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CITY OF LAKE W.Nv n gTON VIEW €BTATE9
RENTON
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PARTIES OF RECORD
LAKE WASHINGTON VIEW ESTATES
LUA07-039, PP, ECF, SM
Dorothy P. Adkins
Karen Walter
The Rob -Clarissa Partnership &
1417 N 40th Street
Watershed and Land Use Team
Clarissa Fawcett
Renton, WA 98056
Leader
PO Box 402
tel: (425) 271-8508
Muckleshoot Indian Tribe
Fall City, WA 98024
(party of record)
Fisheries Division
(owner)
39015 172nd Avenue SE
Auburn, WA 98092
tel: (253) 876-3116
(party of record)
N. Stephenie Gollier
Robert Fawcett
Craig Parry
4100 Lake Washington Blvd N
305 2nd Avenue NE
2222 Smithers Avenue S
ste: #C-204
Issaquah, WA 98027
Renton, WA 98055
Renton, WA 98056
(party of record)
tel: (253) 951-4456
tel: (206) 409-8369
(party of record)
(party of record)
Darcey Miller, Ecologist, PWS
Wes Falkenborg
Jim Hanson
Herrera Environmental
Camersonregroup
Hanson Consulting
Consultants
1215 120th Avenue NE ste:
17446 Mallard Cove Lane
2200 Sixth Avenue ste: #1100
#110
Mt. Vernon, WA 98274
Seattle, WA 98121
Bellevue, WA 98005
tel: (425) 422-5056
tel: (206) 441-9080
(party of record)
eml: jchanson@verizon.net
eml: dmiller@herrerainc.com
(contact)
(party of record)
Al Hauer
Bud Worley
Volarehigh Land Development
1330 N 40th Street
4100 Lake Washington Blvd N
LLC
Renton, WA 98056
ste: #B-203
PO Box 58877
tel: (206) 719-8865
Renton, WA 98056
Renton, WA 98055
(party of record)
(party of record)
tel: (206) 719-8808
(applicant)
Wendy & Lois Wywrot Lynda Priddy
4100 Lake Washington Blvd N ECL-111
ste: A-104 US EPA Region K
Renton, WA 98056 1200 6th Avenue
(party of record) Seattle, WA 98101
(party of record)
Updated: 01/22/08 (Page 1 of 1)
PARTIES OF RECORD
LAKE WASHINGTON VIEW ESTATES
LUA07-039, PP, ECF, SM
The Rob -Clarissa Partnership &
Clarissa Fawcett
PO Box 402
Fall City, WA 98024
(owner)
N. Stephenie Gollier
4100 Lake Washington
Ste: #C-204
Renton, WA 98056
tel: (206) 409-8369
(party of record)
Dorothy P. Adkins
1417 N 40th Street
Renton, WA 98056
tel: (425) 271-8508
(party of record)
Robert Fawcett
Blvd N 305 2nd Avenue NE
Issaquah, WA 98027
(party of record)
Darcey Miller, Ecologist, PWS
Herrera Environmental
Consultants
2200 Sixth Avenue ste: #1100
Seattle, WA 98121
tel: (206) 441-9080
eml: dmiller@herrerainc.com
(party of record)
Al Hauer
1330 N 40th Street
Renton, WA 98056
tel: (206) 719-8865
(party of record)
Lynda Priddy
ECL-111
US EPA Region X
1200 6th Avenue
Seattle, WA 98101
(party of record)
Jim Hanson
Hanson Consulting
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
tel: (425) 422-5056
eml: jchanson@verizon.net
(contact)
Karen Walter
Watershed and Land Use Team
Leader
Muckleshoot Indian Tribe
Fisheries Division
39015 172nd Avenue SE
Auburn, WA 98092
tel: (253) 876-3116
(party of record)
Craig Parry
2222 Smithers Avenue S
Renton, WA 98055
tel: (253) 951-4456
(party of record)
Volarehigh Land Development
LLC
PO Box 58877
Renton, WA 98055
tel: (206) 719-8808
(applicant)
Bud Worley Wendy & Lois Wywrot
4100 Lake Washington Blvd N 4100 Lake Washington Blvd N
ste: #8-203 ste: A-104
Renton, WA 98056 Renton, WA 98056
(party of record) (party of record)
Updated: 10/18/07 (Page 1 of 1)
CITY _F MENTON.
