner. f;rJC.; Mi',"SS Slate: WA Sampling Point I? l lnvestlgator(s): 1" i....Tiv'.A.,J,J Section, Township, Range:-=S'"IS"C:::...c::'>..:2.;-,...._;''--2.-'{'-rl-l--'~=S=E-'--i"-..J-·c.'"'-·- Landfonn (hillslope, terrace, etc:l_: ·---"5"-· _'-_oc....,f'_~-----Local relief (concave, convex, none): _..c;C_~_,..,_c_A_· _.J_i..'---Slope(%): __ _ Subregion (LRR): ___ -'-A-'--------Lat ________ Long: Datum: ___ _ SoD Map UnftName: ________________________ NWI classlficatfon: _______ _ Are cflmaUc / hydrologlc conditions on the site typicaJ for this time of year? Yes .....::t.__ No __ (tf no, explain in Remarks.) Are Vegetation _)5__, Soil __ , or Hydrology __ significantly disturbed? Are ~Normal Circumstances• present? Yes ..1:_ No __ Are Vegetation __ , Soil--· or Hydrology __ naturaffy problematic? (If needed, explain any answers In Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytlc VegetatJon Present? Yee No -- Hydric Soil Present? Yes2-_ No __ ts the Sampled Area Wetland Hydrology Present? vee..:z::__ No __ within a Wetland? Yes..:f::..._ No ___ Remarks: Mowf-:~ -f'(~''"l>tCAL..'-''i VEGETATION -Use scientific names of plants. Absolute Dominant lndlcalDr Dominance Test worksheet: Tree~tmW!JJ (Plot size: I %Cover se:~1a1 $laW:t Number of Dominant Species 3 1. That Ate DBL, FACW, or FAC: (A) 2. Total Number of Dominant 3. Species Across All Strata: 3 (B) 4. -Total Cover Petoenl of Dominant Species loo S!U!!lag[§flfld2 ~lm!Um (Plot size: I That Are OBL, FA(;,/'/, or FAG: (A/8) 1. Prevalence Index worksheet: Total % Cover at MultiPIYbYi 2. OBL species x1= 3. FACW species x2= 4. FACspecies x3= 5. FACU species x4= ,o' ~ = Total Cover H!!J!! S!mll!m (Plot size: ) UPL species ,s= 1. (1.4.,...;" t.J~s ,.tf!"'"2 4o ,/ fAC CoJwnn Totals: (A) (Bl 2. t\ulCv:i \.o.......\.ii 3o -~ ~Ac... Prevalence Index =-BIA = 3, ~""""~l.i ~ t\C:.;i 1.c. 'I ~c Hydrophytlc Vegataflon Indicators: 4. f,t.sJ.iy ~(sl,o.t~ ~,~ I ..i t{ !::AC, :i. 1 • Rapid Test fur Hydrophytlc Vegetatton 5. :f: 2 -Dominance Test is >50% 6. _ 3-Prevalence Index Is :53.01 7. _ 4 -Morphological Adaptations 1 (Provide supporting s .. data In Remarks or on a separate sheet) 9. _ 5 -Wetland Non-Vascular Plants 1 10. _ Problemattc Hydrophytlc Vegetation 1 (Explain) 11. 11ndlcators of hydric so/I and wetland hydrology must 1<'.lo = Total Cover be prasent, unless disturbed or problematic. Woodv :iJD1 Sbatum (Plot size: l 1. Hydrophylfc 2. Vegetation YH...L.. = Total Cover Present? No_ % Bare Ground In Het1> S1ratum Remarks: US Anny Corps of Eng/neon, Weswn Mouniall'l9, Valleys, and Coast-Veislon 2.0 '' SOIL ) Sampling Point· Tr' I Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of lndleatol"S.) Depth Matr!25 B~dox Featt.l!l!!i!: !ios;;tlst:il Cnlo oist\ ___jL_ Color (DJoj~!) __%_ ..ImL. Loc2 Texture Bemarks Q-1~'' 10~ I'-3/ \ \DO St I. 'f'I (LA'/ ---------. --------- ------- ------- --------- --------- --------- ------- 11\Jpe: C=;Concentration D=DAriletton RM=•'Reduced Matrix, CS=Covered or Coated Sand Grains. 2Locadon: PL=-Pore Llnlna. M=Matrlx. Hydric So1l lndlcaton1: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematlc Hydric Solls3: _ Hlstosol (A 1) _ Sanely Redox (S5) _ 2cmMuck(A10) _ Hlstlc Eplpedon (A2) _ Stripped Matrix (S6) _ Red Parent Material (TF2) _ Black Hlstlc (A3) _ Loamy Mucky Mineral (F1) (except MLRA 1) _ Very Shallow Dark Surface (Tl't2) _ Hydrogen Sulfide (A4) _ Loamy Gleyed Matrix (F2) _ other (Explain In Remarks) _ Depleted Below Dark Surface (A 11) _ Depleted Matrix (F3) .)5 Thick Dark Surface (A 12) _ Redox Dark Surface (F6) 3lndfcators of hydrophytfc vegetation and _ Sandy Mucky Mineral (S1) _ Depleted Dark Surface (F7) wetland hydrology must be present. Sandy Glayed Matrix (S4) Redox Depresslone (F8) unless disturbed or problematic. Reslrletlve Layer (If prasent): Type: Depth {Inches): Hydric Soll Prasenl? Yes~ No Remari<s.: 1.-0 W c. \-\ ""o I"' A HYDROLOGY Wedand Hydrology Indicators: P!im1a lmlSUQ:111 ,m1ofmum m Q!J!it cwmfa:u;I· ~ggs 1U it!it 1;u;iC!b'.} S~D~I~ IC!!:;ilQ!llt!ll! (~ w: [!!QC! mmtlcmn _ Surface Water (A1) _ Watet'-Stalned Leavee (B9) (excapt _ Water-Stalned Leaves (B9) (MLRA 1, 2, X High water Table (A2) MLRA 1, 2, 4A, and 48) 4A,and4B) )< Saturation (A3) _ Salt Crust (B11) _ Drainage Patterns (B10) _ Water Marks (81) _ Aquallc Invertebrates (B13) _ Dry-Season Water Table (C2) _ Sediment Deposits (B2) _ Hydrogen Sulfide Odor (C1) _ Salural:lon Visible on Aerial Imagery (C9) _ Drift Deposits (B3) _ Oxidized RhiZoepheree along Living Rools (C3) _ Geomorphic Poslfion (D2) _ Algal Mat or Crust (B4) _ Presence of Reduced Iron (C4) _ Shallow Aqullard (D3) _ Iron Deposits (B5) _ Recent Iron Reduction In TIDed Soils (C6) _ FAG-Neutral Test (05) _ Surface Soll Cracks (B6) _ Stunted or Slreesed Plants (D1) (LRR A) _ Raised Ant Mounds (D6) (LRR A) _ lnundaUon Visible on Aerial Imagery (B7) _ Other (Explain In Remarks) _ Froet-Heave Hummocks (D7) _ Speroety Vegetalad Corcave Surface (BB) FleldObaeivatlone: Surface Wal8r Present? Yao __ No..25_ Depth(lnches): Water Table P19S8111'1 Yee ...2S._ No __ Depth (lncheeJ:£.i£.ked::-- SaturatfonPraaent? Yes __ No_ Depth (lncflae~ (lndudes C8"'"•~ frfnne) Welland Hydrology PraNnt7 Yao..lL_ No_ Deecrlbe Reoorded Data (stream gauge, monitoring well, -al photoa, pravlous Inspections), H available: Ramarts: .. us Army c«ps of Engineers Western Mountains, Valleys. and Coast-Ve191an 2.0 -rp~7 '""~r1,...Tu ,.)?L-/1;1'i1) /J,T ·,~3 WETLAND DETERMll\iiTION DAT A FORM -Western Mountains, V~leys, and Coast Region Project/Site: Pct\: f:N 'fV'. \;'.;le novJ S City/County: j<. £,-J To ,J Sampling Date: r;/1,j 1 '-f AppHcanUDwner: GN C Ow\ 'P "'-S7 state: 11::!A Samprlng Point: :::f 1' ''L, rnvestlgator{s): l\vf;""/)( i-J ,.i Section, Township, Range: 5 t,C-32- 1 12-'/ ,J £$ 1:-W,,14 · I Landform (hiUslope, terraoe, etc.): s l.-Ot\' (._ Local relief (concave. convex, none): e ""' CA J (:._ Slope(%): --- Subregion (LRR): ___ ----'->---------'-' Lat ________ Long: _________ Datum: ___ _ Sou Map Unit Name: NWI classiflcatlon: -------- Ara cllmatlc/ hydrologic condftions on the site typical for this tlme of year? Yes__£ No __ (lf no, explain In Remarks.) Ara Vegetation_, Sol __ • or Hydrology __ significantly disturbed? Are '"Normal Circumstances" present? Yes _x_ No __ Are Vegetation __ , Soil __ , or Hydrology __ naturally problematlc? (If needed, explaln any answers In Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, Important features, etc . . Hydrophytic Vegetation Present? Yes-1::._ No __ Hydrlc Soil Present? Yes No.L__ Is the Sampled Area No~ -- Wetland Hydrology Present? Yes __ No.:!__ within a Wetland? Yes --- Remarl<s: VEGETATION -Use scientific names of plants. Allsoiuta DomJnant JndJcator Dominance Test worksheet: Irae Stratum (Plot size: ' %Cover Soecles? Status Number of Dominant Species '1.. 1 •. That Are OBL, FACW, or FAC: (A) 2. Total Number of Dominant 3. Species Across All Strate: _}. (B) 4. Percent of Dominant Species {,, " ' = Total Cover That Are OBL, FACW, or FAC: (A/B) ~1g!IDfJl~lllb abl!Jm (Plot siZe: )d ,... l I?9M t,$; 1 c.. j\,~~L-t.. 80 y /JL. Prevalonce lndax \'IOrkshaat: 1. Jotal % Coyer of; Multiply by; 2. OBLspecles x1 = 3. FACW species x2= 4. FACspecles x3= 5. :8'.!l FACU species x4 a Hero s1ra1ym (Plot slZe: I o I ll = Tola! Cover x5 = ) UPL species 1. l:l c.\cu~ \c.".J.v:z 'l.S '{ l'AC.. Cohmm Totals: (A) (B) 2. ~"'"'""'uiv2: ("{f.:.":i, 2d:i '{ fAC Prevalence Index = BIA= 3. \'(.~/hJA..(vlvs A&ci~ ~ "' flt.(.. Hydrophytlc Vegetation Indicators: 4. _ 1 • Rapid Test for HydrophyHc Vage1atlon 5. _l5, 2 • Domlnanoe Test Is >50% 6. _ 3 -Prevalanoe Index Is s3.01 1. _ 4 -Morpllologlcsl Adapla1!ons 1 (Provide supporting 8 •. data In Remarf<s or on a separala sheet) 9. _ 5-Wetland Non-VaaaJlarPlan!a1 10. _ Pmblemat!c Hydrophyllc Vegetation' (Explain) 11. 11ndlCS1'lnl of hycbic soil and we\land hydrology must <>t'. = Total Covar be pnesent, unless dlslurbed or problemallc. ~Mdv~DI ~mdl.lm (Plolala: ' 1. Hydl'Dphytlc 2. Veg-on v .. .Jf_ • Total Cover Pl988nt'1 No_ % Bare Ground In Ham Slratum Remarfca: US AArry Co,ps of Engineers Westem Mountains, Valleys, and Coast-Ve1Slon 2.0 SOIL Sampling Point" t? 2- Profile Description: (Describe to tha depth needed to document the indicato, OI" ccnfinn the absence of Indicators.) Depth Matrix Redox Features (im;;tu~§l Col""r 'mo1°n __y._ Color (moist) ~~--1.QL Texture ~m~r.!!;s O-l'/11 I 01 ,z. ct.,/ z.. lo,:, C vd WAl"1 --------- ------------ ------------ ------------ ------------ ---------- ------------ ------------1T·-e: C-Concentratlon, D-Dec letlon, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Locatlon: PL-Pore Linina, M=Matrtx. Hydrfc Soll Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydrlc Solls3: _ Hlstosol (A 1) _ Sandy RedOJ< (S5) _ 2cmMuck(A10) _ Hlstlc Epipedon.(A2) _ Slrlpped Matrix (S6) _ Red Parant Material (TF2) _ Black Hlsllc (A3) _ Loamy Mucky Mineral (F1) (except MLRA 1) _ Very Shallow Dark Surface (TF12) _ Hydrogen Sulflde (A4) _ Loamy Gleyed Matrlx (F2) _ Other (Explain In Remarks) _ Depleted Below Dark Surface (A 11) _ Depleted Matrlx (F3) _ Thick Dark Surface (A 12) _ Redox Dark Surface (F6) 'lndlcatooi of hydrophytic vegetation and _ Sandy Mucky Mineral (S1) _ Depleted Dark Surface (F7) weUand hydrology must be present, Sandy Gleyed Matrlx (84) Redox Depressions (F8) unless disturbed or problematic. Restrictive Layer (If present): Type: Depth (inches): Hydrlc Soil Present? Yes No2f,__ Remarks; /'10 ~q:;>6 J< \ IM~ I'-< l~I (._ r ",11,("t"v io. e. s HYDROLOGY Wetland Hydrology Indicators: Pr:lr:mu:lt: lm~iooo!'.§ {m1a1au.1m 21 one m:9!.!lred· !2bgim; iill lbm agg!Y) s~ad~!Y IQgicators ,~ gc wgm mgy!~} _ Surface Water (A 1) _ Water-stained Leaves (BS) (except _ Water-Stained Leaves (B9) (MLRA 1, 2, _ High Water Tabla (A2) MLRA 1, 2, 4A, and 4B) 4A, and 48) _ Satu-(A3) _ Salt Crust (B11) _ Drainage Pattems(B10) _ Water Marks (B1) _ Aquatic Invertebrates (B13) _ Dry.season Water Tabla (C2) _ Sediment Deposits (B2) _ Hydrogen Sulflde Odor (C1) _ Saturatton Visible on Aerial Imagery (CS) _ Drift Deposits (B3) _ Oxidized Rhlzosphoros along Uvfng Roots (C3) _ Geomorphlc Position (D2) _ Algal Mat or Crust (B4) _ Prasence of Reduced Iron (C4) _ Shallow Aqultard (D3) _ Iron Daposlts (B5) _ Recent Iron RoducUon In TIied Soils (C6) _ FA=eutra1 Test (D5) _ Surface Son Cracks (BB) _ Stunted or Stressed Plants (01) (LRR A) _ Raised Ant Mounds (D6) (LRR A) _ lnundetlon Visible on Aeriel Imagery (B7) _ Other (Explain in Remarks) _ Frost-Heave Hummocks (D7) Sparsely Vegetated Concave Surface (B8) Flold Observations: Surface Water P"'"8nt? Yes __ No~ Depth (Inches): Water Table Present? Yes __ No..L.. Depth(lnches): Saturation Present? Yea __ No.l:_ Depth(lnchos~ -and Hydrology Pnlsent? YN --No.2!:_ /Includes ca•II'"~ ftlnoel Desalbe Recorded Data (81ream gauge, monitoring well, aerial pholxla, pravlous lnspectlons), W available: Remarks: .• us Army Caps of Engineers Western Mounlalno, Valleyo, and Coast-Version 2.0 September 18, 2014 ES-3581 Civic Develogment 18211 -240 h Avenue Southeast Maple Valley, Washington 98038 Attention: Mr. Joe Pruss Subject: Geotechnical Evaluation Dohrn Meadows Short Plat 3815 and 3767 Monterey Place Northeast Renton, Washington Reference: Encompass Engineering Site Plan and Survey King County Soil Survey (NRCS Mapping) Dear Mr. Pruss: Earth Solutions NvV LLC • C.cut.ecr',11cJ Engrr1t--eni1i..; • r~.-1nstn~dirm ,\11c.,,1t1;rr1"g • [:~•._;rmnmPrrUI Si-i(1 t'l'':"'S In accordance with your request, Earth Solutions NW, LLC (ESNW) has prepared this report and geotechnical evaluation for the proposed development. The project site is located along Monterey Place Northeast in the Kennydale area of Renton, Washington. Development plans include nine building lots and related infrastructure improvements. The attached test pit location plan illustrates the property limits with existing site features and topography. Existing residential developments are located to the north, south, and west of the site. Monterey Place Northeast borders the site to the east. The subject property is currently developed with two residential structures and related outbuildings which will be removed as part of the proposed development. The referenced site plan identifies a wetland tract and stormwater facility tract along the western site boundary. Based on site reconnaissance during the subsurface investigation phase of our evaluation, overall stability throughout the site is characterized as good. No indications of soil instability or areas of severe erosion were identified. An isolated (broken) slope feature exists throughout the south-central area of the site, and is limited in extent. This feature appears to have been created in part from previous grading activities associated with the existing development. No indications of soil instability were noted along this existing feature. Civic Development September 18, 2014 Subsurface Conditions ES-3581 Page 2 Six test pits were excavated throughout the site for purposes of characterizing soil and groundwater conditions. The attached Test Pit Location Plan (Plate 1) illustrates the approximate test pit locations. Field logs documenting the subsurface conditions at each test site are also provided as an attachment to this report. Subsurface conditions throughout the site are relatively consistent, and can generally be characterized as medium dense to dense weathered and unweathered till deposits (Alderwood soils). Existing fill throughout the site is localized and relatively shallow, extending to depths of about two feet. Relative density of the native till deposits increased with depth, exhibiting medium dense to dense characteristics at depths of roughly two to three feet. A locally perched groundwater seepage zone was observed at one test pit locations (TP-5) at a depth of two feet. The seepage zone coincided with the contact between the shallow existing fill and native soil deposits. Groundwater was not encountered at any of the other test locations. The King County Soil Survey identifies Everett Gravelly Sandy Loam (EvC) and Ragnar (RdC) deposits throughout the site and areas immediately adjacent. Alderwood (till) deposits are also mapped in the vicinity of the site. According to the King County Soil Survey, slopes are identified as 5 to 15 percent. Geotechnical Evaluation Based on site investigation and review of the plans, development activities as proposed are feasible from a geotechnical standpoint. From our review and reconnaissance, overall site stability is characterized as good, and no geologic hazards are present. Grading activities will likely involve cut and fills as needed to establish the site access road and building pads. In this respect, the following site preparation guidelines are recommended: Earthwork and Site Preparation Localized areas of existing silty sand fill and native till deposits area anticipated to be encountered during the site grading activities. Soil relative density is generally expected to increase with depth. Although groundwater seepage is not expected to be a major consideration during earthwork, the contractor should be prepared to address possible groundwater issues during the excavation phase. Expected Sequence of Earthwork A schedule of earthwork activity and sequencing has not been produced at this time. However, based on our current understanding of the project, the following basic sequence of activities is anticipated: Earth Solutions NW, LLC Civic Development September 18, 2014 ES-3581 Page 3 • Site clearing activities and install erosion control measures and perimeter silt fencing per the approved plans. • Mass grading of the site to establish building pad elevations and access roadway alignment. Underground utility installations. • Geotechnical engineer site visits to document grading activities and provide compaction testing of structural fill, as necessary. • Road subgrade preparation and final proof roll prior to paving. Sidewalk and curb subgrade preparation. • Final landscaping and removal of temporary erosion control (at project completion). Excavations Based on the soil conditions observed at the test sites, the following allowable temporary slope inclinations can be used: • Upper 4 Feet of Excavation • Below 4 Feet 1 H:1V (Horizontal:Vertical) 0.75H:1V* • Steeper temporary slope inclinations may be acceptable per geotechnical evaluation of soil conditions. The geotechnical engineer should observe temporary slope excavations and assess the allowable temporary slope inclination based on the soil conditions exposed in the excavation. Supplement recommendations for sloping the excavation may be made by the geotechnical engineer based on conditions observed. Where temporary excavations cannot be successfully completed, the use of temporary shoring would be necessary. Foundation and Slab Subgrade Preparation The geotechnical engineer should observe the subgrade during the initial stages of the building pad excavations to confirm soil conditions and to provide supplement recommendations for subgrade preparation. if necessary. The process of removing the existing building structures may produce voids where the old foundations are removed, and where basement or crawl space areas existed. Thorough restoration of any voids from old foundation and basement areas must be completed as part of the overall building pad preparation activities. The following guidelines for preparing the building subgrade should be incorporated into the final design: Earth Solutions r-Nl, LLC Civic Development September 18, 2014 ES-3581 Page 4 • Where voids and related demolition disturbances extend below the planned building subgrade level, restoration of these areas should be completed. Structural fill should be used to restore voids or unstable areas resulting from the existing building removal. • Re-compact or overexcavate and replace areas of existing fill exposed at the building subgrade elevation. The geotechnical engineer should confirm subgrade conditions and the required level of re-compaction or overexcavation and replacement during the site preparation activities. Where existing fills are exposed, overexcavation of at least two feet below foundation elements is recommended. Overexcavations should extend a minimum of one foot beyond the perimeter of foundation elements and be replaced with a suitable granular structural fill material. • The geotechnical