HomeMy WebLinkAboutREPORT 01DEPARTMENT OF COMM 'u,JITY
AND ECONOMIC DEVELOPMENT
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A. ADMINISTRATIVE REPORT & DECISION
DECISION: D APPROVED
DENIED
REPORT DA TE: March 10, 2016
Project Name: Merritt Short Plat
[2J APPROVED SUBJECT TO CONDITIONS D
Owner/Applican t/Contact: Michael and Cynthia Merritt, 2505 Lyons Avenue NE, Renton, WA 98059
File Number: LUA16-000022, SHPL-A
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requ es ting prel iminary short pl at approval for the subdivision of
an existing 210,567 square foot (4.83 acre) site into 5 lots and 3 tracts (Tracts A, B,
and C). The project si t e is located within the Residential -1 (R -1) zone and the May
Valley Urban Separator. The proposed lots would have areas of: 14,822 sq. f t. (Lo t
1), 14,252 sq. ft. (Lot 2), 16,188 sq. ft. (Lot 3), 23,664 sq. ft. (Lot 4), and 27,378 sq.
ft. (Lot 5). Tract A is proposed as an open space tract, Tract B is proposed as an
irrigation pump house tract, Tract C i s proposed as a shared driveway. Access to
the proposed lots would be provide d via a 26-foot wide shared driveway (Tract C),
which terminates in a hamm e rh ead turnaround. An existing single family
residence is proposed to remain on Lot 4, the existing asphalt driveway serving Lot
4 would b e r emoved as part of the short plat development, and a n ew access
driveway would be provided off of the proposed shared driveway (Tract C).
Sensitive slopes (slope s with grades between 25 and 40 percent) a nd a high
erosion haza r d area are mapped on the project si t e.
Project Location: 2505 Lyons Avenue NE
Site Area: 210,567 square feet (4.83 acres)
Project Location Map
Admin Report
City of Renton Department of Comr, .ty & Economic Development Administrative Report & Decision
WA16-000022 MERRITT SHORT PLAT
March 10, 2016 Page 2 of 18
I s. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Short Plat Plan
Exhibit 3: Landscape Plan
Exhibit 4: Arborist Report
Exhibits: Tree Removal Plan
Exhibit 6: Drainage Report, prepared by Offe Engineers, PLLC (November 20, 2015)
Exhibit 7: Conceptual Drainage/Utilities Plan
Exhibit 8: Conceptual Grading Plan
Exhibit 9: Geotechnical Services Report, prepared by Gary A. Flowers, PLLC (date October 22, 2015)
Exhibit 10: Public Comment email from Betsy Reamy
Exhibit 11: Public Comment emails and letter from Claudia Donnelly
Exhibit 12: Staff Response to Betsy Reamy
Exhibit 13: Staff Response to Claudia Donnelly
Exhibit 14: Building Height Code Interpretation (Cl-73)
Exhibit 15: Tree Retention Worksheet
Exhibit 16: Advisory Notes to Applicant
II C. GENERAL/NFORMATION:
1. Owner(s) of Record:
2. Zoning Classification:
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
5. Critical Areas:
6. Neighborhood Characteristics:
a. North: Single Family Residential, R-1
b. East: Single Family Residential, R-1
C. South: Single Family Residential, R-1
d. West: Single Family Residential, R-1
6. Site Area: 4.83 acres
II D. HISTORICAL/BACKGROUND:
Land Use File No.
Admin Report
Michael and Cynthia Merritt
2505 Lyons Avenue NE
Renton, WA 98059
Residential-! (R-1), May Valley Urban Separator
Residential Low Density (LD)
Existing single family residence (proposed to
remain), two sheds (one to remain and one to be
removed), and a pump house (proposed to remain).
Sensitive slopes and a high erosion hazard area are
mapped on the project site.
Ordinance No.
City of Renton Deportment of Comr ity & Economic Development
MERRITT SHORT PLAT
March 10, 2016
Comprehensive Plan
Zoning
Annexation
II E. PUBLIC SERVICES:
1. Existing Utilities
N/A
N/A
N/A
5758
5758
5142
a. Water: Water service will be provided by the Water District 90.
Administrative Report & Decision
LUA16-0000ZZ
Page 3 of 18
06/22/2015
06/22/2015
06/01/2005
b. Sewer: Sewer service is provided by the City of Renton. There is an existing· sewer main in Lyons
Avenue NE.
c. Surface/Storm Water: There are stormwater mains located in Lyons Avenue NE fronting the subject
property.
2. Streets: The subject property fronts on Lyons Avenue NE, which is classified as a residential access
street.
3. Fire Protection: City of Renton Fire Department
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
I H. FINDINGS OF FACT (FOF}:
1. The Planning Division of the City of Renton accepted the above master application for review on
January 14, 2016 and determined the application complete on January 28, 2016. The project complies
with the 120-day review period.
2. The project site is located at 2505 Lyons Avenue NE.
Admin Report
City of Renton Deportment of Comr ·ity & Economic Development
MERRITT SHORT PLAT
Administrative Report & Decision
WA16-0000ZZ
March 10, 2016 Page 4 of 18
3. The project site is currently developed with an existing single family residence (proposed to remain),
two sheds (one to remain and one to be removed), and a pump house (proposed to remain).
4. Access to the site would be provided via a new 26-foot wide shared driveway off of Lyons Avenue NE.
5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-1 (R-1) zoning classification and the May Valley Urban
Separator.
7. There are approximately 64 trees located within the proposed development area of Lots 1-5. All but 5
of these trees will be removed as part of the development of the short plat. In addition, there are well
over 100 trees (75+ over 12 inches in calier) within the proposed open space tract (Tract A) that would
be retained as part of the development of the short plat.
8. The site is mapped with sensitive slopes and a high erosion hazard area.
9. Approximately 785 cubic yards of material would be cut on site and approximately 115 cubic yards of
fill is proposed to be brought into the site.
10. The applicant is proposing to begin construction in winter/spring of 2016 and end in summer/fall of
2016.
11. Staff received two public comment letters (Exhibits 10 & 11). To address public comments the
following report contains analysis related to drainage, tree retention, density, and lot size.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City's
Comprehensive Plan Map. Lands constrained by sensitive areas, those intended to provide transition to
the rural area, or those appropriate for larger lot housing are placed within the Residential Low Density
land use designation to allow for a range of lifestyles. The proposal is compliant with the following
Comprehensive Plan Goals and Policies if Jl.!! conditions of approval are met:
Compliance Comprehensive Plan Analysis
,/ Policy l-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-1: Utilize multiple strategies to accommodate residential growth, including:
• Development of new single-family neighborhoods on large tracts of land outside
the City Center,
,/ • Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
,/ Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
,/ Policy L-25: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
Admin Report
City of Renton Department of Com· 'ity & Economic Development
MERRITT SHORT PLAT
Administrative Report & Decision
LUA16-000022
March 10, 2016 Page 5 of 18
habitat.
,/ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
,/ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
,/ Policy L-49: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
-·
,/ Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City's identity, preserve property values,
and visually define the community and neighborhoods.
14. Zoning Development Standard Compliance: The site is classified Residential-1 (R-1) on the City's Zoning
Map. The Residential-1 Zone (R-1) is established to provide and protect suitable environments for
residential development of lands characterized by pervasive critical areas where limited residential
development will not compromise critical areas. It is intended to implement the Low Density
Residential Comprehensive Plan designation. The zone provides for suburban estate single family and
clustered single family residential dwellings, at a maximum density of one dwelling unit per net acre,
and allows for small scale farming associated with residential use. Density bonus provisions, of up to
eighteen (18) dwelling units per acre, are intended to allow assisted living to develop with higher
densities within the zone. It is further intended to protect critical areas, provide separation between
neighboring jurisdictions through designation of urban separators as adopted by the Countywide
Policies, and prohibit the development of incompatible uses that may be detrimental to the residential
or natural environment.The proposal is compliant with the following development standards if all
conditions of approval are met:
Compliance R-1 Zone Develop Standards and Analysis
Density: There is no minimum density required in the R-1 zone. For parcels that are in
designated urban separators in the R-1 zone, up to one unit per gross acre may be
permitted. All fractions which result from density calculations shall be truncated at
two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for
minimum or maximum density which result in a fraction that is 0.50 or greater shall be
,/ rounded up to the nearest whole number. Those density calculations resulting in a
fraction that is less than 0.50 shall be rounded down to the nearest whole number.
Staff Comment: Based on the 210,567 square foot gross site area, the proposal for 5
lots on the project site would result in a net density of 1.04 dwelling units per acre (5
lots/ 4.83 acres = 1.04 du/ac), which meets the maximum density requirements of the
R-1 zone.
Lot Dimensions: The minimum lot size permitted in the R-1 zone is 1 acre, within
designated urban separators, clustering is required; individual lots shall not be less
than 10,000 sq. ft. Cluster development in the R-1 zone, shall comply with the R-4
,/
development standards for lot width and lot depth. A minimum lot width for cluster
development of 70 feet is required (80 feet for corner lots) and a minimum lot depth
of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-5 and
Tracts A, B, and C.
Adm in Report
City of Renton Department of Com
MERRITT SHORT PLAT
ty & Economic Development Administrative Report & Decision
LUA16-000022
March 10, 2016 Page 6 of 18
Proposed lot lot Size (sq. ft.) lot Width (feet) lot Depth (feet)
Lot 1 14,822 130.01 114.01
Lot 2 14,252 125.01 114.01
Lot 3 16,188 124.29 114.01
Lot 4 23,664 140.01 143.01
Lot 5 27,378 184.00 127.00
Tract A 105,284 N/A N/A
Tract B 191 N/A N/A
Tract C 8,789 N/A N/A
Staff Comment: The proposed lots would comply with the minimum lot size, width, and
depth requirements for cluster development in the R-1 zone.
Setbacks: The required setbacks for the R-1 zone are as follows: front yard is 30 feet,
side yard is 15 feet, side yard along the street 30 feet, and the rear yard is 30 feet.
Staff Comment: The existing residence proposed to remain on Lot 4 would maintain a
50-foot front yard setback, a 45-foot rear setback, and o minimum 15-foot side yard
setback, which complies with the setback requirements for the R-1 zone. The setbacks
.,r for the residences proposed to be constructed on Lots 1-3 and 5 would be verified at
the time of building permit review.
An existing shed is located within Open Space Tract A and would be removed as part of
the short plat development. Staff recommends, as a condition of approval, that a
demolition permit be obtained and all required inspections be completed for the
removal of the shed within Tract A prior to short plat recording.
Building Standards: The R-1 zone has a maximum building coverage of 20% and a
maximum impervious surface coverage of 25%. A Code Interpretation (Cl-73) (Exhibit
14) was adopted regarding building height requirements. In the R-1 zone, a maximum
building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with
a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet
from the maximum wall plate height; common rooftop features, such as chimneys,
may project an additional four (4) vertical feet from the roof surface. Non-exempt
vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum
wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal
Compliant if feet from each fa~ade for each one (1) vertical foot above the maximum wall plate
condition of height.
approval is
met Wall plates supporting a roof with only one (1) sloping plane (e.g., shed roof) may
exceed the stated maximum if the average of wall plate heights is equal or less than
the maximum wall plate height allowed.
Staff Comment: The existing single family residence proposed to remain on Lat 4 would
have a building coverage of 15 percent (3,620 square foot building foot print/ 23,664
square foot lot area = 15%) and an impervious surface coverage of 27 percent (6,410
square feet of impervious surface I 23,664 square foot lot areo = 27%). The existing
single family residence would comply with the building coverage requirements of the
R-1 zone; however it would exceed the maximum impervious surface
requirements.Building height, building coverage, and impervious surface coverage for
Admin Report
City of Renton Department of Com
MERRITT SHORT PLAT
ity & Economic Development Administrative Report & Decision
LUA16-000022
March 10, 2016
Compliant if
condition of
approval is
met
Compliant if
condition of
approval is
met
Admin Report
Page 7 of 18
the new single family residences would be verified at the time of building permit
review.
Stoff recommends, as o condition of approval, that the short plot layout be revised, by
adjusting the size of proposed Lots 1 -3 or removal of existing impervious surface on
Lot 4, to ensure that the existing residence proposed to remain on Lot 4 complies with
the maximum impervious surface requirements of the R-1 zone. Compliance with this
condition shall not be met by reducing the size of open space in Tract A. A revised
short plat layout and impervious surface calculations shall be submitted to the Current
Planning Project Manager ot the time of Utility Construction Permit review for review
and approval.
Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards shall be
as stipulated by the Department of Community and Economic Development, provided
there shall be a minimum of one street tree planted per address. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise determined by
the Administrator. Where there is insufficient right-of-way space or no public
frontage, street trees are required in the front yard subject to approval of the
Administrator. A minimum of two trees are to be located in the front yard prior to
final inspection for the new Single Family Residence.
Stoff Comment: A Conceptual landscape Pion (Exhibit 3) was submitted with the short
plat application materials. A 10-foot onsite landscape strip is proposed along the site's
Lyons Avenue NE street frontage. A Plant Schedule was included on the landscape
Plan (Exhibit 3), the following plants ore proposed within the onsite landscape strip:
Western Red Cedar, dwarf burning bush, low Oregon grope, redleof barberry, and
kinnikinnick.
In addition, the existing trees and /own within the undeveloped right-of-way between
the project site and sidewalk is proposed to remain. Any /own area disturbed as a
result of construction activities is proposed to be replaced.
The proposed Conceptual landscape Pion complies with the City's landscaping
regulations. Staff recommends, as o condition of approval, that o detailed landscape
plan be submitted at the time of Utility Construction Permit Review for review and
approval by the Current Planning Project Manager. On-site landscaping shall be
installed prior to Certificate of Occupancy far the individual homes, landscaping within
the right-of-way shall be installed prior to short plat recording.
Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations
require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and Other significant non-
City of Renton Department of Com, "ty & Economic Development Administrative Report & Decision
LUA16-000022 MERRITT SHORT PLAT
March 10, 2016
Admin Report
Page 8 of 18
native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070Fl, Street
Frontage Landscaping Required, or a combination.
Staff Comment: A Tree Retention Plan (Exhibit 5), Tree Retention Worksheet (Exhibit
15), and Conceptual Landscape Plan (Exhibit 3) were submitted with the project
application materials. According to the Tree Retention Worksheet (Exhibit 15), a total
of 64 trees are located within the vicinity of the developable portion of the project site
(note: there are more than 64 trees located on the project site, the 64 tree that are
mapped are the trees located closest to the developable area and were counted to
demonstrate the proposal's compliance with the tree retention requirements. The
additional trees that were not counted are located within the northern portion of
proposed Open Space Tract A and would be retained). Of the existing 64 trees, three
were deemed dangerous (see Arborist Report, Exhibit 4) and ten are within the shared
driveway tract (Tract C). Of the 51 remaining trees, 30% or 15 trees are required to be
retained. The applicant is proposing to retain 22 trees, which is more than the
minimum requirement.
Per RMC 4-4-070 G. 3 where possible, existing trees, rock outcroppings, and mature
ornamental landscaping shall be preserved and incorporated in the landscape layout
and can be counted towards required landscaping. Development or redevelopment of
properties shall retain existing trees when possible and minimize the impact of tree
loss during development. There are some healthy trees located along the east side of
Lots 1 and 5 that appear viable for retention, specifically trees identified with the
following numbers: 27-30, 39, 40, 50, and 60-64. Staff recommends, as a condition of
approval, that the applicant provide a final tree retention plan included the following
additional trees for retention: 27-30, 39, 40, 50, and 60-64. The final tree retention
plan shall be submitted at the time of Utility Construction Permit review for review and
approval by the Current Planning Project Manager.
In addition, a tree planting plan was included on the Conceptual Landscape Plan
(Exhibit 3). To meet the minimum tree density requirements, the applicant is proposing
to plant two trees (minimum 1 Y, inch caliper) on each new lot and retain a total of 5
trees on Lot 5. To comply with the minimum tree density requirements, the applicant is
required to retain or plant 2 significant trees, or gross equivalent caliper inches, per
5,000 square feet of lot area. Based an the lot areas proposed, the applicant would be
required to provide a minimum of 6 trees on Lots 1-3, 9 trees on Lot 4, and 11 trees on
Lot 5. Compliance with this requirement may be achieved through the installation of
additional trees, retention of existing trees, or a combination thereof. In order to
comply with the minimum tree density requirements, staff recommends, as a condition
of approval, that a detailed landscape plan be submitted at the time of Utility
Construction Permit Application. The detailed landscape plan shall demonstrate
compliance with minimum tree density requirement. Compliance with this requirement
may be accomplished through the installation of minimum 2 inch caliper trees or
City of Renton Department of Com
MERRITT SHORT PLAT
ity & Economic Development Administrative Report & Decision
LUA16-000022
March 10, 2016
Compliant if
condition of
approval is
met
N/A
Page 9 of 18
through the retention of existing trees or a combination thereof The revised landscape
plan shall be submitted to the Current Planning Project Manager far review and
approval. The trees shall be installed prior to the issuance of a Certificate of Occupancy
for the new homes.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence or
crossing any public sidewalk.
Staff Comment: The existing single family residence proposed to remain an Lot 4
provides adequate area for the parking of a minimum of two vehicles. The current
driveway access located along the south property line would be removed and a new
driveway would extend off the end of the proposed shared driveway (Tract C}. There is
an existing slope in the area of the proposed driveway with a grade of approximately
22 percent. To ensure that the new driveway to the existing residence complies with
the driveway standards, staff recommends, as a condition of approval, that the
applicant provide a grading plan and profile for the new driveway on Lot 4
demonstrating compliance with the maximum 15 percent driveway slope
requirements, if the driveway slope exceeds 8 percent a slotted drain shall be provided
at the lower end af the driveway. A detailed grading plan shall be submitted at the
time of Utility Construction Permit review for review and approval by the Current
Planning Project Manager prior to the issuance of the Construction Permit.
Parking requirements and driveway grades for the new residences proposed on Lots 1-
3 and 5 would be verified at the time of building permit review.
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls are proposed.
15. Design Standards: Not applicable in the R-1 zoning designation.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all
conditions of approval are complied with:
N/A
Admin Report
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers.
Staff Comment: Sensitive slopes are mapped on the western portion of the project
site. Sensitive slopes are slopes with o grade that exceeds 25 percent, but is less than
City of Renton Deportment of Com, ty & Economic Development Administrative Report & Decision
LUA16-000022 MERRITT SHORT PLAT
March 10, 2016 Page 10 of 18
40 percent. A Geotechnical Services Report /Exhibit 9), prepared by Gary A. Flowers,
PLLC, dated October 22, 2015 wos provided with the short plot application materials.
According to the submitted report /Exhibit 9}, the steepest slopes on the project site
have grades less than 25 percent. Slopes with grades less than 25 percent do not
qualify as sensitive slopes, therefore there are no critical areos located on the project
site.
17. 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:
Compliance Subdivision Regulations and Analysis
Compliant
if condition
of approval
is met
N/A
Compliant
if condition
of approval
is met
Admin Report
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet {16').
Staff Comment: Access to the proposed lots would be provided via a 26-foot wide
shored driveway which terminates in a hammerhead turnaround. The proposed 26-foot
wide shored driveway exceeds the minimum 20-foot width requirement for emergency
access. The shared driveway would have a length of 300 feet, which exceeds the
maximum length of 200 feet permitted for a shared driveway. A modification to the
driveway standards may be requested for o driveway which exceeds the maximum 200-
foot length requirement. Staff recommends, as a condition of approval, that the
applicant submit a modification request to the shared driveway standards in
accordance with RMC 4-9-250 to exceed the maximum length permitted of 200 feet for
a shared driveway. This modification request shall be submitted to the Current Planning
Project Manager at the time of or prior to Utility Construction Permit review for review.
Lots 1 and 5 have frontage along Lyons Avenue NE, however to reduce the number of
curb cuts on Lyons Avenue NE, staff recommends, as a condition of approval, that Lots 1
and 5 be required to take access from the proposed shared driveway. A note to this
effect shall be recorded on the face of the short plat.
The width of the individual driveways would be verified at the time of building permit
review for the new residences.
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: No blocks are proposed.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-1 zone and allow for reasonable infill of developable land. All of the proposed lots
meet the requirements for minimum lot size, depth, and width.
Staff Comment: The proposed lots are rectangular in shape and are oriented to provide
front yard areas facing the shared driveway. As discussed above under FOF 14 all lots
meet the minimum dimensional requirements for Cluster Development within the May
Valley Urban Separator in the R-1 zone.
Lot 4 is currently designed as a pipestem lot. Per RMC 4-7-170 G. Pipestem lots may be
permitted for new plats to achieve the minimum density within the Zoning Code when
there is no other feasible alternative to achieving the minimum density. There is no
City of Renton Deportment of Com, ty & Economic Development Administrative Report & Decision
LUA16-000022 MERRITT SHORT PLAT
March 10, 2016
Compliant
if condition
of approval
is met
,/
Admin Report
Page 11 of 18
minimum density requirement in the R-1 zone, therefore the pipestem serving Lot 4 shall
be eliminated. Staff recommends as a condition of approval, that the shared driveway
be extended further to the west eliminating the pipstem proposed to serve Lot 4, this
extension should be reflected in the driveway modification request noted above under
{IAccessJJ.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposed project fronts Lyons Ave NE, which is classified as a
residential access street. The minimum right-of-way (ROW) width required for this
street classification is 53 feet. The existing right of way width in Lyons Ave NE varies
from 48 feet to 78 feet, the narrowest ROW being at the southeast corner of the
property. ROW dedication will be required to provide a minimum of 53 feet of ROW
across the full length of the property. This dedication will vary from approximately 5
feet to O feet depending on final survey.
To meet the City's complete street standards, street improvements, including a
pavement width of 26 feet from the center line, curb, gutter, an 8-foot planter strip, 5-
foot sidewalk, and storm drainage improvements are required to be constructed in the
right-of-way fronting the site per RMC 4-6-060. The applicant may submit an
application to the City requesting a modification to keep the existing street frontage
improvements and existing ROW width in Lyons Ave NE as outlined in RMC 4-9-2500.
Staff recommends, as a condition of approval, that the applicant either submit plans
showing the required right-of-way dedication and frontage improvements at the time of
Utility Construction Permit review or submit a modification request to keep the existing
frontage improvements as outlined in RMC 4-9-2500.
Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The current rate of
transportation impact fee is $2,951.17 per new single family house. Traffic impact fees
will be owed at the time of building permit issuance. Based an the City's current fee
schedule, estimated traffic impact fees for the proposed development will be
$11,804.68. Fees are subject to change. The transportation impact fee that is current at
the time of building permit application will be levied.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single
family residences located within the R-1 zone. In addition, properties to the north and
west are also located within the May Valley Urban Separator. The proposed lots are
similar in size and shape to the existing surrounding development pattern.
Compatibility: If a subdivision is located in the area of an officially designed trail,
provisions shall be made for reservation of the right-of-way or for easements to the
City for trail purposes.
Staff Comment: Per RMC 4-7-120C, if a subdivision is located in the area of an officially
designated trail, provision shall be made for reservation of the right-of-way or for
easement to the City for trail purposes. The City of Renton Community Services
Department has reviewed the proposal and has determined the site is located in an area
officially designated for a trail; therefore a 15-foot wide trail easement is needed across
the Open Space Tract A to provide a trail connection from the existing trail system
constructed on the Langley Ridge Plat (City File No. LUAOl-059, King County Recording
City of Renton Deportment of Com ity & Economic Development Administrative Report & Decision
LUA16-0000ZZ MERRITT SHORT PLAT
March 10, 2016 Page 12 of 18
No. 20080212000465} to Lyons Avenue NE. Staff recommends, as a condition of
approval, thot the Renton Community Services Department be permitted to construct a
trail and record a perpetual easement for trail over Open Space Tract A. The owners
shall upon the recording of this short plat, dedicate a public 15-foot wide pedestrian
trail easement across Open Space Tract A. The trail shall be for future construction by
the City to be accessible to the public. The Open Space Tract A shall be posted with signs
indicating the area as non-revocable open space and site for a future public trail
connection. The maintenance agreement and responsible party(ies} shall be noted on
the face of the plat and added to the CC&R's.
18. Urban Separator Overlay: The project site is located within the May Valley Urban Separator Overlay.
Compliance Urban Separator Overlay Analysis
Compliant
if condition
of approval
is met
Admin Report
Dedication of Open Space Required: Approval of a plat, and/or building permit on an
undeveloped legal lot in the May Valley Urban Separator Overlay shall require
dedication of fifty percent (50%) of the gross land area of the parcel or parcels as a non-
revocable open space tract retained by the property owner, or dedicated to a
homeowners association or other suitable organization as determined by the
Administrator.
Stoff Comment: The total site area is 210,567 square feet. To comply with the required
open space dedication requirement, the applicant would be required to dedicate
105,284 square feet within an open space tract. The applicant is proposing to retain
105,284 square feet of the total project within an open space tract (Tract A}, which
would be dedicated to a Home Owners Association upon recording of the short plat.
Staff recommends, as a condition of approval, that a Home Owners Association be
established prior to recording of the short plat. The Home Owners Association shall be
responsible for the ownership and maintenance of all common improvements.
Standards Within Entire Urban Separator: Forest/vegetation clearing shall be limited
to a maximum of thirty five percent (35%) of the gross acreage of the site.
Forest/vegetation clearing greater than thirty five percent (35%) of individual building
sites may be approved to allow grading for a home site; provided, that: (a) A landscape
plan is provided for each building site showing compensating replanting of species with
the same or better water retention and erosion control functions; {b) Five percent (5%)
additional replacement landscaping per site is provided; (c) Plant caliper is sufficient to
achieve needed water retention and erosion control functions; (d) Individual trees or
stands of trees are retained when feasible. Feasibility is defined as locations and tree
health sufficient to ensure continued viability of the tree and safety of structures within
the developed portion of the lot; and (e) The landscape plan provides massing of plant
material to create either a connection to required open space or is of sufficient size to
create functional wildlife habitat.
Staff Comment: To demonstrate compliance with this requirement, clearing of the site
would either be limited to 35% of the gross site acreage, or 73,698 square feet. As an
alternative, the applicant may elect to submit a landscape plan mitigating for the
replacement of vegetation beyond the 35% gross site area. Staff recommends, os a
condition of approval, that the applicant demonstrate compliance with the Urban
Separator standards outlined under RMC 4-3-llOE.5 prior to the issuance of the Utility
Construction Permit. Stoff further recommends that a note be recorded on the face of
City of Renton Department of Comm · y & Economic Development
MERRITT SHORT PLAT
Administrative Report & Decision
LUA16-000022
March 10, 2016 Page 13 of 18
the final short plat identifying the maximum clearing areas available an each individual
lot.
Modification of Mapped Contiguous Open Space: Modification of the open space
configuration may be approved where: a. Site specific data confirms that the adopted
contiguous open space corridor map includes more than the required gross area for any
parcel; or b. The applicant can demonstrate a configuration of contiguous open space
that provides better or equal provision of the open space requirement. Modifications
Compliant to the contiguous open space corridor shall be remapped during the City's annual RMC
if condition Title 4 review process.
ofopproval
is met Staff Comment: The proposed short plat layout includes a modification of the open
space configuration as mapped under RMC 4-3-110C.1. Staff recommends, as a
condition of approval, that the applicant submit a request to modify the open space
configuration as mapped in RMC 4-3-110C.1. The modification request shall address the
criteria outlined under RMC 4-3-110£.6 and shall be submitted at the time of Utility
Construction Permit Review to the Current Planning ProJect Manager for review and
approval.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
,/ applicant provides Code required improvements and fees. Fire impact fees are
applicable at the rate of $495.10 per single family unit. This fee is paid at time of
building permit issuance.
Schools: It is anticipated that the Issaquah School District can accommodate any
additional students generated by this proposal at the following schools: Newcastle
Elementary, Maywood Middle School and Liberty High School. Any new students from
the proposed development would be bussed to their schools. The stop is located
approximately 0.16 miles from the project site at NE 26 1
h Street and Nile Avenue
NE. Students would walk to the north along the existing sidewalk along Lyons Avenue
,/ NE then west along the existing sidewalk along NE 26 1
h Street to the intersection with
Nile Avenue NE. The existing sidewalks provide a safe walking route to the school bus
stop.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal's potential impacts to the Issaquah School District. The fee is
payable to the City as specified by the Renton Municipal Code. Currently the fee is
assessed at $4,635.00 per single family residence.
Parks: A Park Impact Fee would be required for the new single family homes. The
,/ current Park Impact Fee is $1,887.94. The fee in effect at the time of building permit
application is applicable to this project and is payable at the time of building permit
issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage
,r of all surface water.
Staff_ Comment: A Drainage Report, dated November 20, 2015, was submitted by Offe
Admin Report
City of Renton Department of Com
MERRITT SHORT PLAT
ity & Economic Development Administrative Report & Decision
LUA16-000022
March 10, 2016 Page 14 of 18
Engineers, PLLC (Exhibit 6} with the short plot application. Based on the City of Ren ton's
flow control mop, this site falls within the Flow Control Duration Standard for Forested
Conditions. The development is subject to Full Drainage Review in accordance with the
2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton
Amendments to the KCSWDM. All core and special requirements have been discussed in
the provided drainage report (Exhibit 6}.
The subject property has two separate discharge points. The southerly portion of the
property discharges to the south into a ditch which runs along the southern property
line. From there is flows downstream, into Greene's Creek and finally into a large
wetland area associated with May Creek. The remaining runoff from the existing site
includes one single family residence which contains infiltration trenches to mitigate the
roof run off from the property. The remaining area of the property sheet flows into the
public storm system along the west side of Lyons Ave NE.
The location of the existing infiltration trenches for the existing residence is not evident
on the plans. If the existing trenches services the existing residence fall outside of the
proposed boundary line for the lot, an easement will be required.
The development proposes the use of infiltration trenches to be located on each new
property to mitigate the added impervious surfaces created by the subject property.