Denis Law, Mayor
April 17, 2008
Stewart W. Carson
Attorney at Law
Meadow Creek Office Complex
22525 SE 640' Place, Ste. 140
Issaquah, WA 98027
Re: Lake Washington View Estates
LUA 07-039, PP, ECF, SM
Dear Mr. Carson:
Hearing Examiner
Fred J. Kaufman
This office has reviewed your correspondence and reaches the conclusion that the matter should
be dismissed.
This matter was in the control of the original applicant. The matter was not pursued in a timely
fashion by the underlying applicant. All discussions and correspondence were with the original
applicant. The City does not have a process in which the applicant can be switched out when the
process was not diligently pursued. It is also clear from what occurred at the original public
hearing that the application did not conform to a host of applicable regulations. The application
should have been denied at that time. The courtesy of granting a continuance at that time was
probably inappropriate.
The matter is dismissed.
Sincerely,
Fred J. Kaufman"
Hearing Examiner
City of Renton
cc: Denis Law, Mayor
Jay Covington, CAO
Lawrence Warren, City Attorney
Neil Watts, Director Development Services
Jennifer Henning, Development Services
All Parties of Record
1055 South Grady Way - Renton, Washington 98057 - (425) 430-6515
65 This paper, D ::%:1,,=i:;,rr-rw'iedmatenal,3n%post consumer
RENTON'.
Stuart W. Carson
Attorney At Law
c arsons(ivcarsonnoel. com.
April 4, 2008
Mr. Fred Kaufman
City of Renton
Hearing Examiner Carson&noel puc
1055 South Grady Way
Renton, WA 98057
Re: Lake Washington View Estates, King County APN 322405-9081 ("Property");
LUA 07-039 ("Application")
Dear Mr. Kaufman:
Our firm represents Greg Fawcett, a general partner in the Rob/Clarissa Partnership
("Partnership"). The Partnership owns the Property that is the subject of the above -referenced
Application. Pursuant to RMC Section 4-8-100G-4, the Partnership requests the Hearing
Examiner to reconsider its decision to dismiss the Application and grant an extension of time
pursuant to RMC 4-8-100I to allow the Partnership time to submit additional information
required to bring the proposed subdivision into compliance with City of Renton Code
requirements.
Until recently, the Partnership was engaged in a purchase and sale agreement to sell the Property
to the parties pursuing the Application. The Agreement has now terminated. Under the
Agreement, on termination, the Partnership assumed all ownership of the Application and the
materials prepared in connection therewith.
The Partnership desires to pursue the Application and is diligently working with the consultants
who prepared the materials for the Application to obtain and submit the information necessary to
bring the proposed subdivision into compliance with City of Renton Code requirements. The
Partnership requests the Hearing Examiner to vacate its decision to dismiss the Application and
grant the Partnership a reasonable extension of time to submit the information into the record.
Thank you for your consideration of the Partnership's request. Please contact me if you require
any further information or if you have any questions.