engineer should confirm overall suitability of the prepared subgrade foundation and slab subgrade areas following the site work activities. Structural Fill The native (and existing fill) deposits can be considered for use as structural fill, provided the soil is at or near the optimum level at the time of placement. Higher plasticity silt soils are generally not recommended for use as structural fill or wall backfill. The native soil deposits generally would be considered to have a moderate to high sensitivity to moisture. If the native soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well graded granular soil with a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of five percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Fills placed in foundation and slab-on-grade areas, as well as waif backfill, utility trench backfill, and throughout roadway areas are considered structural fill. In general, soils placed in structural areas should be placed in maximum 12 inch lifts and compacted to a relative compaction of 90 percent, based on the maximum dry density as determined by the Modified Proctor Method (ASTM D-1557-02). Roadway subgrade, and areas within the right-of-way will require 95 percent relative compaction. Utility trench backfill should be compacted to the specifications of the controlling jurisdiction, where applicable. Temporary Erosion Control In general, control of off-site erosion for this project will likely be limited to construction entrances. Silt fencing should be installed as needed along the site perimeter. Construction entrances should consist of quarry spalfs underlain by a non-woven filter fabric. Quarry spall thickness will depend on subgrade stability at the entrance, but should typically be at least 6 inches. Earth Solutions NW, LLC Civic Development September 18, 2014 Foundations ES-3581 Page 5 The residential building structures can be supported on conventional continuous and spread footing foundations bearing on medium dense native soils or structural fill immediately underlain by competent medium dense soil. Where existing fills are encountered in foundation areas, the soil should be re-compacted to structural fill specifications or overexcavated and replaced with a suitable structural fill material. Assuming the foundations are supported as described above, the following parameters should be used for foundation design: • Allowable Soil Bearing Capacity • Coefficient of Friction • Passive Resistance (Foundations) • Assumes foundations backfilled with structural fill 2,500 psf 0.40 350 pcf (equivalent fluid)* For short term wind and seismic loading, a one-third increase in the allowable soil bearing capacity can be assumed. A factor-of-safety of 1.5 has been applied to the friction and passive resistance values. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of about one-half inch or less. Retaining Waifs Retaining walls should be designed to resist earth pressures and any applicable surcharge loads. With respect to site retaining walls, the following values should be used for design: • Active Earth Pressure (Yielding Wall) • At-Rest Earth Pressure (Restrained Wall) • Traffic Surcharge (Passenger Vehicles) • Passive Resistance • Allowable Soil Bearing Capacity • Coefficient of Friction 35 pcf (equivalent fluid/ granular fill) 50 pcf 70 psf (rectangular distribution) 350 pcf (equivalent fluid) 2,500 psf 0.40 Earth Solutions NW, LLC Civic Development September 18, 2014 ES-3581 Page 6 Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design, as appropriate. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design, as appropriate. The geotechnical engineer should review retaining wall designs to verify that appropriate earth pressure values have been incorporated into the design and to provide additional recommendations, as necessary. 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 one foot of the wall backfill can consist of a less permeable soil, if desired. In lieu of free draining backfill, use of an approved sheet drain material can also be considered, based on the observed subsurface and geotechnical approval. A perforated drain pipe should be placed along the base of the wall, and connected to an appropriate discharge location. Slab-On-Grade Floors Slab-on-grade floors for the proposed building pads should be supported on a firm and unyielding subgrade consisting of at least one foot of granular structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of five percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier is used, it should consist of a material specifically designed for that use and installed in accordance with the manufacturer's specifications. Drainage Depending on the depth and extent of site excavations, the presence of groundwater seepage should be expected during site earthwork activities. Groundwater levels fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater levels are generally higher during the wetter, winter months. Although groundwater seepage zones exposed in excavations may attenuate over time, measures for site dewatering may be necessary. The level and extent of dewatering may not become known until groundwater conditions are observed during the excavation phase of construction. With respect to the proposed residential structures, foundation drains should be installed along building perimeter footings. Seismic Considerations The 2012 IBC recognizes ASCE for seismic site class definitions. If the project will be permitted under the 2012 IBC, in accordance with Table 20.3-1 of ASCE, Minimum Design Loads for Buildings and Other Structures, Site Class D, should be used for design. Liquefaction susceptibility for the site is characterized as low. Earth Solutions NW, LLC Civic Development September 18, 2014 Utility Trench Backfill ES-3581 Page 7 In our opinion, the soils observed at the test locations are generally suitable for support of utilities. Organic or highly compressible soils encountered in the trench excavations should not be used for supporting utilities. Moisture conditioning of the soils may be necessary prior to use as structural fill. If wet weather or other circumstance render the native soils unsuitable for use as structural fill, use of a suitable imported granular soil may be necessary for utility trench backfill. The presence of groundwater could be encountered in site excavations, such as the deeper utility trench excavations. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the city or utility district jurisdictions, as appropriate. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Fill material placed in pavement areas should be compacted to structural fill specifications. In addition, the upper one foot of pavement subgrade should be compacted to a relative compaction of at least 95 percent. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions may require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, the following sections can be considered for preliminary design purposes: • Two inches of hot-mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; • Two inches of HMA placed over three inches of asphalt treated base (ATB). The HMA, ATS and CRB materials should conform to WSDOT specifications. Heavier traffic areas generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. ESNW can provide appropriate pavement section design recommendations for heavier traffic areas and right-of-way improvements, as necessary. Additionally, the City of Renton (or King County) Pavement Standards may supersede the recommendations provided in this report, where applicable. Earth Solutions NW, LLC Civic Development September 18, 2014 Limitations and Construction Observation ES-3581 Pages The recommendations and conclusions provided in this report 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 identified at the test sites may exist, and may not become evident until construction and related excavation activities. ESNW should reevaluate the conclusions in this report if variations are encountered. ESNW must review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction to confirm soil conditions and the recommendations provided in this report. We trust this report and geotechnical evaluation meet your current needs. If you have any questions, or if additional information is required, please call. Sincerely, EARTH SOLUTIONS NW, LLC 1 Raymond A. Coglas, P.E Principal Attachments: Plate 1 -Test Pit Location Plan Test Pit Logs cc: Encompass Engineering Attention: Mr. Chad Allen (Email only) Encompass Engineering Attention: Ms. Bonnie Babcock (Email only) Earth Solutions ~. LLC \ \ 1 es \-"\", .\--L. 0 c. a.+. " " r'\ a." I (~J,e_ \) ,,-·-- TP-\ + ES-352.1 ' . --- 4' 3 1 -., 5 Appro'IC. Loc.o.i\o"' o fl £SN~ ,e.~ ~:t- P,oj-/Jo, E~-3.r,;:g1 Se.ff~ ... i-; ZOl'i 2 ' \ ' I I ~------------- I r-------------- 1 I • rlf[J·,~'.'f.' '7,j ::>:_. ' ' \ JOB NO. cS· 35'e\ CLIENT C;,.,c.. -c'>~..ie.lo"'""=-1 TEST PITNO. DATE ~,1~/l'i BY &,S ELEVATION \~"I·~ ,P-I CONTRACTOR Cl;.,.,+ P«•~i~ SHEET\ of\ ·" SURFACE CONDITIONS b~e..55 .c en a..-0 41) ~ J1 ~ 8 I NOTE: DEPTH OF TOPSOIL & SOD 1:-'I '' I '- a-- ~------------------------------------------- --------------------------------------------- g-- --------------------------------------------- o-- --------------------------------------------- 1-- --------------------------------------------- I------+---+-----! 2-- --------------------------------------------- - I------+---+------! 4-- ~------------------------------------------- L-------------------------------------------- -~------------------------------------------- I------+----+------! 6-- -~------------------------------------------- 7- --------------------------------------------- 8 - --------------------------------------------- I------+---+-----! 9-- ---------------------------------------------0 Test Pit terminated at ls,, 5"" feet below existing grade~roundwater (table/ seepage) encountered at feet during excavation_ Earth Solutions NWccc JOB NO. cS-35~\ DATE "t / 1 t-/1'1 CONTRACTOR Cl:e .. + " ~ ., ~ .!: -., a..c ::, (fJ Q..0 "' .c u " EE E 0. o.-·o " ., (fJ ,:, (0 ::, m ., ::::i 8 "'C a "'" E .., .!! 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BY l&,S ELEVATION \'4\'!: TP-2 P.-o~i~ SHEET\ of\ SURFACE CONDITIONS 6.,.c.~ S NOTE: DEPTH OF TOPSOIL & SOD Z.-4,. ) ~·111 ------------------------------------------- ~----"-_j~~~~~J~;;;.o/.!'-.ll....1-~..:\.r~~~~~--- '---;t.,. .. ~,..,-e, 1'=:i ,,..__, . d:.e; .. ~ e ""h:; v e."'-' -d:ii,,(o: o -- ------_t!'!.t!_i~ .t:_ _ -f::9 _ ~iJ_ -{~'!!~~~.!_.,_~~_-!ill)_ ----__ ....... l .. c:,\ -'-----.-e.. ____ • 6cc..o ...... cs__m.olst-______________________ _ -------------------------------------------- !-+~-~-------------------------------------------- l----+------1---0 9-1-- - l----+---1-----1 o-- - 1----1------l-----< 1-- ·- I----+----+-----' z-- - I----+----'---' 4-1-- ,_ 5-c... ,_ ,___ _ _,__ __ ,__ _ __, 6-1-- - 7-1-- '- 8-- - I----+----+-----' g-- -0 Test P~ terminated at ~ · ,;- F------------------------------------------- r------------------------------------------- I r------------------------------------------- ~------------------------------------------- I ~------------------------------------------- ~------------------------------------------- ~------------------------------------------- ~------------------------------------------- -------------------------------------------- ,------------------------------------------- ------------------------------------------- feet below existing grade~roundwater (table/ seepage) encountered at feet during excavation. Earth Solutions NWLLC JOB NO. cS· 3'5~\ I DATE "l/11../,.., CONTRACTOR Cl; ..... + Q) ~ Q) ~ -~ -Q) a...:: ::, (J) c...c t; .c (.) Q) EE Ea. ·o ci.-(J) "O "'::, ti] II) Q) ., :::, 8 "' C: "'"O E "O ,!1 ( -.SM 1->-· 2+· - 3·- - 4·- f- 5->- 6-f- - 1+-l-- - 8·- - t---+--+----1 9-- - ----+----+----! o-- f- 3-- - t---+--+----1 4 - - 5-- - 6·- - 1- - 8-- - J---+---+----1 9-- 0~ CLIENT c,,.,;.._ \',~"e.loa""v,-t TEST PIT NO. BY 5, s. I ELEVATION \ t-\1 ... ::. i ""TP-3 P< C>\I i J.,z.J...._ SHEET\ of\ SURFACE CONDITIONS 6 <<?. '5S NOTE: DEPTH OF TOPSOIL & SOD ~. '2:," , ~------------------------------------------- -.,.,., ott-1-ed. . . -~---------------·~ ~=---------------------- --~_l;,:ee.e. ... c-.5 c:le.ns:-c,,_,-'"~L~i-~ ...... c.+ ________ _ __ -c...oi:..rs-e... s,:.,.,4 /41,e.,..-____________________ _ -_ -:.1)!!-_c._o_'"':'_~'S.. r P!~....,,-,,.{~-:.i_ '\:;_. ;h,-1.1~!'."'t e-1 e!::>5....ft. __ _ """101 ~1= 7 -r,_,,,-... L....) -_... ~ -t,..,---;-;,, ~------------------------------------------- ~------~------------------------------------ ~------------------------------------------- -------------------------------------------- -------------------------------------------- -----------------------------------------·--- F·---------------------------------------- ~------------------------------------------- ~------------------------------------------- -------------------------------------------- ~------------------------------------------- ~------------------------------------------- Test Pit terminated at 1 • 0 feet below existing grade~roundwater (table/ seepage) encountered at feet during excavation. Earth Solutions NWLLc JOB NO. cS-35'el I DATE "l/1~/1"{ I CONTRACTOR Cl;,...,+ ., ~ ., I!! .£ -Cl) c..c ::, £ c..c 1n EE EC. ·5 a.-'" ::, "'"' .. ., <I) C "'i::, E ,:, .& c_ 1->--- 2->-- ~ 3-- - 4-- - 5-- - 6--- 7 -8-- - g-- - o-- - 1-- - 2-- - 3~- - l-----t----+-----1 4-- - 6-- - 7-- - 8-- - 1-----+----+---i 9-- 0 - en (.) Cl) en ,:, :::i 8 'St-1 CLIENT C; -.i; c.. ~t')-.-.ieloD""'-"'-1 TEST PITNO. BY ~-s. ELEVATION \~~~ ,P-t.f P,"~i~ SHEET\ of\ SURFACE CONDITIONS e,...,._ 1,1,.. ~r.,,sJ. 6:!> NOTE: DEPTH OF TOPSOIL & SOD (...-8" ,_ _ ~!'.:'!!'\?'!'_Si. l~-~,...I,_ J..:l.H,. _y~,1e,..\_r ~ '!:.~;.i,,_'7i,-:-~-~,.. -I t!7ole,-\--• (AJ4.:_ . .,.__i..:,c.o.. -·..!. +H\'\ L---------------~-------------------------~- _____ .. S-l?'?'r~ <:,.•lobt,.,.,~----------___________ _ -~o4+1-.:P. ttl< ft,.,~ --a ----ec.:r-:.r"O,........,Jc_.,--d"4!..,S-C. --------'"----- ~--~ ---------I•-,-~--1.:o•t~~' --'. i,1~---- -i-..~-C"l;ci.1'.'·. r --,"T~A -. ~------------------------------------------- ~------------------------------------------- -------------------------------------------- -------------------------------------------- -------------------------------------------- -------------------------------------------- -------------------------------------------- -------------------------------------------- -------------------------------------------- -------------------------------------------- ------------------------------------------- 1 L------------------------------------------- 1 -------------------------------------------- -------------------------------------------- Test Pit terminated at I · 0 feet below existing grade.~Groundwater (table I seepage) encountered at feet during excavation. Earth Solutions NW,,c .. JOB NO. es-35~\ I DATE "'1/1i-/1"{ I CONTRACTOR Cl;~.,,+ " ~ -Q) o..o EE (ll :, (/J C: ., c..c Ea. It! ., (/J -0 C - 1--SI"\ - - s-~ t---1---+---1 9-1-- 1-- Q-e- e- 1---1----1---1 1-~ - 1----1----+----I 2-- - t---1---+---I 3-- - l----+-----+----1 4 - - t---1---+---I 5-- - t--+----+----1 6-- - 7-- - 1----+----+----l 8-- t----+--_,_ _ __, 9-- CLIENT C;";~ ·:-,,_,>Je.looMc,,14 TEST PITNO. BY ~,s ELEVATION \ \a 'c, :_ "'TP-? P,'o~i~ SHEET\ of\ SURFACE CONDITIONS ,:... / .-'-=•'"' ~ s .... v'1 NOTE: DEPTH OF TOPSOIL & SOD "2.-~" ' {!A1"1' -----------------------------------~------- -------------------------------------------- -------------------------------------------- ~------------------------------------------- L------------------------------------------- ~----------------------------------------·--- ~------------------------------------------- ~------------------------------------------- ~------------------------------------------- -------------------------------------------- -------------------------------------------- -------------------------------------------- ---------------------------------------------0 Test Pit terminated at (9, ', feet below existing gradEf /NO) Groundwater (tabie(§eepageY)icountered at ~ ,5" feet during excavation. Earth Solutions NWLLc JOB NO. £5· 35~1 DATE <t I'" /1'-{ CONTRACTOR Cl:.,.,+ (l) ~ -a, a..c EE "'::, ., C: (l) Q..S:: E c. "' "' ., " ~ ::, "' ·o E .£ £ (I) u., a.- (I) " a, ., ".!! ::i 8 ( - 1--5it,1 - 2 - 3-- -SM 4-- - ~ - - 6-- - I----+---+----< s-~ 1----+----+----I g-~ O-'- '- 1-~ z-- - 1----+----f----l 3-- - I----+---+---! 4-- - 5-- - 6-- - 7- - 8-- - I----+----+----< g-- -0 CLIENT Ci \J; ~ ':"'l~,i e. looM ._.., -t I TEST PIT NO. BY &, s. ELEVATION \10'--l-,P-G:, p,.. .. ~ i ,!.,,.J.._ SHEET\ of\ SURFACE CONDITIONS 6~s~ NOTE: DF.PTH OF TOPSOIL & SOD 't· (.'' -------------------------------------------- i~ --~c!:!"':'rZ-7: .. ~~~~~~~_.,e-,/;c.,..._. -. - L ____________________ ~~,;,-It.-..-we.