Based on the drainage report provided, the project is exempt from providing additional
flow control facilities since the increase in the developed runoff from the existing runoff
is less than 0.10 cfs in the existing 100 year peak flow. Should any changes in the
proposed project result in an increase to the 100 year peak flow, the use of onsite flow
control facilities will need to be reevaluated ot that time.
As currently designed, the project creates less than 5,000 square feet of new pollution
generating impervious surface (PGIS}, and is therefore exempt from water quality
treatment as defined in the 2009 KCSWDM. Should any changes in the proposed project
result in an increase to the PGIS, the use of onsite water quality facilities will need to be
reevaluated ot that time. No downstream flooding or erosion issues were identified in
the drainage report.
A surface water development fee of $1,485.00 per new dwelling unit will apply. The
project proposes the addition of (4) new single family residences. The total fee is
$5,940.00. This is payable prior to issuance of the utility construction permit.
Water: The applicant shall provide a water availability certificate from Water District
90. A copy of the approved water plan from Water District 90 shall be provided to the
City prior to approval of the Utility Construction Permit.
A pump house is currently located on the project site. The applicant is proposing to
retain the pump house within a tract (Tract B) for landscape irrigation purposes. Tract B
is a landlocked tract within the open space tract (Tract A). If access is required to the ,,, pump house over Tract A, an access easement is required. Per RMC 4-3-llOE.3, small
and medium utilities and large underground utilities are permitted within the open
space tract (Tract A); therefore it does not appear that a separate tract is required for
the pump house. In addition, utilities easements and emergency service access roads
are permitted within the open space tract (Tract A), in accordance with RMC 4-3-
llOE.3.f. Staff recommends, as a condition of approval, that the short plat be revised
to either remove Tract B from the short plat or that an access easement be provided to
Tract B. The revised short plat shall be submitted at the time of Utility Construction
Permit Review for review and approval by the Current Planning Project Manager. ,,,
Sanitary Sewer: There is an 8 inch sanitary sewer main in Lyons Ave NE. The applicant
Admin Report
City of Renton Deportment of Comm · , & Economic Development
MERRITT SHORT PLAT
Administrative Report & Decision
LUA16-000022
March 10, 2016
I 1. CONCLUSIONS:
Page 15 of 18
has proposed an 8 inch extension from the sanitary sewer main in Lyons Ave NE
through the development in order to provide sanitary sewer services to each of the 5
proposed lots.
Wastewater system development charges (SDC) are applicable to each lot. SDC fee for
sewer is based on the size of the new domestic water meters to serve the project. SDC
fees for up to a 1 inch meter is $2,242.00 per meter.
The Honey Creek Sewer Interceptor Special Assessment District (SAD) fee is applicable
to the proposed development. The SAD fee is $250.00 per lot.
The development is proposing connection of 4 new homes and 1 existing home to the
public sewer system. The total fee is $12,460.00. This is payable prior to issuance of
the utility construction permit.
1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and
complies with the goals and policies established with this designation of all conditions of approval are
met, see FOF 13.
2. The subject site is located in the R-1 zoning designation and complies with the zoning and development
standards established with this designation provided the applicant complies with City Code and
conditions of approval, see FOF 14.
3. The Residential Design and Open Space Standards are not applicable to development in the R-1 zone,
see FOF 15.
4. There are no Critical Areas located on the project site, see FOF 16.
5. The proposed short plat complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 17.
6. The proposed short plat complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained
herein, see FOF 17.
7. The proposed short plat complies with the Urban Separator Overlay Regulations, see FOF 18.
8. There are safe walking routes to the school bus stop, see FOF 19.
9. There are adequate public services and facilities to accommodate the proposed short plat, see
FOF 19.
II J. DECISION:
The Merritt Preliminary Short Plat, File No. LUA16-000022, as depicted in Exhibit 2, is approved and is subject
to the following conditions:
1. A demolition permit shall be obtained and all required inspections be completed for the removal of the
shed within Tract A prior to short plat recording.
2. The short plat layout shall be revised, by adjusting the size of proposed Lots 1-3 or removal of existing
impervious surface on Lot 4, to ensure that the existing residence proposed to remain on Lot 4
complies with the maximum impervious surface requirements of the R-1 zone. Compliance with this
condition shall not be met by reducing the size of open space in Tract A. A revised short plat layout and
impervious surface calculations shall be submitted to the Current Planning Project Manager at the time
of Utility Construction Permit review for review and approval prior to issuance of the construction
permit.
3. A detailed landscape plan shall be submitted at the time of Utility Construction Permit Application. The
detailed landscape plan shall demonstrate compliance with minimum tree density requirement.
Compliance with this requirement may be accomplished through the installation of minimum 2 inch
Admin Report
City of Renton Deportment of Con
MERRITT SHORT PLAT
March 10, 2016
ity & Economic Development Administrative Report & Decision
LUA16-000022
Page 16 of 18
caliper trees or through the retention of existing trees or a combination thereof. The revised landscape
plan shall be submitted to the Current Planning Project Manager for review and approval. The trees
shall be installed prior to the issuance of a Certificate of Occupancy for the new homes.
4. The applicant shall provide a final tree retention plan included the following additional trees for
retention: 27-30, 39, 40, 50, and 60-64. The final tree retention plan shall be submitted at the time of
Utility Construction Permit review for review and approval by the Current Planning Project Manager.
5. The applicant shall provide a grading plan and profile for the new driveway on Lot 4 demonstrating
compliance with the maximum 15 percent driveway slope requirements, provided if the driveway slope
exceeds 8 percent a slotted drain shall be provided at the lower end of the driveway. A detailed grading
plan shall be submitted at the time of Utility Construction Permit review for review and approval by the
Current Planning Project Manager prior to the issuance of the Construction Permit.
6. The applicant shall submit a modification request to the shared driveway standards in accordance with
RMC 4-9-250 to exceed the maximum length permitted of 200 feet for a shared driveway and
accommodate condition 7. This modification request shall be submitted to the Current Planning Project
Manager at the time of Utility Construction Permit review for review and approval.
7. The shared driveway shall be extended further to the west eliminating the pipstem proposed to serve
Lot 4, unless is it determined by the Fire Department that the driveway cannot be extended without a
cul-de-sac.
8. Lots 1 and 5 shall be required to take access from the proposed shared driveway. A note to this effect
shall be recorded on the face of the short plat.
9. The applicant shall either submit plans showing the required right-of-way dedication and frontage
improvements along Lyons Avenue NE at the time of Utility Construction Permit review or submit and
receive approval of a modification request to keep the existing frontage improvements as outlined in
RMC 4-9-250D.
10. The Renton Community Services Department shall be permitted to construct a trail and record a
perpetual easement for trail over Open Space Tract A. The owners shall upon the recording of this short
plat, dedicate a public 15-foot wide pedestrian trail easement across Open Space Tract A. The trail shall
be for future construction by the City to be accessible to the public. The Open Space Tract A shall be
posted with signs indicating the area as non-revocable open space and site for a future public trail
connection. The maintenance agreement and responsible party(ies) shall be noted on the face of the
plat and added to the CC&R's.
11. A Home Owners Association shall be established prior to recording of the short plat. The Home Owners
Association shall be responsible for the ownership and maintenance of all common improvements.
HOA documents shall be submitted for review and approval by the Current Planning Project Manager
and the City Attorney prior to short plat recording.
12. The applicant shall demonstrate compliance with the Urban Separator standards outlined under RMC 4-
3-llOE.5 priorto the issuance of the Utility Construction Permit. In addition, a note shall be recorded
on the face of the final short plat identifying the maximum clearing areas available on each individual
lot.
13. The applicant shall submit a request to modify the open space configuration as mapped in RMC 4-3-
llOC.l. The modification request shall address the criteria outlined under RMC 4-3-llOE.6 and shall be
submitted at the time of or before the Utility Construction Permit application to the Current Planning
Project Manager for review and approval.
14. The short plat shall be revised to either remove Tract B from the short plat or an access easement be
provided to Tract B. The revised short plat shall be submitted at the time of Utility Construction Permit
application for review and approval by the Current Planning Project Manager.
Admin Report
City of Renton Deportment of Comm
MERRITT SHORT PLAT
March 10, 2016
& Economic Development
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Hennilig, Planni~g Director C
Administrative Report & Decision
LUA16-000022
Page 17 of 18
TRANSMITTED this 10th day of March, 2016 to the Dwner/Applicont/Contoct:
Owner/Applicant/Contact:
Michael and Cynthia Merritt
2505 Lyons Avenue NE
Renton, WA 98059
TRANSMITTED this 10'h day of March, 2016 to the Parties of Record:
Jeanne Gammon
1626 Grant Avenue S, 0203
Renton, WA 98055
John Todderud
5316 NE 24" Court
Renton, WA 98059
Charles Reamy
2502 Lyons Avenue NE
Renton, WA 98059
Claudia Donnelly
10415 14th Avenue SE
Renton, WA 98059
TRANSMITTED this lO'h day of Morch, 2016 to the following:
Chip Vincent, CED Administrator
Brianne Bonnwarth, Development Engineering Manager
Jan Conklin, Development Services
Vanessa Dolbee, Current Planning Manager
Fire Marshal
Paul Hays
5304 NE 24" Court
Renton, WA 98059
Howard Friedrich
2401 Lyons Avenue NE
Renton, WA 98059
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on March 24, 2016. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk's Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
Admin Report
City of Renton Department of Con
MERRITT SHORT PLAT
March 10, 2016
,ity & Economic Development Administrative Report & Decision
LUA16-000022
Page 18 of 18
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
Admin Report
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EXHIBIT 3
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Mike and Cindy Merritt
2505 Lyons Avenue NE
October 17, 2015, revised December 9, 2015
Mike and Cindy Merritt
2505 Lyons Avenue NE
Renton, WA 98059
SUBJECT: PROPERTY AT 2505 L VONS AVENUE NE, RENTON, WA, EXISTING
TREE EVALUATION
I conducted a site visit at the above-referenced site on October 12th and 13th to
evaluate the overall health of each tree per the City of Renton's Municipal Code Section
4-4-130. Following are the existing significant trees found on the site along with their
species, dbh, drip line (radius), overall health. See also Tree Retention Plan Sheet L-1
and L-2.
As discussed with Mike Merritt during a visit prior to October 12th/13th, a portion of the
property will be deeded to City of Renton. As such, not all trees were surveyed though a
visual inventory was made by myself. The homeowner counted 75+ trees of >12" caliper
in Tract A Only those trees needed to show no replacement trees were included in the
tree inventory.
TREE RETENTION/REPLACEMENT CALCUAL TIONS
1. TOTAL TREES: 64
2. DEDUCTIONS:
A Trees that are dangerous: 3
B. Trees in proposed public streets: O
C. Trees in proposed private access tracts: 10
D. Trees in critical areas and buffers: 0
3. Subtract line 2 from line 1: 51
4. Project is in the R-1 zone: 51 trees x 0.3 = 15.3
5. Quantity of trees proposed to be retained: 22
6. Subtract line 5 from line 4 for trees to be replaced: -7
(If line 6 is zero or less, no replacement trees are required)
EXHIBIT 4
Mike and Cindy Merritt
2505 Lyons Avenue NE
MERR!TT SHORT PLAT TREE INVENTORY
Oripline. RETAIN or
Tree No. DBH S;:,ec1es RadlJS REMOVE Notes
001 48" Douglas Fir 20' Remove Healthy
002 12" Red Alder 12' retain Healthy
003 10" 81g Leaf Maple 14' retain Healthy
004 12" Douglas Fir 12' retain Healthy
005 7",8" Serviceberry 10' retain Healthy
006 18" Douglas Fir 15' retain Healthy
007 6",7".7" B1g Leaf Ma.::ile 18' reti:lin Healthy
008 35" Douglas Fir 20' retain Healthy
oo91r Douglas Fir 15' retain Heaithy
010 18" Red Alder 15' retain HealH1y, leaning trunk
011 18" Red Alder 15' Remove Severely leaning trunk
012 24" Douglas Fir 20' retain Healthy
013 36" Douglas Fir 20' retain Healthy
014 20" Red Alder 15' Remove Unsurveyed, severe trunk le;:in
015 40" Western Red Cedar 25' re:ain Healthy
016 36" Douglas Fir 25' retain Healthy
017 48" V\'estern Red Cedar 25' retain Healthy
018 48" Western Red Cedar 25' retain Healthy
019 48" Douglas Fir 25' retain HcJlthy
020 48" Douglas Fir 25' retain Healthy
021 8".9' ,14" Red Alder 12' retain Heallhy
022 16" Red Alder 15' retain Healthy
023 18" Red Alder 15' retain Healthy
024 36" Douglas Fir 20' Remove Healthy
025 13" Douglas Fir 12' retain Healthy
026 8" Douglas Fir 10' retain Healthy
027 11ff,12" Red Alder 15' Remove Healthy
028 8" Deciduous 10' Remove Healthy
029 1 a~ Red Alder , 2' Remove Healthy
030 9" Red Alder 10' Remove Healthy
031 18" Red Alder 15' Remove Healthy
032 9" Ceciduous 10' Remove Healthy
033 6",7'',8" Deciduous 1 O' Remove Trunk damage, tree s<1p
034 8",8" Deciduous 10' Remove Double trunk, tree sa;:i
035 18" Red Alder 15' Remove Unsurveyed, Healthy
036 16" Red Alder 15' Remove Healthy: future access tract
037 12" Red Alder 12' Remove Healthy; future access 1ract
038 14" Red Alder 15' Remove Healthy
039 12" Deciduous 15' Remove Healthy
040 3" Dec1rluous 10' Remove Healthy
041 1r Red Alder 12' Remove Healthy
042 1r Red Alder 12' Remove Heailhy
043 g~ Red Alder 10' Remove Hea!lhy; f:Jture access tract
044 9" Red Alder 10' Remove Healthy; future access tract
045 9" Red Alder 10' Remove Healthy; future access trnc1
046 9" Red Alder 10' Remove Healthy; future access tract
Missed by surveyor, future
047 9" Red Alder 10' Remove access tract
Mike and Cindy Merritt
2505 Lyons Avenue NE
048 8"
049 11"
050 11"
051 9"
052 8"
053 8"
054 9"
055 40"
056 24u
057 24~
058 30"
059 36"
060 36"
061 9"
062 12"
063 7"
061, 8"
065 7''
066 10"
067 10"
068 12"
069 7''
070 T'
071 10"
Red Alder
Red Alder
Red Alder
Red Alder
Red Alder
Red Alder
Red Alder
Big Leaf Maple
Douglas Fir
Douglas Fir
Douglas Fir
Western Red Cedar
Douglas Fir
Big Leaf M0ple
Red Alder
Douglas Fir
Douglas Fir
M3ple
Maple
Deodar Cedar
Maple
Oeodar Cedar
VVestern Rect Cedar
Ma;:ile
Healing trunk wound. heaithy:
10' Remove future ac::ess tract
12' Remove Healthy
12' Remove Healthy
10' Remove Healthy, dead waler sprouts
10' Remove Healthy, dead water sprouts
10' Remove Healthy
10' Remove Healthy
25' Remove Healthy
20' Remove Healthy
20' Remove Healthy
25' Remove Healthy
25' Remove Healthy
25' Remove Healthy
10' Remove Healthy
15' Remove Healthy
10' Remove Healthy
10' Remove Healthy
10' Healthy; Lyons Ave righl"of·way
10' Healthy: Lyons Ave righl·of-way
Mos11y dead, girdling roots;
8' Lyons Ave right·of.way
15' Remove Future access tract
8' Remove Future access tract
10' R1g,~1t-of-way
10' Right-of-way
Mike and Cindy Merritt
2505 Lyons Avenue NE
TREE SPECIES:
Douglas Fir: Pseudotsuga menziesii
Western Red Cedar: Thuja plicata
Big Leaf Maple: Acer macrophyllum
Red Alder: Alnus rubra
Maple: Acer rubrum, cultivar unknown
Deodar Cedar: Cedrus deodora
Serviceberry: Amelanchier alnifolia
ASSUMPTIONS:
1. Only the numbered trees in this report have been examined. This report reflects the
condition of the trees at the time of the site visit. There is no warranty or guarantee,
expressed or implied that problems or deficiencies of the subject tree may not arise in
the future.
2. All trees may fail at any time, with or without obvious defects, and with or without
applied stress. A complete evaluation of the potential for this (a) tree to fail required
excavation and examination of the base of the subject tree.
Regards,
VARLEY VARLEY VARLEY
Jeff Varley
Landscape Architect
12743 NE 170th Lane
Woodinville, WA 98072
phone: 425-466-9430
email: varleyjeff@hotmail.com
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EXHIBIT 5
Merritt Short Plat
PRE 14-000470
2505 Lyons Avenue NE
Renton, Washington 98059
King County Tax #032305-9018
DRAINAGE REPORT
November 20, 2015
Prepared for:
Mike & Cindy Merritt
2505 Lyons Avenue NE
Renton, Washington 98059
(206) 251-4537
rnikeandcindymerritt@msn.com
Prepared by:
Offe Engineers, PLLC
Darrell Offe, P.E.
13932 SE 159'" Place
Renton, Washington 98058-7832
(425) 260-3412 office
tiarrell.offe(cilcomcast.net
Full Document
Available upon Request
EXHIBIT 6
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EXHIBIT 7
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EXHIBIT 8
October 22. 2015
Project J\:o. l'.'-064
Mr. M ikc Mcn-itt
2505 Lyons Ave l\E
Rcrnon. WA 98059
Gary A. Flowers, PLLC
Geological & Geotechnical Consulting
19532 J2 1h Annuc \F
Shoreline, WA 98155-11 Ob
:Subject: (icutcchnical Services Report
Planned 5 Lot Plat
2505 Lyons Ave NE
Renton. WA
Deur Mr. \1crritt:
This report prcH'ides recommendations for onsitc storm water infiltration on this proposed 5 lot
subcli\·ision located on the west side of Lyons Avenue NE hdwecn SE 99'1, Street and '.\I' 24'1
'
Court in Renton. It is our understanding that the existing residence at 2505 Lyons Avenue '\I
will remain and that the property will be subdivided into 5 individual building lots. Fach lut i•,
planned to ha\·e a separate infiltration facility, either trenches or <lrv wells.
Existin~ Site Conditions
This rectangular propet1y covers nearly live acres of land, of which the approximate southern
one-half will be developed into the 5 new building lots. The property slopes downward from
northeast tu southwest. Lots l, 2 and 5 have verv gentle slopes on the order of less than l
percent up to about 4 percent gradient. Lots 3 and 4 have gentle slopes on the order or IO tn I:,
percent gradient. Much ofthe southern portion oC the property is cleared meadowlancL The
entire nonhern portion of the property is heavily vegetated with trees and a grove of trees is "bo
located in the southeast corner. The paved drivev,.:ay for the existing residence at 2505 [ .yon:-:
,\ ve SE !cirrns the southern boundary of the property. The northern and eastern edges or the
property arc bordered by SE 99th Street and Lyons Avenue NE. rcspcctiYely, The entire pn,p,·:,11
is surrounded on all sides by single family residential development.
:vlappings
The Cieologic Mop ofKing Cozmry, by B001h. J1·oos1 and Wisher. 20( full Document
/11/eroctive Geology :Hap shows this area of Renton is underlain by re Available upon Request
consisting of normally consolidakd silty sands. sands and gravels (Q'
Gary A. Flowcrs 1 PLLC
S!1ord111t· Wa"h,nghm981-';.'i-llllh EXHIBIT 9
Jill Din
From:
Sent:
To:
Subject:
Hi Jill,
betsyreamy@yahoo.com
Thursday, February 11, 2016 4:30 PM
Jill Ding
Merritt Short Plat Comments
Per our conversation regarding the Merritt Short Plat I am emailing items which I believe are important and would ask to
be addressed:
1. Drainage -the new residences will eliminate some of the natural absorption for rain water. We like to ensure that
provisions (ie additional drainage, retention pond) are made to address this as the new lots are on a downward slope
that continues across the street to our property.
2. Construction vehicles -given the location of the Merritt Property, we believe that it will be important to address the
large trucks and equipment that will be brought in for the work along with the construction workers' cars. Lyons Avenue
is busy and the Merritt property is just beyond a curve in the road. Having large trucks and equipment parked on that
street will make an already delicate area worse. Planning for an alternate parking spot for trucks/equipment/vehicles
would help to address this.
3. There are some very tall trees that border the Merritt property on Lyons Ave. If those are taken down as part of the
coming development we would ask that we be given some advance notice for safety's sake.
Thanks for your time. Please let me know if you have any questions regarding the above information.
Betsy Reamy
Sent from my iPhone
EXHIBIT 10
1
Jill Din
From:
Sent:
To:
Cc:
Subject:
Dear Ms. Ding:
10415 -147'h Avenue SE
Renton, WA 98059
February 15,, 2016
J. Ding
Renton Planner
1055 S. Grady Way
Renton, WA 98057
re: LUA-000022 SHPL-A
Dear Ms. Ding:
Claudia Donnelly <thedonnellys@oo.net>
Wednesday, February 17, 2016 9:35 AM
Jill Ding
Jennifer T. Henning; Chip Vincent; Council; Denis Law
comment letter
I live in King County and have approximately 19,000 square feet to my property. King County says that is just
under a half acre. One acre amounts to 43,560 square feet. I don't want to stop Mike and Cindy Merritt from
building on their property, but does Renton know what measurements mean? The property that they own is
approximately 4.83 acres or 210,567 square feet. (This is where I goofed-which comes from having a stroke.)
R-1 zoning to me-and to most rational people means I house per acre If you subtract 14,822, 14,252,16,188,
23,664 and 27,378 from 210,567, that leaves you 114,263 square feet. 114,263 divided by 43,560 equals: 2.62
houses.
I am sure that since it is in the Separator that they can get 3 houses out of this property. My concern is that
where is the detention pond/vault going to go in order to protect May Creek?
Thank you.
Sincerely, EXHIBIT 11
Claudia Donnelly
2
J. Ding
Renton Planner
1055 S. Grady Way
Renton, WA 98057
10415 -147th Avenue SE
Renton, WA 98059
February 15, , 2016
re: LUA-000022 SHPL-A
Dear Ms. Ding:
I live in King County and have approximately 19,000 square feet to my property.
King County says that is just under a half acre. One acre amounts to 43,560 square
feet. I don't want to stop Mike and Cindy Merritt from building on their property,
but does Renton know what measurements mean? The property that they own is
approximately 4.83 acres or 210,567 square feet. (This is where I goofed -which
comes from having a stroke.) R-1 zoning to me -and to most rational people
means I house per acre If you subtract 14,822, 14,252,16,188, 23,664 and 27,378
from 210,567, that leaves you 114,263 square feet. 114,263 divided by 43,560
equals: 2.62 houses.
I am sure that since it is in the Separator that they can get 3 houses out of this
property. i'vly concern is that where is the detention pond/vault going to go in
order to protect May Creek?
Thank you.
Sincerely,
(!J&Md{: ~~
Claudia Donnelly
Jill Din
From:
Sent:
To:
Cc:
Subject:
Claudia Donnelly <thedonnellys@oo.net>
Monday, February 29, 2016 8:51 AM
Jill Ding
Chip Vincent; Council
Re: Proposed Merritt plans
On Feb 29, 2016, at 8:03 AM, Claudia Donnelly <thcdo11m:ll_ys(r1\10.11c_t> wrote:
Dear Ms. Ding:
I don't know if this is a result of my sending a letter to you about the proposed Merritt plans or not. Last
Monday, my mail box was not damaged; but on Tuesday, I noted that the handle we use to open it was
m1ssmg. I've had a lot of stuff like that happen when Renton officials don't like me questioning their
actions. l also noted that our side fence had been pushed in like someone tried to open it to let our dog out?
Among the many things that have happened:
1. l saw a map in 1998 that showed a sewer line going down Greenes Stream to my property and then
traversing my back yard to my side yard and then down 147th to Stonegate. I'm told 'Not to worry, we do this
all the time".
2. Last summer, we had a lot of real estate agents calling us -from Renton to Woodinville -one weekend
to say they got an email from us -using an old email that only 2 other individuals know about -saying they
would help us plan our move to Yakima. Then I had a local realtor agent call me and asked me what I wanted
to talk to him about -I have never met the man nor do I know where he lives. Then this past summer, his
wife? tailgated me down to Coal Creek Parkway where she called my psycho and gave me the finger. Or what
about when Comcast called us because a Renton official drove our neighborhood and didn't like the way our
Comcast wire was attached to our roof. The AG' s office told me to tell Renton officials to mind their own
business. And then last Tuesday, I needed a screw driver to get into my mail box because the handle was
broken off. We will be watching our property and if need be, report it to the Sheriff's office.
U.S. leaders -President Obama and Sheriff John Urquhart in public service messages have said that if you see
anything out of the ordinary to report it and let others deal with it. That's all I am doing -and if Renton
officials don't want to obey state or city laws/ordinances, that's your problem-I will continue to speak out.
You might want to show the Merritts' Renton ordinance 4667 -which is the May Valley Prezone ordinance
passed by the City Council in 1997. I am attaching an annexation case from 1995 where Renton broke the law
and got caught..
Have a good day.
Thank you.
Claudia Donnelly
1
Jill Din
From:
Sent:
To:
Subject:
Betsy,
Jill Ding
Thursday, February 18, 2016 11:17 AM
'betsyreamy@yahoo.com'
RE: Merritt Short Plat Comments
Thank you for your comments, they have been included in the official file for consideration by the decision maker. Below
are my responses to your questions:
1. Drainage: A drainage plan and report were submitted with the project application. Based on the submitted
information, the applicant is proposing to infiltrate any stormwater generated by the project onsite via infiltration
trenches. Any storm drainage improvements will be required to comply with the 2009 King County Surface Water Design
Manual (KCSWDM) and City of Renton Amendment to the KCSWDM.
2. Construction Vehicles: According to the applicant's construction mitigation description, vehicle parking and material
storage are proposed to be accommodated onsite. A formal traffic control plan will be reviewed and approved at the
time of Utility Construction Permit review.
3. Trees: A tree retention plan was submitted with the application materials. The tree retention plan indicates that all
trees located along Lyons Ave NE would be retained as part of the short plat development.
Please let me know if I can be of further assistance.
Thank you,
Jill Ding
Senior Planner
CED
City of Renton
(425) 430-6598
id ing@rentonwa.gov
-----Original Message-----
From: IJ~tsy,_q_,1rr1y_@y_,1 QQQ.f_orn [rn a i Ito: bctsyreil rny@ya hoo .corn]
Sent: Thursday, February 11, 2016 4:30 PM
To: Jill Ding
Subject: Merritt Short Plat Comments
Hi Jill,
Per our conversation regarding the Merritt Short Plat I am emailing items which I believe are important and would ask to
be addressed:
EXHIBIT 12
1
1. Drainage -the new residences will eliminate some of the natural absorption for, oln water. We like to ensure that
provisions (ie additional drainage, retention pond) are made to address this as the new lots are on a downward slope
that continues across the street to our property.
2. Construction vehicles -given the location of the Merritt Property, we believe that it will be important to address the
large trucks and equipment that will be brought in for the work along with the construction workers' cars. Lyons Avenue
is busy and the Merritt property is just beyond a curve in the road. Having large trucks and equipment parked on that
street will make an already delicate area worse. Planning for an alternate parking spot for trucks/equipment/vehicles
would help to address this.
3. There are some very tall trees that border the Merritt property on Lyons Ave. If those are taken down as part of the
coming development we would ask that we be given some advance notice for safety's sake.
Thanks for your time. Please let me know if you have any questions regarding the above information.
Betsy Reamy
Sent from my iPhone
2
Jill Din
From:
Sent:
To:
Cc:
Subject:
Ms. Donnelly,
Jill Ding
Thursday, February 18, 2016 11:21 AM
'Claudia Donnelly'
Jennifer T. Henning; Chip Vincent; Council; Denis Law
RE: comment letter
Thank you for your comments on the Merritt Short Plat (LUA16-000022). Your comments have been included in the
official land use file for consideration by the decision maker. In addition, you have been made a party of record for this
project. As a party of record, you will receive a copy of the Administrative Decision for this short plat.
Sincerely,
Jill Ding
Senior Planner
CED
City of Renton
( 425 I 430-6598
jding@rentonwa.gov
From: Claudia Donnelly [mailto:thedonnellysca:oo,net]
Sent: Wednesday, February 17, 2016 9:35 AM
To: Jill Ding
Cc: Jennifer T. Henning; Chip Vincent; Council; Denis Law
Subject: comment letter
Dear Ms. Ding:
10415 -147'h Avenue SE
Renton, WA 98059
February 15,, 2016
J. Ding
Renton Planner
1055 S. Grady Way
Renton, WA 98057 EXHIBIT 13
1
re: LUA-000022 SHPL-A
Dear Ms. Ding:
I live in King County and have approximately 19,000 square feet to my property. King County says that is just
under a half acre. One acre amounts to 43,560 square feet. I don't want to stop Mike and Cindy Merritt from
building on their property, but does Renton know what measurements mean? The property that they own is
approximately 4.83 acres or 210,567 square feet. (This is where I goofed -which comes from having a stroke.)
R-1 zoning to me-and to most rational people means I house per acre If you subtract 14,822, 14,252,16,188,
23,664 and 27,378 from 210,567, that leaves you 114,263 square feet. 114,263 divided by 43,560 equals: 2.62
houses.
I am sure that since it is in the Separator that they can get 3 houses out of this property. My concern is that
where is the detention pond/vault going to go in order to protect May Creek?
Thank you.