Sincerely,
CARSON & NOEL PLLC
Stuart W. Carson
Meadow Creek Office Complex
22525 SE 64th Place, Suite 140 Issaquah, WA 88027
P 425 837 4717 F 425 837 6396
2008-04-04 19:06 >> P 2/2
Stuart W. Carson
Attorney At Lary
carsonsFa.cal5onnocl.cont
April 4, 2008
Mr. Fred Kauffman
City of Menton
Hearing Examiner carson&noel,a. `
1055 South Grady Way
Renton, WA 98057
Re. Lake Washington View Estates, King County APN M405-9081 ("P'roperty);
LUA 07-039 ("Application")
Dear Mr. Kaufman;
Our firm represents Greg Fawcett, a general partner in the Rob/Clarissa Partnership
C'Partnership"). The Partnership owns the Property that is the subject of the above-refereneW
Application_ Pursuant to RMC Section 4-8-100G-4, the Partnership requests the Hearing
Examiner to reconsider its decision to distrdss the Application and grant an extension of time
pursuant to RMC 4-5-1001 to allow the Partnership time to submit additional irlfolxnation
required to bring the proposed subdivision into compliance with City of Renton Code
requirements.
Until recently, the Partnership was engaged in a purchase and sale agreement to sell the Property
to the parties pursuing the Application_ The Agreement has now terminated. Under the
Agreement, on termination, the Partnership assumed all ownership of the Application and the
materials prepared in connections therewith.
The Partnership desires to pursue the Application and is diligently working with the consultants
who prepared the materials for the Application to obtain and submit the nifonnation necessary to
bring the proposed subdivision into compliance with City of Renton Code requirements. The
Partnership requests the Tearing Examiner to vacate its decision to dismiss the Application and
grant the Partnership a reasonable extension of time to submit the information into the record.
Thank you for your consideration of the Partnership's request. Please contact me if you require
any further information or if you have any questions.
Sincerely,
CARSON & NOEL PLLC
Stuart W. Carson
Maedow [reek Office COMPIes
2292S SE 64th Plate. Since 140 lseaquah, WA SM7
1' 42S 07 4717 r 428 837 5388
wu
yr ^? Denis Law, Mayor
March 27, 2008
Volarchigh Land Development, LLC
PO Box 58877
Renton, WA 98055
Re: Lake Washington View Estates
LUA 07-039, PP, ECF, SM
Gentlemen:
CITS ...,F RENTON'
Hearing Examiner
Fred J. Kaufman
This matter has been pending since the initial public hearing was opened on November 20, 2007.
When the hearing opened, the applicant's representative asked for additional time to modify the
proposed plat to meet code standards.
No public hearing on the merits has occurred and no further information has been submitted. The
applicant has not pursued the application.
Code provides the Examiner with authority to dismiss such an application after notice to the
parties of record.
"Section 4-8-100E-5 5. Application Dismissal: Until a final action on the
application is taken, the Examiner may dismiss the application for failure to
diligently pursue the application after notice is given to all parties of record."
This letter serves as notice that the application is being dismissed for failure of the applicant to
diligently pursue the application.
If this office can provide any additional assistance, please feel free to write.
Sincerely,
Fred J. Kaufman
Hearing Examiner
City of Renton
cc: Denis Law, Mayor
Jay Covington, CAO
Lawrence Warren, City Attorney
Neil Watts, Director Development Services
Jennifer Henning, Development Services
All Parties of Record
1055 South Grady Way - Renton, Washington 98057 - (425) 430-6515 RE NTO NY
(� A F3 E A E) D r� 'I' FI .�, � �. 0 E:
[i] Thic n�..,a ...�..r„�... _„ i .._�,..�nN ...., t.....,i ono%.,.,�......,���...e.
Greg Fawcett
From: Greg Fawcett [gfawcett@nwlink.com]
Sent: Wednesday, March 05, 2008 10:26 AM
To: 'jhenning@rentonwa.gov'
Subject: Lake Washington View Estates LUA07-039, PP,SM,ECF
Dear Jennifer,
As the property owner I am requesting the City of Renton to make just a simple name change in the applicant from Von
Karl Inman to Greg Fawcett, keeping the existing application open and valid so that I can readily and expeditiously move
the project forward to preliminary plat approval. Should there be any difficulty, or complications in doing this please
inform me as soon as possible.