~. --~-ti\') -------------------------------------------- I -------------------------------------------- -------------------------------------------- -------------------------------------------- -------------------------------------------- r------------------------------------------- 1 ~------------------------------------------- ~------------------------------------------- ~------------------------------------------- ~------------------------------------------- -------------------------------------------- -------------------------------------------- ------------------------------------------~- -------------------------------------------- -------------------------------------------- Test Pit terminated at ((l,';:L feet below existing grad~roundwater (table/ seepage) encountered at feet during excavation. Earth Solutions NWLLc March 2, 2015 ES-3581 Civic Develo~ment 18211 -240 h Avenue Southeast Maple Valley, Washington 98038 Attention: Subject: Reference: Dear Mr. Pruss: Mr. Joe Pruss Addendum Geotechnical Report and Response To Review Comments Dohrn Meadows Short Plat 3815 and 3767 Monterey Place Northeast Renton, Washington City of Renton Review Comments Dated December 18, 2014 Encompass Engineering Topographic Survey Dated September 12, 2014 Earth Solutions NW, LLC Geotechnical Evaluation ES-3581, dated September 18, 2014 Earth Solutions NW LLC In accordance with your request, Earth Solutions NW, LLC (ESNW) has reviewed the referenced City of Renton review comments. The city review comments pertinent to the geotechnical aspects of the project are provided below, followed by our response. City of Renton Comment -"Please update your geotechnical report in the same format of required content as listed under Geotechnical Report in RMC 4-8-120.D.7". ESNW Response -We have reviewed RMC 4-8-120.D.7. Given the level of proposed development activities (small residential plat) and the findings of the geotechnical investigation, the previously submitted report (ES-3581, dated September 18, 2014) contains the relevant "report sections" as detailed in RMC 4-8-120.D.7. The site does not contain coal mine or seismic h_azards, and shoreline _considerat_ions do not apply. However, for cl~~will'J f"e~Jilect to geological hazards, the following 1s provided: '-· -~ ·· c~r:'{ {~ ~·- .. -:.,.n,.:i:'n Civic Development March 2, 2015 ES-3581 Page 2 Erosion Hazards -Although city software identifies a high erosion hazard on the 3767 Monterey property, actual conditions present (based on an actual site visit and observations) reveals a "man-made" well vegetated slope of limited height and extent. The slope was obviously created as a "cut" to accommodate the existing residential structure(s). Overall slope height is on the order of 16 feet, with a gradient on the order of 30 to 34 percent. This existing "man-made" slope feature was mentioned in the submitted September 18, 2014 geotechnical report (although specifics regarding height and gradient were not mentioned). The "man-made" slope feature is comprised of dense and stable glacial till deposits, and from our observations exhibits no signs of severe erosion. With respect to future development activities, erosion is a process that is managed through good construction and best management practices. In our opinion, given the existing stability and limited extent of the man-made slope, the erosion hazard can be adequately managed and mitigated through best management practices during construction, and through permanent drainage controls and landscaping. Slopes On-Site -It should be noted that the September 18, 2014 report reference to 5 to 15 percent slopes was specifically stated within the context of the King County soil survey mapping of the site. It is acknowledged that a localized "man-made" slope of limited extent (as discussed above) is present onsite, and was obviously created as part of the construction activities associated with the existing residential structure(s). As illustrated on the attached topographic survey, this limited slope feature is roughly 16 feet in height with gradients of 30 to 34 percent. The "man-made" slope feature is isolated, and is not part of a larger slope system that extends offsite. Based on subsurface investigations documented in the September 18, 2014 report, the slope is underlain primarily by dense native till deposits. In this respect, based on our site specific investigation and direct observations of site conditions, it is our opinion that the proposed development will not increase the threat of geological hazards to adjacent properties beyond pre-development conditions. Additionally, it is our opinion that the planned development will not adversely impact other critical areas, and that the development can be safely accommodated on the site. We trust this addendum report meets your current needs. If you have any questions, or if additional information is required, please call. Sincerely, EARTH SOLUTIONS NW, LLC Raymond A. Coglas, P.E Principal Cc: Encompass Engineering // i Attn. Mr. Tom Redding (email only) Attachments: Topographic Survey (Slope Map) Earth Solutions NW, LLC ) ' ' N't!d },t/01Nc1!1N/ 33t:/.1. Y ),;;1/\Hff> ;:)ll./d'rfHEJOdOliAcJGND08 SM00'13VI /1.'~H(XJ ., ~1 ;Ji~? i H !~.aEi iw; ~nH 1[1 ~ ~\a~'<'.c'l','.c'!.~'-"'"~''.{,:~·,,;, .•.• ·,~-,~,.~·,c, 7 • ' I -i~ " L ' I, ' r-; . 1·. .. PRELIMINARY DRAINAGE REPORT for DOHRN MEADOWS City of RENTON 3815 and 3767 Monterey Place NE September 12, 2014 //Z/fv11E{) Q/11/ 15 Encompass Engineering & Surveying, Job No. 13690 c;.-r,r ·:::·,_·, rv.-\'·i · ·· 'f-lZ.-14- Prepared by: Encomoass ~. ENGINEERING & S!JRVEYING (;/ Western Washington Division l 6S NE Junipe;r 51reet. Suite 201 • lssaQ.uah, WA 98027 • Phone: t425) 197--07':iO • Fax: 14/)J 191-$0:':i) Eastern Washington Dlvisloo !08 E:ist 2nd Street• Cle Elum. WA 98922 • Phone: (509} 614-/'IJJ • Fax:: (509) 674-7419 Prepared for. CIVIC DEVELOPMENT Joe Pruss 18211 2401h Avenue SE Maple Vally, WA 98038 TABLE OF CONTENTS I. Project Overview • TIR Worksheet • Site Location • Basin Maps • SoilsMap II. Conditions and Requirements Summary Ill. Off-Site Analysis • Leve/ One Analysis IV. Flow Control and Water Quality Facility Analysis and Design • Hydraulic Analysis and Water Quality Calculations V. Conveyance System Analysis and Design VI. Special Reports and Studies • Geotechnica/ Report VII. Other Perm its • NIA VIII. TESC Analysis and Design • SWPPP BMP Information and TESC Plan IX. Bond Quantities and Declaration of Covenant X. Operation and Maintenance Manual Page 1 Page2 Page4 Page5 Page8 Page9 Page9 Page9 Page 15 Page 15 PROJECT OVERVIEW DOHRN MEADOWS Technical Information Report I. PROJECT OVERVIEW General. The project proposes to develop two parcels totaling 2.06 acres into 9 single-family homes. Project Location. The project site address is 3815 and 3767 Monterey Place NE and is located East of Interstate 405, along the west side of Monterey Place NE. More generally, the site is located within Section 32, Township 24 North, Range 5 East. W.M., City of Renton, Washington. Existing and Proposed Project Site Characteristics. The 2 parcels are currently occupied by a single-family residence on each parcel with gravel driveways, grassy and treed areas with some underbrush. The proposed project will consist of 9 single-family homes with paved access roadway and underground utilities. A stormwater runoff control and water quality facility is proposed. The site slopes generally in a northwesterly direction ranging from approximately 3% to a small area of 60%. The average slope is approximately 9%. Critical Areas. Based on the available information from City of Renton and King County, there are no critical areas at or near the project site. Soils. Based on a Soil Resource Report by the US Department of Agriculture, soils are classified as Alderwood gravelly sandy loam. Proposed Stormwater Controls. The site storm drainage system has been designed according to the standards set forth by the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. The proposed detention facility for the site will be an open water pond designed to accommodate both live and dead storage volumes and designed to Flow Control Duration Standard. The facilities will be designed to match developed discharge durations to the pre-developed durations for the range from 50% of the 2-year peak flow up to the full 50-year peak flow, while also matching the 2-yr and 10-yr peak flows. Water quality will be provided within the detention pond in the form of dead storage. September 12, 2014 Page 1 ------------------------------------- KING COU! , WASHINGTON, SURFACE WATER --SIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER ANO PROJECT ENGINEER Project Owner ,JO(;; ?n:.uS:S Phone---,,,-------,----- Address / 8z 11 Zto "!k Aue: ~ MA4>1.E VA'-~'"',WA q8o'3$ Project Engineer R P.'i H i '-!&fl..:: Company f;NCQ~ss ~It,¢~"""' Phone LfZS"-~l'.jz_-()z._,S-o Part 3 TYPE OF PERMIT APPLICATION ~~nduse Services Subdivison / Short Subd. / UPD [J Building Services M/F / Commerical / SFR CJ Clearing and Grading [J Right-of-Way Use CJ Other Parts PLAN AND REPORT INFORMATION Technical lnfonnation Report Type of Drainage Review@. Targeted I (circle): rge Site Date (include revision q-11~14- dates): 1BS: 1..•t,1. l~Al!:~ Date of Final: Part 6 ADJUSTMENT APPROVALS Part 2 PROJECT LOCATION AND DESCRIPTION Project Name °:t>owz+.1 t,.:\G°Abow.s ODES Permit#--------- Location Township Range--~--~ Section -~---- Site Address 3:..c7,'-><.J'"->L"""""""''-~--- Part 4 OTHER REVIEWS AND PERMITS [J DFWHPA [J COE404 [J DOE Dam Safety CJ FEMA Floodplain ~ COE wetlands Other Mek>e$: CJ Shoreline Management CJ Structural Rockery Nault/ __ CJ ESA Section 7 Site Improvement Plan JEngr. Plans) Type (circle one): (Full ]) Modified I -Small Site Data (include revision i-lZ--~ dates): :ru;; I 1=1"t>Afl-:::t Date of Final: Type (circle one): Standard / Complex / Preapplication I Experimental I Blanket Description: (include conditions in TIR Section 2) Date of Aooroval: 2009 Surface Water Design Manual I l/9/2009 -----------------·-··---·-----·-····-···-·- t KING COU , WASHINGTON, SURFACE WATEl, -ESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes~ Describe: Start Date: Completion Date: F>art 8 SITE COMMUNITY ANO DRAINAGE BASIN ' Community Plan: ____________ _ Special District Overlays:---,-------------------- Drainage Basin: l.Ata;r WASt1: 11-'(,.TQt; StormwaterRequirements: B,oiA J 02bll1!9k WAATJOt-4 Part 9 ONSITE ANO ADJACENT SENSITIVE AREAS [J River1Stream --------- [J Lake [J Wetlands ---------- [J Closed Depression ------- [J Floodplain _________ _ [J Other ----------- Part 10 SOILS [J Steep Slope -------- [J Erosion Hazard ------- [J Landslide Hazard -------[J Coal Mine Hazard ______ _ [J Seismic Hazard · ------- [J Habitat Protection -------[J __________ _ Soil Type A~D Slopes rsio~ Potential , 3%-tot l!at:II:- tJAo~.e-- [J High Groundwater Table (within 5 feet) [J Sole Source Aquifer [J Other [J Seeps/Springs [J Additional Sheets Attached 2009 Surface Water Design Manual 2 l/9/2009 -------------------------------------------· KING COUN . , WASHINGTON, SURFACE WATER ~~SIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE LIMITATION/ SITE CONSTRAINT CJ Core 2 -Offsite Anal~sis CJ Sensitive/Critical Areas Q SEPA Q Other a Q Additional Sheets Attached Part 12 TIR SUMMARY SHEET lorovide one TIR Summary Sheet oer Threshold Discharge Area) Threshold Discharge Area: /name or descriotion\ Core Requirements (all 8 apply) ~ Discharae at Natural Location Number of.Natural Discharge Locations: l I_,,; Offsite Analysis Level: (YI 2 I 3 dated: - Flow Control Level: 1 ,U,'/ 3 or Exemption Number /incl. facilitv summarv sheet) Small Site BMPs Conveyance System Spill containment located at: Erosion and Sediment Control ESC Site Supervisor: Contact Phone: After Hours Phone: Maintenance and Operation Responsibility: Private / Public If Private, Maintenance Loa Reauired: Yes / No Financial Guarantees and Provided: Yes I No Liabilitv Water Quality Type: Basic / Sens. Lake / Enhanced Basicm / Bog (include facility summary sheet) or Exemption No. Landscape Management Plan: Yes/ No Soacial R90uirements las annlicablel Area Specific Drainage Type: CDA / SDO / MDP /BP/ LMP / Shared Fae. / None Requirements Name: Floodplain/Flaodway Delineation Type: Major / Minor I Exemption I None 100-year Base Flood Elevation ( or range): Datum: Flood Protection Facilities Describe: Source Control Describe landuse: (comm./industrial landuse) Describe any structural controls: 2009 Surface Water Design Manual 3 l/9/2009 KING COUN __ ,WASHINGTON, SURFACE WATER ~~S[GN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Oil Control High-use Site: Yes I No Treatment BMP: Maintenance Agreement: Yes / No with whom? Other Dralnaae structures Describe: Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION S.c1earing Limits B.stabilize Exposed Surfaces $.cover Measures &Remove and Restore Temporary ESC Facilities S-.f>erimeter Protection Ll'G1ean and Remove All Silt and Debris, Ensure l:J Traffic Area Stabilization Operation of Permanent Facilities !13-sediment Retention ~lag Limits of SAO and open space Q Surface Water Collection preservation areas a other l:J Dewatering Control Q Dust Control Q Flow Control Part 14 STORMWATER FACILITY DESCRIPTIONS (Note: Include Facilitv Summary and Sketch) Flow Control Tvne/Description Water Qualitv Tvae/Descrintion !Zt-t,etention ~~"' l:J Biofiltration l:J Infiltration fZl...wetpool Po ... ~ -N"l'\J:>. S'nJ l!/lr6,¥- Q Regional Facility l:J Media Filtration CJ Shared Facility l:J Oil Control l:J Flow Control l:J Spill Control BMPs l:J Flow Control BMPs CJ Other l:J Other 2009 Surface Water Design Manual 4 1/9/2009 t K[NG cou_ -'. WASHINGTON, SURFACE WATER ~ESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS 0 Drainage Easement 0 Cast in Place Vault D Covenant ~etaining Wall 0 Native Growth Protection Covenant [l:il.aockery > 4' High /Tlh,act 0 Structural on Steep Slope CJ Other D Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorpora · to this worksheet and the attached Technical Information Report. To the best of my knowle rma p~ i re is accurate. 2009 Surface Water Design Manual 5 1/9/2009 3815 Monterey Pl NE -Go, j,~ '.f ··1~' I ,, .,,,.,.,.,~I+,>,,,' "~ Maps ,•11· .. ,., . .. ,.\' 'I,, I I ,~, Page 1 of J ' I / .,-~~11, • tll -'~IN,al,U Mapd•ia ~Wl4Google 500 r1 https://www.google.com/maps/place/3815+Monterey+Pl+NE, i-Renton, +WA +98056/@47.... 9/10/2014 3815 Monterey Pl NE-Go Map s Page l of I https ://www.google.l.:om /maps/place/3 81 5+Monterey+Pl+NE,+Renton,+WA +98056/@ 47 .... 9/10/20 14 , .. ,: ~ r,, + <.: ~".N, A.. ...... Co ... · t) EX ISTING DRAINAGE PATTERNS ~ ~ k0o{'....._ \ K~ ~ '°t~ i ~ \ ......_ £5(. UVL-V. __ , -.:..==. --\ ,~ ~__; \ ~ -.......__~ R e n to n • 38,S--M~f'"'-PL~ -:. \ 37(7 \ t ... \ ' . -: ~ ·---.___ d "'· ~~ ·t <if)• MON.r~~ f>L f...1 t::" Ex.. St ""G,.t.Z"" _~ ""'"-'i TZe5t()el-,lT\M.. _ft-A't" 0 \20ft The infomiati<>n indude<fontfi,s map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accmacy, completeness. bmelioess or rights to the use of s uch information This document is not inteoded lor use as a survey product. King County shall not be !t able for any general , special, indirect inctdental, or consequential damages m cluding, but not limited to, lost revenues or lost profits resulting from the use or misuse of the informauon contained on this map. Any sale of this map o r information on this map is prohibited except by written permission of Klng County. Date· 9/10/201 4 Source. K ing County ,MAP • Property Information (httpJl www.metrokc.gov/GIS/oMAP ) \ \ ... 1 \ ~ Newriastle " ( I ~ - ~ King County ... . ~;._ .. '\ ... \). •.o8 l",e:;11 .,;. ... ,,. ... ... ... • ,r.,/ -;:_ ... ... Str,; (A~t>) jt ... .. -·-··-·-V~i,.,_._,_,, .. 7; ., "' .,. ~ ... () " I '" I ~ ;, '~ S_oil Survey ,,c Reference 11-C ... " r ... NJ ... ... .. ...., "1C ~ ... .., ... -... ::.~ ""' ... "" ... ... (\ .--··, l, •• -: Rtnlo<1 C.ry Lmt!i __ .. "' '·-•' Po!itnalNW'WtH!b't A,,·N lZ:2J ~-,., ProtKton Atu 8Cl.-..dary AcuJ.r ~At•• Zon. I CJ 6-Q,.. .. , Ptot.cton l#M ZoM 1 Modl"-d .. "" "" 9 - W*h 0--===--==---..;2 , Mi les Soil Type 8h KpC P1rs .. "'" "' ICpO ... Sm ,.,c (,0 .... .. .. ""° e.c "" Pv ,. ""' e..o ... Py u. ..... ewe ... RdC w M,C ,.,. 0, Rdt w, ,., ~c 0. •• o.c lnO o.c Rt, .. o ... 0,0 ... .. °"' .., .,,. "" "" • r'.c "" "' ... QC "" . .,, "" ... " , ___ .. ___ __,;-,...., \ . . ... j ~ ! I i ... \ Date: 01/09/201 4 CONDITIONS AND REQUIREMENTS SUMMARY DOHRN MEADOWS Technical Information Report ----'----------------------------~- II. CONDITIONS AND REQUIREMENTS SUMMARY CORE REQUIREMENTS Core Requirement #1: Discharge at the natural Location Runoff generally sheetflows across the site in a northwest direction across private property. A portion of the sheetflow is intercepted by a wooded draw just North of the property which conveys runoff in a northwesterly direction and ties into a storm sewer conveyance system along the East side of Lincoln Avenue NE. The remaining sheetflow is intercepted by the Lincoln Avenue NE conveyance system. To avoid impacts to private property beyond the discharge location, onsite runoff from the developed site will be conveyed to the wooded draw just North of the site and connected to an existing culvert outfall at the West side of Monterey Place NE. Refer to the Level 1 Downstream Analysis in Section 3 for a complete description of the discharge points of the site. Core Requirement #2: Offsite Analysis See Section Ill -Offsite Analysis Core Requirement #3: Flow Control See Section IV -Flow Control and Water Quality Facility Analysis and Design Core Requirement #4: Conveyance System To be completed during final design Core Requirement #5: Erosion and Sediment Control See Section VIII -Temporary Erosion and Sediment Control Design Core Requirement #6: Maintenance and Operations See Section X -Operation and Maintenance Manual Core Requirement #7: Financial Guarantees and Liability To be completed at the time of final design Core Requirement #8: Water Quality See Section IV -Flow Control and Water Quality Facility Analysis and Design SPECIAL REQUIREMENTS Special Requirement #1: Other Adopted Area-Specific Requirements Critical Drainage Area -NIA Master Drainage Plan -N/A Basin Plan -This site is located within the Lake Washington drainage basin Lake management Plan -NIA September 12, 2014 Page 2 f DOHRN MEADOWS Technical Information Report Shared Facility Drainage Plan -N/A Special Requirement #2: Floodplain/Floodway Delineation The limits of this project do not lie in a 100-year floodplain Special Requirement #3: Flood Protection Facilities This special requirement is required for projects with Class 1 or 2 streams with an existing flood protection facility. The site does not contain any streams and is therefore not applicable. Special Requirement #4: Source controls Source control will be mitigated by providing a dead storage volume in the detention vaults. Special Requirement #5: Oil Control This project is not considered high-use in need of oil control. September 12, 2014 Page 3 OFF-SITE ANALYSIS ------------------------------ DOHRN MEADOWS Technical Information Report Ill. OFF-SITE ANALYSIS The site is located within the Lake Washington Drainage Basin. Dohm Meadows is bound on the North property line by undeveloped property, on the East by Monterey Place NE, on the South by a single-family residential plat and a small portion of undeveloped property, and on the West by a single-family residence. The site consists of 2 parcels with a single-family residence on each parcel. The majority of the site is covered with grass, some underbrush, and scattered deciduous and coniferous trees. The site's slopes vary from 3 percent to 60 percent with over 44-foot elevation change across the site. Run-off generally sheets across the site in a northwest direction. There are no drainage structures or conveyance patterns evident on the site Upstream Analysis. The site is bound on the east by Monterey Place NE which has a roadside along the west side of the road (See photo 1 & 2). Runoff from the road is captured in the ditch and conveyed north. Runoff on the opposite site of the road is captured as well. There is an existing single-family residential plat along the South property line. Runoff from the plat is captured and conveyed to the onsite detention system at the NE comer of the plat property. A small portion of property adjacent to the SW comer of the site is undeveloped and sheetflows into the wetland located at the west end of the site. Downstream Analysis. Onsite runoff from the detention system will be conveyed along the west side of Monterey Place NE and connect to an existing culvert (Photo 3 & 4) which outfalls into the existing wooded draw (photo 5) approximately 120 feet North of the NE comer of the site. Runoff will continue northwest in the wooded draw approximately 400 feet before entering an existing 12" culvert on the East side of Lincoln Avenue NE (Photo 6). Runoff will then continue North in a series of 18" conveyance pipe (Photos 7,8,9) before outfalling into an existing ditch on the west side of Lincoln Avenue NE (Photo 10, 11). The ditch is about 6-8 feet wide, mostly vegetated, and approximately 3 feet deep. Runoff continues approximately 60 feet North in the ditch, then enters a 30" culvert (Photo 12) which conveys runoff underground approximately 120 feet north through a storm structure (Photo 13) before outfalling into a large wooded draw (Photo 14, 15). The downstream analysis was concluded at this point. There is no known record of drainage complaints in the immediate area. Please refer to the Downstream Map to supplement this section. September 12, 2014 Page 4 + \ \ \ J '"'E ¥1l>i ··r ;---_-, I I GI,., t>ira+ .. DOWNSTREAM MAP ~ ) ~ ) ' fl... CVt.." , .7 • l --~;;; i).Ei( ' .. ,. '-'....:_~,_ . © 'n\ I '\' ( ( ~'-© -JJ I ) . "'V ""'-.,.