Sincerely,
Claudia Donnelly
2
Department of Community and Economic Development
Planning Division
ADMINISTRATIVE POLICY /CODE INTERPRETATION
ADMINISTRATIVE
POLICY/CODE
INTERPRETATION#: Cl-73 -REVISED
MUNICIPAL
CODE SECTIONS: 4-2-110.A, 4-2-110.B, 4-2-110.D, 4-2-115, 4-11-020, and 4-11-230
REFERENCE:
SUBJECT:
BACKGROUND:
Residential Building Height (RC thru RMF)
Erratum Statement: Cl-73 implemented changes to the
method of height measurement for structures in the RC
through RMF zones. This erratum statement affects the
two-story limitation for R-14 zoned properties by
increasing it to three. Docket #116 advocates for increased
height and story limits for select zones, including the RMF
zone. The R-14 zone is transitional between the R-10 and
RMF, and therefore R-14 standards are intended to offer a
compromise between the restrictions of the R-10 and the
allowances of the RMF zone. By limiting wall plate height
to 24' yet allowing three stories, the R-14 zone would
provide an appropriate transition between the R-10 and
RMF zones with respect to building height.
By definition, the current method to determine a building's height is to
measure the average height of the highest roof surface from the grade
plane (i.e., average grade). The maximum height allowed in the RC
through R-14 zones is 30 feet (35' in the RMF). The implementation of a
"maximum height" (RMC 4-2-110.A) as applied to roofed buildings is
inconsistent and contradictory with the intent and purpose statements of
Title IV related to residential design (RMC 4-2-115). Further, regulating
the height of non-roofed structures is unenforceable by Title IV (except
for Building Code). The ambiguity and contradictory aspects of the code
exist for two reasons:
1. Height is measured to the midpoint of a rool
2. Flat roofs are able to be as tall as buildings v,
increases the building's massing.
Full Document
Available upon Request
H:\CED\Planning\Title IV\Docket\Administrative Policy Code lnterpretation\Cl-73\Code lnterp EXHIBIT 14
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EXHIBIT 15
ADVISORY NOTES TO APPi
LUA 16-000022
Application Date: January 14, 2016
Name: Merritt Subdivision
ANT
Site Address: 2505 Lyons Ave NE
Renton, WA 98059-4113
~_\..._-<,,,
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PLAN -Planning Review -Land Use Version 1 I March 10, 2016
1'11c~~1~, ~~&i;;~;; 8~~Mi~&":~1;;1~tlkt:i~,~~;;;,;)'f'~1.'i''.!~{1:tl6;Wt11bf ,iirril{haa A{~r~ti ii!.t2g£~7S59f~J~k~~J@i'!!rit6'ii~~:~()v'·
Recommendations: I have reviewed the above referenced preliminary short plat submittal and have the following comments:
Information needed for final short plat approval includes the following:
Note the City of Renton land use action number and land record number, LUA 16 000022 and LND 20 0626, respectively, on the final short
plat submittal. The type size used for the land record number should be smaller than that used for the land use action number.
Provide short plat and lot closure calculations.
The city will provide addresses for the proposed lots as soon as possible. Note said addresses on the final short plat drawing.
Do note encroachments, if any.
Note all easements, covenants and agreements of record on the drawing.
The City of Renton Administrator, PublicWorks Department, is the only city official who signs the final short plat. Provide an appropriate
approval block and signature line. Pertinent King County approval blocks also need to be noted on the drawing.
All vested owner(s) of the subject final short plat need to sign the final short plat drawing. Include notary blocks as needed.
Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be
recorded concurrently with the final short plat. The final short plat drawing and the associated document(s) are to be given to the Project
Manager as a package. The recording number(s) for the associated document(s) are to be referenced on the final short plat drawing.
Provide spaces for the recording numbers thereof.
Recommendations: Minimal impact on Police Services .
. · P!(~~,J~ti;ll,;~-c6riiili~iii~w;,,;,111t~ili11~rr~11i-,1~01.w, '1
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Recommendations: 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
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.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish
and Wildlife Service National Bald Eaqle Manaqement Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit.
EXHIBIT 16
Ran: March 1 O, 2016
ADVISORY NOTES TO APP
LUA 16-000022
ANT
PLAN -Planning Review -Land Use Version 1 I March 10, 2016
Recommendations: Engineering Review:
I have reviewed the application for the Merritt Subdivision at 2505 Lyons Ave NE and have the following comments:
EXISTING CONDITIONS
Water Water service is provided by the KC Water District 90.
Sewer Wastewater service is provided by the City of Renton.
Storm The existing property does not contain stormwater facilities. There are stormwater mains located in Lyons Ave NE fronting the
subject property.
CODE REQUIREMENTS
WATER
1. The applicant shall provide a water availability certificate from KC Water District 90. A copy of the approved water plan from KC Water
District 90 shall be provided to the City prior to approval of the Utility Construction Permit.
SEWER
1. There is an 8 inch sanitary sewer main in Lyons Ave NE. The applicant has proposed an 8 inch extension from the sanitary sewer
main in Lyons Ave NE through the development in order to provide sanitary sewer services to each of the 5 proposed lots.
2. Wastewater system development charges (SDC) are applicable to each lot. SDC fee for sewer is based on the size of the new
domestic water meters to serve the project. SDC fees for up to a 1 inch meter is $2,242.00/meter.
3. The Honey Creek Sewer Interceptor Special Assessment District (SAD) fee is applicable to the proposed development. The SAD fee
is $250.00 per lot.
4. The development is proposing connection of (4) new homes and (1) existing home to the public sewer system. The total fee is
$12,460.00. This is payable prior to issuance of the utility construction permit.
SURFACE WATER
1. A surface water development fee of $1,485.00 per new dwelling unit will apply. The project proposes the addition of (4) new single
family residences. The total fee is $5,940.00. This is payable prior to issuance of the utility construction permit.
2. A drainage report, dated November 20, 2015, was submitted by Otte Engineers, PLLC with the site plan application. Based on the
City of Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested Conditions. The development is
subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton
Amendments to the KCSWDM. All core and special requirements have been discussed in the provided drainage report.
3. The subject property has two separate discharge points. The southerly portion of the property discharges to the south into a ditch
which runs along the southern property line. From there is flows downstream, into Greene's Creek and finally into a large wetland area
associated with May Creek. The remaining runoff from the existing site includes one single family residence which contains infiltration
trenches to mitigate the roof run off from the property. The remaining area of the property sheet flows into the public storm system along
the west side of Lyons Ave NE.
4. The location of the existing infiltration trenches for the existing residence is not evident on the plans. If the existing trenches services
the existing residence will fall outside of the proposed boundary line for the lot, an easement will be required.
5. The development proposes the use of infiltration trenches to be located on each new property to mitigate the added impervious
surfaces created by the subject property. Based on the drainage report provided, the project is exempt from providing additional flow
control facilities since the increase in the developed runoff from the existing runoff is less than 0.10 cfs in the existing 100 year peak flow.
Should any changes in the proposed project result in an increase to the 100 year peak flow, the use of on site flow control facilities will
need to be re evaluated at that time.
6. As currently designed, the project creates less than 5,000 square feet of new pollution generating impervious surface (PGIS), and is
therefore exempt from water quality treatment as defined in the 2009 KCSWDM. Should any changes in the proposed project result in an
increase to the PGIS, the use of on site water quality facilities will need to be re evaluated at that time.
7. No downstream flooding or erosion issues were identified in the drainage report.
TRANSPORTATION
1. The proposed project fronts Lyons Ave NE, which is classified as a residential access street. Minimum right of way width for this street
classification is 53 feet. Existing right of way width in Lyons Ave NE varies from 48 feet to 78 feet, the narrowest ROW being at the
southeast corner of the property. ROW dedication will be required to provide a minimum of 53 feet of ROW across the full length of the
property. This dedication will vary from approximately 5 feet to O feet depending on final survey.
2. To meet the City's complete street standards, street improvements, including a pavement width of 26 feet from the center line, curb,
gutter, and 8 foot planter strip, 5 foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting
the site per City code 4 6 060.
3. The applicant may submit an application to the City requesting a modification to keep the existing street frontage improvements and
existing ROW width in Lyons Ave NE as outlined in City code 4 9 250C5d.
4. Private access streets are allowed for access to six or fewer lots provided at least two lots abut a public right of way. As currently
Ran: March 10, 2016 Page 2 of 4
ADVISORY NOTES TO APPi
LUA 16-000022
ANT
PLAN -Planning Review -Land Use Version 1 I March 10, 2016
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designed, lots 1 and 5 both abut the public right of way. Therefore, access to each of the tots may be granted via the proposed private
access street.
5. Private streets must meet requirements for emergency services access and must provide a turnaround in compliance with City code
4 6 0601.
a. Emergency access is required within 150 feet of alt points on the buildings.
b. Hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services.
c. The private street is required to have a minimum 20 foot wide paved roadway and shalt be constructed to support emergency
vehicles.
d. The private street shall be constructed in accordance with City standards, including a minimum of 4" asphalt over 6" crushed rock.
e. No sidewalks are required for private streets.
f. Drainage improvements are required.
g. The maximum driveway grade for a private street shalt not exceed 15%.
h. Developer will be required to install street signage for the private street in accordance with City standards.
i. An easement will be required to create the private street.
j. The private street must be installed prior to recording of the plat
6. Street lighting and street trees are required to meet current city standards.
7. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the
building permit. The current rate of transportation impact fee is $2,951.17 per new single family house. Traffic impact fees wilt be owed
at the time of building permit issuance. Based on the City's current fee schedule, estimated traffic impact fees for the proposed
development will be $11,804.68. Fees are subject to change. The transportation impact fee that is current at the time of building permit
application will be levied.
8. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements.
9. Tract B -Pump house appears to be land tocked. If access to the pump house will be required, an access easement should be
provided.
GENERAL COMMENTS
1. Adequate separation between utilities shall be provided in accordance with code requirements.
2. All construction utility permits for drainage and street improvements will require separate plan submittats. All utility plans shall confirm
to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
3. A tandscapinq plan shalt be included with the civil plan submittal. Each plan shall be on separate sheets.
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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 one existing home.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can
be counted toward the requirement as tong as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300
feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water
District 90. Fire sprinklers may have to be installed for larger homes due to likely dead end water main installed in this plat.
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 alt points on the buildings. Dead end streets that exceed 150 feet are required to have an approved turnaround.
Proposed hammer head tvoe turnaround is acceptable .
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Recommendations: 1. Parks Impact fee per Ordinance 5670 applies.
2. Provide trait/sidewalk connection to recorded trait easment (Langley Ridge at May Creek 20080212000465) for connetion to Park and
May Creek Trait
3. Trail/sidewalk connectionn to connect to Lyons Ave ./NE 26th to the East.
Ran: March 10, 2016 Page 3 of 4
ADVISORY NOTES TO APP
LUA 16-000022
ANT
PLAN -Planning Review -Land Use Version 1 I March 10, 2016
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4. Retain and protect trees between the right away line/property line and street.
5. See attached map.
Ran: March 10, 2016 Page 4 of4
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
A. ADMINISTRATIVE REPORT & DECISION
DECISION: 0APPROVED
DENIED
REPORT DATE: March 10, 2016
Project Name: Merritt Short Plat
(8J APPROVED SUB
Owner/Applicant/Contact: Michael and Cynthia Merritt, 2505 Lyons Avenue NE, Renton, WA 98059
File Number: LUA16-000022, SHPL-A
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of
an existing 210,567 square foot (4.83 acre) site into 5 lots and 3 tracts (Tracts A, B,
and C). The project site is located within the Residential-1 (R-1) zone and the May
Valley Urban Separator. The proposed lots would have areas of: 14,822 sq. ft. (Lot
1), 14,252 sq. ft. (Lot 2), 16,188 sq. ft. (Lot 3), 23,664 sq. ft. (Lot 4), and 27,378 sq.
ft. (Lot 5). Tract A is proposed as an open space tract, Tract B is proposed as an
irrigation pump house tract, Tract C is proposed as a shared driveway. Access to
the proposed lots would be provided via a 26-foot wide shared driveway (Tract C),
which terminates in a hammerhead turnaround. An existing single family
residence is proposed to remain on Lot 4, the existing asphalt driveway serving Lot
4 would be removed as part of the short plat development, and a new access
driveway would be provided off of the proposed shared driveway (Tract C).
Sensitive slopes (slopes with grades between 25 and 40 percent) and a high
erosion hazard area are mapped on the project site.
Project Location: 2505 Lyons Avenue NE
Site Area: 210,567 square feet (4.83 acres)
Project Location Map
Admin Report
J. Ding
Renton Planner
1055 S. Grady Way
Renton, WA 98057
10415 -147th Avenue SE
Renton, WA 98059
February 15, , 2016
re: LUA-000022 SHPL-A
Dear Ms. Ding:
I live in King County and have approximately 19,000 square feet to my property.
King County says that is just under a half acre. One acre amounts to 43,560 square
feet. I don't want to stop Mike and Cindy Merritt from building on their property,
but does Renton know what measurements mean? The property that they own is
approximately 4.83 acres or 210,567 square feet. (This is where I goofed -which
comes from having a stroke.) R-1 zoning to me -and to most rational people
means I house per acre If you subtract 14,822, 14,252,16,188, 23,664 and 27,378
from 210,567, that leaves you 114,263 square feet. 114,263 divided by 43,560
equals: 2.62 houses.
I am sure that since it is in the Separator that they can get 3 houses out of this
property. l\!Iy concern is that where is the detention pond/vault going to go in
order to protect May Creek?
Thank you.
Sincerely,
(!JttMdt: ·~ ~
Claudia Donnelly
• ·yftll~
Denis Law · $ City of/
_ _:May:..or ------~L!~.f!\l§filO I
February l, 2016
Tim Locke
King County Housing Authority
600 Andover Park West
Seattle, WA 98188
Community & Economic Development Department
C.E."Chip"Vincent, Administrator
SUBJECT: REQUEST FOR SIGNED PLAN SETS AND NOTICE OF LOT LINE
ADJUSTMENT APPROVAL
LUA14-000226, LLA / Vantage Point Apartments
Dear Mr. Locke:
The City of Renton has finished reviewing your proposed lot line adjustment and is now
ready to send the final version for recording. Please submit five sets of original signed
lot line adjustment plan sets and a check for $31.62 made out to Postal Express to my
attention at the sixth floor counter of City Hall.
Please verify that the plan sets have been signed by all owners of record and have been
notarized with an ink stamp (not embossed). Also please note that all dates should be
changed to reflect 2016. The ink stamp must be legible so that King County will
promptly record the lot line adjustment.
This decision to approve the proposed lot line adjustment is subject to a fourteen (14)
day appeal period from the date of this letter. Any appeals of the administrative
decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, February
15, 2016. Appeals must be filed in writing together with the required fee with: Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the
Examiner are governed by RMC 4-8-110 and information on the appeal process may be
obtained from the City Clerk's Office, (425) 430-6510.
If you have further questions regarding this project, please call me at (425) 430-7219.
7r~~
Roc~I Timmons
Senior Planner
Renton City Hall .. 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
Jill Din
From:
Sent:
To:
Subject:
Betsy,
Jill Ding
Thursday, February 18, 2016 11:17 AM
'betsyreamy@yahoo.com'
RE: Merritt Short Plat Comments
Thank you for your comments, they have been included in the official file for consideration by the decision maker. Below
are my responses to your questions:
1. Drainage: A drainage plan and report were submitted with the project application. Based on the submitted
information, the applicant is proposing to infiltrate any stormwater generated by the project onsite via infiltration
trenches. Any storm drainage improvements will be required to comply with the 2009 King County Surface Water Design
Manual (KCSWDM) and City of Renton Amendment to the KCSWDM.
2. Construction Vehicles: According to the applicant's construction mitigation description, vehicle parking and material
storage are proposed to be accommodated onsite. A formal traffic control plan will be reviewed and approved at the
time of Utility Construction Permit review.
3. Trees: A tree retention plan was submitted with the application materials. The tree retention plan indicates that all
trees located along Lyons Ave NE would be retained as part of the short plat development.
Please let me know if I can be of further assistance.
Thank you,
Jill Ding
Senior Planner
CED
City of Renton
(425) 430-6598
id ing(iil rentonwa .gov
-----Original Message-----
From: betsyreamy@yahoo.com [mailto:betsyreamy@yahoo.com]
Sent: Thursday, February 11, 2016 4:30 PM
To: Jill Ding
Subject: Merritt Short Plat Comments
Hi Jill,
Per our conversation regarding the Merritt Short Plat I am emailing items which I believe are important and would ask to
be addressed:
1. Drainage -the new residences will eliminate some of the natural absorption for rain water. We like to ensure that
provisions (ie additional drainage, retention pond) are made to address this as the new lots are on a downward slope
that continues across the street to our property.
2. Construction vehicles -given the location of the Merritt Property, we believe that it will be important to address the
large trucks and equipment that will be brought in for the work along with the construction workers' cars. Lyons Avenue
is busy and the Merritt property is just beyond a curve in the road. Having large trucks and equipment parked on that
street will make an already delicate area worse. Planning for an alternate parking spot for trucks/equipment/vehicles
would help to address this.
3. There are some very tall trees that border the Merritt property on Lyons Ave. If those are taken down as part of the
coming development we would ask that we be given some advance notice for safety's sake.
Thanks for your time. Please let me know if you have any questions regarding the above information.
Betsy Reamy
Sent from my iPhone
2
Jill Din
From:
Sent:
To:
Cc:
Subject:
Ms. Donnelly,
Jill Ding
Thursday, February 18, 2016 11:21 AM
'Claudia Donnelly'
Jennifer T. Henning; Chip Vincent; Council; Denis Law
RE: comment letter
LI.A}. ll.-·0000~
Thank you for your comments on the Merritt Short Plat (LUA16·000022). Your comments have been included in the
official land use file for consideration by the decision maker. In addition, you have been made a party of record for this
project. As a party of record, you will receive a copy of the Administrative Decision for this short plat.
Sincerely,
Jill Ding
Senior Planner
CED
City of Renton
(425) 430-6598
jding@rentonwa.gov
From: Claudia Donnelly [mailto:thedonnellys@oo.net]
Sent: Wednesday, February 17, 2016 9:35 AM
To: Jill Ding
Cc: Jennifer T. Henning; Chip Vincent; Council; Denis Law
Subject: comment letter
Dear Ms. Ding:
10415-147'h Avenue SE
Renton, WA 98059
February 15, , 2016
J. Ding
Renton Planner
1055 S. Grady Way
Renton, WA 98057
1
re: LUA-000022 SHPL-A
Dear Ms. Ding:
I live in King County and have approximately 19,000 square feet to my property. King County says that is just
under a half acre. One acre amounts to 43,560 square feet. I don't want to stop Mike and Cindy Merritt from
building on their property, but does Renton know what measurements mean? The property that they own is
approximately 4.83 acres or 210,567 square feet. (This is where I goofed-which comes from having a stroke.)
R-1 zoning to me -and to most rational people means I house per acre If you subtract 14,822, 14,252, 16,188,
23,664 and 27,378 from 210,567, that leaves you 114,263 square feet. l 14,263 divided by 43,560 equals: 2.62
houses.
I am sure that since it is in the Separator that they can get 3 houses out of this property. My concern is that
where is the detention pond/vault going to go in order to protect May Creek?
Thank you.
Sincerely,
Claudia Donnelly
2
Leslie Betlach
Plan Number:
Site Address:
LUA16-000022
2505 LYONS AVE NE
of
Plan Review Routing Slip
Name: Merritt Subdivision
Description: The applicant is requesting preliminary short plat approval for the subdivision of an existing 210,567 square foot
(4.83 acre) site into 5 lots and 3 tracts (Tracts A, B, and C). The project site is located within the Residential-1 (R-1) zone and the May
Valley Urban Separator. The proposed lots would have areas of: 14,822 sq. ft. (Lot 1), 14,252 sq. ft. (Lot 2), 16,188 sq. ft. (Lot 3), 23,664
sq. ft. (Lot 4). and 27,378 sq. ft. (Lot 5). Tract A is proposed as an open space tract, Tract Bis proposed as an irrigation pump house
tract, Tract C is proposed as a private street. Access to the proposed lots would be provided via a 26-foot wide private street (Tract C),
which terminates in a hammerhead turnaround. An existing single family residence is proposed to remain on Lot 4, the existing asphalt
driveway serving Lot 4 would be removed as part of the short plat development, and a new access driveway would be provided off of the
proposed private street (Tract C). Sensitive slopes (slopes with grades between 25 and 40 percent) and a high erosion hazard area are
mapped on the project site.
Review Type:
Date Assigned:
Community Services Review-Version 1
01/28/2016
Date Due: 02/11/2016
Project Manager: Jill Ding
Environmental Impact
Earth Animals
Air Environmental Health
Water Energy/Natural Resources
Plants Housing
Land/Shoreline Use Aesthetics
Where to enter your comments: Manage My Reviews
Which types of comments should be entered:
Light/GI a re Historic/Cul tura I Preservation
Recreation Airport Envi ronmenta I
Utilities 10,000 Feet
Transportation 14,000 Feet
Public Service
Recommendation -Comments that impact the project including any of the Enivornmental Impacts above.
Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of
additional documentation and/or resubmittal of existing documentation.
What statuses should be used:
Reviewed -I have reviewed the project and have no comments.
Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations.
Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added
corrections in Corrections.
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City Limits D ICOR)Comn1eroaVOff1ce1Residential c::J(R-4) Rts,denLial Mulac
CJ Ri:N!ON CJ [CV) Genier Village c:J (R-8) Res,dential Sdulac
[.=_! Potenll.al Anne~Jtion Area D (IH) lndu~triJI Hc;r,y CJ (RC) Rewurce Corisc1Vatmn
Zoning Designation D (IL) lnmJstrial Light CJ (RW~FJ Rcs1dcnbJI Multi.family
D (CA) Cornrm,rcialA,i..-ral D (IM) lrlduwial lkdiurn c:J (RM T) Re51. MJ:ti-Family fo1ci6ooa1
D ICD) Center Downtown D (R-1) Residen~al 1du/ac CJ (RM-U) R~5i. Mu/ti-fa:-nily Ub.m Certer
D {CN} Commerc,21 Ne1gt-.borflnod D (R-10) Re5ident1al 10dJ/.ic CJ iRMHJ Rc~idcrrtJ.il Ma.'ll.Jfadured Homes
D (CO)Co~mcrrnl Off,co CJ (R-14) Residential 14du/x LJ (U:::-N\) Urb.-m Cen:er North 1
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Michael & Cynthia Merritt
Charles Reamy
300' Surrounding Properties
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
Owner/Applicant
Party of Record
See Attached
I certify that I know or have satisfactory evidence that Sabrina Mirante 0,,:..;},~1.1;,~.'.",.,
1
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the us~~:')' \
mentioned in the instrument. f ! +0
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0 l lie in and for the State of Wa~ gki'M'""""""'\" _-e~-1,,,, O,:-wr-s'<' .,,---
111,\\\\\,.., .. .._,
Notary (Print): ____ _:.\\--"-'0"'--'~=, .,__\°'.....,_,12"'-"vv,.·c.ce"" _ _,_r_.S::'------------
My appointment expires: ~ ~.\--:;,_q
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Merritt Short Plat
LUA16-000022, SHPL-A
template -affidavit of service by mailing
323059106 323059102 323059102
AN MALCOM+JACQUELINE BENSON EDWARD A+JAYME L BENSON EDWARD A+JAYME L
5516 NE 23RD ST 5416 NE 26TH ST 5416 NE 26TH ST
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
323059038 323059038 8035400510
BONWELLJAMES L+JULIE P BONWELL JAMES L+JULIE P BOYDSTON TAMIE
2914 LYONS AVE NE 9616 Lyons Ave NE 2508 LYONS AVE NE
RENTON, WA 98059 Renton, WA 98059 RENTON, WA 98059
4187200310 4187200120 8035400530
BROUGHTON ERIK+TORI CHAN ANTHONY K CHRISTOPHERSON BRUCE K
5308 NE 26TH ST 5201 NE 25TH ST 5502 NE 24TH CT
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
323059317 6061400230 8035400110
CULBERTSON JASON ET AL CURTIN TRUDY M DALY MICHAEL
20211126TH PL SE 25409 LK WILDERNESS CC DR SE 5305 NE 24TH CT
KENT, WA 98031 MAPLE VALLEY, WA 98038 RENTON, WA 98059
4187200160 8035400480 8035400060
FARRIS CRAIG A+JENNIFER DAW FOH RELL WILLIAM B & JAN E FRIEDRICH HOWARD R+BARBARA
5212 NE 25TH ST 2400 LYONS AVE NE 2401 LYONS AVE NE
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
6061400210 6061400200 8035400100
HAYES RANDALL HAYES RANDALL K HAYS PAUL T
5220 NE 24TH ST 14322 SE 100TH PL 5304 NE 24TH CT
RENTON, WA 98059 RENTON, WA 98056 RENTON, WA 98059
4187200300 4187200320 6061400170
HOLMES ROBERT AJR+COURTNEY HOLMES ROBERT A SR+TAMARA J JACKMAN DONALD C JR
5302 NE 26TH ST 5320 NE 26TH ST 14319 SE 100TH PL
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
8035400050 8035400490 6061400180
KIM BARO KIM YOON JUN+KYUNG YOUNG LE KRUGER KARL D+BERNADETTE M
5500 NE 26TH ST 2406 LYONS AVE NE 2780 N VISTA GRANDE AVE
RENTON, WA 98059 RENTON, WA 98059 PALM SPRINGS, CA 92262
4187200130 4187200150 8035400130
LAPITZADAM LOKENJENERRA+RYAN LONGFELLOW HAPPY D+CHRISTIN
5207 NE 25TH ST 5219 NE 25TH ST 5405 NE 24TH CT
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
323059108 8035400470 4187200180
MERRITT MICHAEL M+CYNTHIA L MUTTART GEORGE M+GINGER AR NGUYEN TIM+TRANG H LE
2505 LYONS AVE NE 2310 LYONS AVE NE 5200 NE 25TH ST
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
6061400160 8035400500 8035400030
PHAM JACQUELINE T +NGUYEN JE REAMY ELIZABETH A+REAMY CHA SALAS MELISSA
5209 NE 24TH ST 2502 LYONS AV NE 5512 NE 26TH ST
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
8035400090 4187200170 4187200140
SCHWARTZ MICHAEL A SIMMONS JAMIE+ TRICIA SLUG EN JURAJ
5310 NE 24TH CT 5206 NE 25TH ST 5213 NE 25TH ST
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
8035400040 8035400550 6061400220
SPIER ROBERT J STONEGATE HOMEOWNERS ASSOC TABERT SHAWN
5506 NE 26TH ST PO BOX 2691 5208 NE 24TH ST
RENTON, WA 98059 RENTON, WA 98056 RENTON, WA 98059
8035400080 8035400070 8035400120
TODDERUD JOHN D+BRIDGET M VADNEY BRYAN L+KENDRA A WINGERSON MICHELE E
5316 NE 24TH CT 5404 NE 24TH CT 5311 NE 24TH CT
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
Charles Reamv
2502 Lyons Ave NE
Renton, WA 98059
Michael & Cvnthia Merritt
2505 Lyons Ave NE
Renton, WA 98059
-------Renton 0
NOTICE OF APPLICATION
AM.,,., Appll<>1lon ha, ''"" ~l•d and a<<1ptod wltl1 ,ho O•o•rtmont or Comm"n,ty " E<on,ml< a .. ~opm""'
(Cl.<>) -Plonnl,1 DM,;on of tlio C,ty ol Ro,,ton, Th<, folio'"'"' bn~My Oo«~b .. lh• •ppLlco~on ond u,• "'°"'"''V
;,ut,llcAppr~alL
DATE OF NOTlt~ OF APPUCllllON: Januuyll,201~
PROJEa-OESCR,PTION: f;O appll=i1 " reouo'1"J p,.hm1nary ,hor< plat approval 'or tno
~ubdi.,,lon or •n .,,,t,ng ll0,00/ ><1uar, foot (4 B< a,;101 ,,,, into 5 lot:1 and 3 tract, (T,.ct, ~. ~. am) q. Th proiect ~,,
"lc<:>"'d w1tiiln tho ~1dono,l-l (R·l) ,on• and th• Moy VallO'I Urban s,pmno,. Tho propcuOO lot.woulo h>Yo " .. '
u/, 1",6l2 >q ft. I tut 1:. 14.<5l ,q. ft. I lot II, l6,16S ,q. ft. I Lot 31, ll,664 ,q. ft. (lo! 4), and 17.376 "1· ~ (Lot 51, Tract
h" prooo,od a, an o;,n ,pan ,n,ct,, Tr.ict B 1, prnpond,. ,n lrr,ptlon pump hou,, tr.n:t, ;-m:t c II prnpo,od.,,
~r<,ato WeeL Ace,., to ,ho pmpo .. d lot, .,o,ld be prn,ldod "' • 16-loo, ""d• odva" """' {Tract C\. ~h1<h
tonnina,o, In • hamm~rhNd turnaround. An v,if11n1 ,lnglo r.lm1ly ,,.,>don"' ;, O<Qpo,•d t,;, n,m,ln on tot 4, thl e,1,t,nl
a,phal, dth,oway ""''"I lot 4 would Oo tomo,od a, i•rt of ,re ;hart plat c,-,lopmont, and• now acces, drf,,oway
""'"'d be pm,,dod o/f of th• propo,od p,1,a\e ,ttoet IT••ct: L]. :.,,,t,., slopo, 1,1~p"" w,th JC>de. botw••• l> and otJ
porunt)and1hl1hormlon'1,iuOar .. arom,pp10ont11oprojoct1ito.
?RCJECTlCCATICN: l5DSL1on1AvoNE
.>Pl'IJ<'.ANT/PftCJECTCOITTAC'IPER!ON· Mh& dndy Memtt/ l50S L,oo,A,e ~E/ ~•n<on, WA 980S~/ 4l>-l7l-
44Cla/ mrko,n<l<lmfymomtl@m>n.c,,m
Comm1nll on tho allovo appllatlon mun o, 1ullm11twd In Wliijn1 lo loll Cln1, ~,nlor Plonn ... , Oop1rtmont ,;,I
Commun1<y II Economic 0.,.olopmtnt. L05S 5autn G,.<ty Way, Ronton, WJ. !10~7, at ~,xr p.m. on Fobruary ll, lOIL
ll1ou ha'" quost,on, about th" Pf"COSII, or w11h to be 1Ndo, oarty uf murd ,rd,,,.,,. ,~d.Uonai ""llftcotlon boj
ma,I. contact ,ho Pro1oct Mana1or at l•<SI 430-<lS!a. Afl'/ono who ,ubm,,. wl1tt<!n ,omm•n" -.,,11 ,utomatlcilly
loecomo • o•rtv ol roco,d and w,11 b, notified ol ,ny doc,,lon on this ~roJ,ct.