Sin erely, �_
Greg F�ett
P.Q. Box 402
Fall City, WA 98024
E-Mail gfawcett@nwlink.com
425-466-5229 (cell)
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( lt3;Dn U.S. POSTAGE
PAIO
FALL CITY.WA
1 9802q
�+ v TEnsreras MAR 05. 08
p05ML SLRVJCE III AMOUNT
7006 21,50 0003 4477 7218 ooao Ill IIIIIfill III $5 Z1
98d57 0003A175-02
REQUESTED
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, ECEIVED
MBAR - 4 2008
CITY OF RENTON
HEARI,1\1r EXAMINER
March 3, 2008
Mr. Fred Kaufman
Hearing Examiner
City of Renton
1055 South Grady Way
Renton WA 98057
Re: Lake Washington View Estates LUA07-039, PP, SM, ECF
Jennifer Henning thought that it would be wise to let you know that I am diligently moving forward with
the above project. My brothers and I own the property and it has been in our family for over 100 years.
Von Karl Inman and Dave Parry, who were developing the property, are struggling financially with the
recent downturn in housing. Jennifer told me that I must receive a letter from Von Karl and pass it on to
the City with a request to simply change the name to Greg Fawcett as the applicant, in order to keep the
current application active and open and to move forward with the existing application. But, according
to Jennifer, I must have Von Karl's blessing before I can bring the correct complete information to you
and the City for review and comment.
Jim Hanson has been, and will continue to be, spearheading (packaging) the application and submitting
the application on our behalf. Jim has indicated to me that all of the work has been done and that there
are only a few things that may need to be addressed, but that he did not think that there was anything
major left to do.
I am simply asking for a little more time from your office as I am waiting for that letter from Von Karl. I
do not understand the City's perspective that I, as the property owner, cannot simply move forward
with or without Von Karl's blessing... but that was Jennifer's understanding.
Should you have any questions or comments I can be reached at:
Greg Fawcett
P.O. Box 402
Fall City, WA 98024
E-mail: Pfawcett@nwlink.com
425-466-5229
Sincerely,
Greg Fawcett
PONT—
Fawcett
p.0. Box 402 ► 1
Fat! Cft►�i�V U.S. POSTAGE
PAID
'i FALL CIiY.WR
+,l MAR 03.'08
UHITFO STATES AMOUNT
5 i POSTAL SER VICE
0000 $5.2 1
98057 00010755-01
7006 2150 0003 4477 7126 ----
Mr. Fred Kaufman
Hearing Examiner
City of Renton
1055 South Grady Way
Renton WA 98057
STATE OF WASHINGTON, COUNTY OF KING }
NOTICE OF ENVIRONMENTAL
AFFIDAVIT OF PUBLICATION
ENVIRONMENTAL REVIEW
COMMITTEE & PUBLIC HEARING
RENTON, WASHINGTON
PUBLIC NOTICE
The Environmental Review
Committee has issued a
Linda M Mills, being first duly sworn on oath that she is the Legal Advertising
Determination of ton-siguiticance-
Representative of the
Mitigated for the following project
under the authority of the Benton
Municipal Code.
Lake Washington View EataWs
Renton Reporter
WA07-039, PP, SM, ECF
]Location: 42XX Lake Washington
Blvd N, The applicant is requesting
Preliminary Plat approval,
a bi-weekly newspaper, which newspaper is a legal newspaper of general
Environmental ($EPA) Review, and
circulation and is now and has been for more than six months prior to the date
P
a shoreline substantial
Development Permit for the
of publication hereinafter referred to, published in the English language
subdivision of a 241,053 square foot
continuously as a bi-weekly newspaper in King County, Washington. The
(5.53 acre) parcel located within the
Residential - 8 (R•8) dwelling unit
Renton Reporter has been approved as a Legal Newspaper by order of the
per acre zone, into 13 lots. The
Superior Court of the State of Washington for King County.