-._; c; _ ... -,'-. I /·t' \ Stre- .i. ' I \ I -.c , \ \ \ ~ = l ,·, \ I / I .Jdll ... .rQCG ~'1l) --~ __.. -01 j2!&1ft ! The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representation.s or warranties, express or Implied, as to accuracy, completeness, timeliness, or rights to the use cJ such 111formation . this document is not intended for use as a s,.;,vey product. King County shaU not be liable for any !JEmeral, special, indirect, 1ncideota1, o r consequential damages including, but not ltmited to, lost revenues ot IOst profits resulting from the use °' misuse of the information contained on th,s map My sale of this map o r informat ion on this map is prohibited except by wntten permission of K'tng County. D ate 9{10/2014 Source. Kmg County ,MAP -Property lnformanon (hitp:/lwww.metrokc.gov/G ISfiMAP) "" l ) ~. { I \ ~ King County Cltv of Rento n -IT GISI C.h :,f Renton IT -G DOHRN MEADOWS Technical Information Report IV. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN Proposed Drainage Overview. The site storm drainage system has been designed according to the standards set forth by the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. The detention facility has been designed to a Flow Control Duration Standard. Level 2 standards require the design to match developed discharge durations to the predeveloped durations for the range of predeveloped discharge rates from 50 percent of the 2-yr peak flow up to the full 50-yr peak flow, while also matching the 2-yr and 10-yr peak flows. Pre-Development Site Conditions: The pre-development condition of the entire project site is determined to be pervious, and the condition is considered to be forest Aimpervlous Soil Type ApervlOus Soil Type Land Total Area (acres) (acres) Coverage (acres) / Basin 0 Paved road 1.74 Till Forest 1.74 Utilizing KCRTS model, the following pre-development run-off quantities are calculated in cubic feet per second ( cfs): 02-yr 010-yr 0100...- I Basin 0.063 0.112 0.210 Post-Development Site Conditions: The post-development condition will create impervious surfaces, landscape areas and lawns. IMPERVIOUS AREAS -Roads, sidewalks, driveways, rooftops PERVIOUS AREA -It is assumed that the remainder of the development area that is not impervious will be landscaping and lawn: Aimpervious Soil Type Apervious Soil Type Land Total Area (acres) (acres) Coverage (acres) / Basin 1.20 Impervious 0.54 Till Grass 1.74 Utilizing KCRTS model, the following post-development run-off quantities are calculated in cubic feet per second ( cfs): September 12, 2014 Page 5 I DOHRN MEADOWS Technical Information Report Qz .• , Q,._,, Q,oo-y,- J Basin 0.339 0.402 0.681 Stormwater Management Facilitv Design: Runoff from the site will be collected and detained in a combined detention/water quality pond. Site conveyance consists of a network of pipe and catch basins. The catch basins will collect flows and pipe flow from the site roads, driveways, yard drains, roof tightlines and foundation drains to the detention pond. The pond will release the storm water at a controlled rate similar to the existing conditions. Dead storage will be 3.0 feet for the pond, not including sediment storage. The pond will be privately owned and maintained. September 12, 2014 Page 6 I Encompass Engineering & Surveying Together with Baima & Holmberg Western Washington Division !6S NE lulllptr SL. Suitt: 201, lml®ah. WA98027 Phone (42S) 392-0250 Fax: (<\2SJ l91-30S5 Eastern Washington Division 1()8 East 2"" St=:t, Cle Elum, WA 98922 P~e !~) 674-7433 P.ix: CS09) 674-741S' SHEET NO.----------- CALCULATEDBY_--r;_,__.fL.c.=~----- CHECKED BY __________ _ SCALE _________________________ _ .: ...... -: ....... :, ..... ,: ...... .;. ----.: ....... : ....... : .. . . . ""'")"""'/'" . : "'",""'"· : ; ; ; . . . . . . ...... : ....... ; ....... : ..... : ... :. ..... ;. 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WA 981)27 Phone, {42S) 392-0lSO Fax: (42SJ 3.91-30SS CALCULATED BY Tfl-DATE_'I_.../L..:.l--'-<l /...,_t----j'ff------ {26tlt -zEP 8>ktJ/6 Eastern Washington Division 108 East 2"" Sll:tel, Cle Elum. WA 985122 CHECKED BY __________ _ DATE Phone: (509/ 67·H433 FM: (509) 67+7419 SCALE _________________________ _ ; : ; """;"······.···· . ; .. :::1::::±>i:~.iz;:~1:::t:,:ik~~1· ······ ······· ····--;----.. ,: .. ---..;-------;-- ; ; : : : : ,,:, ...... :---·-·-:----··<···· r .... ; ....... ; ...... ,. -1-···---; ...... .:. ·····r........... ····-·······.···· : j ; : i j : : i : ·· :···--: · ·"!""·· / ..• t:::~:·~u..::·:4-... :i:P.i~:~tt~: ~}5L: . : r··· .; ..... : : : -...... : ..... .)... ~ ; -. , .... / .; ....... ! ....... ; ...... : . . ; . . : . . .... ! . . .... ;... .... ;. ...... :.... ···r··· : '. ···t·····:·······:·······:···-···:·······.:. ...... 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WA 98027 Phone {425) 392-0250 Far, (425) 391-3055 Eastern Washington Division 108 East 2"" Street. ere Elum, WA '18922 Pltone: (509) 674•7~13 Fax: {SO,) 674-7419 CALCULATED BY __ TL:+.....::=------DATE -'i.u~c..olc,,J,,_(Ji...:'(7----__ _ CHECKED BY __________ _ DATE ___________ _ SCALE _______ ~------------------ : : : _ _ 0{q: fii4i.~JJ/ ······.·······.·······."·····.·· ...... : ....... : ....... : ·····:, .. , ... :·······:·······1·······? ······: .... ···1·· ..... _ .......... . _i,,,,.....,,;_ .. e-.. : : ...... ;.:;;4?. ................ . ...... 1 ...... ; ....... t····· .. r· .•.• j ·····•!• ... ; "''"i .. , ...... ; ..... :L'r<ii ······! "····) .•.••. j 'k'PO 7-.F./ ····:·::LjR:i izJs7d~F! ······!· . ... : ........ ), ····)·· .. , ...... i ...... ! ....... ~ ...... j ....... J, ·····! ··i·······i ·····-i ······! .•.••. i I SECTION 3.2 RUNOFF COMPUTATION AND ANALYSIS METHODS FIGURE 3.2.2.A RAINFALL REGIONS AND REGIONAL SCALE FACTORS ST 1.1 ST1.0 Rainfall Regions and Regional Scale Factors ZL1 Incorporated Area __... River/Lake Major Road l/912009 LA1.0 2.009 Surface Water Design Manual 3-22 Existing Conditions KCRTS Peaks Flow Frequency Analysis Time Series File:13690u.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.123 2 2/09/01 18:00 0.046 7 1/05/02 16:00 0 .112 3 2/28/03 3:00 0.012 8 3/24/04 19:00 0.063 6 1/05/05 8:00 0.105 4 1/18/06 16:00 0.101 5 11/24/06 4:00 0.210 l 1/09/08 6:00 Computed Peaks Developed Conditions KCRTS Peaks Flow Frequency Analysis Time Series File:13690d.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.339 6 2/09/01 2:00 0.281 8 1/05/02 16:00 0.407 3 2/27/03 7:00 0.309 7 8/26/04 2:00 0 .371 4 10/28/04 16:00 0.361 5 1/18/06 16:00 0.450 2 10/26/06 0:00 0.681 1 1/09/08 6:00 Computed Peaks -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 0.210 1 100.00 0.990 0.123 2 25.00 0.960 0.112 3 10.00 0.900 0 .105 4 5.00 0.800 0.101 5 3.00 0.667 0.063 6 2.00 0.500 0.046 7 1.30 0.231 0.012 8 1.10 0.091 0.181 50.00 0.980 -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period o. 681 1 100.00 0 .990 0.450 2 25.00 o. 960 0.407 3 10.00 0.900 0. 371 4 5.00 0.800 0.361 5 3.00 0. 667 0.339 6 2.00 0.500 0. 309 7 1. 30 0.231 0.281 8 1.10 0. 091 0.604 50.00 0.980 6' Deep Level 2 Detention Pond Design Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage O Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Pond 1.50 H:lV 50.00 ft 42.00 ft 2100. sq. ft 4473. sq. ft 0.103 acres 6.00 ft 0.00 ft 18216. cu. ft 0.418 ac-ft 6.00 ft 12.00 inches 2 Orifice* Height (ft) 0.00 4.50 Diameter (in) 0.78 1. 56 Full Head Discharge (CFS) 0.041 0.081 Pipe Diameter (in) 1 2 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage (ft) (ft) (cu. ft) (ac-ft) 0.00 0.00 0. 0.000 0.01 0.01 21. 0.000 0.02 0.02 42. 0.001 0.03 0.03 63. 0.001 0.04 0.04 84. 0.002 0.05 0.05 105. 0.002 0.06 0.06 127. 0.003 0.07 0.07 148. 0.003 0 .17 0.17 361. 0.008 0.27 0.27 577. 0.013 0.37 0.37 796. 0.018 0.47 0.47 1018. 0.023 0.57 0.57 1242. 0.029 0.67 0.67 1470. 0.034 0. 77 0.77 1700. 0.039 0.87 0.87 1933. 0.044 0.97 0.97 2170. 0.050 1. 07 1.07 2409. 0.055 1.17 1.17 2651. 0.061 1.27 1.27 2896. 0.066 1. 37 1. 37 3144. 0.072 1. 47 1. 47 3395. 0.078 1. 57 1. 57 3649. 0.084 1. 67 1. 67 3906. 0.090 4.0 Discharge Percolation (cfs) (cfs) 0.000 0.00 0.001 0.00 0.003 0.00 0.003 0.00 0.003 0.00 0.004 0.00 0.004 0.00 0.004 0.00 0.007 0.00 0.009 0.00 0.010 0.00 0. 011 0.00 0.012 0.00 0.014 0.00 0.014 0.00 0.015 0.00 0.016 0.00 0. 017 0.00 0.018 0.00 0.019 0.00 0.019 0.00 0.020 0.00 0.021 0.00 0.021 0.00 Surf Area (sq. ft) 2100. 2103. 2106. 2108. 2111. 2114. 2117. 2119. 2147. 2175. 2203. 2232. 2260. 2289. 2318. 2347. 2376. 2406. 2435. 2465. 2495. 2525. 2556. 2586. 1. 77 1. 77 4166. 0. 096 0.022 0.00 2 61 7. 1. 87 1. 87 4429. 0.102 0.023 0.00 2 648. 1. 97 1. 97 4696. 0.108 0.023 0.00 2679. 2.07 2.07 4965. 0 .114 0.024 0.00 2710. 2 .17 2.17 5238. 0.120 0.024 0.00 2741. 2.27 2.27 5513. 0.127 0.025 0.00 2773. 2.37 2.37 5792. 0.133 0.025 0.00 2805. 2.47 2.47 6074. 0.139 0. 026 0.00 2837. 2.57 2.57 6359. 0.146 0.027 0.00 2869. 2.67 2.67 6648. 0.153 0.027 0.00 2901. 2.77 2.77 6940. 0.159 0.028 0.00 2934. 2.87 2.87 7235. 0.166 0.028 0.00 2966. 2.97 2.97 7533. 0 .173 0.029 0.00 2999. 3.07 3.07 7834. 0.180 0.029 0.00 3032. 3 .17 3.17 8139. 0.187 0.029 0.00 3065. 3.27 3.27 8448. 0.194 0.030 0.00 3099. 3.37 3.37 8759. 0.201 0.030 0.00 3132. 3.47 3.47 9074. 0.208 0.031 0.00 3166. 3.57 3.57 9392. 0.216 0.031 0.00 3200. 3.67 3.67 9714. 0.223 0.032 0.00 3234. 3.77 3.77 10039. 0.230 0.032 0.00 3268. 3.87 3.87 10368. 0.238 0.033 0.00 3303. 3.97 3.97 10700. 0.246 0.033 0.00 3338. 4.07 4.07 11035. 0.253 0.033 0.00 3372. 4.17 4.17 11374. 0.261 0.034 0.00 3407. 4.27 4.27 11717. 0.269 0.034 0.00 3443. 4.37 4.37 12063. 0.277 0.035 0.00 3478. 4.47 4.47 12412. 0.285 0.035 0.00 3514. 4.50 4.50 12518. 0.287 0.035 0.00 3524. 4.52 4.52 12588. 0.289 0.036 0.00 3531. 4.53 4.53 12624. 0.290 0.037 0.00 3535. 4.55 4.55 12695. 0.291 0.040 0.00 3542. 4.57 4.57 12765. 0.293 0.043 0.00 3549. 4.58 4.58 12801. 0.294 0.048 0.00 3553. 4. 60 4.60 12872. 0.296 0.053 0.00 3560. 4.61 4.61 12 908. 0.296 0.058 0.00 3564. 4.63 4.63 12 97 9. 0.298 0.060 0.00 3571. 4.65 4.65 13051. 0.300 0.061 0.00 3578. 4.75 4.75 13410. 0.308 0.069 0.00 3614. 4.85 4.85 13773. 0.316 0.075 0.00 3650. 4.95 4.95 14140. 0.325 0.081 0.00 3687. 5.05 5.05 14511. 0.333 0.086 0.00 3723. 5.15 5.15 14885. 0.342 0.091 0.00 3760. 5.25 5.25 15263. 0.350 0.095 0.00 3797. 5.35 5.35 15644. 0.359 0.099 0.00 3834. 5.45 5.45 16030. 0.368 0.103 0.00 3872. 5.55 5.55 16419. 0.377 0.107 0.00 3909. 5.65 5.65 16811. 0.386 0 .110 0.00 3947. 5.75 5.75 17208. 0.395 0 .114 0.00 3985. 5.85 5.85 17608. 0.404 0 .117 0.00 4023. 5.95 5.95 18012. 0.414 0.120 0.00 4061. 6.00 6.00 18216. 0.418 0.122 0.00 4080. 6.10 6.10 18626. 0.428 0.433 0.00 4118. 6.20 6.20 19040. 0.437 0.999 0.00 4157. Hyd 1 2 3 4 5 6 7 8 6.30 6.40 6.50 6.60 6.70 6.80 6.90 7.00 7.10 7.20 7.30 7.40 7.50 7.60 7.70 7.80 Inflow 6.30 6.40 6.50 6.60 6.70 6.80 6.90 7.00 7.10 7.20 7.30 7.40 7.50 7.60 7.70 7.80 Outflow Target Cale 0.68 ******* 0.50 0.34 ******* 0.12 0.34 0.11 0.11 0.41 ******* 0.09 0.36 ******* 0.08 0.21 0.06 0.03 0.28 ******* 0.03 0.31 ******* 0.03 19457. 19879. 20304. 20734. 21167. 21604. 22046. 22491. 22940. 23394. 23851. 24313. 24778. 25248. 25722. 26200. Peak Stage 6.11 5.98 5.53 5.17 4.99 4.09 3.38 2.90 Route Time Series through Facility Inflow Time Series File:13690d.tsf Outflow Time Series File:rdout 0.447 0.456 0.466 0.476 0.486 0. 496 0.506 0.516 0. 527 0.537 0.548 0.558 0.569 0.580 0.590 0.601 Elev 6.11 5.98 5.53 5.17 4.99 4.09 3.38 2.90 1. 730 2.530 2. 810 3.070 3.310 3.530 3.730 3.930 4.120 4.300 4.470 4.630 4.790 4.950 5.100 5.240 Storage 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 (Cu-Ft) (Ac-Ft) 18675. 0.429 18148. 0.417 16334. 0.375 14948. 0.343 14292. 0.328 11104. 0.255 8804. 0.202 7311. 0.168 10-yr 2-yr Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reseivoir Stage: 0.681 CFS at 6:00 on Jan 9 in Year 8 0.500 CFS at 9:00 on Jan 9 in Year 8 6 .11 Ft Peak Reservoir Elev: 6.11 Ft Peak Reservoir Storage: 18675. Cu-Ft 0.429 Ac-Ft Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of (CFS) 0.121 2 2/09/01 0.030 7 12/28/01 0.092 4 3/06/03 0.028 8 8/26/04 0.033 6 1/05/05 0.083 5 1/18/06 Peak 20:00 18:00 22:00 7:00 17:00 23:00 --Peaks --Rank Return Prob (CFS) (ft) Period 0.500 6.11 1 100.00 0.121 5.98 2 25.00 0.106 5.53 3 10.00 0.092 5.17 4 5.00 0.083 4.99 5 3.00 0.033 4.09 6 2.00 0.990 0. 960 0.900 0.800 0.667 0.500 4196. 4235. 4274. 4314. 4353. 4393. 4433. 4473. 4513. 4554. 4594. 4635. 4676. 4717. 4759. 4800. 0.106 3 11/24/06 7:00 0.500 1 1/09/08 9:00 Computed Peaks 0.030 0.028 0.374 3.38 2.90 6.08 7 8 1. 30 1.10 50.00 Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence Probability 0.404E+OO 0.326E+OO 0.264E+00 0.182E+OO 0.125E+OO 0.884E-01 0.554E-01 0.331E-01 0.214E-01 0.952E-02 0.261E-02 0.241E-02 0.227E-02 0.220E-02 0.214E-02 0.207E-02 0.204E-02 0.199E-02 0.184E-02 0.166E-02 0.153E-02 0.137E-02 0.122E-02 0.108E-02 0.881E-03 0.783E-03 0.636E-03 0.506E-03 0.457E-03 c~ % I % 0.002 36547 59.600 59.600 40.400 0.005 4805 7.836 67.436 32.564 0.009 3773 6.153 73.589 26.411 0.012 5044 8.226 81.815 18.185 0.015 3466 5.652 87.467 12.533 0.019 2264 3.692 91.159 8.841 0.022 2026 3.304 94.463 5.537 0.026 1368 2.231 96.694 3.306 0. 029 0.032 0.036 0.039 0.042 0.046 0.049 0.053 0.056 0.059 0.063 0.066 0.070 0.073 0.076 0.080 0.083 0.086 0.090 0.093 0.097 0.100 0 .103 0.107 0 .110 0 .114 0 .117 0.120 717 726 424 12 9 4 4 4 2 3 9 11 8 10 9 9 12 6 9 8 3 6 4 5 2 3 2 5 Discharge Volume 1.169 1.184 0.691 0.020 0.015 0.007 0.007 0.007 0.003 0.005 0.015 0.018 0. 013 0.016 0.015 0.015 0.020 0.010 0.015 0. 013 0.005 0. 010 0.007 0.008 0.003 0.005 0.003 0.008 97.864 99.048 99.739 99.759 99.773 99.780 99.786 99.793 99. 7 96 99.801 99.816 99.834 99.847 99.863 99.878 99. 8 92 99.912 99.922 99.936 99.949 99.954 99.9fi4 99.971 99.979 99.982 99.987 99.990 99.998 Discharge Volume from Time Series rdout.tsf 2.136 0.952 0.261 0.241 0.227 0.220 0.214 0.207 0.204 0.199 0.184 0.166 0.153 0.137 0.122 0.108 0.088 0.078 0.064 0.051 0.046 0. O.'lfi 0.029 0.021 0.018 0.013 0.010 0.002 between 10/01/00 00:00 and 10/30/00 23:59 27711. Cu-Ft or 0.636 Ac-Ft in o .1.'i 9P.-n, 0.294E-03 0.212E-03 0.179E-03 0.130E-03 0.978E-04 0.163E-04 30.0 days 0.231 0. 091 0.980 -~~}.~i~;t~i~_};'fi'ii,~:-~~· ~ (/) u.. ~ ., O> ~ .. = u .. i5 ;; ,------------------------ "' -0 0 -c::i ., Cl 0 <O 0 c::i ;! 0 N Cl 0 0 0 0 10 ·5 l 00 0 10 4 \ • \ Probab1lrty Exceedence rdo~1t liur twget dur + 10' CONVEYANCE SYSTEM ANALYSIS AND DESIGN DOHRN MEADOWS Technical Information Report V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN Conveyance will be addressed during final engineering. September 12, 2014 Page 7 ' SPECIAL REPORTS AND STUDIES ' DOHRN MEADOWS Technical Information Report VI. SPECIAL REPORTS AND STUDIES A geotechnical report has been prepared by Earth Solutions. A wetland delineation report has been prepared by Altmann Oliver Associates dated September 8, 2014. September 12, 2014 Page 8 I OTHER PERMITS DOHRN MEADOWS Technical Information Report VII. OTHER PERMITS Since this project site is larger than 1 acre and the total land disturbance exceeds 1 acre, the Construction Stormwater General Permit through Washington State Department of Ecology will be required. A Notice of Intent application will be submitted concurrently with the first submittal of the engineering plans to the City of Renton, and a separate SWPPP report will be prepared prior to start of construction. Building permits will be required. September 12, 2014 Page 9 ' TESC ANALYSIS AND DESIGN DOHRN MEADOWS Technical Information Report VIII. TESC ANALYSIS AND DESIGN The potential for erosion within the site will be mitigated by use of erosion control measures during clearing, grading, and site development activities. Runoff will be intercepted by temporary swales and conveyed either offsite to vegetated areas or collected in sediment traps. Filter fences will be installed along the downhill perimeter of the site to protect adjacent properties for sediment-laden water. A rocked construction entrance will be installed at the entrance to the site to protect mud from entering the paved roadway. Stockpiles and exposed disturbed areas will be covered to protect from erosion and sediment runoff. September 12, 2014 Page 10 ( BOND QUANTITIES AND DECLARATION OF COVENANT ' DOHRN MEADOWS Technical Information Report IX. BOND QUANTITIES and DECLARATION of COVENANT Bond Quantities, Facility Summaries, and Declaration of Covenant will be provided at time of engineering review process September 12, 2014 Page 11 i OPERATION AND MAINTENANCE MANUAL j DOHRN MEADOWS Technical Information Report X. OPERATION AND MAINTENANCE MANUAL Operation and maintenance of the site and all proposed stormwater facilities on this project will be required after the construction completion and throughout the life of this development. This development is served by a series of storm drain pipes that collect and convey post development runoff associated with this project, catch basins, combination detention and wet pond, control structure, pond access road and landscaping, and outfall. Each storm drainage component mentioned above consists of a number of items that need to be properly maintained. The access within the proposed development, which includes all associated storm drainage features, will become City of Renton right-of-way. The proposed combination detention and wet pond is located within a separate stormwater tracts that will be recorded with the final plat and will provide City of Renton with appropriate access for maintenance purposes. September 12, 2014 Page 12 j FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN ' ' .