Pl EASE INClUDE THE PROJECT NUMBER WHEN CALLING fOR PROPER fill: IDENTIFICATION
D,\TI 01' .I.PPUCATION: JANUARY 14, l016
NOTICE CF COMPUTE APPLl~TION: JANUARY l!, lOU
lf·1ou wo,ld l;<e10 be mode a oa,wol ,eco,d to cocoe,o !w1h.,,do,ma:,on o, •hi! p,opo1!o p,o:occ:. rnrrple:e tri,
form and relum ,o, C t'i of""'""· CE~, Plonn"I U~·"'"• \US, Sou If ~rad, Way, R~n,un. WA 9B057
f le Namo/ No ~·e,c,n >t·o<t S'at/ lJAlo ,:o:nn SHPL·A
~AME; ------------------------
"AlllNG~OORE5S· ___________ r,,/S!a .. /71p. -~-. ------
TFLEFHONF NO
CERTIFICATION
I, , J ,' / / p; ~ , hereby certify that 3 copies of the above document
wereQposted in _j}___ conspicuous places or nearby the described property on
Date:_-"11:wW---'-l l,,-=-----Sigaed 7 i£ Y:J
STATE OF WASHINGTON
ss
COUNTY OF KING
I certify that I know or have satisfactory evidence that _ ___.::'cl:......-'·._,\_,\ _ _,\"-'-l;,:::0 ""'<-----------
signed this instrument and acknowledged it to be his/her/~eir free and ~luntary act for the
uses and purposes mentioned in the instrument.
'111 'ii'RW!'',
+i.. ,,,,\~11,1~ 41r,,.1j )' f:-~ott E ~ 1
r1 1 I;
I --c,,'::I \f: 1,1. Q:~
.::' _:,-~-01./lt.Ry t<'"\ ~ ·--~~~ *z~
:~ lJ fp~ ''\-~-/.\.1&"" " ff C, ::
?.le' : ·"--8-. ,,,"'-.Sf'~
,, '''''•'"""" C::,'~ ..:::-
[' 0F \NI'-,,--.,.
Notary P,t!O 'c in and for the State of Washington
.._)
Notary (Print):
My appointment expires:
Denis Law
---~M=ayo~, ______ , [)) City Oy1 ~,~s-·fillr®J'fil
January 28, 2016
Mike & Cindy Merritt
2505 Lyons Ave NE
Renton,\NA 98059
Community & Economic Development Department
C.E."Chip"Vincent, Administrator
Subject: Notice of Complete Application
Merritt Short Plat, LUA16-000022, SHPL-A
Dear Mr. & Mrs Merritt:
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.
You will be notified if any additional information is required to continue processing your
application.
Please contact me at (425) 430-6598 if you have any questions.
Sincerely,
j»#.P7)
Jill Ding
Senior Planner
cc: Charles Reamy/ Party of Record
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
R
,;:<111:.J['i/J//lllliflllll''fllllllll'""""'~c:~1~T'f~()~F~----=~--
e n ton
NOTICE OF APPLICATION
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CED)-Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: January 28, 2016
PROJECT NAME/NUMBER: Merritt Short Plat/ LUA16-000022, SHPL-A
PROJECT DESCRIPTION: The applicant is requesting preliminary short plat approval for the
subdivision of an existing 210,567 square foot {4.83 acre) site into 5 lots and 3 tracts (Tracts A, B, and C}. The project site
is located within the Residential-1 (R-1) zone and the May Valley Urban Separator. The proposed lots would have areas
of: 14,822 sq. ft. (Lot 1), 14,252 sq. ft. (Lot 2), 16,188 sq. ft. (Lot 31, 23,664 sq. ft. (Lot 4), and 27,378 sq. ft. (Lot 5). Tract
A is proposed as an open space tract, Tract B is proposed as an irrigation pump house tract, Tract C is proposed as a
private street. Access to the proposed lots would be provided via a 26~foot wide private street (Tract C), which
terminates in a hammerhead turnaround. An existing single family residence is proposed to remain on Lot 4, the existing
asphalt driveway serving Lot 4 would be removed as part of the short plat development, and a new access driveway
would be provided off of the proposed private street (Tract C). Sensitive slopes (slopes with grades between 25 and 40
percent) and a high erosion hazard area are mapped on the project site.
PROJECT LOCATION: 2505 Lyons Ave NE
PERMITS/REVIEW REQUESTED: Short Plat
APPLICANT/PROJECT CONTACT PERSON: Mike & Cindy Merritt/ 2505 Lyons Ave NE/ Renton, WA 98059 / 425-271·
4408 / mikeandcindymerritt@msn.com
Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Department of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on February 11, 2016.
If you have questions about this proposal, or wish to be made a party of record and receive additional notification by
mail, contact the Project Manager at (425} 430·6598. Anyone who submits written comments will automatically
become a party of record and will be notified of any decision on this project.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: JANUARY 14, 2016
NOTICE OF COMPLETE APPLICATION: JANUARY 28, 2016
If you would like to be made a party of record to receive further information on this proposed project, cornplete this
form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 93057.
File Name/ No.: Merritt Short Plat/ LUA16-000022, SHPL-A
NAME:
MAILING ADDRESS: _________________ City/State/Zip:-----------
TELEPHONE NO.:
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT ---------Renton 0
Planning Division
LAND USE PERMIT MASTER APPLICATION
PROPERTY OWNER(S)
NAME:
Michael and Cvnthia Merritt
ADDRESS:
2505 Lvons Avenue NE
I CITY: ZIP:
Renton 98059
TELEPHONE NUMBER
425-271-4408
APPLICANT (if other than owner)
NAME:
Owner
COMPANY (if applicable):
ADDRESS:
CITY: ZIP
TELEPHONE NUMBER:
CONT ACT PERSON
NAME
Mike or Cindy Merritt
' I COMPANY (if applicable):
I N/A
I
I ADDRESS:
2505 Lvons Ave NE
: ZIP:
i Renton 98059
TELEPHONE NUMBER AND EMAIL ADDRESS:
425-271-4408
mikeandcindymerritt@msn.com
E:\Personal\F1nal files\03 Land Use app form.docx
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
Merritt Short Plat
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE.
2505 Lyons Avenue NE
Renton, Wa 98059
I 1--K-I N_G_C_O_U_N_T_Y_A_S_S_E_S_S_O_R-'S_A_C_C_O_U_N_T_N_U_M_B_E_R-(S_) __ !
032305910807
Parcel# 0323059108
f-----------------
EXISTING LAND USE(S): Single Family Residents
PROPOSED LAND USE(S): Short Plat 5 lots, 50% open
space per May Valley Urban Separator
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
Residential Low Density
i
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable) N/A
EXISTING ZONING: R-1 Urban Separator, granted R-4
when clustering over 10,000 sq foot lots)
PROPOSED ZONING (if applicable): N/A
f-------------------"-·"--------
SITE AREA (in square feet): 210,567
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED: 0
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS
8,789
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable) 1.06 dw/ac
NUMBER OF PROPOSED LOTS (if applicable)
5
' NUMBER OF NEW DWELLING UNITS (if applicable)
4
'------------------_J
1
Rev:08/2015
' ., .
PROJECT INFORMATION (continued) r--~----~---------NUMBER OF EXISTING DWELLING UNITS (if applicable):
1
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): NIA
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 4700
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): NIA
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 120
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if
applicable)
NUMBER OF EMPLOYEES TO B_E EMPLOYED BY THE NEW
PROJECT (if applicable):
--
P RO J EC T VALUE:
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
0 AQUIFIER PROTECTION AREA ONE
0 AQUIFIER PROTECTION AREA TWO
D FLOOD HAZARD AREA
D GEOLOGIC HAZARD
D HABITAT CONSERVATION
D SHORELINE STREAMS & LAKES
D WETLANDS
__ sq.ft.
__ sqft
__ sq.ft.
__ sq.ft
__ sqft.
--
LEGAL DESCRIPTION OF PROPERTY
(Attach legal descriDtion on seDarate sheet with the followina information included)
SITUATE IN THE WEST 548 FEET OF GOVERNAMENT LOT 1 QUARTER OF SECTION J. TOWNSHIP
NORHT, RANGE 5 EAST, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) Michael and Cynthia Merritt, declare under penalty of perjury under the laws of the State of Washington that I am
(please check one) IS] the current owner of the property involved in this application or D 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.
c;;,,e~~ ,1"/1tc, I
---=s!----ij:,~4~LL:£c:,~~~~µtt Signature of Owner/Representative Date
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
I certify that I know or have satisfactory evidence that ()\ { locrl vi) Ille I(' ·H-,.,cJ <'.rik,.,, m~,;, fjsigned this instrument and
acknowledge it to be ~/their free and voluntary act for the uses and purpose mentioned in the instrument.
10 . (,~t 1---Z:y
· ~ry Public in and for the State of Washington
I If/
Dated'
.--------.. §diL.i""', Ct~,u~&vi _ P,;,-;,.+.~ p
SHOBHNA GAUTAM-PRATAP · -N-o-ta_ry_(_P-rin-t)-: --~-------+-------
STATE OF WASHINGTON /
NOTARY PUBLIC My appointment expires: I/lei /2-o 1 7-
MY COMMISSION EXPIRES
04-19-17 2
E:\Personal\Final files\03 Land Use app form.docx Rev: 08/2015
,.
------------------------------·-----------~-----,
~ First American
, ... -
Subdivision Guarantee
ISSUED BY
I First American Title Insurance Company
' Schedule C I GUARANTEE NUMBER
I 2363645 ---------------~ J
The land in the County of King, State of Washington, described as follows:
PARCEL A:
THE WEST 548 FEET OF GOVERNMENT LOT 1, SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST,
W.M., IN KING COUNTY WASHINGTON;
EXCEPT THE NORTH 744. 708 FEET THEREOF.
AND EXCEPT COUNTY ROAD
LESS ALL COAL AND MINERALS AND THE RIGHT TO EXPLORE FOR AND MINE THE SAME.
PARCEL B:
A NON-EXCLUSIVE EASEMENT FOR RDADWAY PURPOSES OVER AND ACROSS THAT PORTION OF THE
SOUTH 15 FEET OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER LYING EAST OF A LINE
WHICH IS 563 FEET EAST OF AND PARALLEL TO THE WEST LINE OF SAID SUBDIVISION;
EXCEPT COUNTY ROAD.
PARCEL C:
A NON-EXCLUSIVE EASEMENT FOR ROADWAY PURPOSES AS A MEANS OF INGRESS AND EGRESS OVER
AND ACROSS A STRIP OF LAND 30 FEET IN WIDTH, THE CENTER LINE OF WHICH IS DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT ON THE SOUTH LINE OF SAID NORTHEAST QUARTER OF THE NORTHEAST
QUARTER WHICH IS 548 FEET EAST OF THE SOUTHWEST CORNER THEREOF;
AND RUNNING THENCE NORTH PARALLEL TO THE WEST LINE OF SAID SUBDIVISION TO TERMINATE
AT A POINT WHICH IS 744.708 FEET SOUTH AND 548 FEET EAST OF THE NORTHWEST CORNER OF
SAID SUBDIVISION.
AND EXCEPT ALL COAL AND MINERALS AND THE RIGHT TO EXPLORE FOR AND MINE THE SAME, AS
RESERVED BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 192931.
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
Form 5003353 (7-1-14) :Page 9 of9
!
;Guarantee Number: 2363645
i
-·------CLT A i 14 Subdivision Guarantee (4_:-1 o-75):
Washington]
------~--
/o-f'.l'i
.....
MERRITT SHORT PLAT
2505 Lyons Ave NE
5 Single Family Residence
PROJECT NARRATIVE
The proposal is to construct 4 new homes on the propeny located in the eastern ponion of the
Renton Highlands west of Lyons Avenue NE, just south of NE 26th Street. There is currently 1
home on the propeny making the fifth lot. The said propetty is contained in the Urban Separator
where 50% of the propetty is required to be open space which will be its own Tract (A) and be
owned and managed through the CC&R' s. The natural drainage from the property would be to
the east towards Lyons Ave. Currently everything drains naturally with the property sandy loam.
The propetty is flat with a 5% grade towards Lyons Avenue. The drainage enters the City
system on Lyons Avenue NE and continues to flow south. The drainage will be using well
systems and only street water draining to Lyons Avenue then to May Valley creek.
Permits required: Land Use Action pennit, Utility permits, and Building permits
Zoning designation: The property is zoned Single Family Residential R-1 but is allowed to use
R-4 designation (4-2-110.D #32) and clustering the lots to a pm1ion of the 4.83 acres. The
surrounding area is zoned single-family residential.
Current Use: Residential single family & pump house to stay for irrigation only.
Special features: No sensitive areas or special features are on or near the property.
Soil Type/Drainage: The drainage design for the proposed short plat would use a gravel filled
trench infiltration system to collect the runoff from future impervious areas and infiltrate into the
under I ying sands.
Proposed use: 5 single family residences with lots greater than 10,000 sq ft. (1 of the 5
residences already exists)
Access: Access to the project would be from Lyons Avenue NE from a proposed private road
internal to the project and supported with CC&R's. All lots would access off the proposed
private road.
Proposed Offsite improvements: No offsite improvements are proposed. Lyons Avenue NE
along the frontage has been improved to the full roadway section as pmt of the Stonegate
development. Sewer, water, and storm are located within Lyons A venue along the frontage of
the project. No offsite improvements are necessary to provide public services to this prope11y.
All other improvements are proposed to be on site or frontage.
Total estimated cost/ Fair market value: Estimated construction cost SI 00,000; Market value
(completed homes) $5,000,000
Estimated quantities: 785 cubic yards of cut material and 115 cubic yards of fill material will
be generated during the installation of'the private road and utilities. No excess material will be
removed from the site. A temporary stockpile area has been set aside on Lot 5. This excess
(stockpiled) material will be used to backfill the new houses as they are being constructed.
Trees removed: There are 64 existing trees on lots 1-5, all but 5 trees on these lots will be
removed as pan of road, utilities, and building site areas. 2 will be removed to provide private
access to the rear lots. Based upon required tree retention, 18 trees are required to be saved or
planted. There are 10 existing trees being proposed to be saved along the northerly prope11y and
'
the existing home. We are proposing to plant 8 trees; (2) trees per lot; I 1/2" caliper trees
within the project aiier the completion of each house for landscaping purposes.
Tract (A) open space will retain well over 100 trees, 75+ to be greater than 12 inches.
Dedication to the City: NIA
Proposed size, number and range: Tract A consists of 105,285 sq feet, heavily treed, Lots 1-5
will be greater than I 0,000 square feet
Job shacks, sales trailers, and model home: No proposal at this time
Dl'PARTMENT OF COMMUNITY
ANO ECONOMIC DEVELOPMENT
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 J WWWEntonwa.gov
~
Li\NO USE PERMIT SUBMITTAL·R;~~IREMENTS: ~ED MO~~~IED
Arborist Report,
--!--------------
: B1olog1cal As~essrnent 4 jc'9-
1-------
COMMENTS:
--------
C-.!lcu!ations,
--!-----+------------------·-·-
Colored Maps !'or Display, '\l) -------'--'---------+~:,__-+----+---------------···
Construction Mitigation Description iAt.10,i. f----------------+---+-----+---··--·---·---------
Dcaed of Right-of-Way Dedication 1
IJensity Worksheet,
! Di ainage Control Plan 2 ·-·-·--··-··---------+----+------+----------------------·
; Drainage Report 2
'1· Eievations,--'A-rc-h-it_e_c_tu_r._a_l ,-,-,
0
-,----·-·--,.-·"--------
-------------------+-~~-+----·+-----------··· ------·-·--···
Env~r_o~111_e~ta_l_C_h_e_ck_l_is_t_:_4 _________ -+-"j"-1l..2 :1J:::cc_1-----__ 1--------------------
Existing Covenants (Recorded Copy) 1 "'°' I
·---~-----jr-·------------·--·----
_,_:x_i_s_t_in_g_E_a_se_m_e_n_ts_(_R_e_co_r_d_e_d_C_o_p_v_l _, A-"-"-' ---\-·-----1---------1-------------
flood Ha,ard Data 4 ) D..___ I -·---------f':...C:.--='---.,1-----+------------
1·:~:;~i:::::::~:~:r~,;:,:, ·c::::I~--=== ·:=-··---~~------------------·-· ---
~~~!~?~'.~-~-~!~~i~;j~_&-P1~~-'._Eetailed_1______ --=---~-------:-_-____________ _
Habitat Data Report, , .• \0... I I ··-----------·--------------· --. . ... . I ---. ···-
: Improvement Deferral 1
,-··--·~-------------------. --------------------·--------·-----------
; lr(ieation Pl;:,n4 L
i.-. ------------------------·--·---------~ -----------·-----------------·---·-·---------------____ ,. __________ ,, ___ _
l'ROJECT NAME: --~-/}__ __________ _
DAT[: ---------·-··
I ~-AND-~~E Prn~11 51J~~.~~;;,~~-H;(~t~l;~;,MENTS: !-'NAIYVED --Moo1i1ri!J -,------cc;~1V11~"<P,:
I 8 : BY: I Kin~-Countv-A;s~~~~s Map lr~~1ic;t1~1g Site:----------------------------------------
, ---------------------·------
Landscape Plan, Conceptual,
( ---~-------------\------+--------
Landscape Plani Detailed 4 ------------------I --+-----------------;
Legal Description,
Letter of Understanding of Geological Risk,
--------I-'"----+----+-----------
Map of Existing Site Conditions,
I Master Application Form 4
I Monument Cards (one per monument) 1
+--------·----------!
'----------------
Neighborhood Detail Map,
i --------------------·--
.. --------_\ ----·----+---Overall Plat P!an,
------·------------
Parking, Lot Coverage & Landscaping Analysis 4
Plan Reductions (PMTs),
Post Office Approval,
------------------------+----f-----1-----------------------
[ Plat Name Reservation 4 !---------------------------+-----1-
Plat Plan,
Preapplicotion Meeting Summary 4
Public Works Approval Letter,
'-----------1
Rehabilitation Plan 4
--+-----~------------------
I Screening Detail 4
Shoreline Tracking Worksheet, ---l----+--+-------------1
Site Plan 2AN04 ___ ____ccc__:_ _______________ _
·--1-----1-------------------
Q_ Stream or Lake Study, Standard 4
Stream or Lake Study, Supplemental,
1 Stream or Lake Mitigation Plan 4 r------------'----------1-
,_~ __ ;;_1:_e:_:;:~1:sr
1
Plat Certifaate_ ,"""_'__ ____ ___ _ __ t
f-------------.
I
Topography MJp, I
r-Truffic Study~-------------------·---·-----__________ [___ +-------,.·---·--······!
i ----------1 --------------------------·-----------------1 i Tree Cutting/LarnJ Clearing Plan 11 -i_
i-lJrban Design 11egulations A-~-~J~~j;~------------··---I ·-------------··----------
1_:~~d:1~-it::;~_r_,_~ __ l;:_, )_f_i_:~~L~_-__ -_--_-__ --____ 1
1
-~--· i~ .·._-= __ -=-____ -_-_----_--_-_=_-_---____ _
Wetlands Mitigation PIM1, Preliminary, _1 _ _ _
:1.-\CE D\D,, t d \Tor 1·11 s-T0 rn plates\ ',elt-H el r, · 1,1 ndo u t s\f' 1._, nn i 11 ;5\ W ii iv[' r~u I Hn itta I rl' q e;. t~olx .·o:,·,
Inventory of Exi~!!.0_g Sites 2AND 3
--r--~--· --r·----·-t-----------------------1
I \..ease Agreement, Draft 2AND3.
l=···Map of Existing Sit;. -Conditio~; lAND., ----+-·---I-----+-----_-_-_-_-_-_-_·_-_·-_·-.-----.-.~~···
Map of View Area uND3 ···--I
Photosimulations 2/\NDJ i
lhis Requirement may be waived by:
1. Property Services
2 Development Engineering Plan Review
3 Building
4 Planning
i f :\( ·-1) \Data \,Forms· re rnp la tes \Seit-I le Ip 1-! <, ndouts. \ P Ian ning\ Wa ivt~ r sub rn it tc1lr c 4s. diJCx
PREAPPLICATION MEETING FOR
Merritt Subdivision
2505 Lyons Avenue NE
PRE 14-000470
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 15, 2014
Contact Information:
Planner: Jill Ding, 425.430.6598
Public Works Plan Reviewer: Rohini Nair, 425.430.7298
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Builging.Qeparlment Re1,Ciewer: CfaigBurne1t'42S:430.7290.
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers {e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
UC,/-U\ I IVICl\11 ur LUIV"VIUI\JI I Y
AND ECONOMIC DEV!:LOPMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
5/13/2014 12:00:00AM
Jill Ding, Senior Planner
Rohini Nair, Plan Reviewer
(Merritt Subdivision) PRE14-000470
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non -binding
and may not subject to modification and/or concurrence by official city decision-makers. Review comments
may also need to be revised based on site planning and other design changes required by City staff or made by
the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are based
on the pre-application submittal made to the City of Renton by the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are based
on the pre-application submittal made to the City of Renton by the applicant.
WATER
, The proposed de)le]opment is withinthe-WaterD.istdct 90 {WD90j,WaterSer,vic:e area., ,\Nat.er,serviGe ..
availability certificate from the WD90 must be provided to the City during the land use application. Approved
water plans from WD90 must be provided to the City during the Utility Construction permit review. Please
note that Water District 90 may require the use of a separate water meter (separate from the domestic water
meter) if a residential fire sprinkler system is required for the new homes.
SANITARY SEWER
1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in the Lyons Ave
2. 8-inch sewer main extension is required in the proposed internal road upto the east property line of
proposed Lot 5. Individual sewer stubs and individual side sewers to serve each house will be required.
3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is
based on the size of the new domestic waters to serve the project. The current sewer fee for a 1-inch meter
install is $2,033.00.
4. The Honey Creek Sewer Interceptor Special Assessment District (SAD) fee is applicable. This SAD fee is
$250 per lot.
SURFACE WATER
1. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City
Amendments will be required. Based on the City's flow control map, the 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. The drainage
report must account for all the improvements provided by the project. Stormwater improvements based on tr
drainage report study will be required to be provided by the developer.
2. The project must construct its own on-site storrnwater facility based on the drainage study for the
Page J ol 3
proposed snort pl,lt. 111e \toncr-·e plat st:ormwater tacility was designed to different standards .
3. A geoteclrnical repori for the site is required. Information 011 the water table and soil permeilbility, vvith
recommendations of appropriate flow control BMP options with typical designs for the site from the
geotechnical engineer, shall be submitted with the application. The geotcch report must include information
stating whether the soil is suitable/not suitable for infiltration.
4. Surface water system development fee per single family lot is $1,228.00. Credit will be given to the
existing home.
5. A Construction 5tormwater Permit from Department of Ecology is required if clearing and grading of the
site exceeds one acre.
_ tl~RANSPORTATION
~ L Payment of the transportation impact fee is applicable on the development at the time of building permit
issuance. The current transportation impact fee rate for single family is $1,430.72 per house. The
transportation impact fee that is current at the time of building permit application will be levied, payable at Af'/ issuance of building permit. Credit is applicable to the existing dwelling.
2. Lyon Ave NE is a residential street. As per King County assessor map, the existing right of way (ROW) on
the frontage on Lyons Ave NE varies from 48 feet to 78 feet. As per RMC 4-6-060, the right of way width
required on a residential street is 53 feet. Therefore, the ROW dedication applicable to provide the 53 feet
ROW width on the site frontage on Lyons Ave SE is required. This dedication may vary from approximately 6
feet to O feet depending on final survey.
AS per RMC 4-6-060, street improvements including 26 feet wide paved road, 0.5 feet wide curb, 8 feet wide
landscaped planter, and 5 feet wide sidewalk is required on residential street. Therefore, a half street paved
width of either 13 feet or a width matching the existing half street paved width along the corridor (the larger
number is applicable) is required on Lyons Ave NE. 0.5 feet wide curb, 8 feet wide landscaped planter, and 5
feet wide sidewalk, are the required frontage imprnvements on Lyons Ave NE.-
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Option A: As per RMC 4-6-060, private streets are allowed for access to six or fewer lots, provided atleast 2 of
the 6 lots abut the public right of way. The minimum access easement width for a private street is 26 feet.
Fire Department will require a minimum paved width of 20 feet for a private street. Drainage improvements
are required on private streets. A pavement thickness including minimum 4" asphalt over 6" of crushed rock i
required on the private street. Road name sign will be required to be provided by the developer at the
intersection of the private street with Lyons Ave NE. As per RMC 4-6-060, a hammerhead or culde sac
turnaround (and meeting Fire Department requirement) is required on dead end streets. Maximum slope of
any access is 15%.
Or Option B: The preapp submittal drawing shows a 42 feet wide access as the internal access street. The
developer can provide a limited access residential public street as the internal access. The minimum required
ROW width on a limited access residential street is 45 feet. However, the paved width along it is only 18 feet,
therefore a modification request may be submitted for a 47 feet ROW width with 20 feet paved w·1dth to serve
as the internal access.
7. As per RMC 4-6-060, street lighting is required from the development which includes more than ~
residential units.
6. Refer to City code 44--080 regarding driveway regulations regarding location, slope, width, etc. Mininium
separation of driveway from property line is 5 feet. Will the existing access to the existing house be
abandoned?
7. l'.11 utilities serving the site are required to be undergrounded.
Page 2 of 3
1. All construction or servke u permits for drainage and street irnprr
submittals .. All utility plans shall conform to the Renton Drafting Standards.
licensed Civil Engineer.
1ents will require separ.itr, pl,rn
Plans shall be prepared by a
2. When utility plans are complete, please submit three (3) copies of the drawings, two (2.) copies of the
drainage report, the permit application, an ·,temized cost of construction estimate, and application fee at '.lie
counter on the sixth floor.
3. All sewer stubs, water services and storm connections are required to be provided lo each lot prior to
recording of the short plat.
Page3of3
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
May 15, 2014
Pre-application File No. 14-000470
Jill Ding, Senior Planner
Merritt Subdivision
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and
permitting issues are based on the pre-application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification
and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & ·
Economic Development Administrator, Public Works Administrator, Planning Director,
Development Services Director, and City Council). Review comments may also need to
:be,,eyi~_e:dibt'I€9 on site planni[lg~nd oJher cJesign ch,rnges_~q_u_ired by City s,taff9r ...
maifebfthe applicant. Tne'applit'.Infis entouraged'tb review all applicable sections bf
the Renton Municipal Code. The Development Regulations are available for purchase
for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov
Project Proposal: The project site is located on the west side of Lyons Avenue NE
between NE 24th Street and N.E 26th Street at 250S Lyons Avenue NE (parcel no. 032305-
9108). The property is located within the Residential 1 dwelling unit per acre (R-1)
zoning designation and is within the May Valley Urban Separator. The site area is
approximately 209,524 sf (4.81 acres). The proposal is to subdivide the property into 5
lots. An existing residence is proposed to remain on proposed Lot 1. Access to the
proposed lots would be provided via a new 42-foot wide road terminating in a cul-de-
sac. There is sensitive slopes and erosion hazards on the project site, and a potential for
wetlands.
Current Use: The property has one existing single-family residence proposed to remain.
Zoning: The area, including this property, has a Comprehensive Plan land use
designation of Residential Low Density (RLD) and is zoned Residential 1 dwelling unit per
acre (R-1).
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Merritt Subdivisior·1, PRE14 470
Page 2 of 6
May 15, 2014
Development Standards: The project is subject to RMC 4·2-llDA, "Development
Standards for Residential Zoning Designations" effective at the time of complete
application (noted as "R·l standards" herein).
Density-There are no minimum density requirements in the R·l zone. The maximum
density permitted is 1 dwelling unit per 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. 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. All fractions which result from net density
calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678
becomes 4.56). Calculations for minimum or maximum density which result in a fraction
that is 0.50 or greater shall be rounded up to the nearest whole number. Those density
calculations resulting in a fraction that is less than 0.50 shall be rounded down to the
nearest whole number.
Area within the proposed 42-foot wide street was not provided with the pre-
application materials, therefore staff was unable to calculate the net site area. Using
the gross square footage of the property (209,524 square feet), the proposal would
result in a gross density of 1.04 du/acre (5 lots/ 4.81 gross ac = 1.04 du/acre), which
exceeds the maximum density permitted in the R-1 zone. Per RMC 4·2·110D.2 "Use-
related provisions that are not eligible for a variance include: building size, units per
structure/lot, or densities." Therefore the proposal would need to be revised to a
--: '~axi/ric;[rn of 4Jot5,to complywitli-the 'maximum"'d!!1JSttyp1ir;.;1itt~ilJii~tii,,j;~k£ine., i , • '' C
Lot Size -The minimum lot size permitted in the R-1 zone is 1 acre, except 10,000
square feet may be permitted for cluster development. Within designated urban
separators, clustering is required; individual lots shall not be less than 10,000 square
feet and development shall be consistent with RMC 4-3-110, Urban Separator Overlay
Regulations. No information was provided with the application regarding the sizes of
the proposed lots; therefore staff was unable to verify compliance with this
requirement.
Lot Width and Depth -The minimum lot width is 75 feet for interior lots and 85 feet for
corner lots, except for cluster development which permits a minimum lot width of 70
feet for interior lots and 80 feet for corner lots. The minimum lot depth is 85 feet,
except for cluster development which permits a minimum lot depth of 80 feet. No lot
dimensions were provided with the submitted pre-application materials, therefore
staff was unable to verify compliance with the minimum lot width and depth
requirements.