proposed lots are intended for the
l'nture construction of single. family
The notice in the exact form annexed was published in regular issues of the
residences. The propmed lots would
Renton Reporter (and not in supplement form) which was regularly
raugo in size from 5,167 square feet
to 15,173 equure feet.7tvo streams
distributed to its subscribers during the below stated period. The annexed
iincluding May Creek, a Shan line of
the Mate), 3 wetlands, and steep
notice, a:
alopcs are located on the project
Public Notice
1-12
uld ow s
b`'er�aW v t
of of Lake Washington Blvd N,
which terminates in a hammerhead
was published on October 31, 2007.
turnaround and access to lot IS
would be provided via a driveway
off of Meadow Avenue N.
The full amount of the fee charged for said foregoingublication is the sum
g P
Appeals of . the environmental
determination moat be Cued in writing
of $151.20.
on or before 6.00 PM on November 14,
2007. Appeals must be filed in writing
y,j ,
together with the required $75.00
� ;y
application fee with: Hearing
inda M. Mills
Examiner, City of Renton, 1055 South
Grady Way, Renton., WA 98057_
Legal Advertising Representative, Renton Reporter
Appeals to the Examiner are governed
Subscribed and sworn to me this tad day of November, 2007.
by city of Renton Municipal Code
Section 4•5-110.6. Additional
information regarding the appeal
promas may be obtained from the
Renton City Clerk's Off", (425) 430-
B D Cantelon , '•��
� j (;,� Al fiae,
0.
6A Public Hearing will be held the
Notary Public for the State of Washington, Res isib g iri' i g'1*Ot1
Rentm Hearing Examiner in the
4.. t �.
P. O. Number: ,« , ''.'. (� :•
Council Chambers, City Hall, an
November 20, 2007 at 9:00 AM to
'_
consider the Preliminary Plat. If the
�`�?
p�L/i' U3i
Environmental Determination is
appealed, the appeal will be heard as
4
gait of this public hearing. Interested
i : n
. � u ' `!� 4
parties are invited to attend the public
( '. OTC? • �.• r' ;
;.� _ 01 , • �,ti �'
hearing.
Published in the Renton Reporter
October 31, 2007. 4864368.
�gldlll �i1�Z��t
ENVIRONMENTAL REVIEW COMMITTEE
MEETING NOTICE
October 22, 2007
To:
Gregg Zimmerman, Planning/Building/Public Works Administrator
Terry Higashiyama, Community Services Administrator
I. David Daniels, Fire Chief
Alex Pietsch, EDNSP Administrator
From:
Jennifer Henning, Development Planning
Meeting Date:
Monday, October 22, 2007
Time:
3:00 PM
Location:
Sixth Floor Conference Room #620
Agenda listed below.
Lake Washinaton View Estates (Din_c
LUA07-039, PP, ECF, SM
The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and a Shoreline Substantial
Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel located within the Residential - 8
(R-8) dwelling unit per acre zone, into 13 lots. The proposed lots are intended for the future construction of single
family residences. The proposed lots would range in size from 5,167 square feet to 15,173 square feet. Two streams
(including May Creek, a shoreline of the state), 3 wetlands, and steep slopes are located on the project site. Access
to proposed lots 1-12 would be provided via a new street off of Lake Washington Blvd N, which terminates in a
hammerhead turnaround and access to lot 13 would be provided via a driveway off of Meadow Avenue N.