· .. ,. I ~ I First · rnerican First American Title Insurance Company September 11, 2014 Jacki Pruss Portrait Properties 18211 240th AVE SE Maple Valley, WA 98038 Phone: (425)432-3334 Fax: ( 425)432-4462 Title Officer: Phone: Fax No.: E-Mail: Order Number: Escrow Number: Buyer: Owner: Property: 818 Stewart St, Ste 800 Seattle, WA 98101 Pat Fullerton (206)615-3055 (866)904-2177 pfullerton@firsta m. com 2317597 2317597 2767 Monterey Place Northeast Renton, Washington 98056 Attached please find the following item(s): Guarantee Thank You for your confidence and support. We at First American Title Insurance Company maintain the fundamental principle: Form 5003353.(7-1-14). [Page 1 of_9_ ; Customer First! ........ --·-1Guarantee Number: 2317597 --------__ I__ --·-------·---.. -··-··----··--- ·····----·-·----~----------------~---------~----1 CLTA #14 Subdivision Guarantee (4-10-75)1 Washington! .. ·---____ J ' -----... ,,_ ·-----·---------... ., . . . . I ~ 1 r1rst Ame .. can ~~# I · Subdivision Guara , [ ISSUED BY I ' First American Title Insurance Company GUARANTEE NUMBER I 500335~~!~17597 ____ J Guarantee SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDITIONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY a Nebraska corporation, herein called the Company GUARANTEES Encompass Engineering & Surveying and Portrait Properties the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. First American Tirle Insurance Company 21r/4t4- 0!i,1n,'!:i J (.;..Jmort:,\ Pr&:Sl(lent Jelfre'J S RcQm:5011 This jacket was created electronically and constitutes an original document SCHEDULE OF EXCLUSIONS FROM COVERAGE OFT GUARANTEE 1. Except to the extent that specific as nces are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or in Part 21 nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2, Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4, Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. ( d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all ----)dUarantee f'iu-mber:· 231]597 --·-·-·--:---------CL.TA/F14SubdiVi5ian--Guarantee c4~0.:-7s)1 i Washington ----·--·-·-· --·.' ------------------------·--·-----------------' ----·--····------~ --·-----,·-----·--~---~---·---..I GUARANTEE CONDITIONS AND STIPULATIONS '-ontinued) reasonable aid in any action or eeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. 6. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness ~ccured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosection of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. 8. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by GUARANTEE CONDITIONS AND STIPULATIONS ,rontinued) any method, including litigation the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable far any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, California 92707 Claims.NIC@firstam.com Phone: 888-632- 1642 Fax: 877-804-7606 First American Title Form 5003353 (7-1-14) !Page 5 of 9 First Ame --· -::an i------------.,. -------.----·-·--··-··----------- 1 Subdivision Guarant0 e : ISSUED BY Schedule A ! First American Title Insurance Company , GUARANTEE NUMBER j 2317597 ' ----~-----~-------·----·--··------~ Order No.: 2317597 Liability: $2,000.00 Name of Assured: Encompass Engineering & Surveying and Portrait Properties Date of Guarantee: September 05, 2014 The assurances referred to on the face page hereof are: 1. Title is vested in: Fee: $350.00 Tax: $33.25 Natalie A. Dohrn and John G. Wade, wife and husband, as to Parcel A and the Heirs and Devisees of Ronald G. Dorhn, deceased, as to Parcel B 2. That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. 3. The following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. --·-----------·-· Form 5003353 (7-1-14) :page 6 of 9 ' ' ~ .. ' . ~ First Ame -· -::an ' Subdivision Guarantee I [SSUED BY Schedule B , First American Title Insurance Company j GUARANTEE NUMBER ________________________ I 2317597 ____________ -----------------____________ J RECORD MAITERS 1. General Taxes for the year 2014. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 334570-0182-03 1st Half Amount Billed: $ 3,331.22 Amount Paid: $ 3,331.22 Amount Due: $ 0.00 Assessed Land Value: $ 244,000.00 Assessed Improvement Value: $ 223,000.00 2nd Half Amount Billed: $ 3,331.21 Amount Paid: $ 0.00 Amount Due: $ 3,331.21 Assessed Land Value: $ 244,000.00 Assessed Improvement Value: $ 223,000.00 Affects: Parcel B 2. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Natalie A. Dohrn and John G. Wade, wife and husband Grantee/Beneficiary: Washington Mutual Bank, a Federal Association, and its Trustee: Amount: Recorded: Recording Information: Affects: successors or assigns Pacific NW Title a Washington corporation $480,000.00 August 13, 2007 200708U0()25?2 v Parcel A Note: This Deed of Trust contains Line of Credit privileges. If the current balance owing on said obligation is to be paid in full in the forthcoming transaction, confirmation should be made that the beneficiary will issue a proper request for full reconveyance. 3. Ronald G Dohrn died leaving a Non-Intervention Will. Admitted to Probate: Probate Case No.: Personal Representative: October 05, 2009 09-4-05097-7, King County Gregg R Dohrn Attorney for Estate: Paul Willard Houser Jr Said personal representative is authorized to administer the estate without intervention of court and to mortgage, convey or contract to convey decedent's interest in said premises. Affects: Parcel B form5003353(7-1-14) [1'age7of9 -'Guarantee Number: 2317597 ---: ----------CLTA -#14-S~-txi;;~ionGuarantee(,i=-io-7sjj __ ------~-L·------·-··---·-·-----__ _ __ --------··--___ --------·-··-~------·--___ Was_hington~ 4. lien of succession xes upon the estate of Ronald G Dohr Case No. 09-4-050 iceased, King County, Probate Affects: Parcel B 5. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat or Plat of C.D Hillman's Lake Washington Garden of Eden Addition to Seattle, Division No. 7 recorded in Volume 16 of Plats, Page(s) 18. 6. Special Connection Agreement and the terms and conditions thereof: Between: King County Water District No. 107 And: George H. Dohrn, a single man Recording Information: 6427528 7. Easement, including terms and provisions contained therein: Recording Information: 6494751 For: The Construction and maintenance, repair, replacement and operation of a water pipeline 8. The terms and provisions contained in the document entitled 'Temporary Water Service Agreement" Recorded: January 03, 1985 Recording No.: 8501030435 9. Easement Agreement and the terms and conditions thereof: Between: Bryant Oaks and Priscilla J. Oaks, his wife And: Ronald G. Dohrn and Barbara B. Dohrn, his wife, and Richard H. Dohrn and Colleen Dohrn, his wife Recording Information: 8503260877 ' · 10. Terms, covenants, conditions and restrictions as contained in recorded Lot line Adjustment (Boundary Line Revisions): Recorded: October 02, 2003 Recording Information: 2003100291)0008 Informational Notes, if any A. General taxes for the year 2014, which have been paid. Tax Account No.: 334570-0181-04 Code Area: 2152 Amount: $ 5,322.88 Assessed Land Value: $ 273,000.00 Assessed Improvement Value: $ 100,000.00 Affects: Parcel A -----------------·-----·r:--·--------- Form 5003353 (7-1-14) ,rage 8 of 9 'Guclrantee_N_u-mber·:"-2317597 . . . ., ' ·cLTA" #i4 ·su.bdivision Guarantee (4=-io-75)! Washington/ -·-----------·-----·---------· ---···-··--·-----~---1 . ~ ..... ~ -•- First American Subdivision Guarantee ---··-···--·-····1 . ISSUED BY Schedule C , First American Title Insurance Company i [ GUARANTEE NUMBER ' I ---------------------------_______ i_231759 __ 7 ___ _ ---~-------~----J The land in the County of King, State of Washington, described as follows: PARCEL A: LOT A, RENTON LOT LINE ADJUSTMENT NUMBER LUA-03-045-LLA, RECORDED UNDER RECORDING NUMBER 20031002900008, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF LOT 6, BLOCK 4, C.D. HILLMAN.S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE, DIVISION 7, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON; THENCE SOUTH 88°11.31. EAST, A DISTANCE OF 130.00 FEET, AND NORTH 01°40.07. EAST, A DISTANCE OF 123.00 FEET TO THE POINT OF BEGINNING; THENCE NORTH 01°40.07. EAST, A DISTANCE OF 131.67 FEET; THENCE SOUTH 88°13.05. EAST, A DISTANCE OF 288.67 FEET TO THE WESTERLY BOUNDARY OF MONTEREY PLACE NORTHEAST; THENCE SOUTH 24°56.50. EAST, A DISTANCE OF 173.36 FEET; THENCE NORTH 88°11.31. WEST, A DISTANCE OF 126.37 FEET; THENCE SOUTH 72°57.57. WEST, A DISTANCE OF 120.97 FEET; THENCE NORTH 16°50.28. WEST, A DISTANCE OF 65.51 FEET; THENCE NORTH 88°11.31. WEST, A DISTANCE OF 104.58 FEET TO THE POINT OF BEGINNING. PARCEL B: LOT B, RENTON LOT LINE ADJUSTMENT NUMBER LUA-03-045-LLA, RECORDED OCTOBER 02, 2003 UNDER RECORDING NUMBER 200Jl0029C0008, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. -·-·-- j() IJ.J U) IJ.J ~- 132 :r 1---0 ~ ~ 0 6 ',-·--·--·· Loi 1 '' " 0186 . Loi 2 Ul88 Lot 3 , 0190 . , ' ~ ' '. '<---.,..._.,:. LO! 4 0192 .. -·-· 0165 0161 ,, 0171 0172 4 4 I.,_. 0170 0179 t,' '} I I LOT A f(N LUA ,1.1-1;,4 '_,-L•J,. ( J i • ' 0181 5 ' . j . I ' • LOT B 0!8S 0182 1,-:J,_ 11 ·.:, 1;-, ,, ·---,.-----·-··-~----·, .. -: I, . i ' ' : '·'' -I 0-~2-SHPL ,,'"2'! '"1" lol 8 0203 , . 020 ! :,i 0200 ',, NE 37TH Pl ., 0198 Lot6 ' . 0196 ..... _________ ...., ____ -{ Lot 5 0194 .. _,.. ____ _ ! ~·-. 1-.,'' ·, .• 11'11~ if'~,CI IU!tv!O IOI flCOPPI•' L.!'tl Fff.tm F()lt ll.RCOM: AT itr'lt~ OI i'IL\:,.OI:!''? •J \T'I. 1T, .. 1 ·•;, J -n. 1·•;,.). ·.:1.:1. •:t:,1:r !"f !'. \\'.\.'.HIX.i"J .. >N ~HI()' THE GR.ANTOR GEORGE H. DOHRN for AM in c:awdm.llo!I of LOVE ANO ·APP.ECTJON RONALO G. [)QHRN and BARBAR.A B. DOHRN, his wife, SU.te or_ Wqbln,fto:n l.nclud.lf'li aey ltltel"flet th.rein whic~ ,ru.tnr ti..y llu·•R4r ,ecquin; The South 100 feet of Lot 6 1 2XCEPT th~ We~t 130 feet tbereof •nd tb~ S01.1th 100 'fl!'et of Lot S 1 .EXC.EP'T t_he ·portion . .'lytag easterly of 110th Place S. B.1 &11 in Block 4. C, D. ffilliun'i! L&~e Wuhf.ngtoa Garden of ateo Addition to Seattle, Divi5iOd No. 71 aecording to plat ·record~ in Vol. 16 of .Plau, Page 18~ recor~s 'of said county.-' , 1968 -··----·-•-••••-••••-,.,,,,-... ·-··---.. -•• , .•. ,,,,(IISIU.) STATE OF WASHINGTON, I·"· Coll:::)'4! Sp1:!(~~C. Ontllilda.1-lly1ppa-~t.r°"'me GeoRG.f H. OOIIRN to rae .. _ to tir, tile CndM:hl&J ~ le. ud' 1'$0 CUll.llttd t!ie wft!m:r. Ind I~ faaun.K, 1.nd ld,a,wf :t,111. I bat h,e, dpMf dis -a, his INI &Del 'l'OlWltlU7 ett ud ad, lo,r I~ -ad pu.]ICNII '.!.l.ffl4 IJloffl~ f cmm ~l l"llf bit.ad end o!!dd aral tbh f,;-1._ t!=:, m -fr:, _ , 196 8, ~ -·-· _ _,d~c" ,,ur.::..:::.__ ..... . N-., 1'IIMlc a "'f /# ,-.S,,,. •I W'eziWltrt•, .~ ,_... .. J"""'f"'"'-I SEP 171968 -a 3 o [u ~~Pim~~ .,q, "'' • = = = = C"' = After Recording Return to: Ronald G Dohrn 3767 Monterey Place NE Renlon, WA 98056 Document Title: Grantor: Granree: Legal Description: Tax Parcel No.: ll(lllf 111111111 OOBSON l«IUSER QCD 000108 PIWr e11 oF ee1 e ee 02/el/ZHI ta 49 KlllrJ COUNTY, YA E1799216 e21,112ee1 ea 49 KING COIJNTV , 11A TRX SZ et SIIUi $8 H QUIT CLAIM DEED Quit Claim Deed Bart,ara B Dohm Ronald G Dohm PAGE 001 OF HI PTN LOT 5 AND 6. BLK 4. HILLMANS LK WASH GARDEN OF EDEN #7 H33457tHJl 8 I -04 and H334570-0183-lJ-I The Grantor, Hamara B Dohrn, for and m cons1dcra11on of a Decree of D1ssolut1on of Marnage action filed under Kmg County cause number 99-3-04673-4 KNT conveys and qu,t claims to Grantee Ronald G Dohm, the followmg descnbed real estate, slluated m the Count) of Kmg, State of Wasluugton, mcludmg anv mtcrest therem winch grantor may hereafter acqwre LOT 5, BLOCK 4, HILLMANS LAKE WASHINGTON GARDEN OF EDEN. #7, LESS THE SOUTH JOO FEET LYING SOUTHWESTERLY OF COUNTY ROAD, and LOT 6, BLOCK 4, HILLMANS LAKE WASHINGTON GARDEN OF EDEN #7, LESS THE WEST 130 FEET THEREOF, LESS THE SOUTH JOO FEET TIIEREOF AND LESS STREETS and THAT PORTION OF LOTS, BLOCK 4, HILLMANS LAKE WASHINGTON GARDEN OF EDEN #7. LYING EASTL Y OF ROAD Dated tins ~Day of 7)., (',; n l:x,r , Z'QG:/ .JJwtu,;vZ ~ Barbara B Dolun State of Wasluugton ) )ss County of Krng ) I hereby cerllfy that I know or have sa11sfac1ory ev1dence that Barbara B Dohm ts the person who appeared before me, and said person acknowledged that she signed tlus mstrument and acknowledge 11 to be ~_,free and voluntary act for the uses and purposes ment10ned m tins instrument .. -J / , / Dated /7 -2/-o.Y '.:· ·-... -~---//~-::? ... ' ~ ~'~")'.~~!.!11 \__..--·--~ ./ ~~- • ~··:--... ~ ... l\.-·'11 1 _.---?L--~ t<.~.,.. "" ,, • N .,, .foy OT. <i;',, '. Pnnt ame 7'fu,"(d,1 c?-5:<r,3.,,,,--- [" ~. ~ ( ',Notary Pubhc mand fo,rthe State of WA, ~ ""9, ;:-•:: res,dmg at {L)qpJ, '-( v , / It" ~: \ .,.!"BL \,j .0 My Comm1ss1on Exptres // -, z 4 2 j '1 "~"'7 0 .-\ '11 ,c' .(., I,, ,.-;--c·. 1•111,1,,,. .. (, . ' / • • After Recording. Return to Law Offices of Paul Houser, Jr. 1620 Duvall Avenue NE, Suite 201 Renton, WA 98059 Document Title: Statutory Warranty Deed 111011111111111 20031209002960 HOUSER UD 20.00 PAGEeet OF 002 12/09/2083 15,54 KING COUNTY, UA E2006833 12/89/2083 15 54 KING COUNTY, WA TAX SZ,825 50 SALE $147,580 00 PAGE001 OF 001 Reference Number(s) of Documents assigned or released: Grantor(s) (Last name, first name, 1mt1al) DOHRN, Ronald G. Grantee(s) (Last name, first name, m1tial) DOHRN, Richard H. Legal Description (abbreviated 1 e , lot, block, plat or section, township, range) Lot "A" Renton LUA-03-045-LLA, Rec No 20031002900008, legally described as follows Commencmg at the Southwest comer of Lot 6, Block 4, CD Hlllman's Lake Washmgton Garden of Eden Add1t1011 to Seattle, D1V1s1on 7, accordmg to the plat thereof recorded m Volume 16 of Plats, Page 18, m Kmg County, Washmgton Thence South 88°11 '3 l" East, a distance of 130 00 feet, and North 01 °40'07" East, a distance of 123 00 feet to the Pomt ofBegmnmg Thence North 01 °40'07" East, a distance of 131 67 feet, thence South 88°13 '05" East, a distance of 288 67 feet to the westerly boundary of Monterey Place NE, thence South 24°56'50" East, a distance of 173 36 feet, thence North 88°11 '31" West, a distance of 126 37 feet, thence South 72°57'57" West, a distance of 120 97 feet, thence North 16°50'28" West, a distance of 65 51 feet, thence North 88°11 '31" West, a distance of 104 58 feet to the Pomt ofBegmmng, and contammg 50,677 7 square feet, more or less Assessor's Property Tax Parcel/ Account Number 334570-0181-04 The Auditor/Recorder will rely on the mformauon proVIded on the form The staff will not read the document to venfy the accuracy or completeness of the indexmg mformat10n proVIded herem ' ' STATUTORY WARRANTY DEED The GRANTOR, RONALD G DOHRN, a smgle person, for and m cons1derat10n of a Section 1031 Simultaneous Tax-Deferred Exchange, conveys and warrants to GRANTEE, RICHARD H DOHRN, a mamed person, as his separate estate, the followmg descnbed real estate, situated m the County ofKmg, State ofWashmgton Lot "A" Renton LUA-03-045-LLA, Rec No 20031002900008, legally descnbed as follows Commencmg at the Southwest comer of Lot 6, Block 4, CD Hlllman's Lake Washmgton Garden of Eden Addition to Seattle, D1V1s10n 7, accordmg to the plat thereofrecorded m Volume 16 of Plats, Page 18, m Kmg County, Washmgton Thence South 88°11 '3 l" East, a distance of 130 00 feet, and North 01 °40'07" East, a distance of 123 00 feet to the Pomt ofBegmnmg Thence Nortl! 01°40'07" East, a distance of 131 67 feet, thence South 88°13'05" East, a distance of 288 67 feet to the westerly boundary of Monterey Place NE, thence South 24°56'50" East, a distance of 173 36 feet, thence North 88°11 '31" West, a distance of 126 37 feet, thence South 72°57'57" West, a distance of 120 97 feet, thence N01th 16°50'28" West, a distance of65 51 feet, thence North 88°11'31" West, a distance of 104 58 feet to the Pomt of Begmmng, and contammg 50,677 7 square feet, more or less This Deed is bemg given from Grantor to Grantee m exchange for a Deed from Grantee to Grantor DATED this 25th day of November, 2003 ,/;;£~#d t----,~----"=--=_;:"'----_..::.,c:::.... ____ _ RO ALD G DOHRN STATE OF WASHINGTON ) ) ss COUNTY OF KING ) On this day personally appeared before me RONALD G DOHRN to me known to be the md1v1dual, or md1V1duals descnbed m and who executed the withm and foregomg mstrument, and acknowledged that he s~ed the same as his free and voluntary act and deed, for the uses and purposes therem ~~~ffbbltvrp under my hand and official seal this 25th day of November, 2003 ;_,..\,, ········ .s~ '• () ~ ,,;,, .··sSlON·· •• f 11 "· -· r, · ;: t:/..' .·~'i ~-. vc I vv~t< { /,! ~OTAf?y ~\ 'f' ~ PRINT NAME ~ \.) ,r ~ \ 0 ,,,.~ f:iJ ; NOTARYPUBLICmandfortheState 11 ~-. • vaLIC .: : ofWashmgton, residmg at J:S.,fic,e,..A 1 1, ~;;:·.~-25-0~ ••• ···~ ,! My commiss10n exp!Tes s-h <;oG ,, ~Q ....... ·.,0~::' \, i<:°WASH\\~ ---''\.-....,.: .... .._-.....;· .... -- ' After Recording. Return to: Law Offices of Paul Houser, Jr. 1620 Duvall Avenue NE, Suite 201 Renton, WA 98059 ,,,,,1,111111111 Hou!