Setbacks -Setbacks are the distance between the building and the property line or any
private access easement. Setback require men ts in the R-1 zone are as follows:
minimum front yard, 30 feet; minimum side yard, 15 feet; minimum side yard along a
street, 20 feet; minimum rear yard, 25 feet. No dimensions were provided with the
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Page 3 of6
May 15, 2014
submitted pre-application materials; therefore staff was unable to verify compliance
with the setback requirements.
Building Height -The maximum building height allowed is 30 feet. Building height would
be verified at the time of building permit review.
§uilding Coverage -·1 he maximum coverage of a lot by primary and accessory buildings
is 20 percent. Building coverage requirements would be verified at the time of building
permit review.
Impervious Surface Area -The maximum amount of impervious surface allowed in the
R-1 zone is 30 percent. Impervious surface requirements would be verified at the time
of building permit review.
Residential Design and Open Space Standards: All single family residences would be
subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design
Review occurs as part of the Building Permit Review.
landscaping: The development standards require that all pervious areas within the
property boundaries be landscaped. Therefore, all areas of the site not covered by
structures, required parking, access, circulation or patios, must be landscaped with
native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is
required along all public street frontages, with the exception of areas for required
walkways and driveways. In addition, two trees are required in the front yard setback
. area of each lot wheo. there. are no street tre.~?-· within the. street right,.of,way as
referencecHn the l~~dscape regulations (RMC-4-4~070F). . . . .. . -
Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements. A conceptual landscape plan would be required at the time of
formal Short Plat application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed
to be removed a tree inventory and a tree retention plan along with a tree retention
worksheet shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 30 percent of significant trees, and indicate how
proposed building footprints would be sited to accommodate preservation of significant
trees that would be retained. If the trees cannot be retained, they may be replaced with
minimum 2 inch caliper trees at a ratio of six to one.
Access/Parkine: Access to the proposed lots would be provided via a new 42-foot wide
street terminating in a cul-de-sac turnaround. Per RMC 4-6-060 private streets may be
permitted for access up to 6 or fewer lots, provided at least 2 of the 6 lots abut a public
right-of-way. Such private streets shall consist of a minimum of a 26-foot easement with
a 12-foot pavement width (unless required for emergency access then the paving
requirement increases to 20 feet). A shared driveway may be permitted for access up to
a maximum of 4 lots. Up to 3 of the lots may use the driveway as primary emergency
access. The private access easement shall be a minimum of 16 feet in width, with a
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May 15, 2014
maximum 12 feet of paving, unless required for emergency access then the paving
requirement increases to 20 feet within a 20-foot easement. It appears the proposed
lots could be served by a shared driveway as a maximum of 4 lots would be permitted
on the project site.
Two off street parking spaces are required for each proposed lot. Regulations pertaining
to parking can be found at RMC 4-4-080.
Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways
exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade
exceeds 15%, a variance is required. The maximum width of single loaded garage
driveways shall not exceed nine feet (9') and double loaded garage driveways shall not
exceed sixteen feet (16'). Compliance with driveway requirements would be verified at
the time of building permit review.
Urban Separator Overlay: The project site is located within the May Valley Urban
Separator Overlay. According to the May Valley Urban Separator Overlay map, the
northern half of the project site is encumbered by an area mapped as Contiguous Open
Space. Approval of a plat on an undeveloped legal lot in the May Valley Urban Separator
Overlay shall require dedication of 50% of the gross land area of the parcel or parcels as
a non-revocable open space tract dedicated to a homeowners association.
Forest/vegetation clearing shall be limited to a maximum of 35 percent of the gross
acreage of the site except:
• -0 -----.
i. The·-µ,er(entage of forest/veget-atton-"ctJYeraie 'may he increased• to qualify"for0 i'fre ·
density bonus allowed in RMC 4-2-1100.
ii. Modification of the percentage of forest/vegetation retention may be approved if
determined necessary to meet the surface water retention/detention standards of
subsection ESd of this Section.
iii. Forest/vegetation clearing greater than thirty five percent (35%) of individual
building sites may be approved to allow grading for a home site; provided, that:
(a) A landscape plan is provided for each building site showing compensating replanting
of species with the same or better water retention and erosion control functions;
(b) Five percent (5%) additional replacement landscaping per site is provided;
(c) Plant caliper is sufficient to achieve needed water retention and erosion control
functions;
(d) individual trees or stands of trees are retained when feasible. Feasibility is defined as
locations and tree health sufficient to ensure continued viability of the tree and safety
of structures within the developed portion of the lot; and
(e) The landscape plan provides massing of plant material to create either a connection
to required open space or is of sufficient size to create functional wildlife habitat.
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Merritt Subdivision, PRE .0470
Page 5 of 6
May 15, 2014
b. If the existing cleared area of a site, as of March 21, 2005, is greater than thirty five
percent {35%), approval of a plat shall require replanting of forest/vegetative cover.
c. Forest/vegetation cover may include a combination of Northwest native vegetation
including conifer, deciduous trees and shrubs sufficient to provide water retention and
erosion control. If existing vegetation is found to be insufficient to meet
forest/vegetation coverage standards, additional plantings shall be required.
d. Stormwater management shall comply with the Surface Wilter Design Manual. (Ord
5526, 2-1-2010)
e. Private access easements and improvements shall be established at the minimum
standard needed to meet public safety requirements.
f. Landscape plans required in RMC 4-4-070 shall include retention/replanting plans as
applicable, consistent with standards and plant lists in King County Department of
Natural Resources and Parks Water and Land Resources Division Publication "Going
Native." (Ord. 5676, D-3-2012)
Critical Areas: Based on City of Renton Critical Area maps, the site may contain areas
identified as Sensitive Slopes and erosion hazards. Slopes between 25 percent and 40
percent are classified as "sensitive." A geotechnical report and topographic map will be
required at time of short plat submittal,Jhe study shall demonstrate that the proposal
· wil/ not increas.e the.thr1=at ohhe-geologica(h.azard to-adjacent properties beyondlhe
.. ---pre:de~elopmeni: co~ct,i:iont the propos~iwfli not a'dv~rsely in,p~\:i: tithe~ critical areas,
and the development can be safely accommodated on the site. In addition, the study
shall assess soil conditions and detail construction measures to assure building stability
There are many wetlands in the vicinity of the project site, as such a wetland
reconnaissance shall be provided, clarifying the presence of wetlands on site. If
wetlands are, determine to be located on or near the subject site, a wetland assessment
and delineation would also be required.
Environmental Review: Short Plats are exempt from SEPA Environmental Review
pursuant to WAC 197-11-800, unless it is determined that there is a wetland located on
the project site.
Permit Requirements: As a 4 lot subdivision, the proposed project will require
Administrative Short Plat approval. The time from complete application to the close of
the Administrative appeal period is approximately 6 weeks. The Short Plat application
fee is $1,400. There is an additional 3% technology fee at the time of land use
application. Detailed information regarding the land use application submittal is
provided in the attached handouts.
Construction of residential structures would follow installation of infrastructure and
recording of the Final Short Plat.
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May 15, 2014
Fees: In addition to the applicable building and construction fees, impact fees would be
required. Such fees would apply to all projects and would be calculated at the time of
building permit application and payable prior to building permit issuance. The fees for
2014 are as follows (credit will be given for the existing home):
• Transportation Impact Fee -$1,430.72 per new single-family house;
• Park Impact Fee -$963.01 per new single-family house; and
• Fire Impact Fee -$479.28 per new single-family house.
A handout listing the impact fees is attached. A Renton School District Impact Fee,
which is currently $5,455.00 per new home, would be payable prior to building permit
issuance.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th
floor front counter prior to submitting the complete application package. Please
contact Jill Ding, Senior Planner at jding@rentonwa.gov for an appointment.
Expiration: Upon preliminary short plat approval, the project proponent has two years
to comply with all conditions of approval and to submit the Short Plat for recording
before the approval becomes null and void. The approval body that approved the
original application may grant a single one-year extension. The approval body may
require a public hearing for such extension.
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MERRITT SHORT PLAT
2505 Lyons Ave NE
5 Single Family Residence
CONSTRUCTION MITIGATION
Proposed Construction Dates (begin and end dates): Stait of construction is proposed for the
Winter/Spring of 20 l 6 with the demolition or 2 existing structures (barn, wood shed) and
installation of utilities. New private road improvements along Lyons Avenue NE will cause
disruption to traffic patterns in and around the project site. These frontage improvements will
include: grinding and overlaying the streets, side sewer extensions, water service extensions,
curb/gutter and sidewalk adjustments for new private road.
Hours and days of operation: Monday tlll'ough Friday or as otherwise allowed by City or
Renton. Hours allowed by City of Renton.
Proposed Hauling/ Transportation routes: Materials and labor to the site are proposed off or
Nile to 261
h to Lyons access. Parking and material storage will be on Lyons Avenue NE and on
existing property. Vehicle parking and backfill material storage are proposed to be onsite.
Parking will be available on Lyons this property has 200ft of existing frontage and on site as
there is another access at this time. Material storage space will be available on site.
Measures to minimize construction activities: The minimum construction activity will occur
to provide the necessary public and private improvements for the project. Minimal grading is
necessary to provide sub-grade for the private road. The soils are clean sands and will provide
excellent filtration or construction runoff. The frontage improvements will create the greatest
amount of disruption to the community since the road needs to be inserted.
Special hours: No special hours are necessary to complete construction. Weekend work may be
necessary to complete the project on schedule; this will be determined by owner, contractor, and
City of Renton.
Preliminary Traffic Control Plan: Coordination with the City of Renton staff will be
necessary to minimize disruption to traffic on Lyons Avenue NE. Once a contractor is selected,
a traffic control plan will be submitted and approved prior to the pre-construction meeting with
the City of Renton. This plan will be implemented prior to any construction activities.
nt Form Reset form Save Form
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT -------Renton®
DENSITY WORKSHEET
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 I www.rentonwa.gov
1. Gross area of property 210,567
-------
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public Streets* square feet ------
8,769 square feet Private access easements*
Critical Areas**
------
square feet
------
Total excluded area:
3. Subtract line 2 (total excluded area) from line 1 for
net area
4. Divide line 3 by 43,560 for net acreage
5. Number of dwelling units or lots planned
6. Divide line 5 by line 4 for net density
* Alleys (public or private) do not have to be excluded.
8,769
-------
201,798
-------
4.6326
5
-------
1.0793
-------
square feet
square feet
square feet
acres
units/lots
= 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.
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Mike and Cindy Merritt
2505 Lyons Avenue NE
October 17, 2015, revised December 9, 2015
Mike and Cindy Merritt
2505 Lyons Avenue NE
Renton, WA 98059
SUBJECT: PROPERTY AT 2505 LYONS AVENUE NE, RENTON, WA, EXISTING
TREE EVALUATION
I conducted a site visit at the above-referenced site on October 12th and 13th to
evaluate the overall health of each tree per the City of Renton's Municipal Code Section
4-4-130. Following are the existing significant trees found on the site along with their
species, dbh, drip line (radius), overall health. See also Tree Retention Plan Sheet L-1
and L-2.
As discussed with Mike Merritt during a visit prior to October 12th/13th, a portion of the
property will be deeded to City of Renton. As such, not all trees were surveyed though a
visual inventory was made by myself. The homeowner counted 75+ trees of >12" caliper
in Tract A. Only those trees needed to show no replacement trees were included in the
tree inventory.
TREE RETENTION/REPLACEMENT CALCUAL TIONS
1. TOTAL TREES: 64
2. DEDUCTIONS:
A. Trees that are dangerous: 3
B. Trees in proposed public streets: O
C. Trees in proposed private access tracts: 10
D. Trees in critical areas and buffers: 0
3. Subtract line 2 from line 1: 51
4. Project is in the R-1 zone: 51 trees x 0.3 = 15.3
5. Quantity of trees proposed to be retained: 22
6. Subtract line 5 from line 4 for trees to be replaced: -7
(If line 6 is zero or less, no replacement trees are required)
Mike and Cindy Merritt
2505 Lyons Avenue NE
MERRITT SHORT PLAT TREE INVENTORY
Tree No. OBH Species
001 48" Douglas Fir
002 12" Red Alder
003 10" B1g Leaf Maple
004 12" Douglas Fir
005 7".8" Service berry
006 18" Dougias Fir
007 6",7",7" 819 Leaf M.:iplc
008 36" Douglas Fir
009 12" Douglas Fir
010 18" Red Alder
011 18" Red Alder
012 24" Douglas Fir
013 36" Douglas Fir
014 20" Red Alder
015 40" Western Red Cedar
016 36" Douglas Fir
017 43· Western Red Cedar
018 48" Western Red Cedar
019 48" Douglas Fir
020 48" Douglas Fir
021 8",9",14" Red Alder
022 16" Red Alder
023 18" Red Alder
024 36" Douglas Fir
025 18" Douglas Fir
026 8" Douglas Fir
027 11",12" Red Alder
028 8" Deciduous
029 1 o· Red Alder
030 9" Red Alder
031 18" Red Alder
032 9" Deciduous
033 6",7 B" Deciduous
034 8",8" Dec1dum1s
035 18" Red Alder
036 16" Red Alder
037 12~ Red Alder
038 14" Red Alder
039 12" Deciduous
040 8" Deciduous
041 12" Red Alder
042 12" Red Alder
043 9" Red Alder
044 9" Red Alder
045 9w Red Alder
046 9" Rea Alder
047 9" Red Alder
Dripline RETAIN or
Radius REMOVE Notes
20' Remove Heallhy
12' retain Healthy
14' retain Healthy
12' retain Healthy
10' retain Healthy
15' retain Healthy
18' retarn Healthy
20' retain Healthy
15' retain Healthy
15' retain Healthy, leaning trunk
15' Remove Severely leaning trunk
20' retain Healthy
20' retain Healthy
15' Remove Unsurveyed, severe trunk lean
25' retain Healthy
25' retain Healthy
25' retain Healthy
25' recain Healthy
25' retain Healthy
25' re:ain Healthy
12' retain Healthy
15' re'.ain Healthy
15' retain Health}'
20' Remove Healthy
12' retain Healthy
10' retain Healthy
15' Remove Healthy
10' Remove Healthy
12' Remove Heal1hy
10' Remove Healthy
15' Remove Healthy
10' Remove Healthy
10' Remove Trunk damage tree sap
10' Remove Double trunk, tree sap
15' Remove Unsurveyed, Healthy
15' Remove Healthy; future access tract
12' Remove Healthy; future access tract
15' Remove Healthy
15' Remove Healthy
10' Remove Healthy
12' Remove Healthy
12' Remove Healthy
10' Remove Healthy; future access tract
10' Remove Healthy, future access tract
10' Remove Healthy: future access tract
10' Remove Healthy: future access tract
Missed by sur;eyor. future
10' Remove access tract
. ~
Mike and Cindy Merritt
2505 Lyons Avenue NE
048 8"
049 11"
050 11"
051 9"
052 8"
053 8"
054 9"
055 40"
056 24"
057 24"
058 30"
059 36"
060 3fi"
061 9"
062 12"
063 7"
064 8"
065 7''
066 10"
067 10"
068 12"
069 7"
010 r
071 10"
Red Alder
Red Alder
Red Alder
Red Alder
Red Alder
Red Alder
Red Alder
Big Leaf Maple
Douglas Fir
Dougla:,; Fir
Douglas Fir
Western Red Cedar
Douglas F1f
Big Leaf Maple
Red Alder
Douglas Fir
Douglas Fir
Maple
Maple
Deodar Cedar
Maple
Deodar Cedar
Western Red Cedar
Maple
Healing trunk wound healthy:
10' Remove future access tract
12' Remove Healthy
12' Remove Healthy
10' Remo\/e Healthy. t.Jead water sprouts
10' Remove Healthy. dead water sprouts
10' Remove Healthy
10' Remove Healthy
2"' ,, Remove Healthy
w Remove Healthy
20' Remove Healthy
25' Remove Healthy
25' Remove Healthy
25' Remove Healthy
10' Remove Healthy
15' Remove Healthy
10' Remove Healthy
10' Remove Healthy
10' Healthy: Lyons Ave right-of-way
10' Healthy: Lyons Ave right-of-way
Mostly dead, girdling roots;
8' Lyons Ave right-of-way
15' Remove Future access tract
8' Remove Future access tract
10' Right-of-way
10' Right-of-wa.y
. .
Mike and Cindy Merritt
2505 Lyons Avenue NE
TREE SPECIES:
Douglas Fir: Pseudotsuga menziesii
Western Red Cedar Thuja plicata
Big Leaf Maple: Acer macrophyllum
Red Alder: Alnus rubra
Maple: Acer rubrum, cultivar unknown
Deodar Cedar: Cedrus deodora
Serviceberry: Amelanchier alnifolia
ASSUMPTIONS:
1. Only the numbered trees in this report have been examined. This report reflects the
condition of the trees at the time of the site visit. There is no warranty or guarantee,
expressed or implied that problems or deficiencies of the subject tree may not arise in
the future.
2. All trees may fail at any time, with or without obvious defects, and with or without
applied stress. A complete evaluation of the potential for this (a) tree to fail required
excavation and examination of the base of the subject tree.
Regards,
VARLEY VARLEY VARLEY
Jeff Varley
Landscape Architect
12743 NE 170th Lane
Woodinville, WA 98072
phone: 425-466-9430
email: varleyjeff@hotmail.com
1
Sewall Wetland Consulting, Inc.
December 10, 2015
Michael Merritt
2505 Lyons Avenue NE
Renton, Washington 98059
m !lox 81-0
Fall Gty, WA <m2.4
RE: Parcel #0323059108 --Critical Area Report
City of Renton, Washington
SWC Job #15--192
Dear Michael,
Phone: 253-859-{J315
This report describes our observations of jurisdictional wetlands, streams
and/ or buffers on or within 225' of Parcel# 0323059108, located at 2505
Lyons Avenue NE, in the City of Renton, Washington.
Merritt/# 15-192
Sewall Wetland Consulting, Inc.
December 10, 2015
Page 2
The site consists of a rectangular shaped parcel containing a single
family home with a total area of 4.81 acres and located within the NE '14
of Section 3, Township 23 North, Range 5 East of the W.M.
METHODOLOGY
Ed Sewall of Sewall Wetland Consulting, Inc. inspected the site on
December 10, 2015. The site was reviewed using methodology described
in the Washington State Wetlands Identification Manual (WADOE, March
1997). This is the methodology currently recognized by the City of Renton
and the State of Washington for wetland determinations and
delineations. The site was also inspected using the methodology
described in the Corps of Engineers Wetlands Delineation Manual
(Environmental Laboratory, 1987), and the Western Mountains, Valleys
and Coast region Supplement (Version 2.0) dated June 24, 2010, as
required by the US Army Corps of Engineers. Soil colors were identified
using the 1990 Edited and Revised Edition of the Munsell Soil Color
Charts (Kollmorgen Instruments Corp. 1990).
OBSERVATIONS
The site consists of an easterly sloping property with a high point on the
west near the existing single family home. A large lawn area is located
on the eastern side of the site and a forested area is located along the
north side of the site.
The site is surrounded by development with existing subdivisions locate
immediately to the south, west, and north. Lyons Avenue NE abuts the
eastern side of the site.
Vegetation on the site consists of typical upland northwest forest species
including douglas fir, western red cedar, bitter cherry, big leaf maple and
red alder. Understory species in the forested area of the site includes
salmonberry, vine maple, Himalayan blackberry and red elderberry.
Soil pits excavated throughout the site revealed high chroma, dry sandy
loams and loam sand which did not contain any wetland or hydric soil
characteristics.
• Merritt/#15-192
Sewall Wetland Consulting, Inc.
December I 0, 2015
Page 3
No wetlands or streams were found on the site. The closest off-site
critical area is a stream, located east of the site and east of existing
homes and Lyons Avenue. This stream is 180' at its closest point to the
site which greatly exceeds the largest stream buffer width (115') used by
the City of Renton.
Conclusion
No wetlands, streams or buffers are located on the site.
If you have any questions in regards to this report or need additional
information, please feel free to contact me at (253) 859-0515 or at
esewall(i,,sewallwc.com.
Sincerely,
Sewall Wetland Consulting, Inc.
. .. ,///
.). ___ //
. ..,.,. [,,/
Ed Sewall
Senior Wetlands Ecologist
REFERENCES
Merritt/#] 5-192
Sewall Wetland Consulting, Inc.
December IO, 2015
Page 4
Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of
Wetlands and Deepwater Habitats of the United States. U.S. Fish and
Wildlife Service, FWS/OBS-79-31, Washington, D. C.
Environmental Laboratory. 1987. Corps of Engineers Wetlands
Delineation Manual, Technical Report Y-87-1. U.S. Army Corps of
Engineers Waterways Experiment Station, Vicksburg, Mississippi.
Muller-Dombois, D. and H. Ellenberg. 1974. Aims and Methods of
Vegetation Ecology. John Wiley & Sons, Inc. New York, New York.
Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen
Instruments Corp., Baltimore, Maryland.
National Technical Committee for Hydric Soils. 1991. Hydric Soils of the
United States. USDA Misc. Pub!. No. 1491.
Reed, P., Jr. 1988. National List of Plant Species that Occur in
Wetlands: Northwest (Region 9). 1988. U.S. Fish and Wildlife Service,
Inland Freshwater Ecology Section, St. Petersburg, Florida.
Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that
occur in wetlands: Northwest (Region 9). USFWS supplement to Biol.
Rpt. 88(26.9) May 1988.
USDA NRCS & National Technical Committee for Hydric Soils, September
1995. Field Indicators of Hydric Soils in the United States -Version 2.1
Washington State Wetland Rating System for Western Washington,
Washington State Department of Ecology Publication No. 14-06-029,
published October 2014
WETLAND DETERMINATION DA TA FORM -Western Mountains, Valleys, and Coast Region
l, • ,' -L .\---
Pi ojed/S1te: --~r~UN~~'~'---'-----------Cfty/County: -~f2v--~~~}--o_"'-' ____ ---c_ S.:irnpling Date: 17--JD ,, Yb
ApplicanVOWner. --=--,----,----,--,---------------Stale'. WA-Sampling Point b P lt.-/
lnvestrgator(s): ---~-0 ___ 5 __ <.._'---' __ c.._\~\~-----Section, Township, Range:-------------------
Land8Jrm (hills/ope, terrace, etc.):------------local reffef'{con.cave, convex, none):--------Stope (%): __ _
Subregion (LRR): __ -------Lat;---------Long: Datum: __ -~ __
Soil Map Unit Name: ______________________ ~------NWI dassificailon; ______ _
Are clirnatlc / hydrologlc conditions on the s!le typk:al for thls rime·ofyear? Yes / N·o ___ (If no, explain ln Remarks.)
Are Vegetatio.n ___. Soll ___ , or Hydrology _____ ~nfficantly disturbed? Are ~ormal Cifcumstances." prese-r,t? Yes _....,..--No __ _
Ne Vegelatlon ___. Soll ___ , or Hydrology ___ naturally problematic? (lf needed, explain any answers ln Remarks.)
SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc.
Hydrcphytlc Vegetatlon Present?
"Hydric Soit Present?
Yes
Yes
Ye,
No
No~
ls the sampled Arf:la
w!thln a Wetland? Yes No
Welland Hydrology Present? No __ _
Remc1rks:
VEGETATION -Use scientific names of plants.
---·· ... . ----------------------·----------------------
Absolute-Dominant lndlcatcr Oominance Test workshee-t:
% Cover Species? Staius Number of Dominant Species If 6" P"9-(: That Are OBL, FACW, or FAG: ~==== vt'-
3. ____________________ -----------
4. -------------------·· -------------
____ --Total Cover
~ling{Shrub Stratum (Plot size: )
1. Pc.)2 ~ r '5.j'< JJ,_(,
2. ______________________ ... ------------
a. _________________ ·--~-------
4. -------------------· -----------
5. --------------·-----------------------
----= Total Cover
Herb Stratum (Plotsiz.e: _____ ~\
1. _____________________ ------
2. __________________ -----------
Total Number of Domfnanf
Species Across All strata:
Percent of Dominant Species
That Are OBL, FACW, orFAC:
7 (A)
(B)
(AIB)
r.cPre-va-,-\e_rn:_e_t'""n..,.de_x_w_o'"'rk-s7hoe-,-t:--------·--·
i otal '% Cover or: Mutuply by:
OBL species x 1 ""-----
FACW spei:tes ----x2= ____ _
FAG species ){ 3-= -----
FAC-U species x: 4 = -----
UPL species x 5 = -----
Colllrnn Totals: ____ (A) ____ (B)
?reva!ence Index -BIA -
3 •.... -------------------------h='._'.:'..:.;:::;:=.::;..::.;.;;.~=====---·-·--·
Hydr~hytic Vegetation Indicators: 4. _____________________ --------
5. -----------------------------
6 •.
7. -------------------------
8. ____________________ ------------
9. ---------------------------·---
10. ----------------------------
11. ______ _
____ = T olal Cover
Woody Vine Stratum (Plot s!ze: ______ )
1. ___________________ ---------
2. __________________ -----------
----= Total Cover
% Bare Ground ln Herb Stratum
Remarks:
US Army Corps of Engineers
_ vfiominance Test is >50%
~ Prevalence Index ls :i:3.01
_ Morphaloglcal Adaptatfons 1 (Provide supporting
data in Remarks or on a separate sheet)
~ Wetland Non-Vascular Plants 1
_ Problematic Hydrophytfe Veget:atlon 1 (Explain}
1
lndicatots of hydric sol! and wetland hydrology·m· _"_'_' ____ Ji be present, unless disturbed or probJamatlc.
Hydrophytlt.;
Vegetation
Pres~m? Yes / No __ _
Western Mountains, Valleys, and Coast-Interim Version
SOIL Sampling Point'
Profile Dascrlptlon: (Describe to the depth needed to docun1e-nt the indicatQr ar confirm the absence of Indicators.)
Depth M~trix RedQi; Feat!Jr~
(inches) Color (moist} ~ C2!or {moist) _jL_~ loc2 Texture Remarks
_!_{p_ 1, 2 '! ri '}...s LL /,,.__? s<..../ ---------
------------
------------
------------
------------
~------------------
--· ·-------------
----------··---1Tvne: C=Concentration, D=Deoletion, RM~Reduced Matrix. CS=Ccvered or Coated Sand Grains. 2 Locat!on: PL=Pore llnlnn, M=Matrix.
Hydrlc Soll Indicators: (Appllcabl& to all LRRs, unless otherwfs& 11oted.) lndicafors for Probla-matic Hydrlc Solls3 :
-Histosol (Ai) _ Sandy Redax (SS) _ 2 cm Muck (A10)
_ rfistlc Eplpedon (AZ) _ StJippod Matrix (S6) _ Red Parent Material (TF2)
_ Black Histi-c (A3) _ loamy Mucky Mineral (F1) (except MLRA 1) _ Other (Explaln ln Remarks)
_ Hydrogen SUlf,de (A4) _ Loamy Gleyed MatJix (F2)
_ Depleted Below Dark StJrface (A11) _ Depleted Ma lro: (F3)
: _ Th{ck Dark Surface (A12} _ Redox Dark Surtace (F6) rlndlca:tors of hydrophytfc vegetation and
_ Sar;dy Mucky Minerat (S1) _ Depleted Dark Surface (f7) wetland hydrology must be present,
Sandy G!eyed Ma'riX {S4} Redox Depressions {F8) unless disturbed or problematic.
Restrictive layer {if presttnt): ·-
Type:
i Depth {inches): Hydrlc Soi! Present? Yes No / I
Rr:mark.s: ,,,,.,,, /,..,/, r..h..:J
HYDROLOGY
WeUand Hydrology lndlcators:
Primary Indicators (minimum of gne regtJ(red· check a!Jthat apply}
_ . Surface Water {At) _ Water-Stained Leaves (B9) (except MLRA
_ High Water Tabla (A2) 1, 2, 4A, and 48)
___ Saturation(A3) _ SaltCrust(B11)
_ Water Marks (81)
_ Sediment Deposits (8:2)
_ Dr!ft Deposits (83)
_ Alga[ Mat or Crust (B4)
Iron Deposits (B5)
_ Suriace Soil Cracks {BG)
_ Aquat!c lnverlebra1es (B 13)
_,_ Hydrogen Sulfide Odor (C 1)
_ O:<idtzed Rhlzospheres a1ong Living Roots (C3)
_ Presence of Reduced Iron {C4)
_ Recenf Iran Reduction in TIiled Sails (C6)
_ Stunted or Stressed Plants (D1) (LRR A)
_ Inundation Visfble on Aerial imagery (B7) _ other (Expkiin in Remarks)
Sparsely Vegetated Concave Surface (88)
Flald Observations:
Secondary [ndlca{ors (2 or more required)
_ Water-Stained Leaves (89) (MLRA 1, 2,
4A, and 48)
_ Ora!nage Patterns (810}
_ Ory-Season Water I able (C2)
_ Saiurat!on Visible on Aerfal Imagery (C9)
_ Geomorphlc Position {02)
_ Shallow Aquiiard (03}
_ FAG-Neutral Test (OS)
_ Raised Ant Mounds (06) (LRR A)
_ Frost-Heave Hu:nrnocks (07)
I I
I
i
I
I
Surface WaterPresent? Yes __ No~epth {inches): _____ _
Water Table Present? Yes __ No ____:__ye'pth (lnches): _____ _
Saturation Present1 Yes __ No __ /_ n Depth {inches): Wetland Hydrology Prasant? Yes-
L@s:_l_~~':.~.~ fringe)
Describe Recorded Data (stream gaug_e, monitorlng well, aerial photos, prevlous Inspections), if available: '~-1
·---------------------------------------Remork.s;
US Army Cor~ of Erigine~ We~n MountaiM-, Valle~, and Coazt.-Interim Ver5ion
I
I
October 22, 2015
l'rojcc\ No. 15-064
;'v1r. !'vlikc MeITill
0 'i05 Lyons A vc l\E
Renton. WA 98059
Gary A. Flowers, PLLC
Geoloi:ical & Geotechnical Consultin~
19532 J2 1h A vcnut· !\ E
Shoreline, WA 9815,5:J I_I(~
Subj cc\: Gcotcchnical Services Report
Planned 5 Lot Plat
2505 Lyons Ave 1\1:.
Renton, WA
Dear Mr. Merritt:
This report pn"'ides recommendations for onsite storm water infiltration on this proposed 5 lut
subdivision located on tile west side of Lyons Avenue Nb: between SL 99 1'' Street and NL 24 1
1;
Court in Renton. It is our understanding that the existing residence at 2505 Lyons Avenue NE
'..\ ill remain and that the property will be subdivided into 5 individual building lots. Each lot is
planned to have a separate infiltration facilitv, either trenches or dry wells.