ec: K. Keolker, Mayor
J. Covington, Chief Administrative Officer
S. Dale Estey, EDNSP Director
C. Walls, Fire Prevention
N. Watts, PIBIPW Development Services Director
F. Kaufman, Hearing Examiner
Bob Van Horne, Fire Prevention
J. Medzegian, Council
P. Hahn, PB/PW Transportation Systems Director
R. Lind, Economic Development
L. Warren, City Attorney @
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 13`h day of November, 2007, 1 deposited in the mails of the United States, a sealed envelope
containing Preliminary Report to the Hearing Examiner documents. This information was sent to:
Name
Representing
The Rob -Clarissa Partnership & Clarissa Fawcett
Owner
Jim Hanson
Contact
Volarehigh Land Development LLC
Applicant
Dorothy P. Adkins
POR
Karen Walter
POR
N. Stephenie Gollier
POR
Robert Fawcett
POR
Craig Parry
POR
Darcey Miller
POR
Al Hauer
POR
Bud Worley
POR
Wendy & Lois Wywrot
POR
Lynda Priddy
POR
(Signature of Sende
STATE OF WASH INGTON }
SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that Stacy Tucker
signed this instrument and acknowledged it to be his/her/their free and voluntary act far'use''��y
purposes mentioned in the instrument.
Dated: 11 1 c7 -z _A c41s
otary Publ' in and for State of n eL -�
Notary (Print):
My appointment expires: 10
Project Name: Lake Washington View Estates
Project Number: LUA07-039, PP, SM, ECF
CITY F RENTON
+ �� + Planning/Building/PublicWorks Department
Greggimmerman P.E. Administrator
`� Kathy Keolker, Mayor �g
November 13, 2007
Jim Hanson
Hanson Consulting
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
SUBJECT: Lake Washington View Estates
LUA07-039, PP, SM, ECF
Dear Mr. Hanson:
This letter is to inform you that the appeal period ends on November 14, 2007 for the
Environmental Review Committee's (ERC) Determination of Non -Significance - Mitigated
for the above -referenced project.
If no appeals are filed on the ERC determination, the decision will be final. If the ERC
determination is appealed, the appeal will be heard as part of the Hearing Examiner public
hearing scheduled on November 20, 2007, where Site Plan Conditions may also be issued. The
applicant or representative(s) of the applicant are required to be present.
At the public hearing scheduled for November 201, 2007, the applicant will be requesting a
continuance of the hearing based on revisions that will. be made to the proposed
preliminary plat. The 'time and date of the rescheduled hearing will be determined at a
later date.
Please note that the applicant trust comply with all ERC Mitigation Measures outlined in the
Report and Decision dated October 2.2, 2007. Enclosed is a copy of the Preliminary Report to the
Hearing Examiner for your review. If you have any questions, please feel free to contact me at
(425) 430-7219.
For the Environmental Review Committee,
Jill K. Ding
Senior Planner
Enclosure
ce: The Rob -Clarissa Partnership & Clarissa Fawcett / Owner
Dorothy P. Adkins, Karen Walter, N. Stephenie Gollier, Robert Fawcett, Craig Parry, Dareey Miller, -
Al Hauer, Bud Worley, Wendy & Lois Wywrot, Lynda Priddy / Parties of Record
Volarehigh Land Development. LLC / Applicant
1055 South Grady Way - Renton, Washington 98057 R E 1 V T O 1V.
AHEAD OF THE CURVE
This papercontains 50 % recycled material, 30% post consumer
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
November 20, 2007
AGENDA
COMMENCING AT 9:00 AM,
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Lake Washington View Estates
PROJECT NUMBER: LUA07-039, PP, SM, ECE
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, and a Shoreline
Substantial Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel
located within the Residential - 8 (R-8) dwelling unit per acre zone, into 13 lots. The proposed lots
are intended for the future construction of single family residences. The proposed lots would range
in size from 5,167 square feet to 15,173 square feet. Two streams (including May Creek, a shoreline
of the state), 3 wetlands, and steep slopes are located on the project site. Access to proposed lots 1-
12 would be provided via a new street off of Lake Washington Blvd N, which terminates in a
hammerhead turnaround and access to lot 13 would be provided via a driveway off of Meadow
Avenue N.