~50323002438 PAG£001 OF 003 QCO 21.00 03/23/200S 1e·21 KING COUNTY, iiA E2109945 83/23/2005 15:21 KING COUNTY, WA TAX $2 .00 SALE $0.00 PAGE001 OF 001 Document Title: ··--· Qv\1 C\O\\m l:>:ec\ Reference Number(s) of Documents assigned or released: ~--. Grantor(s) (Last name, first name, initial) \X~ Rf\ \<\ CY10\~L1 t\. Grantee(s) (Last name, first name, initial) 1\"L\J£K(, ~ tne R-,c\netRCI \):) \'"\~, \z\C)n~\<C\ t-\. > \1 · tic\?) l2V\ \lt,1( D CfL\,O LV l /\\1\Y\O\ ,-evc;t- Legal Description (abbreviated: i.e., lot, block, plat or section-;/township, range) \;J1 1 ' fV 1 v.c.(TTbn \..-\Jf. -b '1 -cfS-L-LA-1 lot \...o 1 2:>\oc!,::.4, c. _0 . '(\\\X"'(\IX)f\S \.,t,\..'{..Q., ~\) Cl\;\/"\l~lDY\ ElCl\'Z-c'-Dn Ot l;;JQ(.V} A-cloltil)n I \Jv\vrne \\.Q. ot Bc\f>, \?(A,Uf-, \Co \(\ ~w~ Qo -\NCi..Qtll~tDn Assessor's Property Tax Parcel/ Account Number ' ·o~C":::>10-0\Y> \-D+ The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. AFTER RECORDING, RETURN TO: Steven H. McCleskey GLANKLER BROWN, PLLC I 700 One Commerce Square Memphis, TN 38!03 QUIT CLAIM DEED KNOW ALL MEN BY THESE PRESENTS, that Richard H. Dohrn, a married person, for and in consideration of Ten and 00/100 Dollars ($10.00), the receipt and sufficiency of which are hereby acknowledged, does hereby bargain, sell, remise, release, quit claim and convey unto Richard H. Dohrn, Trustee of the Richard H. Dohrn Revocable Living Trust under Restated TrustAgreement dated March 11, 2005, the following described real estate located in King County, State of Washington, to-wit: Lot "A" Renton LUA-03-045-LLA, Rec. No. 20031002900008 or 2003 J 209002960, legally described as follows: Commencing at the southwest corner of Lot 6, Block 4, C. D. Hillman's Lake Washington Garden of Eden Addition to Seattle, Division 7, according to the plat thereof recorded in Volume 16 of Plats, Page 18, in King County, Washington; Thence South 88° 11'3 I" East, a distance of 130.00 feet, and North 01°40'07" East, a distance of 123.00 feet to the Point of Beginning; Thence North O 1 °40'07" East, a distance of 131.67 feet; Thence South 88°13'05" East, a distance of 288.67 feet to the westerly boundary of Monterey Place NE; Thence South 24°56'50" East, a distance of 173.36 feet, Thence North 88°11'31" West, a distance of 126.37 feet; Thence South 72° 57'57" West, a distance of 120.97 feet; Thence North 16°50"28" West, a distance of65.51 feet; Thence North 88°11'31" West, a distance of 104.58 feet to the Point of Beginning, and containing 50,677.7 square feet, more or less. The above property is the same property conveyed to grantor herein by Statutory Warranty Deed of record at Instrument No. 20031209002960 of said Register's records. This conveyance is subject to restrictive covenants, building lines and easements ofrecord, and is further subject to any unpaid city and/or county real estate taxes, the responsibility for which the grantee herein asswnes and agrees to pay by accepting delivery hereof. Title to the aforedescribed real property is vested in Richard H. Dohrn. Colleen M. Dohm, F:\USERSiSUSA.."l\MCCLESKEY\DOHRN.QCD.DOC wife of Richard H. Dohrn, for the consideration herein stated, joins herein for the purpose of conveying and confirming and she does hereby convey and confinn unto the party of the second part, its successors and assigns, all rights, claims and interest of every kind, character and description whatsoever which she now has or may hereafter acquire by virtue of the marriage, including but not limited to homestead and any interest in the aforedescribed real property as all or a part of an elective share of a surviving spouse as provided by the laws of the State of Washington. IN WITNESS WHEREOF, the said Richard H. Dohrn has hereunto set his hand this the 11th day of March, 2005. STATE OF TENNESSEE, COUNTY OF SHELBY: ---r,;L/7JJJ.r4 Richard H. Dohrn ~'7//.~ Colleen M. Dohrn On this day personally appeared before me Richard H. Dohrn and wife, Colleen M. Dohrn, to me known to be the individual, or individuals described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein mentioned. Given under my hand and official seal this 11th day of March, 2005. My Commission Expires: F:\USERS\SUSAN\MCCLESKEY'DOHRN.QCD.DOC 1111111111111111 20060410000450 After Recording, Return to: PAUL HOUSER QCC 3S.00 PAGE001 OF 004 04/10/2006 10:3% KING COUNTY, I.IA E2198497 04/10/2006 11:31 KING COUNTY, WA TRX $10.00 Steven H. Mccleskey GLANKLER BROWN, PLLC 1700 One Commerce Square Memphis, TN 38103-2566 SALE $0.00 PAGE001 OF 001 -- Document Title: QUIT CLAIM DEED Reference Number(s) of Documents assigned or released: ---·--. Grantor(s) (Last name, first name, initial) DOHRN, COLLEEN M., SUCCESSOR TRUSTEE OF THE RICHARD H. DOHRN REVOCABLE LIVING TRUST Grantee(s) (Last name, first name, initial DOHRN, NATALIE A. Legal Description (abbreviated: i.e., lot, block, plat or section, township, range) See Attachment Assessor's Property Tax Parcel/ Account Number 334570-0181·-0Li The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. - QUIT CLAIM DEED KNOW ALL MEN BY THESE PRESENTS, that Colleen M. Dohm, Successor Trustee of the Richard H. Dohrn Revocable Living Trust under Restated Trust Agreement dated March 11, 2005, for and in consideration of Ten and 00/100 Dollars ($10.00), the receipt and sufficiency of which are hereby acknowledged, does hereby bargain, sell, remise, release, quit claim and convey unto Natalie A. Dohm, the following described real estate located in King County, State of Washington, to-wit: Lot "A" Renton LUA-03-045-LLA, Rec. No. 20031002900008 or 20031209002960, legally described as follows: Commencing at the southwest comer of Lot 6, Block 4, C. D. Hillman's Lake Washington Garden of Eden Addition to Seattle, Division 7, according to the plat thereof recorded in Volume 16 of Plats, Page 18, in King County, Washington; Thence South 88°11'3!" East, a distance of 130.00 feet, and North 01 °40'07" East, a distance of 123.00 feet to the Point of Beginning; Thence North 01 °40'07" East, a distance of 131.67 feet; Thence South 88°13'05" East, a distance of 288.67 feet to the westerly boundary of Monterey Place NE; Thence South 24°56'50" East, a distance of 173.36 feet, Thence North 88°11'31" West, a distance of 126.37 feet; Thence South 72°57'57" West, a distance of 120.97 feet; Thence North 16°50"28" West, a distance of 65 .51 feet; Thence North 88° 11 '3 l" West, a distance of 104.58 feet to the Point of Beginning, and containing 50,677.7 square feet, more or less. This conveyance is subject to restrictive covenants, building lines and easements of record, and is further subject to any unpaid city and/or county real estate taxes, the responsibility for which the grantee herein assumes and agrees to pay by accepting delivery hereof. Title to the aforedescribed real property was vested in Richard H. Dohrn, Trustee of the Richard H. Dohm Revocable Living Trust under Restated Trust Agreement dated March 11, 2005, pursuant to Quit Claim Deed of record at Instrument No. 20050323002438 of said Register's records. Colleen M. Dohm succeeded Richard H. Dohm as Trustee of the Trust following the death of Richard H. Dohrn on May 9, 2005, and hereby conveys the aforedescribed real estate to Natalie A. Dohrn herein, free and clear of the Trust, pursuant to the terms of the Trust Agreement. IN WITNESS WHEREOF, the said Colleen M. Dohrn has hereunto set her hand this the ;2,1 day of February, 2006. STATE OF TENNESSEE, COUNTY OF SHELBY: On this day personally appeared before me Colleen M. Dohrn, Successor Trustee of the Richard H. Dohm Revocable Living Trust under Restated Trust Agreement dated March 11, 2005, to me known to be the individual, or individuals described in and who executed the within and foregoing instrument, and acknowledged that she signed the same as her free and voluntary act and deed, for the uses and purposes therein mentioned. Given under my hand and official seal this~ day of February, 2006. My Commission Expires: ?,-J.S"-08- 2 f:\USERS\SUSAN\MCCLESKH'I'\DQHRN.QCD.3.DOC EXHIBIT "A" Lot "A" Renton LUA-03-045-LLA, Rec. No. 20031002900008 or 20031209002960, legally described as follows: Commencing at the southwest comer of Lot 6, Block 4, C.D. Hillman's Lake Washington Garden of Eden Addition to Seattle, Division 7, according to the plat thereof recorded in Volume 16 of Plats, Page 18, in King County, Washington; Thence South 88° 11' 31" East, a distance of 130.00 feet, and North 01° 40'07" East, a distance of 123.00 feet to the Point of Beginning; Thence North 01 ° 40'07" East, a distance of 131.67 feet; Thence South 88° 13' 05" East, a distance of 288.67 feet to the westerly boundary of Monterey Place NE; Thence South 24° 56' 50" East, a distance of 173.36 feet, Thence North 88° 11' 31" West, a distance of 126.37 feet; Thence South 72° 57' 57" West, a distance of 120.97 feet; Thence North 16° 50' 28"West, a distance of65.51 feet; Thence North 88° 11' 31" West, a distance of 104.58 feet to the Point of Begim1ing, and containing 50,677.7 square feet, more or less. First American Title Recording requested by and when recorded return to: WASHINGTON MUTUAL BANK F$C0440 2210 ENTERPRISE DRIVE FLORENCE, SC 29501 20070813002522.001 1111111111111111 20070813002522 PACIFIC N~ TIT DT 46 -~ PAOE00\ OF 806 081\3/2007 \S:27 KING COUNTY I tJA: WaMu Mortgage Plus- DEED OF TRUST Loan Number: 0693443657 whose address is: 3815 MONTEREY PL NE RENTON, WA 98056-4209 ("Grantor"); PACIFIC NW TITLE a WASHINGTON corporation, the address of which is: _________ _,.2'-'-"15COLUMB1A ST SEATTLE, WA 98104 (0 Trustee"); and WASHINGTON MUTUAL BANK, A FEDERAL ASSOCIATION, WHICH IS ORGANIZED AND EXISTING UNDER THE LAWS OF THE UNITED STATES OF AMERICA AND WHOSE ADDRESS IS 2273 N GREEN VALLEY PARKWAY, SUITE #14, HENDERSON, NV 89014 ("BENEFICIARY") AND ITS SUCCESSORS OR ASSIGNS. 1. Granting Clause. Grantor hereby grants, bargains, sells and conveys to Trustee in trust, with power of sale, the real property in KING County, Washington, described below and all rights and interest in it Granter ever gets: •SEE ATTACHED LEGAL DESCRIPTION* PTN. LOTS 5 AND 6, BLOCK 4, C,0. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN ADD. TO SEATTLE, VOL. 16, PG. 18 Tax Paree! Number: 334570-0181-04 together with all 3 2 5 4 (01/23/07) w8.2 Page 1 of 7 First American Title First American Title 20070813002522.002 0693443657 insurance proceeds and condemnation proceeds related to iti income, rents and profits from it; all plumbing, lighting, air conditioning and heating apparatus and equipment; and all fencing, blinds, drapes, floor coverings, built-in appliances and other fixtures at any time installed on or in or used in connection with such real property. All of the property described above is called the "Property." If any of the Property is personal property, this Deed of Trust is also a Security Agreement which grants Beneficiary, as secured party, a security interest in all such property. Despite any other provision of this Deed of Trust, however, Beneficiary is not granted and will not have a nonpurchase money security interest in household goods, to the extent such security interest would be prohibited by applicable law. As used herein "State" shall refer to the State of Washington. 2. Obligation Secured. This Deed of Trust is given to secure performance of each promise of Grantor contained herein and in a WaMu Mortgage Plus(TM) Agreement and Disclosure with Beneficiary with a maximum credit limit of $480,000.00 (the "Credit Agreement"), including any extensions, renewals or modifications thereof, and repayment of all sums borrowed by Grantor under the Credit Agreement with interest from the date of each advance until paid at the rates provided therein. The Credit Agreement provides for variable and fixed rates of interest. Under the Credit Agreement, the Granter may borrow I repay and re~borrow from time to time, up to the maximum credit limit stated above, and all such advances shall be secured by the lien of this Deed of Trust. This Deed of Trust also secures payment of certain fees and charges payable by Grantor under the Credit Agreement, certain fees and costs of Beneficiary as provided in Section 9 of this Deed of Trust and repayment of money advanced by Beneficiary to protect the Property or Beneficiary's interest in the Property, including advances made pursuant to Section 6 below. The Credit Agreement provides that unless sooner repaid, the Debt is due and payable in full thirty (30) years from the date of this Deed of Trust (the "Maturity Date"). All amounts due under the Credit Agreement and this Deed of Trust are called the "Debt." 3. Representations of Granter. Grantor represents that: (a) Granter is the owner of the Property which is unencumbered except by easements, reservations, and restrictions of record not inconsistent with the intended use of the Property and any existing first mortgage or deed of trust given in good faith and for valua, the existence of which has been disclosed in writing to Beneficiary; and lb) The Property is not presently and will not during the term of this Deed of Trust be used for any agricultural purposes. 4. Promises of Grantor. Grantor promises: (a) To keep the Property in good repair and not to remove, alter or demolish any of the improvements on the Property without first obtaining Beneficiary's written consent; (b) To allow representatives of Beneficiary to inspect the Property at any reasonable hour an.d to comply with all laws, ordinances, regulations, covenants, conditions and restrictions affecting the Property; (c} To pay on time all lawful taxes and assessments on the Property; (d) To perform on time all terms, covenants and conditions of any prior mortgage or deed of trust covering the Property or any part of it and pay all amounts due and owing thereunder in a timely manner; {e} To see to it that this Deed of Trust remains a valid lien on the Property superior to all liens except those described in Section 3(a) and to keep the Property free of ail encumbrances which may impair Beneficiary's security. It is agreed that if anyone asserts the priority of any encumbrance other than those described in Section 3(a) over this Deed of Trust in any pleading filed 3 2 5 4 (01/23/07) w8.2 Page 2 of 7 First American Title First American Title 20070813002522.003 0693443657 in any action, the assertion alone shall be deemed to impair the lien of this Deed of Trust for purposes of this Section 4{e); (f} To keep the improvements on the Property insured by a company satisfactory to Beneficiary against fire and extended coverage perils, and against such other risks as Beneficiary may reasonably require, in an amount equal to the tun insurable value of the improvements and to deliver evfdence of such insurance coverage to Beneficiary. Beneficiary shall be named as the loss payee on all such policies pursuant to a standard lender's loss payable clause. The amount collected under any insurance policy may be applied upon any indebtedness hereby secured in the same manner as payments under the Note or, at Beneficiary's sole option, released to Grantor. In the event of foreclosure or sale of the Property pursuant to the Trustee's power of sale, all rights of the Grantor in insurance policies then in force shall pass to the purchaser at the Sheriff's or Trustee's sale; (g} To sign ail financing statements and other documents that Beneficiary may request from time to time to perfect, protect and continue Beneticiary's security interest in the Property. Grantor irrevocably appoints Beneficiary as Grantor's attorney-in-fact to execute, file and record any financing statements or similar documents in Grantor's name and to execute all documents necessary to transfer title it there is a default; and {h) To advise Beneficiary immediately in writing of any change in Grantor's name, address or employment. 5. Sale, Transfer or Further Encumbrance of Property. Loan is personal to Granter and the entire Debt shall become immediately due and payable in full upon sale or other transfer of the Property or any Interest therein by Granter by contract of sale or otherwise including, without limit, any further encumbrance of the Property. 