Existing Site Conditions
\his rectangular prope11y covers nearly five acres of land. of which the approximate southern
one-half will be developed into the 5 new building lots. The property slopes downward from
northeast to southwest. Lots l, 2 and 5 have very gentle slopes on the order oi' less than 1
percent up to ahou\ 4 percent gradient. Lots 3 and 4 have gentle slopes on the onkr Df IO tu 1,
percent gradient. Much of the southern portion of the property is cleared meadowland. The
entire northern portion of the property is heavily vegetated with trees and a grove of trees is also
l11CatcJ in the south~ast corner. The paved driveway for the existing residence at 2505 1.yons
.•\ve SE'. forms the southern boundary of'the propeny. The northern and eastern edges 01·1hc
nropcrty arc bordered by SE 99 1h Street and Lyons /\venue NE, respectively. The entire propcr11
1s surrounded on all sides by single family residential dcvclopmetll.
Mappings
1'11e (,'eologic Map of'King County, by Boolh. li-oos/ and Wisher. 2007 and the Washing/on Siuh·
!111eroc1i,·e Ueo!ogy Map shows this area ol' Renton is underlain by recessional out wash deposits
consisting of nornwlly consolidated silty sands. sands and gravels (Qvr).
Gar~ A. Flowers, PLLC
'ihnr-'.lm,· Was;hing1011 9815:'i-l I (I(, '.'.IJ(,-11 7-":(,-\1.,
-Harill ,'-.;hoJ"/ Plot
} 505 Lyons /In!.\'£ R!!nlon. Washington c;eotechnirn! Servict's L.'11(.'r ----
Subsurface Conditions
On October 3. 2015 a series of 5 exploration pits were excavated with a client provided trackhoc·.
The pits \Ncrc logged by a licensed engineering geologist and n..:prcs~ntativi.: samples were obtains.·d
1<.1r furthc:r ffview and testing, as needed. Typically the observed subsurface conditions consis1ed
of loose to medium dense, slightly silty, tine sand that was very uniform (poorly sorted "r opc11
graded). lklow a depth of 5 feet in EP-3. EP-4 and EP-5 some interfingering of very tine samh
silt was observed. We interpret these sediments to be recessional outwash sediments as shovvn c,11
the published rnaps of the area. Logs of the exploration pits arc attached to this report. A site plcm
indicating the locations of the respective exploration pits is also attached.
Hydrology
'-lo indication of" standing or flowing water was present on the subject parcel at the time of uu,·
licld work. There was no evidence of erosion anywhere on the site. No hydrophilic nr w,,tcr
loving plants were observed on the property. Ground water was not encountered in any uf th,· :i
exploration pits completed for this stttdy. Very sttbtle indications of soil mottling was ohsen crl
where sanely silt intertingcring was encountered.
Infiltration Potential
The site soils arc generally granular in nature (line to medium sand). Some interfingcring or line
sandy silt v1as observed below a depth of 5 feet in EP-3, EP-4 and EP-5. The fine lo medium sand
\Vas very unih1r111 throughout the site. As such, a single representative sieve analyses (cop,
attached) ot' a soil sample taken from exploration pit EP-2 at a depth of 5 feet was completed lo
,crify that the observed subsurface sand soils are comprised of slightly silty, fine to medium sand
with only 6 to 7 percent silt sized particles.
In order to dctenninc an infiltration rate for the receptor soils, we utilized both the USDA Tcxirrral
l'riangk and gradation testing. Both of these methods arc approved by Washington Stc11,·
Department ol Ecology (Ecology) in their 200 I Manual. By using both methods for corrclatiun
we have a higher degree or confidence in the results than we would by using either method alone·
;\ copy of tlie laboratory verification sieve analysis is attached with this report.
Based on the Textmal Trim1gle the receptor soils arc classified as Sand. The short-term inliltrati,,11
rate for Sand, as per Table 3.7, is 8 inches/hour. However, some interlayers of line sandy silt VH'I\;
observed in H'-3. EP-4 and EP-5. The fine sandy silt was observed at an approximate clc,atron
DI. 339.5 and 337 in EP-3, 335.5 in EP-4 and 342.5 in EP-5 and was 8 lcct or deeper except in 1·1'-
5 where it was observed at a depth of 5 feet. Therefore, the receptor soils cannot be consiclercc!
homogenous. i\ minimum factor of satety or 2 is required for analysis based on the Tcxturc1I
·1 riangk. Based on our findings it is our opinion that the design engineer should be conservati\ l'
and use a correction factor of 4. At this location a long term design infiltration rate ol' ~ 1,
inches/hour would be suitable based on this methodology.
Gary A. Flowers, PLLC
Shurcl111e. Wao,hmgloH 98 ! 55-1 l Ob
.1vferri11 .'.;fwn Plur
_)505 i.w,nJ Ave :\'L, Nel/lon. Washin~ton Geoleclmica/ Services L,·ft('I"
8ascd on the gradation testing method, the d1iJ size for the laboratory verification sample tested
was 0,9nun, From Table 3.8, the estimated long-term (design) infiltration rate for the reccptcir
soils would be 1.9 inches/hour. This correlates very well with our analysis using the Texture;!
Triangle method.
It should be understood that the design infiltration rate is also dependent upon proper long term
maintenance of the facilities to prevent long tcnn clogging due to siltation and biomass buildup i11
the infiltration facility. ln addition, we recommend that infiltration trenches arc the prdcrr,·d
methodology on this site and that the bottom of the planned facilities should be nn deeper than-+
!~ct below existing ground surface in order to stay above the fine sandy silt interlingers that \\ere
observed in three of the exploration pits.
Should you have any questions please do not hesitate to cal I our ofiicc.
Respectfully submitted.
Gary A. Flo\\'ers. P.G., P.E.Ci.
Principal Engineering Geologist
•\ltat:hments: Exploration !'its Logs
Figure I: Site & Exploration Plan
Laboratory Sieve Analysis
c===========~===========··---·--·-·
Gary A. Flowers, PLLC
Shordme. \l./a.~ln11~t<111 981 SS· 11 06 20(1---417--,'r, I,'
,,\Jerri!( 51hort Plat
Jj()j Lyons .-iv<" :VF.:, Renton, Jl'ashington Gemechnical Services L<'fh·
EP-1
ll.lJ' --I .2'
1.2' -4.4"
,1.4. -8.0
EP-2
1Hr 1 .o·
1.rr 4.rr
-l.O' --8.0'
El'-3
0.lJ' -2.0'
2.0' -3.5'
3.5' s.cr
5.IJ' --6.o·
(,.()" -7_s,·
7.5' 8.2'
EXPLORATION PIT LOGS
MERRITT SHORT PLAT
2205 LYONS AVENUE NE
RENTON. \VASHINGTON
Located in NE'!. of Lot 3. Surface elevation approximately 349 feet.
Sod and fine roots over loose, damp, silty fine SAND, disturbed matrix (modi lied
ground)
Loose. damp, brown, slightly silty. fine SAND, poorly sorted
I .nose to medium dense. damp (to moist with depth), greyish-brown, slightly sil1\
fine SAND, poorly sorted
T.D. @ 8.0 feet, l 0-3-15. No ground water encountered.
Located in NE V. of Lot 2. Surface elevation approximately 346.5 feet.
Sod and fine roots over loose. damp, silty fine SAND, disturbed matrix (modi lied
ground)
Loose, damp, brown, slightly silty, line SAND, poorly sorted
Loose to medium dense, damp (lo moist with depth), greyish-brown, slightly .silty
line sand, poorly sorted
T.D. @ 8.0 feet, 10-3-l 5. No ground water cncountcrccl.
Located in NE 1/. or Lot 1. Surface elevation approximately 344.5 feet.
Sod and fine roots over loose, damp, silty line SAND, disturbed matrix (rnodilic,l
ground)
Loose, damp, brown, slightly silty, fine SAND, poorly sorted
Loose to medium dense, damp (to moist with depth), greyish-brown, slight!,· silt,
line SAND, poorly sorted
Medium stir!: moist. greyish-brown, lightly mottled. very line sandy Sll <r
l.oosc to medium dense, moist, greyish-brown, slightly silty fine SAND, poor:\
sorted
Medium stif{ moist, greyish-brown. lightly mottled. very line sandy SIi.
T. D. ,'.iiJ 8.2 feet, I 0-3-15. No ground water encountered.
19.'iJ~ 12 11 ' Avenue N[
Gary A. Flowers, PLLC
Shon::lini.:. \\'a~hin~!l>n 98155-l 106 211(, .. 11 ,_._)1,.111
Hen-i{I Slw1·t Flat
}505 I._iw1s Ave XL, f!_e~1_ton. ~t~£ts!11!!f..l_r!~1 __ _ Geotechnica! Scn·iu:s Lcf!t·r
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Lucated in NE ~1 ur Lot 5. Surface elevation approximately 343.5 feet.
Sud and fine roots over loose, damp. brown, silty line SAND, disturbed matri,
(modified ground)
Loose, damp, brown, slightly silty fine SAND, poorly sorted
Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silt_,
fine SAND, poorly sorted
rvlcdium stiff: moist, greyish-brown, lightly mottled, very fine sandy SILT.
T.D. :Zi) 8.2 feet, 10-3-15. No ground water encountered.
Located near S edge of Tract A (opposite NW '/.i or Lot 3). Surface ck,·atic>ll
approximately 350.5 feet.
Sod mid fine roots over loose to medium dense, damp, brown and dark bnJ\\11.
intermixed, silty SAND with scattered gravel (fill)
Loose to medium dense, damp, brown, slightly silty fine SAND, poorly sorted
Loose to medium dense, damp. greyish-brown, slightly silty fine SAND, poorh
sorted
Medium stil'f; moist, greyish-brown, lightly mottled, very Jinc sandy SJl. r.
T.D. iY 8.2 feet, I 0-3-15. No ground water encountered.
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Tested By: K. Burke Date Tested· 10/9/2015
Sieve Analysis
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#8 99
#10 98
#16 95
#30 89
#40 82
#50 62
#100 21
#200 6.4
0.01 Material· Brown fme sand with sift
Source TP-2 Lot 2 5'
Client Gary_ A Flowers
Project Merritt Short Plat
Pro1ect# 014025
Date Rec'd: 10/8/2015
Rev;ewed 1Jy ------------
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Date Tested 1019/2015
Sieve Analysis
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Sieve Size % Passino I !~ec_: •
#10 100
#16 97
#30 91
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#50 64
#100 21
#200 6.5
D.01 Material Brown fine sand with silt
Source. TP-2 Lot 2 5'
Client. Gary A. Flowers
Proiect· Merritt Short Piat
Project#. 014025
Date Rec'd: 10/812015
Reviewed by __ _
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Merritt Short Plat
PRE 14-000470
2505 Lyons Avenue NE
Renton, Washington 98059
King County Tax #032305-9018
DRAINAGE REPORT
November 20, 2015
Prepared for:
Mike & Cindy Merritt
2505 Lyons Avenue NE
Renton, Washington 98059
(206) 251-4537
.. ,. i keandci n<lynierr iU@msn.com
Prepared by:
Offe Engineers, PLLC
Darrell Otte, P.E.
13932 SE 159th Place
Renton, Washington 98058-7832
(425) 260-3412 office
,.,,.,rell.offe@comc<lSLllet
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Table of Contents
• Technical Information Worksheet
• Section 1: Project Overview
• Section 2: Drainage Review Requirements (CORE requirement review)
• Section 3: Special Reports and Studies
• Section 4: Other Permits
• Section 5: Declaration of Covenant(s)
City of Renton
TECHNICAL INFORMATION REPORT (TIR) WORKSHEET
i Part 1 PROJECT OWNER AND
I PROJECT ENGINEER
Project Owner Mike and Cindy Merritt
Address: 2505 Lyons Avenue NE
Renton, WA 98059
Phone:
! Project Engineer: Da.rrell Offe, P.E.
' Company: Offe Engineers, PLLC
: Address/Phone: 13932 SE 159th Place
Renton, WA 98058
(425) 260-3412
1
Part 3 TYPE OF PERMIT
APPLICATION
Subdivision
X Short Subdivision
D Grading
D Commercial
D Other ________ _
Part 2 PROJECT LOCATION AND
DESCRIPTION
Project Name: Merritt Short Plat
Location
Township: 23 North
Range: 5 East
Section: 3
Part 4 OTHER REVIEWS AND PERMITS
0 DFWHPA D Shoreline Management
0 COE404 Rockery
D DOE Dam Safety Structural Vaults
D FEMA Floodplain tN~!svJ~ D COE Wetlands
Part 5 SITE COMMUNITY AND DRAINAGE BASIN
Community
North Renton
Drainage Basin
May Creek / La"e Washington
Part 6 SITE CHARACTERISTICS
D River [J Floodplain
lJ Stream
D Critical Stream Reach
D Depressions/Swales
D Seeps/Springs
D High Groundwater Table
D Groundwater Recharge
:] Other r1 Lake
10 Steep Slopes
Part 7 SOILS
Soil Type Slopes
Qvr 5-15%
D Additional Sheets Attached
I Part 8 DEVELOPMENT LIMITATIONS
'
REFERENCE
i D Ch. 4 -Downstream Analysis
J
D
D
[l
[
l: Additional Sheets Attached
Part 9 ESC REQUIREMENTS
MINIMUM ESC REQUIREMENTS
DURING CONSTRUCTION
D ,,Sedimentation Facilities
[\1 Stabilized Construction Entrance
D Perimeter Runoff Control
[i' falearing and Grading Restrictions
[.( _pover Practices
Cif Construction Sequence
D Other
•
Erosion Potential Erosive Velocities
minor
LIMITATION/SITE CONSTRAINT
MINIMUM ESC REQUIREMENTS
/ AFTER CONSTRUCTION
0 Stabilize Exposed Surface
D Remove and Restore Temporary ESC Facilities
D Clean and Remove All Silt and Debris
D }=nsure Operation of Permanent Facilities
0' Flag Limits of SAO and open space
preservation areasl f\:IJC,I I-IC'))
D Other
Part 10 SURFACE WATER SYSTEM /
D Grass Lined Dispersion ~nflltration Method of Analysis
Channel D Energy Dissipater D Depression 2009 City of Renton
Manual D Pipe System D Wetland D Flow Dispersal
[] Open Channel D Waiver
Compensation/Mitigati
D Stream on of Eliminated Site
D Dry Pond [J Regional Storage
Detention
Brief Description of System Operation: New catch basins Installed within access road to
convey to Infiltration trenches. New houses and driveways to Install individual
conveyance and infiltration systems on each lot.
Facility Related Site Limitations
Reference Facility Limitation
Part 11 STRUCTURAL ANALYSIS Part 12 EASEMENTS/TRACTS
'-·----------------1
Cast in Place Vau It
D Retaining Wall
Rockery> 4' High
D Structural on Steep Slope
D other
9tainage Easement
[0~~-
Tract
D Other
, Part 13 SIGNATURE OF PROFESSIONAL ENGINEER
' ' I or a civil engineer under my supervision my supervision have visited the site. Actual site
conditions as observed were incorporated into this worksheet and the attachments. To the best of
my knowledge the information provided here is accurate.
7 z
Section 1: Project Overview
The following drainage review is for a five (5) lot short plat project located in the northeast portion of the
City of Renton. Access to the property is from Lyons Avenue NE in the 2500 block. The current site address
is 2505 Lyons Avenue NE, Renton. The project will be reviewed for existing and developed runoff based the
2009 King County Surface Water Drainage Manual and the City of Renton Amendments. The proposed
project is a subdivision of one a large 4.83 acre parcel. The subject property is zoned R-1. The Said
property is contained within the Urban Separator where 50% of the property is required to be open space
which will be Tract A and will be owned and maintained through C, C, &R's. An interview with Mike Merritt,
the property owner, was used to establish the historical use and characteristics of the property. Mike grew
up in north Renton and has been associated with this property since the late 1970's.
The subject property was acquired by Cindy Merritt in the late 1970's for agricultural use; horse pasturing
and storage. In 1979 at the time of purchase, a mobile home 16' x 66' was located where the existing
house is today -SW corner of property. The property owners used a septic system and potable water well
for utilities at that time. The property was fenced and used as a pasture. A gravel road accessed the
property from 14S'h Avenue (Nile Avenue) directly east through the Horne Property. The gravel road was
also used by the property owner to the north -currently today the Holmes property; the gravel road had a
"Y" located at the SE corner of the Merritt property which then ran due north along the east line of the
Merritt property into the Holmes property. This gravel road exists today, just under the under story. In
1994, the mobile home was removed and a new house and driveway was installed. The construction of the
Stonegate development abutting to the east in 1995 changed the access through the Horne property.
Stonegate development also brought public utilities to the property. The gravel road through the Horne
property was no longer used by the Merritt's -public access to the property was from the new paved road
(Lyons Avenue NE).
The subject property today reflects the conditions that have on the property since the early 1990's.
Merritt Short Plat
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GISCFNTFR
Section 2: Drainage Review Requirements
Project Characteristics:
Total Site Area = 210,566 square feet (4.83 Acres)
Offsite Improvements: No offslte improvements proposed
Total Improvement: Value of re-development In excess of $500,000
Developed Impervious = 28,330 square feet (new plus replaced)
Drainage Review:
Based upon Figure 1.1.2.A., Flow Chart for Determining Type of Drainage Required -the project drainage
review meets "Full Drainage Review".
Sections Attached:
Core Requirement #1 -Discharge Natural Location
Core Requirement #2 -Offsite Analysis
Core Requirement #3 -Flow Control
Core Requirement #4 -Conveyance System
Core Requirement #5 -Erosion & Sediment Control
Core Requirement #6 -Maintenance & Operations
Core Requirement #7 -Financial Guarantees & Liability
Core Requirement #8 -Water Quality
Special Requirement #1-Other Adopted Requirements
Special Requirement #2 -Flood Hazard Area Delineation
Special Requirement #3 -Flood Protection Facilities
Special Requirement #4 -Source Control
Special Requirement #5 -Oil Control
Special Requirement #6 -Aquifer Protection Requirements
1.1.2 DRAlNA(iE REVIEW TYPES AND REQUliUMf ;\ IS
FIG l!RE l.1.2.A FLOW CHART FOR DETERM.'._l"ING TYPE OF DRAINAGE REVIEW RE~UIREl~ _ _J
I
--
Is the project a single family residential or agricultural project that results SMAI.L PROJF.CT DRAIN AC ii
in 22,000 sf of new and/or replaced impervious surface or :c:7,000 sf of REVIEW
land disturbing activity, AND meets one of the following criteria? Section 1.1.2.1
• The project results in ::;10.000 sf of total impervious surface added since Note The project may also be 1/8/01, ~5.000 s• of new imperv surface, and :<..35,0DO sf of new pervious subject to Targeted Dramage surface (for RA, F, or A sites, new pervious surface is <52,500 sf or Review as determined below
remainder of site if ~65% is preserved in native vegetation), OR
• The project results in ~10,000 sf of total impervious surface added since Yes --1/8/01 and new pervious surface is S35,000-3.25 x new impervious
surface (for sites ~22,000 sf, use 2.25, and for RA F, or A sites, increase
by 50% or use remainder of site if ~65% is preserved in native vegetation),
OR
• The project results in -<;4% total imperv suriace and :-:. 15% new pervious
surface on a single parcel site zoned RA or F, or a single/multiple parcel
site zoned A. and all imper1ious area on the site, except 10,000 sf of it, will
be set back from natural location of site discharge at least iOO ft per
I0,000 sf of total impervious surface?
((Nol") l . _,.
Does the project result 1n ~2.000 sf of
I
Does the project have the characteristics of one or more of the following
new and/or replaced impervious categories of projects (see more detailed threshold language on p. 1-15)?
surface or 27.000 sf of new pervious 1. Projects containing or adjacent to a flood, erasion, or steep sJope
surface, OR is the project a I hazard area; projects within a Criticaf Drainage Area or Landslide
redevelopment project on a parcel or ~ Hazard Drainage Area: or projects that propose 27,000 sf (1 ac 1f
combination of parcels in which new project is in Small Project Drainage Review) of land disturbing
plus replaced impe,vious surface activity.
totals :~5,000 sf and whose valuation of 2 Projects proposing to construct or modify a drainage pipe/ditct1 that
proposed improvements (excluding is 12" or larger or receives runoff from a 12" or larger drainage
required mitigation and frontage pipe/ditch
improvements) is >50% of the assessed 3 Redevelopment projects proposing ~$100,000 in improvements to I value of existing impr~vements? an existing highRuse site.
'---t~y NY 1 Yes
Reassess whether Ti\RGETED DRAINAGE RIVIE\\
drainage review is Section 1 12.2
required per Section
1.1.1 (p.1-9)
~------"---------------·--1 T Is the project an Urban Planned Development (UPD), OR '
does it result in ;~50 acres of new ;mpervious surface
within a subbasin or multiple subbasins that are
hydrau!1cally conriected, OR does it have a project site _::,50
acres within a critical aquifer recharge area?
20()9 Surl:t-:l' \Valt.:r l)~:-;ign .Vfanual
1-11
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FULL DRA!NA(iE RF.VlFW
Section 1.1.2.3
LARGE PROJECT DRAr:-,.;,;.c;i:
RL,VIEW
Section 1 1.2.4
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Core Requirement #1 -Discharge at Natural Location
The subject property has two separate discharge pcints which come together less than 1/4 mile downstream.
The southerly area on the property (mainly the asphalt driveway on the south property line) sheet fiows to
the south and into an asphalt lined ditch. This ditch fiows east and is collected into a bypass system built by
Stonegate, City catch basin #115494. The area contributing to this bypass system is approximately 9,000
square feet. This bypass system built by Stonegate conveys fiows downstream and into Greene's Creek
before crossing NE 25th Street. Greene's Creek continues north and into a large wetland area associated
with May Creek.
The remainder of the subject property sheet fiows to the east and is collected by a public storm system
along the west side of Lyons Avenue NE within City catch basin #115466. This public system conveys fiows
from the road and contributing area and fiows Into a storm water pond within the stonegate development
located on the north end of the development. The storm water pond discharges to the east and into an
open channel that connects to Greene's Creek upstream of the wetland on May Creek. This would be the
point of confiuence of the two separate subject property discharges.
Based upcn the site characteristics, walking the easterly boundary of the property, and the soil types, the
subject property discharge is minimal. The proposed discharge of the subject property is to infiltrate the
majority of impervious surfaces using City approved BMP's (Best Management Practices); remove the asphalt
road along the southerly edge and replace with landscaping; and minimize discharge from the developed
property.
Any discharge from the subject property would be sheet fiow and would enter the City storm system at
catch basin #115466. This would be the natural discharge location for the subject property.
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Core Requirement #2 -Offsite Analysis
The subject property discharges into has two separate points along the downstream City (public) storm
system; CB# 115494 (bypass) and CB# 115466. This system was constructed in 1995-96 by the Stonegate
development. These two systems convey flows downstream into Greene's Creek before entering a wetland
associated with May Creek, to the north. The CB#115494 {bypass) system enters Greene's Creek upstream
of a crossing under NE 25"' Street. This system appears to be adequate and is not over topping the public
road.
The Subject property contributing flow into the CB#115494 system will be reduced below existing flow rates.
The existing asphalt driveway, along the south property line, wlll be removed and replaced with top soil and
landscaping. The downstream system below CB#115494 will receive less flow from the subject property
after development.
The remaining balance of the subject property sheet flows to the east and is collected into CB#l15466. The
proposed development will utilize City approved BMP's to reduce the developed runoff. These BMP's will
allow for the future development to provide on-site infiltration trenches to collect and infiltrate runoff into
the under lying sands. This will reduce the future runoff and mitigate downstream flows from this
development. The Oty storm system below CB#115466 conveys flow into a storm water pond located
behind houses along the north side of NE 25"' Street. Access was not possible into the storm water pond do
to a locked gate. Evaluation of the pond and the downstream point of connection to Greene's Creek were
not possible at this time.
Based upon the proposed use of City flow control BMP's, the elimination of the existing asphalt driveway,
and the dedication of 50% open space, the subject development should not have any adverse effect on the
public downstream system.
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Core Requirement #3-Flow Control
The property is located within the City of Renton Flow Control Duration Standard (Forested Conditions) basin
from Reference Map 11-A.
Based upon the City Drainage Manual, the following steps are required to determine the mitigation of storm
water runoff of the developed project:
Full Dispersion -N/G (no good) -Full Dispersion requires a minimum of 100 feet of vegetated
flow path downstream of the proposed mitigation. The proposed lots are not large enough to
provide the necessary flow path lengths needed to meet Full Dispersion.
Full Infiltration -USE -The soils have been classified by the Geotechnical Engineer as "Medium
Sands" and well provide good infiltration within the upper layer of the existing site conditions. These
soils are adequate to provide the necessary storm water mitigation for the developed project.
Full Infiltration Runoff (Section C.2.2)
Use (Section C.2.2.3) to mitigate developed storm water runoff and retain treatment within the upper layer
of the existing soils.
Medium Sands per Section C.2.2.3.1 require a minimum of 30 feet of gravel filled trench per 1,000 square
feet of impervious surface runoff. Based upon discussions with the Geotechnical Engineer, a longer trench
length would be preferred by the Geotechnlcal Engineer. The use of 50 feet of trench ( or 200 cubic feet of
gravel) will be used for 1,000 square feet of impervious surface runoff.
The proposed lots have been evaluated for flow control using 4,000 square feet per lot future/developed
runoff, see flow chart attached for Lot development and assumptions.
Lot 4, the existing residence (built in 1994), has two existing gravel filled trenches on the property, as shown
on the proposed drainage plan. These trenches were installed at the time of the new residence
construction. According to the owner, Mike Merritt, who has lived on the property since early 1980's, the
gravel filled infiltration trenches have never overrun or overtopped. Therefore, no further mitigation is
proposed for the existing residence on future lot 4.
Evaluate for Flow Control using Full Infiltration design:
Attached is the lot area breakdown of existing and developed conditions. From this information, the KCRTS
model was used to compute the existing and developed runoffs from the project.
Existing Condition (runoff)
100 year -0.390 cfs
Mitigated Developed Condition (runoff)
100 year -0.436 cfs
The difference between 100 year "Mitigated Developed Condition" and "Existing Condition" is
0.436 -0.390 = 0.046 cfs. Based upon Section 1.2.3.1.B. EXCEPTIONS 2 -the project is exempt from flow
control since the DIFFERENCE in the developed runoff from the existing runoff is less than 0.10 cfs in a 100
year storm event.
Reference 11-A
Flow Control Standards
Flc.w C<mh:I Ou1.i!i~.1 St,w<1'id :F"'"sl<,-d C:u11tJ\\,ur,~1
-F!ood Prnl>'.I~' F',ow
Um,,cmpornted Ki"\) County Flow C:intml $'.ar·,:J~cd;
~;_-;~ Renlon c,:y l.1m,1~
L._.i f'oter~al."J;neM1t1:,-.Area
'----------·~··
·-----------------------------·-----------------
Dale. Q1/09:~o,
Flow Control Application Map
•.
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Mt!es
Calculations
Merritt Short Plat (2) (3) (4)
Area Breakdown Fully Impervious Pervious
(1) Mitigated Impervious Surface Surface
Developed Condition Lot Area Impervious Surfaces Runoff Runoff
Area Breakdown {SJ, feet/ {SJ, feetl {sq. feet} {SJ, feetl {sq. feetl
<(1)-(2)>
Lots
Lot 1 14820
Proposed House w/eaves 2580 2580 0
Driveway (PGIS) 660 660 0
Landscaping 4000 4000
Pasture 7580 7580
14820 0 11580
Lot 2 14250
Proposed House w/eaves 3340 3340 0
Driveway (PGIS) 660 660 0
Landscaping 4000 4000
Pasture 6250 6250
14250 0 10250
Lot 3 15707
Proposed House w/eaves 3130 3130 0
Driveway (PGIS) 870 870 0
Landscaping 4000 4000
Pasture 7707 7707
15707 0 11707
Lot4 24143
Existing House w/eaves 3620 3620 0
Ex. D/W plus new (PGIS) 2790 2790 0
Landscaping 4000 4000
Pasture 13733 13733
24143 0 17733
LDtArea
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Lot 5 27345
Proposed House w/eaves
Driveway (PGIS)
Landscaping
Pasture
Tract A 105285
Open Space (forested)
Tract B 191
Shed ( well house)
Pasture
Tract C 8821
Access road (PGIS)
Landscaping
(2)
Fully
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Impervious Surfaces
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660 660
4000
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23345
105285
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Area
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0.00 acres
0.00 acres
0.00 acres
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Outwash Pasture
Outwash Grass
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Area
2.42 acres
1.26 acres
0.50 acres
0.00 acres
0.00 acres
0.00 acres
0.00 acres
0.01 acres
Total
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4.19 acres
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C.2.2
C.2.2 FULL rNFII.TRATION
FULL INFILTRATION
This section presents the minimum requirements and design specifications for "full infiltration" of runoff
from impervious surfaces. Full infiltration means the use ofBMPs that can "fully and reliably" infiltrate
(i.e., soak) runoff into the ground. "Fully" in this context means all the runoff from nearly all storm events
is soaked into the ground. "Reliably" means that the soil conditions are favorable enough to assure that
the device used to soak water into the ground (e.g., gravel filled trench, drywell, etc.) will perform as
expected for a reasonable number of years before having to be replaced.