6. Curing of Defaults. If Grantor fails to comply with any of the covenants in Section 4, including all the terms of any prior mortgage or deed of trust, Beneficiary may take any action required to comply with any such covenants without waiving any other right or remedy it may have for Grantor's failure to comply. Repayment to Beneficiary of all the money spent by Beneficiary on beha[f of Granter shall be secured by this Deed of Trust. At Beneficiary's option, advance may be made against the Credit Agreement to pay amounts due hereunder Such shall not relieve Grantor from liability for failure to tultill the covenants in Section 4. The amount spent shall bear interest at the rates from time to time applicable under the Credit Agreement and be repayable by Granter on demand. Although Beneficiary may take action under this paragraph, Beneficiary is not obligated to do so. 7. Remedies For Default. (a} Prompt performance under this Deed of Trust is essential. If Grantor does not pay any installment of the Debt or other amount due hereunder on time, any other event occurs that entitles Beneficiary to declare the unpaid balance of the Debt due and payable in full under the Credit Agreement, if Granter tails to comply with any other term, condition, obligation or covenant contained in the Credit Agreement or this Deed of Trust or any rider thereto, any other deed of trust, mortgage, trust indenture or security agreement or other instrument having priority over this Deed of Trust or if any representation oi Grantor herein was false or misleading, the Debt and any other money whose repayment is secured by this Deed of Trust shall immediately become due and payable in full, at the option of Beneficiary, and the total amount owed by Grantor shall thereafter bear interest at the rate(s) stated in the Credit Agreement. Beneficiary may then or thereafter advise Trustee of the default and of Beneficiary's election to have the Property sold pursuant to Trustee's power of sale in accordance with applicable law and deliver to Trustee any documentation as may be required by law. After giving any notices and the time required by applicable law, 3 2 5 4 (01123/07) w8.2 Page 3 of 7 First American Title First American Title 20070813002522.004 0693443657 Trustee shall sell the Property, either in whole or in separate parcels or other part and in such order as Trustee may choose, at public auction to the highest bidder for cash in lawful money of the United States which will be payable at the time of sale, all in accordance with applicable law. Anything in the preceding sentence to the contrary notwithstanding, Beneficiary may apply the Debt towards any bid at any such sale. Trustee may postpone any such sale by providing such notice as may be required by law. Unless prohibited by law, any person, including the Granter, Beneficiary or Trustee, may purchase at any such sale. Trustee shall apply the proceeds of the sale as follows: (i) to the expenses of the sale, including a reasonable trustee's fee and lawyer's fee; (ii) to the obligations secured by this Deed of Trust; and (iii) the surplus, if any, shall go to the person(s) legally entitled thereto or, at Trustee's discretion, to the government or other official authorized by State law to accept such amounts. (b) Trustee shall deliver to the purchaser at the sale its deed, without warranty, which shall convey to the purchaser the interest in the Property which Grantor had or had the power to convey at the time of execution of this Deed of Trust and any interest which Grantor subsequently acquired. The Trustee's deed shall recite the facts showing that the sale was conducted In compliance with all the requirements o'f law and of this Deed of Trust. This recital shall be prima facie evidence of such compliance and conclusive evidence of such compliance in favor of bona tide purchasers and encurnbrancers for value. {c) To the extent permitted by law the power of sale conferred by this Deed of Trust is not an exclusive remedy. Beneficiary may cause this Deed of Trust to be judicially foreclosed or sue on the Credit Agreement or take any other action available in equity or at law. In connection with any portion of the Property which is personal property, Beneficiary shall further be entitled to exercise the rights of a secured party under the Uniform Commercial Code as then in effect in the State of Washington. {d) By accepting payment of any sum secured by this Deed of Trust after its due date, Beneficiary does not waive its right to require prompt payment when due of all other sums so secured or to declare default for failure to so pay. 8. Condemnation; Eminent Domain. In the event any portion of the Property is taken or damaged in an eminent domain proceeding, the entire amount of the award, or such portion as may be necessary to fully satisfy the obligation secured by this Deed of Trust, shall be paid to Beneficiary to be applied to the obligation in the same manner as payments under the Credit Agreement. 9. Fees and Costs. Grantor shall pay Beneficiary's and Trustee's re·asonable costs of searching records, other reasonable expenses as allowed by law and reasonable attorney's fees in any lawsuit or other proceeding to foreclose this Deed of Trust, in any lawsuit or proceeding which Beneficiary or Trustee prosecutes or defends to protect the lien of this Deed of Trust, in any other action taken by Beneficiary to collect the Debt, including without limitation any disposition of the Property under the State Uniform Commercial Code, and any action taken in bankruptcy proceedings as well as any appellate proceedings. 10. Reconveyance. Trustee shall reconvey the Property to the person entitled thereto on written request of Beneficiary or following satisfaction of the obligations secured hereby and Beneficiary and Trustee shall be entitled to charge Granter a reconveyance fee together with fees for the recordation of the reconveyance documents, unless prohibited by law. 11 . Trustee; Successor Trustee. Beneficiary may, unless prohibited by law, appoint a successor Trustee from time to time in the manner provided by law. The successor Trustee shall be vested with all powers of the original Trustee. The Trustee is not obligated to notify any party 3 2 5 4 (01/23107) w8.2 Page 4 of 7 First American Title First American Title 20070813002522.005 0693443657 hereto of a pending sale under any other deed of trust or of any action or proceeding in which Grantor, Trustee or Beneficiary shall be a party unless such action or proceeding is brought by the Trustee. 12. Savings Clause. If a law which applies to this Deed of Trust or the Credit Agreement and which sets maximum loan charges is finally interpreted by a court having jurisdiction so that the interest or other loan charges collected or to be collected in connection with this Deed of Trust or the Credit Agreement exceed the permitted limits, then: (i) any such loan charge shall be reduced by the amount necessary to reduce the charge to the permitted limit; and (ii) any sums already collected from Grantor which exceeded permitted limits will be refunded to Grantor. Beneficiary may choose to make this refund by reducing the principal owed or by making a direct payment. If a refund reduces the principal, the reduction will be treated as a partial prepayment. 13. Miscellaneous. This Deed of Trust shall benefit and obligate the heirs, devisees, legatees, administrators, executors, successors and assigns of the parties hereto. The term "Beneficiary" shall mean the holder and owner of the Credit Agreement secured by this Deed of Trust, whether or not that person is named as Beneficiary herein. The words used in this Deed of Trust referring to one person shall be read to refer to more than one person if two or more have signed this Deed of Trust or become responsible for doing the things this Deed of Trust requires. This Deed of Trust shall be governed by and construed in accordance with federal law and, to the extent federal law does not apply, the laws of the State of Washington, If any provision of this Deed ot Trust is determined to be invalid under law, the remaining provisions of this Deed of Trust shall nonetheless remain in full force and effect. 14. Beneficiary and Similar Statements. Beneficiary may collect a fee in the maximum amount allowed by law for furnishing any beneficiary statement, payoff demand statement or similar statement. 15. Riders. If one or more riders are executed by Grantor and recorded together with this Security Instrument, the covenants and agreements of each such rider shall be incorporated into and shall amend and supplement the covenants and agreements of this Security Instrument as if the rider(s} were a part of this Security Instrument. [Check applicable box(es)] 0 Condominium Rider 0 Other:-------------- D Planned Unit Development Rider {specify) 3 2 5 4 (01 /23/07) w8.2 Page 5 of 7 First American Title First American Title 20070813002522.006 0693443657 By signing below, Grantor accepts and agrees to th.e provisions of this Deed of Trust and any rider(s) executed by Grantor concurrently therewith. DATED at tJ\en:ec l~wl WA this __:1_ day of ~ ' QJlY7. GRANTOR(S): 3 2 5 4 {011231071 w8.2 Page 6 of 7 First American Title First American Title STATE OF WASHINGTON COUNTY OF -~'-· __,_\\'l'--'-"O)+--------·: SS On this day personally appeared before me : NATALIE A. DOHRN JOHN G WADE 20070813002522.007 0693443657 and and and and and and ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ and to me known to be the individuals described in and who executed the within and foregoing instrument and acknowledge that they signed the same as their free and voluntary act and deed, for the uses and purposes therein mentioned. -- - REQUEST FOR FULL RECONVEYANCE Do not record. To be used only when Grantor's indebtedness has been repaid and Credit Agreement cancelled. '11))1. - The undersigned is Beneficiary of the within Deed of Trust, and the legal owner and holder of the WaMu Mortgage Plus{TM) Agreement secured thereby. Said Deed of Trust is hereby surrendered to you for reconveyance and you are requested, upon payment of all sums owing to you, to reconvey without warranty, to the person{s) entitled thereto the right, title and interest now held by you thereunder. WASHINGTON MUTUAL BANK Its------------------------ 3 2 5 4 (01 /23/07) w8.2 Page 7 of 7 First American Title Firs! American Title First American Title LEGAL DESCRIPTION, attached: Lot A, Renton Lot Line Adjustment Number LUA-03-045-LLA, recorded under Recording Number 20031002900008, described as follows: 20070813002522.008 Commencing at the southwest comer of Lot 6, Block 4, C.D. Hillman's Lake Washington Garden of Eden Addition to Seattle, Division 7, according to the plat thereof recorded in Volume 16 of Plats, page 18, in King County, Washington; Thence south 88°11 '31" East, a distance of 130.00 feet, and north 01 °40'07" east, a distance of 123.00 feet to the Point of Beginning; Thence north 01 °40'07" east, a distance of 131.67 feet; Thence south 88°13'05" east, a distance of288.67 feet to the westerly boundary of Monterey Place Northeast; Thence south 24°56'50" east, a distance of 173.36 feet; Thence north 88°11 '3 l" west, a distance of 126.37 feet; Thence south 72°57'57" west, a distance of 120.97 feet; Thence north 16°50'28" west, a distance of 65.51 feet; Thence north 88° 11 '31" west, a distance of104.58 feet to the Point of Beginning, and containing 50,677.7 square feet, more or less. ·,, (1.i' "' ' ' ' I .~ -CJ> Page: 1 First' American Title .u::1'Li'U:)T hl"lll!'f"t'II hl"!i Ct.'I ~·,·r ,. \ThJl IJl:'lUJl:l ~c,. 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Jt, jt'> 11!.TPf'd U,Ht t,;'ld) 1•ou111 1;: i ntt umy he ma.de nu coudj tion: (,i) lhnt the 01(11c1· puy the <iUBtO!!:l.'..lr·r eonur.ctJnu churt;f" ·ror UH~ !.1·rv1 .. "' rcqur.stcrl';: !b) T11ut the ,n.,·11f>r pny II spP.~f1>l ~~mH~ct1ou Pilar.gr. of .;i!!OO tdih:!1 shall uot tc rr.lundublc, except tbat the district tt•s.••:"V"P-Ul( .r12,.ht, I.Jut fft 11ot nbJigated, t.o olJnw all nr part of t--!,1·1, l'••.V<'11f. t,flwr,rd r~doctiot1 of .P.uy loe,,.1 h1pro\"~1·:f'nt 8$Sf-s:o;:- r.1C"11 t • ;. ti ;, 1,1,; ·· t1r 1.;'11ft> t n 1,lj,.. ru1.1:rf' n.1;::,a .I ni,;; t. the t.n .Id p1·op,irty 111, t.r·, "', t or t1:111ron•1.u·1,t~ to Uu~ dJ!:itr1~t 1 1-l "satf"r ,!fi,,f.1·tL1·t.:fon ..;;.· !, 1 f' ..• : {,•} t!att rtr·f1hcir tilf' rt1nwr 11or 1111r f.Hl',·<'!-~sor in f11tt•rr.o:;t -...iJI iHfll4•,,t lit' ot.J.i~nds(· opro:..ti the formntioi. of' n utlJtt.y locnl 1~11•.ro,·,-,,;!f'ul t~i··t.?·fr•t f.n:-11.,• ir.:prn-v<-1:11!11t. nr 1,hr nrNl i11c;,l1id1ne U.w -...:·itl rc:·T pro:1(•t·1.l· rt1l(; t.i.f' lf'V,\'ill~ ot' 1•:-..•-f.'!>till\f'flf.s ttJP!'Pf,l; ::a(: iz .• ~-L_.~ :t' ... -!- First American Title f I ·' ' ' ' \ First' American Title " I '• • ! ,, hy t.!w cftr.trhtt Ul'OU r••ot,ounl1lc noUcn nt 1uch 1.1.J:1,-nA !iervh~P ::1h.iJ 1 lJP "''lliJAhJ,, trou1 n stnntlnrd wn.tiP-r 11nfn r.nnAtrurt.~d nt1Jn:- 1"'1•,1t tot.he an1d 111·nprrty or tn ttlo•o proxlnatt.y Urnrut.n. ~1·:.·rr. OF h.\:;1'1~:~;·Jt.iS" ) L:O!!~Tl." OF' lllll(i,'~r·<t,4,e) H,S. l~JSti A'J'l:.I, J1l $Till C1' ~<,, Io; &£,--l'.-a•, Ou tli's dnr br:forP we per&o,in,IJy flPJl"nrr,J lfr.orgc 11. I.Johrn, t.ta n:u:1 known to bf' the i.udivtduul dcscrtl.u:id tu rrnd who executed the fnrr.gotng inRt.rumcut., nnd ocknowJr.d@.r.d to mr. 1.hnt he signed tile ,mmc ao bi :Q: tree mul vol uu 1.a.ry tH? L and c1ct"d ror Urn uAca and purpoAes tihere1n •cuttoned. lfitnoss W)' hand and otficinl seal tld81;tny or _..........4~t 19,'( ?! <~:tt:1t~·-Rotary? 4fun,F fo'I: be :st.nt.e of \iaffllingl.011 residing nt ,f'i+iffl.Y .' t' l I' , . 1......-.,, :·.'· ~ ~,----,&' I ·r.r OCT-JO 1961 -·-•·. Q tr. .. ' First American Title • ' . ' .,, -~- f ,, I > • {-·.,: .. ,~·· ·---'.~·· ~----·--c '---:c:.--=-·-~ "C.-__ ~_-_-_-_.:--·11 .. ., STATE OP W~SBlNGTON 2 ss. ·, ~ i I . COUNTY OP iCING -) · ~. -_:_ , __ _'_ _• ___ i_ -e;;.'....;._~ On t_his -~~ot"~ll., ·, ·, 1961li7~fot'e1~me,: the uudcrsigned, a No.r.iji"Pub1ic,£iia'ffif'ffr the sn· r-Wa hi,\iftOll-,- duly comnrmtln1ed eud sworn pers,anally--appeare!1 O~IIW , '!!ALL and DONNA HALL to me Jlnown nr be the individueh db,c~:~bed ~11 and. who executed the foregoing instrumcut. l1nd ecknow1lage1fi to ma tha-t ~ sigucd and scaled the .Saic1' instrument as t.Mf 'r.t'ee, and 1 volurl er-amt clc-ed-fo-i· the. uses_ and Q.l!fposes_ th~rci m~rl~~Of(c_(~. ,_·: ·1:~·- • ,--, • I , --7:c"'I --lilTNl:SS noy -haiid and oHkta l-,,n--1~1, f0eaf~i~c~ :the_· _ •;", year :in this c~l'tific 1 ve writ.te , , 1 . ' . • ' '-'-'---I--'~ ., ... ..:..---· ·',- ·. > .~·, ;,-'.-;:-!:; eL~---'---'~> -~ :-·~ STATE ()F WA.SHI~G'.l'W A .coor;i"c OP· ..:ING '· _ -. Dn th ii, _ ....,;-,._.;.. WINJ;SS my hand a~ffici ·1-seal hereto and year in Wis cc·rtificatri above itten. --, ; -4- --·~ -... ~-·-,-•· .. ·.-_ .. ,/ ~---'~--:- l'i ... I I . J :.;. "<ij{ D.· .. -~"id ··:;,,· CITY OF RtNTON THMPORARY WATER SERVICE AGREEMENT DATE~, Jl.J, /97¥ I, Wa Ronald G. and K1chard H. Dohrn, • ol>'ltat(s) of Brothers Addz::e.sa _________________________________ -:_ legally described aS follows: H1llman 1s lake Washington Garden of Eden f/7 OAF: Block 4, Lot 5 Less s 100 ft ly swly of County Read and 6 less W 130 ft less S 100 ft less St. 85/0l/03 RECD F CASI-ISL for and in consideration ~f the Renton Water Department g~~ncing a permit to temponry/peraument water ,ervice and/or main in //t' ?!! ~ . J. E. for the above property. IK:435 3,00 T*o!-•i<3,00 55 conaect a 1be owner(a) of the above described property, their successors, heirs and assigns, hereby agree and covenant to participate in, aign a petition in support of 7 and accept any E Local Improvement D1Qtrict (L,I,D,) or City-initiated proposal, other than LLI.D,, and pay tl]eir fair share therefore,.._ for the extension of the water main in //() ?I (l?l, .J·..i, ~ M,J 4 -E . .i'f~ rt,S'E 8/i'a ...4.rwhen required by the Renton Subdivision Ordinance, or aa directed by the Director of Public Works. rn: ltl?N~WER.EOF ·I (We) have firat aboVe'w{tten; ~-·,. ";···-. t:-~ ,,; _;·~g:~ ~ !J/~----'<, ~_.-' , r C ._,,-i'.> STATE OF 'WASHIN~N) ) ss COUNTYOFKING) hereunto aet my/our hand(s) and seal the day and year I* f})~ll'Je /; -/?70To/.c. • a Notary Public in and for the State of Waahington. residing at &-!ht O,,: ,«~ • o lteraby c rtify that on tbia ~ay of .ol'.>f-«c. 19.!l!f_, 11oeraonalW appeared bepre me ,. --,--c-,-c-cccc-a-=--c~,..--,--~• to me known to be the indivj.dua a descrioed het:ein-- and who executed Che within instrument and acknowledged that ¥m, aic{tled !llld uaaled the aame 11a CL--free and voluntary act and deed for ueee and purposes cher~in mentioned, WITNBSS my hand and official ae~l the day und year in tbie certif1~ate first above written. AliD FOR RECIID AT 1111ST Of ..... .; .-.+-.; ,..,., . I ........ __ •· r-r·,--I. ,~~---J' m . ., - ~~ ! t~~ -!--c'~ ... - . :"? J~ -lf ~ I! ~"' . ., "' ~--.. ... ~ N " ;;::~,~ a ~ ~ ... -" "" D ··z .. ::,a ~ ~ 85.·''J3/26 ui,..,,. l08'!7 RECO F 5.5() CASl<SL ......... '5. Y-1 E:AS£M£NT 5~ t THIS USTRUl"'IE~T, mad~ this ?/Lday of Oecemb-el", 1984, by and between Bryant O~ks and Priscilla J. Oaks, his wife, hereinafter Cd.ll rrci:~ntor(sJ ", ::1.nd Ronald G. Dohrn and Barbil.ra B. Dohrn, hi.s 8 - wif~, and ~ichard H. Dohcn and Colleen Dohrn, hi.swift", r.- hereinafter called ncranteesn. That said Grantor(s) for an in coasidetdtion of the sum of One Dollar and No/UHi" (,';il.ia'l;I) paid by Grantees, and other valuabl<> consideration, do Dy these present$, gra~t, bargai~, sell, convey, and Yiarrant unto the said Gt:antees. it~ st1,~ro:>s~ol'"~ ,,.nri """><:ic:!n.; .. ~'1 easement for a watec ?ipe li:1.e with necessary a;i~urtenances 01;er, thr;ough, across ariU upon the fol lowing described property i:'I King County, washingtcn, .,ore par:ticulady described as follows: The Easterly UH feet of ::he southetly 130 feet; of Lots 5 and 6 1 Block 4, Hillmans Lake Washington Garde~ of Eden l7, Lot S less South urn f'!'et lying S.:Juthwesterly of Co~nty io:oad and Lot 6 less West 130 feet less South 10~ feet less StrQ~t Said heretofore mentioned ~rante~s, its successors and assigns, sh.:!.ll have the right, W"ithout 8rior notice of proceeding at la.,, at such time:-as cr,a.y be ne,-:es!.at:i· t-o c.-:t:e_,.. ur-cn said a1.bove ..f" des~ribed properti'· for the purpose of constructing, maintaining, repairing, altering or reconstructing said lofater line, or maldng any connections there..,ith, without incurring any legal obligati.ons or liability therefore, pro~ided, that such constructio~, maintaining repairing, altering or rBconstruc~ian of said water li:,e shali be accomplisb.ecl in such a 1'.anno:r that the pi:iv~te improvement,;; existing it:1 the r:ignts-of-way shall r-ot be distu:httd or damage-d, they W"ill be rnplaced ir. as good a condition as the-y were immediateLy befor2 the 9ropeLtf was entered upon by the Grantees, The Grantors shall fully use and enjoy the aforedescribed pr>,?!l'lises, iw.;luciing thP. right to ti:b.in the eight to use t:he surface of said right-of-way if such use does not inter!ere l,j'ith install.:1.ti':!n .:nd ,":',ainti:<nanca vt th.: wot~r i1ne. -i- .-.rin1-inn· T<inrT &121, nn,-.nmQn1--YA.::ar Mf"lnl-h n.=.., n,.,,-.rn 1QR"i ~?h R?? P::orTo· 1 nF ~ t -.... -~·· ---·---"--:--=.. ---.,_ _,_- [. j f -t ,._ ' . ,·- > -* . . ~ . ~ - #£$. ---::'!, -- •"• ··--·-·-- Grantors shall not erect buildings or structures over, ond@r or ~cross the right-of-way during the existence of soch water line. T~is ~asement, shall be covenant running with the land and shall be binding o~ the Grantots, their successorsr heirs ~nd assigns unti~ such ti.me as public water is .$.Va!.lable to Grainte~s on ll~th Pla~e southeast at which time the easement sh! terQinate and Grantees shall disconnect and remove the watei: line from. the .e-ase111ent. Ci;antol:'.S coverta"lt that they ace the lawful ownecs of the ~bove properties and that they hav~ a gooc! ctnd lawful eight to exec·t~ this agreement. STA1'E OF WASHINGTON J ) ss. COUNTY 0~ !<ING ) r, toe undersign~d, a Notary Public in a.id for the State: of Washington, hereby ,:ert:..·r n,at Gr. this £.I.f:aay ,;,f !:iecember, 19B4, personaily appeared before m8 Bryant Oaks and Priscilla J, Oaks, husband and wife, t:J be known to be individuals ~e~cribed in and who executed the foregoing instrument, ana..,..•t\l\l:)Wf,Jd;itl ~hat )-~11 .. ~--! \ they signed and S"'!a:_ed tne same as their free a~d::yol"tl ct 'iir/,,•'J i:!lnd deed for the •Jses and ?Urposes therein rneotionet{l'.1 11 .r·-· 1~·~ ;: JI -· (,, , -o i -) <c../,, T&_a::-...:!!J.d!L S'T'A'!'E ,Jf WA3HI~C'T'O~l ) 55. COUNTY Of KING ) !m1::ary P'.Jbl!c in d for the ,s~~f washiugton, resi ing at __d:~ r, th~ undersigned, a Notary Pwblic in and for the State of l'ia5hington, 1985 hereby cert.i. t'y that on this '>? d of "'~a.n::_b._, _G.Il\1 ay '1'1<.ffll:'l~M,J, tffi1., pei::sondlly appeared fJefoce ri,e iwnalj G. D•)hrn and E,31::bara 8. Dohrn, husba:)d and wife, to be known to bf' indivi.d1Jals desc;r.ibed -2- ,-.r-inf-inn• T<inrT lill'"21. nn,..11m.::.nf--Y.o.::1r Mnn+-h n;:iTr nn,-.Tn 1QR,; '??I. R77 P;,i,rT.o· ? ..