Applicable Surfaces
Full infiltration may be applied to any impervious surface ( e.g., roof, driveway, parking area, or road)
subject to the minimum design requirements and specifications in this section.
Operation and Maintenance
See Section C.2.2.6 (p. C-44).
C.2.2.1 REQUIRED SOILS REPORT
Many locations in King County have soils that are underlain by a compacted layer of soil (i.e., glacial till or
hardpan) which severely limits soaking capacity and causes water to perch on the relatively impervious
layer during the wet season. This can make full infiltration of runoff impracticable, cost prohibitive,
unreliable, or all three. Thus, a soils report is necessary to identify soil types and depth to impermeable
layers (hardpan) or the maximum wet season groundwater level.
For the purposes of determining if ful] infiltration of roof runoff is mandatory as outlined in Section C.1.3,
the report is a requirement for any site/lot where full dispersion of runoff from target impervious surface is
not feasible or applicable as specified in the individual lot BMP requirements in Sections C.1.3. I and
C.1.3.2. The report is also required for any optional use of full infiltration.
Soils reports for individual lots must include at least one soils log for each proposed infiltration location.
Each log shall be a minimum of 4 feet deep (6 feet for drywells). The report shall describe the SCS series
of the soil and the textural class of each horizon through the depth of the log, and it shall include notes of
any evidence of a high groundwater table, such as mottling. Soils reports must be prepared by or under
the direction of a licensed onsite sewage system designer, civil engineer, engineering geologist, or
geotechnical engineer.
A soils report produced for siting and design of an onsite sewage system may also be used to satisfy this
soils report requirement, provided that (a) the depth of the soil log(s) is at least 4 feet, (b) the depth to
seasonal high water table is detennined, and (c) the location of the soil logs is adequate to determine the
feasibility of the infiltration system.
Note: soils reports for a single infiltration system serving more than one lot must be prepared in
accordance with the standards contained in Section 5.4 of the SWDM
C.2.2.2 MINIMUM DESIGN REQUIREMENTS FOR FULL INFILTRATION
All of the following requirements must be met in order for full infiltration to be feasible and applicable to
a target impervious surface:
1. As determined from the soils report required in Section C.2.2.1, all of the following soil conditions
must be met in vicinity of where the infiltration system would be located:
a) Existing soils must be coarse sands or cobbles or medium sands and cannot be comprised of fill
materials where the infiltration device will be located. Note: full infiltration may be possible in
2009 Surface Water Design Manual -Appendix C 1/9/2009
C-41
a
\
I
SECTION C.2 FLOW CONTROL BMPs
other types of soils or fill materials if designed by a civil engineer in accordance with the
i'!filtrationfacility standards in Section 5.4 of the SWDM
b) For purposes of determining whether full infiltration of roof runoff is mandatory as outlined in
Section C.1.3, the depth of soil to the maximum wet season water table or hardpan must be at
least 3 feet. For any optional or mandatory application of full infiltration, the depth of soil to the
maximum wet season water table or hardpan must be at least 1 foot below the bottom of a gravel
filled infiltration system and at least 3 feet below the bottom of growid surface depression used
for full infiltration.
2. for purposes of determining whether fuil infiltration of roof runoff is mandatory as outlined in
Section C.1.3, one of the following infiltration devices must be used in accordance with the design
specifications for each device set forth in Sections C.2.2.3, C.2.2.4, and C.2.2.5. Note: full infiltration
may be possible using other types and sizes of infiltration devices if designed by a civil engineer in
accordance with the infiltration facility standards in Section 5. 4 of the SWDM
• Gravel filled trenches (see Section C.2.2.3, p. C-42)
• Drywells (see Section C.2.2.4, p. C-43)
• Ground surface depressions (sec Section C.2.2.5, p.C-43)
3. A minimum 5-foot setback shall be maintained between any part of an infiltration device and any
structure or property line. Larger setbacks from structures may be specified in the design
specifications for each infiltration device. Infiltration devices may not be placed in sensitive area
buffers. A 50-foot setback is required between an infiltration device and a steep slope hazard area or
landslide hazard area (this may be reduced ifapproved by ageotechnical engineer or engineering
geologist and DDES).
4. Infiltration devices are not allowed in critical area buffers or on slopes steeper than 25% (4 horizontal
to I vertical). Infiltration devices proposed on slopes steeper than 15% or within 50 feet of a
landslide hazard area or steep slope hazard area must be approved by ageotechnical engineer or
engineering geologist unless otherwise approved by the ODES staff geologist.
5. For sites with septic systems, infiltration devices must be located downgradient of the primary and
reserve drainfield areas. ODES permit review staff can waive this requirement if site topography
clearly prohibits subsurface flows from intersecting the drainfield.
6. The infiltration ofrwioffmust not create Oooding or erosion impacts as determined by ODES. If
runoff is infiltrated near a landsUde hazard area, erosion hazard area, steep slope hazard area, or a
slope steeper than 15%, DDES may require evaluation and approval of the proposal by ageotechnical
engineer or engineering geologist.
C.2.2.3 USE OF GRAVEL FILLED TRENCHES FOR FULL INFILTRATION
119/2009
Gravel filled trenches (also called "infiltration trenches") are a good option where the depth to the
maximum wet-season water table or hardpan is between 3 and 6 feet. Figure C.2.2.A (p. C-45) and Figure
C.2.2.B (p. C-46) illustrate the specifications for gravel filled trench systems as outlined below:
When located in coarse sands or cobbles, infiltration trenches must be at least 20 feet in length per
1,000 square feet of impervious surface served. When located in medium sands, infiltration trenches
must be at least 30 feet in length per 1,000 square feet of impervious surface served.
2. Maximum trench length must not exceed 100 feet from the inlet sump.
3. The trench width must be a minimum of2 feet.
4. The trench must be filled with at least 18 inches of3/4-inch to 111,-inch washed drain rock. The
drain rock may be covered with backfill material as shown in Figure C.2.2.A or remain exposed at
least 6 inches below the lowest surrowiding ground surface as shown in Figure C.2.2.B.
2009 Surface Water Design Manual -Appendix C
C-42
C.2.2 FULL INFILTRATION
5. Filter fabric (geotextile) must be placed on top of the drain rock (if proposed to be covered with
backfill material) and on the trench sides prior to filling with the drain rock.
6. Spacing between trench centerlines must be at least 6 feet.
7. Infiltration trenches must be setback at least 15 feet from buildings with crdwl space or basement
elevations that are below the overflow point of the infiltration system.
8. To prevent damage to overlying pavement, trenches located beneath pavement shall be constructed
such that the trench pipe is connected to a small yard drain or catch basin with a grate cover so that if
the trench infiltration capacity is exceeded, the overflow would occur out of the catch basin at an
elevation at least one foot below that of any overlying pavemen~ and in a location that provides a safe
path for the overflow.
9. Runoff from roadways, driveways, and parking areas shall pass through a yard drain or catch basin
fitted with a down-turned elbow prior to entering the infiltration trench (see Figure C.2.2.B, p. C-
46). The elbow is intended to trap spilled material in the catch basin sump so that the spilled material
can be cleaned up more easily by the homeowner.
C.2.2.4 USE OF DRYWELLS FOR FULL INFILTRATION
Drywells are gravel filled holes as opposed to trenches and therefore may allow for a more compact
design in areas where the depth to the maximum wet-season water table is relatively deep ( e.g., 6 feet or
greater). Figure C.2.2.C on page C-47 illustrates the specifications for drywell infiltration systems as
outlined below:
I. When located in coarse sands and cobbles, drywells must contain a volume of gravel equal to or
greater than 60 cubic feet per 1,000 square feet of impervious surface served. When located in
medium sands, drywells must contain at least 90 cubic feet of gravel per 1,000 square feet of
impervious surface served.
2. Drywells must be at least 48 inches in diameter and deep enough to contain the gravel amounts
specified above for the soil type and impervious surface area served.
3. The gravel used for drywells must be 11/2-inch to 3-inch washed drain rock. The drain rock may be
covered with backfill material as shown in Figure C.2.2.C (p. C-47) or remain exposed at least 6
inches below the lowest surrounding ground surface.
4. Filter fabric (geotextile) must be placed on top of the drain rock (if proposed to be covered with
backfill material) and on the drywell sides prior to filling with the drain rock.
5. Spacing between drywells shall be a minimum of IO feet.
6. Drywclls must be setback at lea.st 15 feet from buildings with crawl space or basement elevations that
are below the overflow point of the drywell.
C.2.2.5 USE OF GROUND SURFACE DEPRESSIONS FOR FULL INFILTRATION
Ground surface depressions (also called "infiltration depressions") are another option for full infiltration
if the maximum wet-season water table or hardpan is at least 3 feet below the bottom of the depression.
· Figure C.2.2.D illustrates the specifications for infiltration depressions as outlined below:
I. When located in coarse sands or cobbles, infiltration depressions must be able to store at least 40
cubic feet of storrnwater per 1,000 square feet of impervious surface served. When located in medium
sands, ground surface depressions must be able to store at least 60 cubic feet of stormwater per 1,000
square feet of impervious surface served. This volume of water storage must be achieved through
the excavation of existing native soil, not through the construction of berms.
2. The stormwater storage areas of infiltration depressions must be at least 12 inches in depth with a
minimum 6 inches of freeboard before overflow.
2009 Surface Water Design Manual -Appendix C 119/2009
C-43
6"
6"
12"
C.2.2 FULL INFILTRATION
FIGURE C.2.2.A TYPICAL TRENCH INFILTRATION SYSTEM
PLAN VIEW
NTS
.. ----. -.. -.. -... --............................. -~
infiltration trench
PLAN VIEW
NTS
4" rigid or 6" flexible
perforated pipe
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2009 Surface Water Design Manual -Appendix C 11912009
C-45
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Printed on: 11!1212014
Data Sources: City of Renton, King Couraty
This document Is a graphic representation, not guaranteed
to survey accuracy, and is based on the best information
available as of the date shown. This map Is intended for
City display purposes only.
Coordin9/e Sys/em: N,'.D 1983 HARN Sta/!IPfi,ne W<Uhingtot, North F/PS 4801 Flffll
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Core Requirement #4 -Conveyance System
The proposed on-site conveyance improvements will consist of: (A) new access road -install catch basins
within the proposed curb line on the north side of the proposed road to collect runoff; convey the runoff to
the north and into infiltration trenches located with Tract A. These improvements will be provided as part of
the short plat improvements. (B) Individual lots -at the time of building permit, each lot will install a yard
drain to collect the runoff from the driveway with a down-turn elbow. The yard drain will then be connected
to the house downspout/footing drain system and conveyed into infiltration trenches located on the lots.
These improvements will be installed at the time of each individual building permit.
The design/sizing of the new access road conveyance system will be provided at the time of final
engineering plan submittal.
Core Requirement #5-Erosion and Sediment Control
A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices will be
included within the final engineering plan submittal. This project will require a State Department of Ecology
NPDES permit due to the amount of proposed land disturbance necessary for all the improvements and
future home construction. A SWPPP (Storm Water Pollution Prevention Plan) will be provided to the State
DOE and City of Renton at time of final engineering submittal.
Core Requirement #6 -Maintenance and Operations
The on-site storm systems will be owner and maintained privately. The maintenance and operations for this
system will be included within the Declaration of Covenants for the individual BM P's provided on the project.
SECfION C.2 FLOW CONTROL BMPs
3. The depression overflow point must be at least 6 inches below any adjacent pavement area and must
be situated so that overflow does not cause erosion damage or unplanned inundation.
4. The depression side slopes must be no steeper than 3 horizontal to 1 vertical.
5. Spacing between multiple infiltration depressions shall be a minimum of 4 feet.
6. Infiltration depressions must be setback at least 15 feet from buildings with crawl space or basement
elevations that are below the overflow point of the infiltration depression.
7. lnfiltration depressions may be any size or shape provided the above specifications and the minimum
requiremcnt'i in Section C.2.2.1 arc met.
8. The ground surface of the infiltration depression must be vegetated with grass or other dense ground
cover.
C.2.2.6 MAINTENANCE INSTRUCTIONS FOR FULL INFILTRATION
11912009
lfthe full infiltration flow control BMP is proposed for a project, the following maintenance and operation
instructions must be recorded as an attachment to the required declaration of covenant and grant of
easement per Requirement 3 of Section C.1.3.3 (p. C-18). The intent of these instructions is to explain to
future property owners, the purpose of the BMP and how it must be maintained and operated. These
instructions are intended to be a minimum; DDES may require additional instructions based on site-
specific conditions. Also, as the County gains more experience with the maintenance and operation of
these BMPs, future updates to the instructions will be posted on King County's Surface Water Design
Manual website.
CJ TEXT OF INSTRUCTIONS
Your property contains a stormwater management flow control BMP (best management practice) called
'1ull infiltration,'' which was installed to mitigate the stormwater quantity and quality impacts of some or all
of the impervious surfaces on your property. Full infiltration is a method of soaking runoff from impervious
area (such as paved areas and roofs) into the ground. If properly installed and maintained, full infiltration
can manage runoff so that a majority of precipitation events are absorbed. Infiltration devices, such as
gravel filled trenches, drywalls, and ground surface depressions, facilitate this process by putting runoff in
direct contact with the soil and holding the runoff long enough to soak most of it into the ground. To be
successful, the soil condition around the infiltration device must be reliably able to soak water into the
ground for a reasonable number of years.
The infiltration devices used on your property include the following as indicated on the flow control BMP
site plan: Q gravel filled trenches, Q drywells, Q ground surface depressions. The size, placement. and
composition of these devices as depicted by the flow control BMP site plan and design details must be
maintained and may not be changed without written approval either from the King County Water and Land
Resources Division or through a future development permit from King County.
Infiltration devices must be inspected annually and after major storm events to identify and repair any
physical defects. Maintenance and operation of the system should focus on ensuring the system's viability
by preventing sediment-laden flows from entering the device. Excessive sedimentation will result in a
plugged or non-functioning facility. If the infiltration device has a catch basin, sediment accumulation must
be removed on a yearly basis or more frequently if necessary. Prolonged ponding around or atop a device
may indicate a plugged facility. If the device becomes plugged, it must be replaced. Keeping the areas
that drain to infiltration devices well swept and clean will enhance the longevity of these devices. For roofs,
frequent cleaning of gutters will reduce sediment loads to these devices.
2009 Surface Water Design Manual -Appendix C
C-44
Core Requirement #7 -Financial Guarantees and Liability
The Financial Guarantees and Liabilities will be required prior to the project being finalized by the City of
Renton. Bond Quantity worksheets will be provided at time of final engineering plan submittal.
Core Requirement #8-Water Quality
The proposed project will include the installation of four (4) new homes, five (5) driveways (PGIS), a new
access road (PGIS), and public/private utilities. The prosed project will include the installation of 12,760
scuare feet of new plus replaced impervious surfaces subject to vehicular access (PGIS). The existing site
conditions in 1994 included the paving of an access road and parking area along the south side of the
property to provide access to the existing house. This area was and is subject to vehicular access (PGIS).
A large portion of this asphalt (PGIS) will be removed and replaced with top soil and planting. The existing
asphalt (PGIS) proposed to be removed is 8,108 square feet. Based upon water quality requirements under
Section 1.2.8.1 of the Drainage Manual, the project is exempt from water quality treatment.
Section 1.2.8.l Surface Area Exemptions:
a) Project creates less than 5,000 square feet of new PGIS (12,760-8,108=4,652 proposed)
b) Project creates less than 5,000 square feet of new plus replaced PGIS (12,760-8,108=4,652 proposed)
c) Project has less than 35,000 square feet of PGPS (5 lots * 4,000 SF landscaping per lot= 20,000
proposed PGPS)
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Special Requirement #1 -Other Adopted Requirements
There are no other adopted site specific plans for this property
Special Requirement #2-Flood Hazard Area Delineation
The proposed project is NOT located in or adjacent to a 100-year flood plain
Special Requirement #3 -Flood Protection Facilities
The project does not rely on a flood control facility as part of the discharge to May Creek/ Lake Washington
Special Requirement #4 -Source Control
This project is a single-family residence. It is NOT a commercial project subject to possible pollutants.
Project is exempt from source control.
Special Requirement #5 -Oil Control
The project is NOT a high-use site or the re-development of a high-use site. Project is exempt from oil
control.
Special Requirement #6 -Aquifer Protection Area
This project is NOT located within an Aquifer Protection Area based upon Reference Map 11-B. Project is
exempt from Aquifer Protection Area requirements.
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Wellfield Capture Zones
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Aquifer Project Re11iew Area
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Section 3: Special Reports and Studies
Geotechnical Report by Gary A. Flowers, PLLC, dated October 22, 2015
October 22, 20 I 5
Project No. 15-064
Mr. Mike Merritt
2505 Lyons Ave NE
Renton, WA 98059
Gary A. Flowers, PLLC
Geological & Geotechnical Consulting
19532 12th Avenue NE
Shoreline, WA 98155-1106
Subject: Geotechnical Services Report
Planned 5 Lot Plat
2505 Lyons Ave NE
Renton, WA
Dear Mr. Merritt:
This report provides recommendations for onsite storm water infiltration on this proposed 5 lot
subdivision located on the west side of Lyons Avenue NE between SE 99th Street and NE 24th
Court in Renton. It is our understanding that the existing residence at 2505 Lyons Avenue NE
will remain and that the property will be subdivided into 5 individual building lots. Each lot is
planned to have a separate infiltration facility, either trenches or dry wells.
Existing Site Conditions
This rectangular property covers nearly five acres ofland, of which the approximate southern
one-halhvill be developed into the 5 new building lots. The property slopes downward from
northeast to southwest. Lots 1, 2 and 5 have very gentle slopes on the order of less than 1
percent up to about 4 percent gradient. Lots 3 and 4 have gentle slopes on the order of 10 to 15
percent gradient. Much of the southern portion of the property is cleared meadowland. The
entire northern portion of the property is heavily vegetated with trees and a grove of trees is also
located in the southeast comer. The paved driveway for the existing residence at 2505 Lyons
Ave SE forms the southern boundary of the property. The northern and eastern edges of the
property are bordered by SE 99th Street and Lyons Avenue NE, respectively. The entire property
is surrounded on all sides by single family residential development.
Mappings
The Geologic Map of King County, by Booth, Troost and Wisher, 2007 and the Washington State
Interactive Geology Map shows this area of Renton is underlain by recessional outwash deposits
consisting of normally consolidated silty sands, sands and gravels (Qvr).
1953212~'AvcnucNE
Gary A. Flowers, PLLC
Shoreline. Washington 98155-1106 206-417-7640
Merritt Short Plat
2505 Lyons Ave NE, Renton, Washington Geolechnical Services Leller
Subsurface Conditions
On October 3, 2015 a series of 5 exploration pits were excavated with a client provided trackhoe.
The pits were logged by a licensed engineering geologist and representative samples were obtained
for further review and testing, as needed. Typically the observed subsurface conditions consisted
of loose to medium dense, slightly silty, fine sand that was very uniform (poorly sorted or open
graded). Below a depth of 5 feet in EP-3, EP-4 and EP-5 some interfingering of very fine sandy
silt was observed. We interpret these sediments to be recessional outwash sediments as shown on
the published maps of the area. Logs of the exploration pits are attached to this report. A site plan
indicating the locations of the respective exploration pits is also attached.
Hydrology
No indication of standing or flowing water was present on the subject parcel at the time of our
field work. There was no evidence of erosion anywhere on the site. No hydrophilic or water
loving plants were observed on the property. Ground water was not encountered in any of the 5
exploration pits completed for this study. Very subtle indications of soil mottling was observed
where sandy silt interfingering was encountered.
Infiltration Potential
The site soils are generally granular in nature (fine to medium sand). Some interfingering offinc
sandy silt was observed bdow a depth of 5 feet in EP-3, EP-4 and EP-5. The fine to medium sand
was very uniform throughout the site. As such, a single representative sieve analyses (copy
attached) of a soil sample taken from exploration pit EP-2 at a depth of 5 feet was completed to
verify that the observed subsurface sand soils are comprised of slightly silty, fine to medium sand
with only 6 to 7 percent silt sized particles.
In order to determine an infiltration rate for the receptor soils, we utilized both the USDA Textural
Triangle and gradation testing. Both of these methods are approved by Washington State
Department of Ecology (Ecology) in their 2001 Manual. By using both methods for correlation
we have a higher degree of confidence in the results than we would by using either method alone.
A copy of the laboratory verification sieve analysis is attached with this report.
Based on the Textural Triangle the receptor soils are classified as Sand. The short-term infiltration
rate for Sand, as per Table 3.7, is 8 inches/hour. However, some interlayers offme sandy silt were
observed in EP-3, EP-4 and EP-5. The fine sandy silt was observed at an approximate elevation
of339.5 and 337 in EP-3, 335.5 in EP-4 and 342.5 in EP-5 and was 8 feet or deeper except in EP-
5 where it was observed at a depth of 5 feet. Therefore, the receptor soils cannot be considered
homogenous. A minimum factor of safety of 2 is required for analysis based on the Textural
Triangle. Based on our findings it is our opinion that the design engineer should be conservative
and use a correction factor of 4. At this location a long term design infiltration rate of 2.0
inches/hour would be suitable based on this methodology.
19532 121• Avenue NE
Gary A. Flowers, PLLC
Shoreline, Washington 98155-1106
2
206-417-76'10
•
:\fc,n'ili S1:,u·.1 P/1,1
.::'~~rt -~--1~·/i::L .. ,:' .. c';;.L_ !? C'I ~~'l'-'·_}Vu \' h /t;gr on ===cc-="'==:=:c=c::======-c.· ---"'
l:bscd on tk: ~~n1dation tt:"sting method, th.; d11: _c.,i_z.c fl)/" lhe laborntury ,crificalinn s2n1p:,~ ';~:-;;,,,;
,\·,:s LL9m:1i. F\u:-n_ rahie 3.8, the cstinwkd i,):1g-1;,;1Tn (de.sign) infiltration rate !()r the rt.;c·,._T11 \'
-:;nib ,.,uuld be· ! _q incht:.~l!wur. ['hi~ r()rn:L1k:.-, \t'T) \\.ell \\·(d1 uur ;;m::·d)<-:ic, U':ilnL'. the T,.:\lii!:d
!'rianrL· :11..:ti1n('..
lt sli'-)uid be rnKk:r;-,tuod thm the design it1filtr2tion rak is alsu cicpcncknt upon rroper lnn!-2 k;·
m~:intc·na11(:2 o!"the facilities to prevcEL Jon:; t....Trn clugging du~ lu siltati~m and bioma~s lriJddtT·
ti',c i11!iltrnti~n1 racil!ty. l.n addilio;:. we r1..,·cc,nnncnd Llwt in!]1r,1lion lrenche:.-; are the prl~·ri.:1r,.-:_
rnt:thcidology on this site and that ~he hottnrn pf the planned r~H..'.llities should he no deeper lhan
CCct l',dO\\· 1.::\i:.-;ti11g ground surface in order to srny above the fine sandy silt interflngers llrnt \h'r\.·
11b~ervcd in three ofth(' explm·ation pits.
Shou!d) nu han:,' any questions please de not hes;wtc to call 011r ofticc.
l i:H"y ;\. F'Joo,\lTS, P.(i .. P.F.(I.
i'rinu1,;1l l"ngineerinµ: Cii:.'.o!n~:ist
_-\tuchnicnt:< f-:\:ploration Pits Logs
"CJ·\,' \1,·1n1,·'.\i
Figure l: Siti.'. & Explor,niut~ Plan
J ub\.)rntory SieH; .'"\naly;fr,
G..iry A .. Fluwrrs, PLLC
:-,ilMl.":!in..:. \\.o-<!c,h1L~li>ll i.Jf;i5S-l [(J,,
,~~~~-----------------,-----_
Merritt Short Plat
2505 Lyons Ave NE, Renton, Washington Geotechnical Services Letter
EP-1
0.0' -1.2'
1.2' -4.4'
4.4' -8.0
EP-2
0.0' -1.0'
1.0' -4.0'
4.0' -8.0'
EP-3
0.0' -2.0'
2.0' -3.5'
3.5' -5.0'
5.0' -6.0'
6.0' -7.5'
7.5' -8.2'
EXPLORATION PIT LOGS
.MERRITI SHORT PLAT
2205 LYONS A VENUE NE
RENTON, WASHINGTON
Located in NE Y. of Lot 3. Surface elevation approximately 349 feet.
Sod aod fine roots over loose, damp, silty fine SAND, disturbed matrix (modified
ground)
Loose, damp, brown, slightly silty, fine SAND, poorly sorted
Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty
fine SAND, poorly sorted
T.D.@8.0 feet, 10-3-15. No ground water encountered.
Located in NE Y. of Lot 2. Surface elevation approximately 346.5 feet.
Sod aod fine roots over loose, damp, silty fine SAND, disturbed matrix (modified
ground)
Loose, damp, brown, slightly silty, fine SAND, poorly sorted
Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty
fine saod, poorly sorted
T.D.@ 8.0 feet, 10-3-15. No ground water encountered.
Located in NE Y. of Lot 1. Surface elevation approximately 344.5 feet.
Sod aod fine roots over loose, damp, silty fine SAND, disturbed matrix (modified
ground)
Loose, damp, brov.n, slightly silty, fine SAND, poorly sorted
Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty
fine SAND, poorly sorted
Medium stiff, moist, greyish-brown, lightly mottled, very fine saody SILT
Loose to medium dense, moist, greyish-brown, slightly silty fine SAND, poorly
sorted
Medium stiff, moist, greyish-brown, lightly mottled, very fine saody SILT
T.D. @ 8.2 feet, I 0-3-15. No ground water encountered.
19532 J21h Avenue. NE
Gary A. Flowers, PLLC
Shoreline, Washington 98155·1106 206-417•7640
4
---···---------------------------------------
Merritt Short Plat
2505 Lyons Ave NE. Renton, Washington Geotechnical Services Letter
TP-4
0.0' -I.I'
l.l'-3.5'
3.5' -8.0'
8.0' -8.2'
TP-5
0.0' -2.4'
2.4' -3.6'
3.6' -8.0'
8.0 -8.2
Located in NEV. of Lot 5. Surface elevation approximately 343.5 feet.
Sod and fine roots over loose, damp, brown, silty fine SAND, disturbed matrix
(modified ground)
Loose, damp, brown, slightly silty fine SAND, poorly sorted
Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty
fine SAND, poorly sorted
Medilllll stiff, moist, greyish-brown, lightly mottled, very fine sandy SILT.
T.D. @ 8.2 feet, 10-3-15. No ground water encountered.
Located near S edge of Tract A (opposite NW V. of Lot 3). Surface elevation
approximately 350.5 feet.
Sod and fine roots over loose to medium dense, damp, brown and dark brown,
intermixed, silty SAND with scattered gravel (fill)
Loose to medium dense, damp, brown, slightly silty fine SAND, poorly sorted
Loose to medium dense, damp, greyish-brown, slightly silty fine SAND, poorly
sorted
Medium stiff, moist, greyish-brown, lightly mottled, very fine sandy SILT.
T.D.@ 8.2 feet, 10-3-15. No ground water encountered.
FINIS
19532 12u. Avenue NE
Gary A. Flowers, PLLC
Shoreline, Washington 98155-1106 206-417-7640
5
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Section 4: Other Permits
None at this time
Section 5: Declaration of Covenants
The proposed stonn water BMP covenants will be provided as part of the final engineering plan submittal for
City review and approval.
® King County
:ODES
This certificate provides the Seattle King
County Department of Public Health and
the Department of Development and
Environmental Services with information
necessary to evaluate development
proposals.
DEPARTMENT OF DEVELOPMENT AND
ENVIRONMENTAL SERVICES
900 Oakesdale Avenue Southwest
Renton, Wa 98055-1219
King County Certificate of Water Availability
f Do not write In this box
'
number name
D Building Permit
D Short Subdivision
IBl Preliminary Plat or PUD
D Rezone or other ________ _
Applicant's name: Merritt, Michael & Cindy (Contact: Michael Merritt 425-271-4408)
Proposed use: Merritt Platt DE -Single Family Residences -5 Lots
Location: 2505 Lyons Ave NE Renton, WA 98059 Parcel#0323059108
ap and legal description if necessary)
Water purveyor information:
1. D a. Water will be provided by service connection only to an existing (8") water main that is fronting the site.
OR/AND
IBl b. Water service will require an improvement to the water system of:
D (1) feet of water main to reach the site; and/or
IBl (2) The construction of a distribution system on the site; and/or
IBl (3) Other (describe) Developer Extension Required. System requirements will be determined at pre
design meeting. District will require Developer Extension Agreement and Deposit, Certificate of
Insurance, Performance Bond (if necessary) and all related easements prior to construction.
2. IBl a. The water system is in conformance with a County approved water comprehensive plan.
OR
D b. The water system improvement is not in conformance with a County approved water comprehensive
plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or
approval).
3. IBl a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board
approval for extension of service outside the district or city, or is within the County approved service area of a
private water purveyor.
OR
D b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service.
4. IBl a. Water will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the
nearest fire hydrants within 300 feet from ail buildings/property (or as marked on the attached map):
Rate of flow at Peak Demand Duration
D less than 500 gpm (approx. gpm) D less than 1 hour
D 500 to 999 gpm D 1 hour to 2 hours
IBl 1000 gpm or more IBl 2 hours or more
D flow test of gpm D other
D calculation of gpm
(Note: Commercial building permits which includes multifamily structures require flow test or
calculation.)
OR
D b. Water system is not capable of providing fire flow.
5. IBl a. Water system has certificates of water right or water right claims sufficient to provide service.
OR
D b. Water system does not currently have necessary water rights or water right claims.
Comments/conditions: WAC @ $300.00 = Total fees = $300.00. Fees per lot: WAC@ $125, GFC @ $4000, SPUFC @ $936, 5/8"
Meter Drop @ $500 = Total fees per lot: $5561. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE. Paving plus 20010
to be billed separately where applicable.
I certify that the above water purveyor information is true. This certification shall be valid for 1 year from date of signature.
KING COUNTY WATER DISTRICT #90 Joshua Deraitus RENEWAL FEES: W/ IN 1 YEAR $50.00
Agency name ~gna;~. n naammee AFTER 1 YEAR $125.00
Operations Manager /,.,-rl, \~ 10-1-15
Title . -.../Signature Date
.kcwd90.locaLdarn·,comr:<myData\Enginccring',Watcr Availability Ccrtificatcs\Water Availability\Mcrritt Platt\Merritt Platt DE -2505 Lyons Ave NE -
Farcd//0323059 I 08.doc
,
' ' ~ . ,
~ First American
First American Title Insurance Company
December 19, 2014
Cynthia Merritt
John L Scott Real Estate
4735 NE 4th Street
Renton, WA 98059
Phone: ( 425)227-9200
Fax: (425)227-5224
Title Officer:
Phone:
Fax No.:
E-Mail:
Order Number:
Escrow Number:
Buyer:
Owner:
Property:
818 Stewart St, Ste 800
Seattle, WA 98101
Tim Daniels
( 425)635-2100
(425)635-2101
tdaniels@firstam.com
2363645
2363645
Merritt
2505 Lyons Ave NE
Renton, Washington 98059
Attached please find the following item(s):
Guarantee
Thank You for your confidence and support. We at First American 1itle Insurance Company maintain the
fundamental principle:
Customer First/
Form 5003353 (7-1-14) Page 1 of9 Cl TA #14 Subdivision Guarantee ( 4-10-75)
Washington
~ I First American
Guarantee
Subdivision Guarantee
' ISSUED BY
First American Title Insurance Company
, GUARANTEE NUMBER
, 5003353-2363645
SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDffiONS AND STIPULATIONS OF THIS
GUARANTEE,
FIRST AMERICAN TITLE INSURANCE COMPANY
a Nebraska corporation, herein called the Company
GUARANTEES
John L Scott Real Estate
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 Title Insurance Company
flr~//IL
'11 1·. _I 1>111:'it·,1,'
Form 5003353 (H-14) Page 2 of 9
This jacket was created electronically and constitutes an original document
;Guarantee Number: 2363645 CLTA #14 Subdivision Guarantee (4-10-75)
Wash1rigtor1
SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE
1. Except to the extent that specific assurances 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 1 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) resen.rations or
exceptions 1n 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 1n Part 2 of this Guarantee, or title to streets1 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 1n 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 2, 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 cos(
to institute and prosecute any action or proceeding, interpose
a defense, as limited in (b), or to do any other act which 1n 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 actron
under the terms of this Guarantee, whether or not it shall be
liable hereunder, and shall not thereby concede liab1l1ty 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, 1n 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
Form 5003353 (7-1-14) Page 3 of 9 /Guarantee Number: 2363645 C,LTA # 14-Subdivision Guarantee ( 4-10-75)
Washington
GUAR.. .. , EE CONDITIONS AND STIPULATIONS (Condnued)
reasonable aid in any action or proceeding, 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 ta
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 writing1 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, 1t 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 paragraph1 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 1n loss to the Assured within the
coverage of this Guarantee, or to pay the full amount of
this Guarantee or1 if this Guarantee is issued for the
benefit of a holder of a mortgage or a lien holder, the
Company shall have the option to purchase the
indebtedness secured 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 indebtedness1 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 cancellat1on.
(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 1n 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
terminate1 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 cla1r:iant 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 title1 or removes the alleged
defect, lien or encumbrance, or cures any other matter assured
against by this Guarantee in a reasonably diligent manner by
Fo,m5003353(7-1-14) Page4of9 :Guarantee Number: 2363645 Cl TA # 14 Subdivision Guarantee ( 4-10-75)
Washington
GUA . rEE CONDITIONS AND STIPULATIONS (C~ ... mued)
any method, including litigation and the completion of
any appeals therefrom, it shall have fully performed its
obligations with respect to that matter and shall not be
liable for 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 jurisdict1on 1 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 1 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 include1 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 1n
connection with its issuance or the breach of a Guarantee provision
or other obligation. All arbitrable matters when the Amount of
Liability is $2,0001 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 1s 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 Secretary1 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 of9 ·Guarantee Number: 2363645 CL TA # 14 Subdivision Guarantee ( 4-10-75)
Wash1ngtor1
' ~ r ''
·~ First American
--:-· ' ~·
Subdivision Guarante'-
i ISSUED BY
Schedule A First American Title Insurance Company
GUARANTEE NUMBER
2363645
Order No.: 2363645 Liability: $1,000.00
Name of Assured: John L Scott Real Estate
Date of Guarantee: December 11, 2014
The assurances referred to on the face page hereof are:
1. Title is vested in:
Michael M. Merritt and Cynthia L. Merritt, husband and wife
Fee: $350.00
Tax: $33.25
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 "Guarantee Number: 2363645 CLTA #14 s·Ubdivision Guarantee (4-10-75)
Washington
~ First American
-:;.-' -..-
• Subdivision Guarante
: ISSUED BY
Schedule B ! First American Title Insurance Company
1.
2.
: GUARANTEE NUMBER
2363645
RECORD MATIERS
Deed of Trust and the terms and conditions thereof.
Grantor/Trustor: Michael M Merritt and Cynthia L Merritt, husband and wife
Grantee/Beneficiary: Mortgage Electronic Registration Systems, Inc., "MERS" solely as
Trustee:
Amount:
Recorded:
Recording Information:
a nominee for Cobalt Mortgage, Inc., its successors and assigns
Stewart Title
$286,000.00
August 21, 2012
20120821001846
Reservations and exceptions contained in deed from Northern Pacific Railroad Company:
Auditor's File No.: 193931
As follows:
Reserving and excepting from said lands so much or such portions thereof as are or may be
mineral lands or contain coal or iron, and also the use and the right and title to the use of such
surface ground as may be necessary for mining operations and the right of access to such
reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of
exploring, developing and working the same.
Note: We have made no examination of the present holder of said reservations.
3. Easement, including terms and provisions contained therein:
Recording Information: 4590943
In Favor of: Robert N. Bradley and Rose I. Bradley
For: Roadway purposes, ingress and egress
4. Drainage Release and the terms and conditions thereof:
Between: Virgil B. Gooden and Sally M. Gooden
And: King County
Recording Information: 6451736
5. Restrictions limiting the use of that portion of the property herein described lying within 100 feet
from a water well as imposed by instrument recorded under Recording Number 7805040877.
6. Easement, including terms and
Recorded:
Recording Information:
In Favor Of:
For:
provisions contained therein:
July 05, 1979
7907050891
Puget Sound Energy, Inc., a Washington corporation
Electric transmission and/or distribution system
7. The terms and provisions contained in the document entitled "Letter Regarding Road
Maintenance"
Form50033S3(7-l-14) Page7of9
I ---·· • -
iGuarantee Number: 2363645 CLTA #14 Subdivision Guarantee (4-10-75)
Washington
Recorded:
Recording No.:
June 17, 1988
8806170657
8. Agreement Relinquishing Certain Easement Rights and the terms and conditions thereof:
Between:
And:
Recording Information:
Mike and Cindy Merritt
Stonegate Limited
9503011180
9. Certificate of Future Connection and the terms and conditions thereof:
Between: King County Water District #90
And: Michael Merritt
Recording Information: 9507240645
10. Reimbursement Agreement and the terms and conditions thereof:
Between: King County Water District No. 90, a Washington municipal
corporation
And: Robert A. Holmes
Recording Information: 20080321001073
Informational Notes, if any
A. General taxes for the year 2014, which have been paid.
Tax Account No.: 032305910807
Code Area:
Amount:
Assessed Land Value:
2163
$
$
Assessed Improvement Value: $
7,379.53
300,000.00
270,000.00
Fonn5003353(7-1-14) Page8of9 Guarantee Number: 2363645 CLTA -#14 SubdiViSion Guarantee (4-10-75)
Washington
~ First American Subdivision Guarantee
ISSUED BY
Schedule C First American Title Insurance Company
GUARANTEE NUMBER
2363645
The land in the County of King, State of Washington, described as follows:
THE WEST 548 FEET OF GOVERNMENT LOT 1, SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST,
W.M., IN KING COUNTY WASHINGTON;
EXCEPT THE NORTH 744. 708 FEET THEREOF.
AND EXCEPT ANY PORTION, IF ANY, WITHIN COUNTY ROAD.
Form 5003353 (7-1-14) Page 9 of9 Guarantee Number: 2363645 CLTA #14 Subdivision Guarantee (4-10-75)
Washington
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1, D115CR!PTION OP TIIB ~BAL n~TATn lilTII Rl!5PF.CT Tn Wfl!C. TIIIS rot.ru 1, rns.iun
Wot ~48 fut of Government Lot l, ~ection 3, To'itni.htp 1:1 North. Rana•
S But, W,H., ln King County. Wuhh1y:tor\j
l:XCUPT th• north 144.106 fott tf1ero(:
TOIJU'fllr!R 11ITII an eueMtnt for roadw~y purpoi~u c,ver md
aero,, tliat portion of the l!louth 15 feet af ••i~ northe••t
quartti, or thf'J nottheut quqrter lylnfil nut of• line,
width h )(,:, het o,u.t of n.nil pnrntJol to thfl wo,t lln.<t o( u1d
t,ibdivis\on,
l,Xll1VT Co11nty Ro~,l.
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RECORDED ~c Rftlllln:
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EASEMEN? FOil UNDEIIGIOUND ELECTIUC SYSTEM
OONALP W. BRADOOCX
l"Gra:t1tor" lw'tiulJ, p,anra, Ulll")'I uld ~ to PUGET SOUND POWEil & LlGIIT COMPANY, • Washmtrlon cor-
;x,ration r'Gl'llllee" h«9tn). for the pwpoee1 beniNfter 184 forth• perpetu.l elMm8lll wider. acro11 1M over fue fol-
lowtns d-=rlbed ml J'll"operty rthe '"Property" herwtr&J King County. Weahifllloll.
West S48 feet of Government Lot l, Section 3, Town-
ship 23 North, !Ulnge 5 Ea.et, W.M., in king county,
Washington; EXCEPT the north 744.708 faet thereof.
The south 15 feet of the above described Property.
t. ........ Grantee ,hall have the ripllt toOOlllll'uc;t. open le, mainlain. repair, replacm and enllrae an underwoundelactric
~illioa and/lJI' diltribatioo ~ upon and UDder the Right-of-Way IOplbm' with all neoaaey or a:mrmie11t •P-
pul'1fflaDCell therefor. wbk:b [IUIY include but are DIJl llmitc to the followint undmpound cooduita. c:abloe. Q)1118lutdcatioll
line1; vaulb. m.anholea. ,witche,., and lmllformen; and Nmi-bwied c:w pum! JDQUD.led faclllties. Followin& lhe initial 000-
,trucnon of ill facilitii,s. Grantee may fNXn time lo time CONtn.lct IUd1 addllimal hn::ll:Ui• u lt may require.
a. ,.,.___ Grantee ahaD. have the riati• ol Klt8N 10 lbe JUelikll-Way aver and aa'l:m the Property ioenableGmttee 10 exer-
dae itl ~ bere~. provided. lbat Gr.-. all~ GNinklr for any damaei, ID the Propettyca..t by the exar-
CW r::l. aid right ol. IIIIOCNI.
t. ,U I rt The rlchll b.Nln p-,-nt.d. lhall oontlnue until 1udi time u Grantee CNW to UM the IU&l:l14-Way for a
period of five (5) .uOCl!llllve )'Hfl, Ln whlcil even.I thla .iuement ahall !1rmJoa1e and dl rfanla hersunder lh&ll mert to Gra.n-
tor. provided that oo abandonin11nt .twl bcri det1med to hav1!1 occurrl!ld by teuon of Gralltee'• f-111.U"" to lnitiaJy lrutaU ilt
fadllties on lhe Rlsh1-of-W1y within any period of tim1!1 from the d1te h11n.of.
7. ~ IDd AMlp. Th~ ripia and obliptlon1-0f !he p11rtl11t aha.Ji inw11 to lh1;1 benefit of arid be blndlni upon their
r1:ispecii1•0 ,ucceuon and -,n.t.
R-lu 13 FILED FOR RECORD AT REQUEST OF:
44 /I<J PUGET POWER ~ .,, ;-.,-,,
11 1 64 9 REAL ESTATE DMSION ),, E.XC1Sl TAX NOT REC. · ..
21519 PUGeT POWEA 8LOG Kin Cei, R.:cor~s C1v1s1ori
BEUE\IU£. WASHINGT()I; 9BOOil n '°1 -
AT!'l'!llTIOM, JAClt AQUUjO !:J -1t"-l1---~--, 0,c·,,
,, .. p 11•,
,-~, -~~· ........... ~
Description: King,WA Document -Year.Month.Day.DocID 1979.705.891 Page: 1 of 2
Order: ss Comment:
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~t\TEOFWASlfJNGTON I
~NTY OF ltING ~
On !hi, d.w i-aonally appeared before me D'.>NU D W BRADtocK,
to me known lo t;>e ~· I~ _ d89Cribed In ind who t:Xf!Olted !he within and foregoing lnltrumen~ 61¥1 acknowledsed that
be · ../iJ.ik-anu: ~! hie lree and "VUluntaryact and dHd for the lllllll tnd pUl'p(l9eS lherein mentioned. . -. '\,~ {,,
r.~ ~;:~~~ilfld ~id.al seal thb ~a AP . 19 -1!_ .
. ~·~
srAnofwA'~1
ss
COUNI'Y Of l
On thii clay personally appnred before me
lo me known lo be the individual _ d,.:rib«I in and who 8llecuuid the within and fONIFUIS UlllnlmeD.t. and tcbiuwlcdi,ed that
----,jpied the aame u ftt,e and Y'Oluntary .a and deed for the mw and purposes !herein mentkmed.
GIVE.~ 1nlder my hand and official Nill lhil ___ d,y ol ·"---·
STA TE OF W.\SiiiNGTON
COIJNTY Of
ss
1
NolU)' Public In and fer Iha Slate « W~
real.ding at
On th1, da~ pttraonal.ly appeued before m~ ----· •
lo mr. .kl'l(M.TI lo be the individual_ di!lcribed in IUld who executed lhe within and f«egoing imbument. and ac.knowled.,ed. di.at
____ signed the u.me ;ui free and volunla:ry act and d-1 for the 111M and l)Urpoe8I thmritn mentlcmed.
GIVEN under my ti.rid and officLal seal this ___ day r:l ·"---·
STATE OF WASHINGTON
COUNTY OF
On tl--.i1 __ day of
ss
I
Notary Public ln mid for tlM 8tfl\e cl Waaun,too. -...,
OOltfORATE ACIC.NOWLBDGMBNT
. 19 __ . bdfoN me. the ~ pel"IOJl11ly appeared ,nd ______________ _
lo me J.:nown to be ~ and • rupectively. of
the corporation th,t necuted the foregoing iruitrument.
~nd admowl, .il!fld the 1aid ln1lrllment to be the frt,e and vol mlary act and deOO of uld oorporalion, for the U3el and purposes therein
m1>n1ioned. and on oath !l11e,;:I thal authL· .;zed lo ex~te !he 1aid iJ15ln.iment and 1ha! the
)t!itl nffixP<i 18 !he i;.orpora1e seal of 111.id oorprir1tion.
W1•n,,113 m" h,md and of(ic:,a! aeal heret!:i affo;ed the day and year f1ra1 above writt1m.
Nulary Public in and for the Slate of Waahington.
r~•ldlr:'. at -----------_ -----·-·-
------· ····---~·,~~we· -""""-""'""'""'"""'"~·c·~' ~ ..... ..::..~:~.:...:.,_ . ..:~ :<.ii...o-.. ;_..,.
Description: King,WA Document -Year.Month.Day.DocID 1979.705.891 Page: 2 of 2
Order: ss Comment:
.. . .
Jut IT II odJI 'n
U: l440I .S.J. lOCltlll St.
a .. toa. •~ki~cton ,aos,
Te •boa it aa:r coocei-•:
SB,.'l),3..-~?
'>'ECv i'"
·~,L
Je tk• 1.11.d•r•iJll•i P'i"C\•••r• of th1 tbo•• Ul1cribetl ler•i• acbriowled.-.
th eHM1-t ro.d to ~r pro94!'r~:r H •enia.9 aot r;i.aIJ tbe ,-rciperty •ti .are
p11.rchuiag kt ser.-ill.g ou HiJ!dtot: to th ao.-tl,.
Siace the 1.ut,-te11 tha PO!"tk •ill aot a9re@ to jol• ia aut sip a ••t'Nl
aaiat11.11,U1C:e agreeat!ut toe tlis ra.4,.. IHir•i• &frt'• to accept aod a.aiataia ~i4
ro.a.4 r~e1t J"Oiol waiT• your ••iat1DaQce agrettMnt r•C(ll.ireaet1t.
The otler o.a•r• oa tli• r~d '••• ace••• troa 14St~ l•1nua s.1. ~D4
tlere!ore ace ll9t ~eoefitci )y tkis access. (col,1]' ~t aap eoclos,e,I to lelp
nJhiJi. tb1 aitu.tioa1.
Tr•lJ JOl.lU,
c----. '--~ ><: --1•P••••z:_..L~~--=
lichael •· Xerritt
.,
Description: King,WA Document -Year.Month.Day.DocID 1988.617.657 Page: l of 2
Order: ss Comment:
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Description: King,WA Document -Year.Month.Day.DocID 1988.517.557 Page: 2 of 2
Order: ss Conunent:
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Cl:Ll"l'lflCi'.Ti;:UF JltJI-UllE CONNECTION UIH'WEEN
KING COlltffY WA l ER L>IS'IHllT ¥'XI ANU
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[rl\Ul'E:IU"Y UIVNlilt)
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LOCAi !ml /LEGAi. Ul:S(RJnlON
/\N IRREVOC,\lllJ~ AGIU'f:Ml:Jff ll/\S UL:EN ENI 1:1u:u lfflU l'!IUVIUINU llli\TT!IE
l'fUJl'l~KI 'f ~J 11\l.l. llE CUNNECI L:ll TU l'Ulll iC SliWEliS Ul'ON AVJ\!li\UIU'l') DI'
SUCI ! Sl:WUlS ANlJ"tl!At l llE murER:1 Y U\VNUll Sll,\LL l't\~' ALL (05\'S 01'
CONN EC I !UN. HIE Al'l'L\Cf,NI /I.Nil ll!S (jll/\N I EES AU!t[l'. lU PARTl(JPAH: IN AM) NUI"
rau l r:sr·1111..: roll.MA riot' fJI' 1\ Lrl ll.lTY l.UCAL IMl'l!vVEMENT u1srmc1 (ULl:J; UR
I.OCA!. IP..ll'HUVE~-IENf LJ!S[IUCl"(UIJ) OR tJI ILrr) ruRYEYO!l l'ROJE{.TWlllCII IS
USlliNl:lJ ·10 l'IHJV!UE ruui .lC SE WJ:11 SER VICES ·1 U l HE l'RUl'ERTY. llllS CER'I \i'll'All:
SIIAI.I. U!~RELUl!Ul:.JJ !N 1111'. lU.;,\L l'!lUi'EI! l'Y :lECUIUJS OJ' Ii.ING COUNTY l\l'lU WALL llE
A i'~IU-,1ANl.:tff (UNIJI I IUN (lN "I IIE l'ltlJl'Elll"Y ltUNNING WI ill 1 IIE Li\NLJ UN"! IL 5\.:l.'11
"J 1~1£ AS"JflE (051S FUlt CONNISCflON ARE l'lJLl,Y l',~!U 10.1 IIE l'UKVE.YUR
l'ROPErrl Y OWNl::R
.. -:1.l.'J. 1~."--··-·
DA!E
-1 .. fsc· __ L(-1!4----1.~-
DME
AS 11 l[; moPERfY UWNER. l l!Nll 1 il'.<\NIJ IT IS MY 111:Sl'ONSlU!Ll l"t' TO PECUIUJlillS
l'llUl'ER!VUWNl:.R
Description: King,WA Document -Year.Month.Day.DocID 1995.724.645 Page: 1 of 2
Order: ss Comment)
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t \LED for Record at iequest 01
~"\\~¥\(.1,e\ merr~ »
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Description: King,WA Document -Year.Month.Day,DocID 1995.724.645 Page: 2 of 2
Order: ss Comment:
I . .
20080321001073.~~
. .,
l'iled at Request of:
KING COUNTY W ATl3R DISTRICT #90
l5606 SE 128th Street
Renton WA 98059 11111111111111,1
LEINr!P~~A?1001073
POCE001 OF 00 6 46.00
03/21/2008 11·~B
KING COUNTY, IJJ:t
REIMBURSEMENT AGREEMENT
Grantor: King County Water District No. 90
Grantee: Robert A. Holmes
Abbreviated Legal Description: Ptn. of Section 3, Township 23 North, Range 5 E.
Tax Parcel No. 0323059108
THIS AGREEMENT, made and entered into by and between KING COUNTY
WATER DISTRICT NO. 90, a Washington municipal corporation, hereinafter referred to
as "District" and ROBERT A. HOLMES, hereinafter referred to as "Owner/Developer".
W I T N ES S ETH:
WHEREAS, the Owner/Developer has installed a water main and improvements
to serve ce1tain property within King County Water District No. 90, and having fully
completed the installation and tendered to the District a Bill of Sale; and
WHEREAS, the District has, by and through its Commissioners, adopted a
resolution providing for the execution of a Contract to reimburse the Owner/Developer
pursuant to the provisions hereinafter set forth and RCW 57.22.010 £l seq.; and
WHEREAS, the District has accepted the Bill of Sale for the extension and the
Board of Commissioners has fomrnlatcd a reimbursement area based upon a
determination of which parcels within that area will require similar water improvements
upon development;
NOW, THEREFORE, IT IS AGREED:
I. Thal all properties directly connected to the improvement and/or properly
owners allowed to connect by use of laterals or branches, which have been determined by
the Board of Commissioners to be parcels which will require similar wa;er improvements
upon development, shall pay a fair pro-rate·share of the cost of the construction of said
Description: King,WA Document -Year.Month.Day.DocID 2008.321.1073 Page: 1 of 5
Order: ss Comment:
2ooao321001 on .... ·
' ..
improvements. The improvements are specifically described as set forth in Exhibit "A"
attached hereto.
2. The parcels within the reimbursement area as determined by the Board of
Commissioners as parcels that will require similar improvements upon development and
to which reimbursement charges shall apply are described as set forth in Exhibit "B",
attached hereto.
3. The reimbursement which each of the parcels described in Exhibit "B" shall
pay upon connection to or use of the water facilities as hereafter set forth in this
Agreement, is a pro-rata share of design, construction and reimbursement of contract
administration costs in the amount of:
Parcel No. 0323059108 = $19,463.64
4. That the O"ner/Developer shall be entitled to receive the amount of
reimbursement set forth in Paragraph 3 hereinabove from the properties set forth in
Exhibit "13", for a period of fifteen (15) years commencing from January 31, 2008 in
accordance with the terms of thi.s Agreement.
5. The Owner/Developer agrees with the District's determination of the pro-rata
share of design, construction and reimbursement of contract administration costs which
each parcel shall pay and further agrees that this pro-rata share is based upon the total cost
of construction of the improvements as determined from the records provided by the
Owner/Developer to the District.
6. The parties agree that the District shall have the right to provide for one
segregation for each parcel owner within the reimbursement area. PROVIDED, that said
segregation shall he limited to a single family dwelling and/or resident, and shall contain
not less than JOO feet of frontage.
7. It is agreed that all sums received by the Disu·ict pursuant to this
Reimbursement Agreement shall be subject to the reasonable administrative charge of
fifteen (15%) percent and upon the District's collection of any funds from the benefited
real property owner, the District shall have the right to deduct said 15% prior to
remittance to the Owner/Developer. PROVIDED, that if for any reason the
O\\a1er/Developer and/or the Owner's assigns, express a desire to waive payment by any
and/or all parcels benefited hereby, then in that event the District shall be entitled to
collect the 15% at its sole option.
8. The duty of the District to reimburse the Owner/Developer shall terminate on
the 3 1st day of January, 2023, and all reimbursements collected thereafter shall be the
sole and exclusive property of the District; it being understood that after such period of
Description: King,WA Document -Year.Month.Day.DocID 2008.321.1073 Page: 2 of 5
Order: ss Co.nunent:
2008032100107~ .-.. -.
time the District maintenance and operation of said facility and/or water main over said
extended period of time would entitle the District to tile user's contribution to said
improvements and/or facility.
9. The Owner/Developer agrees that the District's duty to enforce the
reimbursement contract will be limited to actual utilization of facilities by real property
owners and that any non-utilization resulting from the real property owner's design of a
system and/or redesign of the system contemplated pursuant to this construction contract
shall not be subject to this reimbursement. Provided further, that any costs for the
enforcement of this Reimbursement Agreement, including but not limited to reasonable
attorney's fees, shall be chargeable to the Owner/Developer and shall be deducted from
payments received by the District from benefited property owners, prior to the District
having any duty to pay over to the Ovmer/Developer.
() 7'J f'/Ji DATED this / <S day of ;,,_~.,; __ ,2008.
KING COUNTY WATER DISTRICT
N0.90 -~ /~~ 3-/,f-,1/
Of}v ::.__, , J ibil 1/.,
O~ELOPER:
~-ROBERT A. HOLMES """
Description: King,WA Document y Order: ss Comment: -ear.Month.Day.DocID 2008.321.1073 Page: 3 of 5
'
Description: King, WA Document -Year. Month.Day. Doc ID 2008. 321. 1073 Page: 4 of 5
Order: ss Comment:
.. _,.,,.J ' "'1
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20080321001073.::
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EXHIBIT "B"
Parcel No. 0323059108
Description: King,WA Document -Year.Month.Day.DocID 2008.321.1073 Page: 5 of 5
Order: ss Comment:
2ooao321001on ,:,,,·
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT -------Renton 0
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 I www.rentonwa.gov
STATE OF WASHINGTON
55
COUNTY OF KING
·~ ', c..\r-c.."1..\ m t(\ e'<"' • t,\-being first
duly sworn on oath, deposes and says:
1. Or the __ , o __ day of
information sign(s) and
2505 L-YOtJS t~v~
J;,,f'W,<:<(::£ , 20~, I installed ___ public
plastic flyer box on the property located at
l'1 C i2L--NTow for the following project:
Project Name
m:c.hc,.e..\ ~ Cy,tk1"'-'fY\-,.;-r ·' *"
Owner Name
2. I have attached a copy of the neighborhood detail map marked with an "X" to
indicate the location of the installed sign.
3. This/these public information sign(s) was/were constructed and installed in locations
in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code
and the City's "Public Information Si stallation" handout package.
l/11/Zc,1«,
Installer Signature
SUBSCRIBED AND SWORN to before me this [J,Yl,, day of 8, ''"''"''_:)
~~_.,,,..._/ __________ _
, 20.Lb__.
SHOBHNA GAUTAM-PRA TAP
STATE OF WASHINGTON
NOTARY PUBUC
ft./'Y COMMISSION EXPIRES
04-19-17
NOTARY PUBLIC in and for the State of Washington,
residing at k.£'1 fu.-
My commission expires on __ tr__,l,...1_c_1 L/;1_ .. _D_'!_r ___ _
6
H :\CE D\[iata \Forms-T em plates\Self-H el p Ha ndouts\Plann ing\pu bsign.d oc Rev: 08/2015
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NE 17THPL
CA
R-10
11---.f. R-8 RM-F
RM-F
ZONING MAP BOOK
PLANNING· TECHNICAL SERVICES
PRINTED DATE: 10/02/2013
This document is a graphic represe!ltation, not
gua-a;itood to survey accl.l"acy, aid IS bar.cd
on the best information available as of the date
shown. This map is intended for Qty display
ourvosesontv.
Community & Economic Development
C. l. -,mp v;,,. ....
u~-,,.,,c;c~'''
R-8
R-1
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C6E 34 T24N R5E E 112
R-8
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I Feel D6E E6E 10 T23N R5E E 112 ----1:8.820 03T23N RSE E 112
Pag~ 1 G 01 00
City Limits D (COR)CommerdaL'Off1celRes1denUol c:J (R-41 Residental4dufac
CJ RENTON D (CIJ) Center Village CJ (fHI Residen~al&lulac
D Potential Annexat,cn Area D JIH) lndustnal Heavy CJ (RGI Re$0Uroo Conservation
Zoning De~ignation D [IL) lnOJslrial Light t::] (RM-F) Res,dentJal Multi-fam1~
D (CA) OJmmercialArlerial D IIM) Industrial Medium D (RM-T) Resi. MulHarnily Trad,ljonal
CJ (CD) Canter Downtown D (R-1) Residential ldulac CJ (RM-U) Ros; Mulli-Fam,ty U"b.fl Center
D (CN) CommerciJINeighbortiood D (R,10) R«s1dential 10du/a;; D (RMH) ResidenUal Manufadu,ed Homes
D [CO)Comu1ercial Office D {R-14) Reoid~ntial 14du/;.c CJ (UC·N1) Urban Center Nocth 1
c:J (UC-N21 Urban Co'nter N~th 2
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RECEIPT EG00048003
BILLING CONTACT
Michael & Cynthia Merritt
2505 Lyons Ave NE
Renton, WA 98059
REFERENCE NUMBER FEE NAME
LUA 16-000022 PLAN ~ Short Plat Fee
Technology Fee
Printed On: January 14, 2016 Prepared Bv: Jill Din!:!
---,,,,,,,,,,,,...Renton ®
1055 S Grady Way, Renton, WA 98057
Transaction Date: January 14, 2016
TRANSACTION PAYMENT AMOUNT PAID TYPE METHOD
Fee Payment Credit Card $2,000.00
Fee Payment Credit Card $60.00
SUB TOTAL $2,060.00
TOTAL $2,060.00
Page 1 of 1