-,F '? I l I t ! • in and who e:cecuted the foregoing i.nsti:um.ent, and acKnowledged that they siqned and sealt,,d the same as their ftee and voluntary act and d~ed for th~ u~2s 3nJ ?urposes ther2in mentioned. k...."=~-»l d tr;, <d Notary Public in and for the state of Washington, r_es~ding at Belle11ue, Wa:sbington, 98M6 Hy Coll'tl\1s.s1on Exp:res 11-14-87 S';":;TE OE \oiASHINGTOS Jss, COUN'i'Y Of KI NG ) I, the undersigned, a Notary Public in and fot the St~te of Was~ington, h~reby certify that on this --5.._ day Qf a~~Qe,, 198.,9, p:ec-sonal ly appeared bef.:>ce me Richard H. ooh.en and C:ol lA'!'!'! .Johrn, husband a~d wife, to be k:10\ofn to be individuals Jescri.bed 10 and •ho execut~d the foregoi~g !r.strum~nt, a~d acknowledged that t".: y signed and sealed the same as their free and voluntary ~ct and deed fer the ~ses allli purpo$es tnereio, meotion@d. ,..r.; nt-.; nn. r,r.; nn W.A nn,...ttm""'nr - / ; ::-·~'i ''.r 4)-r·L b, I ,,..;z:,,~- Ncilary Public in and ,th~1 State of i'fs,dti11glon, residing 3t .tf:._,r_~---· --,>i ., __ ... a• -]- • ' r i i i ! l t t f L r ·'.-~ ---------------·•-···~-~-_.......-------~-·-------.-o{Q ~ / 0 _ 0 ,il 9 Q.D O O 8 ,· . ·=···-CJTY OF HEh!TON LAN[·, USE ACTlON NlJMBE:R. L_.Ll}'....: ~~t~;4~-LJ,_A ! -- D!:::Cl)(~\A l10_[:,t::· f;,_;·' ~'<I •• -:-1:1 --i-,c,,-;'-'-· I I ACKNOWl,E:'JJGtl.~ENl ~; • 1·1 11:.1· ,, "-ii· ·,1-1 "' ll• I;~ tED ._-;, ., .. , .. _ .[,r,1!1 l-·~----,--.,.,,, '/ f jl L ~ !--.:--~---·--...,.----, II N11!1../ 1J/LU1 {n 6"~t i,.,,..,,~,-., ·.lf< .,u,,; ,F·, I,- i I ,,v, u·J. ,,, I. ,r .,. 1: ''• L ·:UI '·' 'l .-,r---r -n-- ',,.l.'o C'.W 1-.u ci; ·l'lf ·11::1 -,f· ,,ol :·:,.,.-, l'i ._, rJ•. ,.,,_,. ,.,r,, o-o~~ 1,;. ''ft, .. i,, ''-:-· If,-•· .r H-- ur<11, Ii, 11, " - ·"' f-'· -df' '[;, I . i:(' - -,,:1, ' 'l,:.'; ,.r .. f zt-.10_ .r oc T _ ,. <'.l3 ,~ ~--~~~-~-'. -S.. S:~1 ql•I ,._, ·.·le ,,. -~·,1,:, "' ,,:'-C " . ..r. Q;'{!GiN_Ai.. U:'.:GAL or~:s(:R.H?TiON~· \-'AJ.IGCJ ·.!,,,' , r-., I l•I• I.L •'1,I 1JEFf3HENC!:::, :,r,,,ri •. ;-,c- fl(Hf· , I ·,I :•t;f-lL L _U. ,-1, '(/\'l 'i•:d·•·' ,, Ir·, 'I qr; i/, •I<'' I ; Jl~I •· I• .,,-1,. -~l H ,,·. ,,-,,1 ,. · r. -.-,::;,: 1 1,1-11::: _,~_1, , . 1,1, 1·1,~1! , l•'l•'L I'._ .. r-· ·J-;-.,,L ,·. Iii' '"' ,'4• 1-: .. , ~-.;Ii' L·:, • ·J:,:,,J t\iE iO.DFi~SS'=:$_;·· I': ~;'t,·:·1 ,.::-1.,, FtJST\N~ S Tr-iUG't'r.lHt· FQf'TP8thTI H, .,.:,l·· ·.-. .;)',.~ ,, '• ,- 1 ' I ,1 •. ·1 ) i I ·.)·. ,:/? ' "·~"' r>L. ~,i l _______ W_, :O.:;th Sf ViC!t,IJT)' IV1AP ~----__ .JLZ_ f,'hb'i 11c·1~(J'11Jlc!, 1;t' ,, Ott,,__._,-,;,1,c,G>ly<'iwc •·ic,~in.c s,() H,,1: ,r~;~ C..o<Jll,L,;;!~r.1'1,,:- i ' I :C_L bUri '" • ,.-, .--~-;·, ' i i ! I I I I I ' I I I I i i I ' ' ,I --.-·_;.;,.,_.~~ .. .-... .-.~.{ I ;~_-,, _H9.&Llc f------~--=•~---_.!!~<t_.:~~~..:.:'~~:'.. ~~~~ ,-.-------·-··-= _ /~??BEL ii"&Jh./UAf{ SUOCf/', i-i ' ' ' r --,,_ -l i ,.,. --~ _, ' "•, l -;:-:~-:;~-_ __"_:'__:'c.e_'_':_~~-""" \ I ---c..l.;i ______ ~ 'OCT ,:;,,', llud· ,[ .·r.-~.·,;•,. ,. , !~ '",,-,It; ~JI . ~-;-----·~~-Tfa/4-~5)6b7-i(_;f,.j ··-J _,,,.,,,,, I •. ,.,, ,(k-f' ____ .,,_h-,f/7 . . L l,• ,u•-e--~f:i:. I~ HONALD G. DOHHN ,·,"I·''' 1,. ____ ._,i· ----! I•' s.,lc(~~u" r:•,i•L;•.111 l:"};~',f,?~·&~}I AND ~L __ I_-____ ;·· 1 l ,, '_ . .,. __ ·' '•'''1• ,·r·I..':_'__'.' .. -cl< II I I ~jt\~;<"1t,';',,1~f1/;i RICHARfJ H. DOHRN ''l'L•'·r,, _,-h .. ·.i.,_.. . _-_--·-----i_ ~ I., ., '/.~ fl .t -----r-WJ I tv1,~1 z-,.,\"-' ~ I •i'".'H ·J.. .-1'-I •-_. __ . , -t ,,,· t==----____ 1 .. ,.:u.J-...'\_ -~'')~tJ-... I ---'----.r,.,..,..,_ '4--,;r,;:/ ~1 ' "' ,,· 'I : " --------1~~-:""·-""'-~----~ ·--------·-.:==·A-.. ···-----·--~----~ ___ .:':'_' _' --=--· ~;;£;~-,.,, 1 1.""~J --··--------')W/ 1. NE/ l.f, SE ~L, 'I" z-:<~ ..... ~: ::~r:.r· VV M -t ; ' ' -j~l- !t' '!! ·u'-;:...~ "• ,<" ,'-'.::;. ! j.:j ;e ,fj ,:'.' i~~ " ' ,, ! I, ~ j ~j IS; ' ' " Si ~ ~! ~I w ,, I .. :..::: d ~II .. ' cl '( ;1 ", ~,:,,· 1 _§~5.'J:0,~J l·t.,JI l2;c '':::;'~ !2-!:-. ;,,,;.., : tmcc;. -~:!? !'.?~: I- ~:d~ ~-!~~ 't f ,' is: l{i I'"' ·-.§!_; ;"'•() ~ -;f(•; 1,·I~ 1 ,d'' ,1,, ,,,-.\f,1_,· ... 1/,J It'. ~ ---~-~ ..2-9Q 3 e;o~ teeooB i!...3 J,r74 --- CITY OF RENTON LAND USE ACTION NUMBER. U,JA·Vi·045-LLA :::':;','.1;'~,:;;;:,'.;"''""'"' r 1055 00U(h f,r~d1 (Ja,· I 'l~·.-,1~·, v,1-~r,~~ ·1 :!;U4.25' (PU;T) 1_300.,1~:_ (CAL0_ NE 4i:h(i PL ·I\!,-.,.,.,[ :,LLJ'si: r,1.ll.c.u-. 1'.hnl_oriC,.yHoll • 1 ta~~4&'55 w . 1 ! seB";:i•os"t ,·,;o:oo' 1 :,u.oo· .~·as-,;-;-.3, .. ~\V 653.2~ ·'ii' - [hL -I~ I \ l I ,, L.,.1 .. \ -' ·-\\ . ' , 1_\-r---.----·~s&:8~.1~~5 t ----~ '"' ' ', \ o-..: \ , I;' ,,,, ,,, . .~ ,.-· ··\ , ,; ,1,1 ~~r-·-·~'-"-. · 1!'4 ,.J: "'· -~-I/ ll~T.,'rAlf ' '"\:~ .. · -~ .. \ Si j l'ARI L i-\ \"" ;: • 1,;,°' ;,.I I l 1,;I -.?\ /~.ft-, . \: i-! "'" ,_ \ si---''llL!.Lll..c._J.,, ' ~· \ ~ 10458 --, \ ~ , er -., r -. 30 4 \ ~'-/'' -:-= ~1~~ 'f:·.· -' S-<~ ____ S8~2~1~~; ,.,~ <.\o ~·<J', '\ " ~1 J~ I ..-i\ -~:< ,_ --\2\.l ! <P g ,, . 'i',·' --<'.-:::1'""'' --'---i "".., i""· · __ r't,PlTi R'· ;. !I;: "n~~ I J -----\'-~.\ ( "· ' . 1 <> _. ,, 11 I l -~, ,_. \",,,er I LO[ B , ,,, -( •i'"'. i ·1L·.·:-};1i-.,_)j, 'IL J (~ ~L .-_.:.·-· ----~~ .. L. ---· -:;.'_·-~; -_ ,I;: l~~r:. r ~ ---=-··----------~-\ . I , I ' ·.:1 ,,1i: NE 36TH $1. ~ i:55.13' r-.se·s 1 '1 J'-'" ·(~10.2.B' di i • ., 1'.~--:-i· --·1.,06·45.-~\ i 30' r~-";::· iS 12.~- ;.._;., I, U) "°! '" << << ,~ "' wl -~ .. . !!!I ''··.-... , .. .-··;·i'='-: .. .... ,:±!r ., "' ffi1 <; I:" ;g ··1·" I. .:,o· I ~! £1 I , l/J w ' ,. I~.: ';,; I t; J;; Tl j! . ' Si " ~,I I I ·,:~'.!:~:~-~l I o, ' ·1·, ,f f.'.:C:,, ,,,_I),: :,i~I' I.'. ' .·-,11(' ~ '~ I BASIS QF BEARtt,!Q ,·_ I 1.·1·1f ,:,1-11-:1 ,,_J 1,;.-, ~I '·' Ll::Gl;NQ -! .... •< -~cl ILtl • i'-..JOTF ',_·,1, -f"l ,1.-1' ,.,:_[;;,, A ·.r,·.-, ,. -·ui ~:ih'~L ·, I I I• A- ,1-11 1-IIJ(., '.".-!ICI, I 1-1! 111, i I ,,, "'' 1' , ..... _.,; .. ,,,,,/~"""''"'" ,,,,,-,:, '· . --t' -;&,:i...iEVUfji WA .. ollJ~Q~ • .;'50,.U_ -.· ~ •-. f .... 10H$ i:NGliVfiiR.:;1N{-.= · re, 142fg(iIJ7-:.s:Js.r.~x ,-12,J~_G/1?-ai;!µI. ! 1:::,·,' ··:·:.:··r:,-~ -· ----F----~ r-..... .... .-cc=-'P~~l " -·· · _., 1, ~J;_lC,e<·,~\,'.~; -i / ~.' ·~p~e<C' ,-•,-H '~i r\l,,.J, Jor.·., ., ,. l. RONALD G. DOHRN AND RICHARD H DOHRN R.-,rJ -~ : , ~,,,,~a1 fi.°J,llrJ I'• :, il<;a;f('• ,__ ___ ..c__z.~jt";/' ~,o, 1=''-'~:'::: __ "'~4~~ ,, ~ ~~~';,4; ::~\'. -:: . ~ zj<"\~;~}~l~:/~_J SW/4, Nf./4, S[C j2 . 24 .f{ F , F Wzj r-~--____________ .. _ ,;,.{003 .-::.e_ Oef ?QCJOO GIF-f OF HEJ,!"! Of\l LA!\il, l,iSE ACTION NUMBER. LUA--O~i_-945-··U.,A \'•HE:i'i >1E•,,J,lo,1,G 11C 1 m,,.:.. ,,I ilw City <'k.;,. ...J.L.Z ____ ) ---I I I ' •:1 -LH t:il-' i;_,_._•r., , f., ",fC t,_I' -)Hc,tnr. r.:,t) HDI' '."·1· ..... -1 · DE~_L.iRATIGI~, ·., -/{'1,1 ' l ,., U"L 1.,, ·1~; , .. 'J; ,;Us ' g_::{!Gll~J,\L LE:C::iAL DE:SGH.tPT!()flJ.~. PAl~:OCI '.''. .11,,1 ,,,H·! •,fc'•II, ;-,I ,·'-I• I ,·1:· OH., ,'-'-""° So~IO '.,;r,,uy ,'I~- '"'·"' ,,.~11-;~ ! !. i \ ~I r ACK.NOV\fl.FDGMENT "::; I• 11 ., ,J, ,.,i: ' -•le !,,_ 1·1 1 J l,c ,:·,1, ·1, '.:-~ I -Iii• 'F' -1·1r ··:O'd,. II, 1t· -~r,IU. 1'1. ,1, •I" 1"'·'' -·""'.' !:·}L;~;,'::~::: ! ,;"ILJ/-1 I·~ I •/,II, 11·· ·,,1-,,i F • ". r-". '" ,,1,, le, ,11 ll ,, 111_ .. i._ -1\ II ... ,j (j, ''P-L I'< ·".1l .Ii 1,.·.1 ,,;,i. fitf~.Hl::NCE, L:I I, 'I·. 1-, f/•, l•I ·'I; f•' '(,f, 'J, j',!U• -I[,. ,i<·•·I. :J;,,,·, ,,.,(, ~i:.M ,-:1 r. .·,r;cy,, 1,1,11 .. r:·, , IJt, ·,1-!l••L ,,, ,,,, •ll·'l' , I·:_ U-<L 1·.,., ,1-:L,,', We 1:1.· ·§i_-:E -Apon~ssqi·: · ,,,_t:" ;\·1 i.y,}· N ' ~.;\IQ ?L ,,! ,1)1 !i " i i\ ··c1 \ I ··" ii cf11 · 1/'7 r, ---:,7,:) ~I ", }'-·-1 r>-/i;1(:<~>\· l~!;:~~~j~}, l_ m )<lri, :-;r i \ I I .• ..j_..__.:c L \ ,;. ~ ~o·,-,, P I l I ,, .,. ! ' .,, ' z= M I r, --~'"\ s:~-~-! I -., 1.);._Jw'a,tl·1 .fo, ,, oo'"" ,, ·~~! .. ,, ,,,_ -"'-' .:>"'S (>;,~~ 2•H<K<,~n<<!~ ·, I.' ,H• .,~;_ .. I !·, I ,, ··;: r' -Htl' · /[·;, I 1:1 . ,-,u f-xrsnt,rq s T!~Lic;°rrJFiE. F oriTf 1Rnfr VlCU\!1TY MAP AK -.. -;i .. 1,, -----···-·------35tS1b -0/61 AN O OlflZ I i ~~----~-, --~·-··-A··---~,-T·---------~~--;;:";------·-~~ .. , .. ., ,. .,--·-·----~--:,,,.,;;,:=::;;;;.~;~,.,,,, ... a,J I --__ .·, 'C'(T ~=--" ~ ' ~ ,• · .' I\< -"""1,:; ll , · .. , . .. . 82,.1.€,(l)E w ... ,'/)l:,~-5.,,;6(: ,·! ' •• r . ' , • , , • , . ' ·", ,.,~,... . _.,c... .... ·--'--' . I I ,!cI~ ,,;~ . //? I ')"".;·,.,,,. u.~ . '\1 ,,~'~~ S . . . 'l:it:.NG/N£;:;;Rt;l/ljC. fF.1(ci2.~}Dil1-3G1Jj,,cAlf.~-'""i-·· .,,· ·.·l· ,, l ~ i' ' R"N .. --.· . ·-· ,,,_,,,, " ' 1" rc-qu~" O,,Jtj/ -~-H~ l;l • , _/" I · U ALU n. DOHf-lN I , -L Lt -------1--.,c . '"' ----j:'., '{,., c,~ ,,,•r ... r ·, ! w----. ""' a 'I'!' ' '" ! J . r .•. , .. , .. , j t"""-· --·"'"'' 0.,i.,.. ._ . , • · ,p•,, , .• >r ... i/'. >,,,, ,·~t·#. ( I RIUiARD H. DOHRN , =v .. -----1 ------l '------------------~--·-·. ~~"'2' .: ---~--.. --~-----~--·==~-::7~~~~-= ~-:::,~'.;:~j~,.' ; ,} ---·--,·-~---,--SW/ 'I :;, ·-su~-~:_'._-7.:.'.~i~:~;j_~~~i:l 1,11 ·,1-1, "" SC..O D .f:::!0..&.LE:.._ .. -·------,r-. -:-l·l . '.) . (~ ~' i"I ··------------·---,;;iDQ 3 (Oq..t ,7Q r_L 3. .JL.2..d_ .. ,, CITY OF HENTON LAND USE ACTION NUMBER. tl,JA-Q3-04S.-LLA kl~ , ::,1, I.ff·,; L tJ(ll,··,oU. • "·/ WHE.r, m.:C;l)Hl1d, l-\tJll;i1, 'I<., oo,c~ oj 111<, c,1i, ere,, R~mon c,1y fiall 10.'ici SouH, l.:ir~oy w~-,. >-lc.,11<:•, w,-1'1/l:J.'\(· .,, c ,r,·:. •, -.,~--l -653.24:7 " ',1·' 1 ~04.25' (PLAT) 1'.j(IQ.4"/• (CALC} NF.. 43rd PL BA3.u rl_8~4fi'55"W ___ J_ -130646',\, !!I ~ " I ! I ~'~ -°~-~ 'g, ~ I ·~.~: . '" '"'"' ' " O· C -;;1 "'1 ~I "' ~! " I ·" 81 31 _., ~· ;21 ~! , _§C;5 i~_:_ __ I ":HJ' I l2c- ·'.i 'S 1-~e:. . . . :r, f2 :-jj I~~ I -- ... 1-c:fu, E,~1 ...,. -C :;1_":~ 7.0;.\ rs .-,,., ,._ if[ 1~[: 'c:: .~ j.?i;?, .~ '1.;. "-·,1,1,, .,:J''· ' /ff, /;'. ,n ltJ', Sf!3""r3'(l5' E 'i3Ci.cY5;- It< I·. \ --~-·---·+--=r~-~-S~~:Bj·~~?~:.:.w=· __ ,-___ -~\ . ..... \ ! I '· oc lf't -+~· .. · .. -L.,.,, .. 1.· .. -\·· ,;. 't, \ < •. \ .. '-~'· 1t\ . --,,,,, "·' "'" ·~ . ~ 50' IU';:.' "' 1.1.t ,i·-<>O "'" ,.;co i;~ wl ". nil. ,., . . . ,o, -\• !'·. '"'' ,,), .... ''i ··'Ii. I t ' ' ;. . ' . .~, L o·r " A , '"-. .?i._ \ --. ,. ','\ ,. I ,,,K[l \ '· I;\ ' • ' •I '" I \ < a\C \ >' ·-. _._-"""-•,\, 13LLOO' N M°ii"7_;;""·."W ;,i '"1122 'c __ li ;c' ~-""-'---:.. .. . .. •\ cl>---,;,,,, so ' ---""' j -\ .,, \ 9 . .j:e_J ~ -, '.,l.--, ;, ; "~"' ·. \ ., , ----,·} -··-· ' --~' I . "· •. ' D • , I• ' o• \ ~--\_ -~' I " ' ·",; ' C, ..-",,, I I ,,o o ,, I .-,• ,• o <"Ali'( b !:]' ".,_ (> 01 dB1f ---, I ,m l ~ I' . . .. , -, ' , II_ -. -'. ~L. ' --,"'·-.x: ___ ;'.: ~: :'.'·:;•;_~:,: ·:, . i, ------------,~ \ -i~ -..1, - NE 36TH sr ·,,l,j\ \ \. ·b N81:l'~·l ;1G"\\-;- 6~,§_.13 (ciic) d11 :.:i tFtMl " . ,-.. ti! 30 "" ". .ffi .,r <' I I I-~ ,. 0 z ! 1_§1~-:!6' ,.1, .I·; ,.-~·':r, i'. · c' WI, s-,:,t1, ' ,,, I ' I :.1 ~. ' I I ! ' I "' '"' I w I ;; . ·- j I 5 [ "-~ ' fi --~. I ~I "I ' ·I ';r., 1-.t i " ., ,-~--i- .,.,i-· ~ .:.;;.,.,~ BASIS 9f ~l;.Af3_1_N_\3 , .;;. : I l•lt 'rl ti"' LEG_E!'JU -:-....::- • NQTF ,.,,: ' .:. l,•,H" ',l'•l I; , u1Jr-.1J 1-'~icA', .L _L I I I , ,.. I r ,., rr-1 • ,'I. ,,,.-:.,r, 1,1 ! '1,,-,;_ . • ;.·10, -I ----···-· .. ---'fftll/Sc>-R£UH~D ,,,,_, '"· rl :&LJ..E\lll/;; WA ,l/1005.25(,~ / . I • L"J,•'• -~~~=~~~~17~Jf2~;:;r-----:---:._ ______ {'1 _ ----, ,, [-1>·'·,;,.u 1 W ! ,, . .. -------. 1>V ti;/'•'· .,_. ' '·"·' "·"'"'. ~ sr,~,11. '''I''~,-~-,; cur--p C,1Jsf~ -:w!i"ENGIN££Rf.i !NC,.-:. TEl.. /42q; 681"369J_-,:Ax r4fa_l_6,3l-3S!M ---·-.~&''~ .. ~,;.'~ RONALD G. DOHRN AND RICHARD 1-L DOHRN ~' '" ;:~ -r-"·7-~;, :., -r :~------,. J ~-:_,~·~.'.!._ __ -~F'.c!~:.'.:.',.!.' '-<, Ji, Y/ ,1 .. _,J, .......c.. ~:~f.;)'l"J; . ;' •. :~ _____ .___;_%;:~::'; ,-,.-.1,. rx,,;;> &?it'lll :,s,,,JEU /l):Y, SW/4. N[/4-, SFC. ~);;, ,:,, ·.N, k "i ·12. IN rJ, -·-~~---·· C.D.H/LLMAN' ..S lj:i.Jl1:1!!;, '<W.Av..";,!'.'lJllf~@~J'©JI;:; GA~ffi]I])JEl~r CO)lF ~,DEN --Scoltc 0-"'C ,ncn·?OOf'! D~CRIPT"JON 7h1!;; ,Jfai of CD /1:lknon.:.O LoJ.e /-V0.5h1."f!Dn Gnn::IC1> q:"{oer- 4ad,hon fr.,'x:aflk cornpr,._,c, af/ ol !ht. w0o!(~ 01,r ~c,//' ..J: tr1e.{N : ~., 0°)t" Q(.Or/cr of.5ecl!ln 32 l°'i.'4 N R 5 r o/ /'ie i1<M !~ /rlil,ai po!!?! '-~ Ille 4 cor 6cr11.-i:~n ~,cc b ?9 ona 3? _ lhe,ncc !\I -: ~9·51£ /:3Q.4i:'3f! lnencc.5C"OZW P669Xlfl /hence 589.M'W": '31/ /3 /I :'hmce N 0"0.9 "E ?(:74 ?t.· fl le in,ho/ pcm/ A/J Ch-:,/p~7r:C5 at"t: ~.::, siown on 1/71~"" p1ol m feel 4/; l>ronng, ore refen·ea· .Jc ?.i'tl,1/c rrN· IC/10n D~CICA.TION lfr,ow all men ~'I m~e pre.:;enh /hot !fie H1J/mori /r, vc:,imcnl Cm1? Vnlj o c01pororion 0,'9t7mzc:d O!?O c,r,olmg unc!cr lhc: iow.s. o,~ .. ~0/0':' .. ~ oT h'Oohm.910!7 ha~/ho 1/,; pnnCtpol p1occ or /Ju..<;,1,~,c.55 m . .:''Jr:ol!k• "iµ:J."i/7, ind fr,..,iq '.0,,, t'Nnt"f' 1111N" .... '>!mp!,c; al /hf" Imel mmpr,::,ing !!'/1b',f:J!ot cJ ( D i,ll!non:~ 10/re 1'.Yb6h1n(flm &Prdcn of Eden .rlodd1tir1 k 5e;{,dllc D,:, .4'v 7 rir]Q Co1,:n-/w #b...">h11j!7/oi'1 Cloe:, hcn:bt, rJcc)are IIH:s p!DI ond doc~ h;H:!y dco1-_ · 01C le 111:! u:y::, o, /he puhlic FOn:,-er ol ~"Vrcd::, and o!ley!i o~ _-':lru-17_cnlh!.,phi_. · In f;"ll1C6...'"' wl!r':reof /h,; «11c/ !he f/11/rnon /r1J··-~mm! ()Jmpany.li~-~ (y1-w '-, ~e c,' ClfC!50kiHY1 old:; br.Jord o/ fru.sfre:., dd!f.:lJa...""iX:(i ot o rt-.qulut rl7C{.-'(mq .· -f.x110 bot;1d. C(}i-'-.-X::d /he.x.· pre-5en/-..5 lo Ix: ·qccuki:I 11; :b aYµ,ndc .'"Ihm~:' ~, C;Orcna D /1,/lmon ,t,, pre01dcnl. one/ :_F:ic3:J:v.,r:·-Ol:{-C·H1/ln-wR., ,b .. _"xcrr: ,r_l/. one/ ,Jc, corporate .xv/ lo be hCn:'1mfo _a/if;:J_f!xi·fhr:,:._-Cf'rd dq_yol"Jvl!J_AD/qc7 7J'k H1);wn.1;";;t.-~'l/rnc~! C~ ~ ~,lnc'J5,:"> . B ' '!a-ner A ~remm1f.' "'" 1"101 {!()11:n~ D H,/Jmi:;;?· ,& &»;c 0,.11,t:"· #!Iman •. . ' ·.;/ . . f~ l~~1dcnf .-:· ih_,:)r:c:do!Jr·.·. fr/1,J F /1cnm; \ ·-~ ~/ J ~g;; ACKN~a~l!:~-~N! 5lqic of 11b:jf.Jlf!qkn;~ .: :··..::. . ·:·· Covnlv o/ l11r"/li _r~5 77,is_ .,:-, lo r:crfm.1. lf/01 on fhi:;._f'?l?O t;I01, o/Ju 'i AD 1907 bch-{ m~ 1/x: ur1dcr:::wji,c.c7, o nohi!!_ .. p-,b!tc m ,:;;.~ ,,&(:th:-Otofc f h'O.sh1n..,qion. pe1..x,nc;!(1j o;q«orcd_.-·Oorcna D htl/1J-l(Jn fc r.ii: 1117own_fo e 7/?C ;::,re_-1.,da1/ oner 8t:.'"c";,e Ohc /·fl!h,on ._kffJ( 1rn614':!? m fr; !flt· ,'x:cn:-/a f c/ /f;-c· l--/il!mcm lnvc.:,fmco,' W1n_po,_:!I o/1"d, .. _.:fhc ·.o!fccr6 ik6i;nbal ,,, onallk ·:rt'C&kV /he occo--nponymg ctec/,cah{!r, ._ 1;,7t1 adrnowl(}cJged Ifie. _~;o,c! 1110/n.m· n: h k /he fi-ce ond ,-c,/unfay OC!' ·(ll?d ~-_of_ ~01d-·. cprpor.;rJ!!fn. k, ///( /JX~ 'iJv' pur;Jo.",e',., he-Mir/ f'rlCJ')/-;O/)e°:_·"-m?o (,07 WIit c,,~.r;/cd h:.1/../J.'KJl,Odhon;·,:'d Jr rcc1,ft ,v,11d ,n..,lri,,nen/ and jhaf !he: ~eo/ o/'fi>"'f;d ,;;, /he cOiporok ..:,u,ld •Cilr:f o:,r;::;orohon . ._.-· .. · .. _. ·· .. ,. In i,:J/,w65 n-hc«cf J //or,; rit'rcvntrJ. ,'5d rrii;.-1'1and i2f!O olfi.,cci r711, o/tc;a/ •ml /he dalj om;rvcor :fl1c.5f oi:C'Yc ivr/hcn s ' ·' C ~ '-, "•,.. _:"53 ,,':)mdf; (Fs"'·-~\\ \ ·---.-.-..Jto1ar11 _Publ!c for the -5/ole o1 ·.::-:.~~ '1 J.._... Wo.:.;1iiix;kin. ru1a:11g 015coi/Jc -,;\~ ,f,;!J, . ~ <ci:@1 . ···.·. . lp,010,-,c;r;J (1t· /he boo/('/ o.f Count,~1 C.O!'rirn1~1one,·::, o/ l11'?_C/ Coon'.!f /4-0oh :q1on lt11~ ?9/h ao_y_ ··of· .__k/q: .,:'f_ D 1907 4/,t-;Jcd ···,-J.PAqncw . ~c~/Vr":f"·nf"lhc ~rd ol. CO&n/1-1 Dmm1,55!(}/7cr~: ffir;g (~ty W0ohf,gton · ·· .. ~0' /7\_! Huy1->y Lkp.-1y SOI I I I Don fi .>'-/broham 'o·'ha-,man . . ;:,:o_ foJ,·vcora o! lt!i'--r;cqur.__-;/ C'( C" D!-h/h)-;on ,Al/ .31 i8(!7 CJ/ ;5,n!fldt",'.J •ps I PM Qnc/ ~w,acd'·/l"J yofu17l( ;t r.f _c&;f..•, pc,__f;'c /8 &card:', of" lim.9 'fc'?'l.t~ ~:-(~=,._----_ _,_ [J,:pdif J 1~Aonc1-1,· COui<l/ /'J{!OdM ~ I I' ·.; I ' ADD/T/ON TO ..S£ATTL£. lJ5JlI't7: R'CD. '7 1-t ,\.-1 L Ovc· C.E . ,·)._p·· --'~~:..,,0 .!:..__ _,!U• •, -7"",.v-e;: -~ "i-''" ~-~: t It ··1.,1 .. _,.,._,~ I. lj' 4 4 @ .. ~~ ... \ • 2 J L--=· l,j ~ ·.~·.··· .. · J'.· ... ' .. ~ ii 3 ' :ST S·. 9 " ' I ' ·-· ,, ... , ! ~-~~--f---~·~ i MA·iN ··~,,.., • .ST. I ' I m _ m•· ,. ·, I: ! +· --c:'-.L_~.,- . . .~·. ~ . -tl ' • '.ii. •1,· ' ' e,· •. ~I~ . 5 Ee I . ~~ i 1,, ( P41A ,·i ~ .. " 1 .• ~-=I--. ______ u._t ·-""~~-· . ~ ' 11. 4 r-·'u . 1 5 1 • " ' ,"WE 5am.,ne-r7 ana q.;proi-eo /111,·, f'I dot; uf.kj; A D/9{7 1 L VO/cnhnc ((Juoit:· E.,ymccr rs· ti ' ,, ,, I c1 18 -. -..- AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN STATE OF WASHINGTON COUNTY OF KING Jacki Pruss City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 duly sworn on oath, deposes and says: 1. On the 18th day of September , 20___l±_____, I installed information sign(s) and plastic flyer box on the property _3_8_1_5_&_3_7_6_7_M_o_n_t_e_r_e~y_P_l_N_E __ for the following project: Dohrn Meadows Project Name Natalie Dohrn & John Wade Owner Name being first 1 public located at 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Si~ lnstalla~tion" handout package. ,"r/ ~ .-· ilku.22 -&/, lns~hgnature SUBSCRIBED AND SWORN to before me this--18..':_ day of Se(lfo,nbV , 20-1..!/:..-. ~1i-'A0 M'.-sA2cocK ;S,w,'t, .J;,, i?dc«L 1 ~t6'TA~Y .~U_BJJ C NOTARY PUBLIC i~nd for the State of Washington, ' SCTOATE, Or"lu···~,"E:",X:,P,ulRTEOSN residing at f~,. f;,, 41A l'rnVli001 ,'j --f' •.......... __ ,_,, ...... ,t,,;,<CJ_ _______ _ SEPltMtJcR 22. 2017 My commission expires on _ _.9_--<:Z,..7c"'--.._/_7..__ ___ _ • 3 - H : \CE D\Data \Forms-T em plates \Se If-Help Handouts \Pia nni ng\pu bs ign.doc 05/14 ld H1SS 3N l."'1 -.-.-.-,- 3 Gl'd •,1, 1-'.J (; :I' ·,:,~ ,_,1, ,, . l > ~:~ ,,,)·'Sl'i-----------l Hlsl 3s . " l· . . ., . • .. ,. . 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Q Jl •• ., . ~,:lOtlHJll "" I /, ---·---·i.-· --1 'Yfi'.t;e·-~F" · Jr~~ . .:.;_;:·:1: .• ,-. ..,, ..... ..,,.,,,..,llr"'-'----,,,-------,r S0069<~oe8 LHlOdSN3tJ; "' ( RECEIPT EG00028644 BILLING CONTACT JOE PRUSS 18211 240TH AVE SE MAPLE VALLEY, WA 98038 REFERENCE NUMBER FEE NAME LUA14-001280 PLAN -Environmental Review PLAN -Preliminary Plat Fee Technology Fee Printed On: 9/19/2014 Prepared By: Kris Sorensen TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Transaction Date: September 19, 2014 PAYMENT METHOD k:;heck #10398 Check #1039e bheck #10398 SUB TOTAL TOTAL AMOUNT PAID $1,000.00 $4,000.00 $150.00 $5,150.00 $5,150.00 Page 1 of1