PROJECT NAME: RSD Transportation Center
PROJECT NUMBER: LUA07-122, SA-H
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan approval for the
construction of a 16,644 square foot transportation center with a 3,578 square foot service building
on the 209,726 square foot (4.8 acre) site. The project site is comprised of 5 parcels, the east parcel
is located within the Light Industrial zone and the 4 western parcels are located within the
Commercial Arterial zone. Landscaping improvements, a surface parking lot, and bus storage would
also be developed on the project site. Access would be provided off of Park Avenue N, N 4th Street,
Garden Avenue N, and N 5th Street. The project site is located within a seismic hazard area.
HEX Agenda 11-20-07.doc
City of Renton
PUBLIC Department of Planning / Building / Public Works
HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date: November 20, 2007
Project Name: Lake Washington View Estates Preliminary Plat
Applicant: Volarehigh Land Development, LLC, PO Box 58877, Renton, WA 98055
Owner: The Rob -Clarissa Partnership & Clarissa Fawcett, PO Box 402, Fall City, WA 98024
Contact: Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane, Mt Vernon, WA 98274
File Number. LUA-07-039, PP, ECF, SM Project Manager: JIII K. Ding, Senior Planner
Project Description: The applicant is requesting Preliminary Plat approval, and a Shoreline Substantial
Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel
located within the Residential - 8 (R-8) dwelling unit per acre zone, into 13 lots. The
proposed lots are intended for the future construction of single family residences.
The proposed lots would range in size from 5,167 square feet to 15,173 square feet.
Two streams (including May Creek, a shoreline of the state), 3 wetlands, and steep
slopes are located on the project site. Access to proposed lots 1-12 would be
provided via a new street off of Lake Washington Blvd N, which terminates in a
hammerhead turnaround and access to lot 13 would be provided via a driveway off
of Meadow Avenue N.
Project Location: 42XX Lake Washington Blvd N (parcel 322405-9081)
City of Renton PIBIPW Departme Preliminary Report to the Nearing Examiner
LAKE WASHINGTON VIEWESTATES PRELIMINARY PLAT LUA-07-039, PP, ECF, SM
PUBLIC NEARING DATE: November 20, 2007 Page 2 of I I
B. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Neighborhood Detail Map (dated received 4/3/2007)
Exhibit 3: Overall Preliminary Plat Plan (dated 8117/2007)
Exhibit 4: Preliminary Plat Plan Lots 1-12 (dated 3/29/2007)
Exhibit 5: Preliminary Plat Plan Lot 13 (dated 3/29/07)
Exhibit 6: Landscape Plan (dated 2/11/2007)
Exhibit 7: Preliminary Drainage Plan {dated 8/22/2007)
Exhibit 8: zoning Map sheet C4 w'/2 (dated 2/28/07)
Exhibit 9: ERC Mitigation Measures
C. GENERAL INFORMATION:
1. Owner of Record: The Rob -Clarissa Partnership & Clarissa Fawcett, PO Box 402 Fall City,
WA 98024
2. Zoning Designation: Residential — 8 (R-8) Dwelling Units per Acre
3. Comprehensive Plan Land Use Residential Single Family (RSF)
Designation:
4, Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single family residential; R-8 zoning
East: Single family residential; R-8 zoning
South: Single family residential; R-8 zoning
West: Barbee Mill Plat; COR zoning
6. Access: Access to proposed lots 1-12 would be provided via a new street (Road
A) off of Lake Washington Blvd N, which terminates in a hammerhead
turnaround and access to lot 13 would be provided via a driveway off of
Meadow Avenue N.
7. Site Area: 241,053 square feet (5.5 acres)
8. Project Data: Area Comments
Existing Building Area: NIA NIA
New Building Area: NIA NIA
Total Building Area: N/A N/A
D. HISTORICAUBACKGROUND:
Action
Land Use File No.
Ordinance No_
Date
Annexation
NIA
2341
7/03/1967
Comprehensive Plan
NIA
5099
11/01/2004
Zoning
NIA
5100
11 /01 /2004
Lot Line Adjustment
LUA05-069
N/A
9/22/2005
Nexrpt 07-039.doc
City of Renton P/B/PW Departme Preliminary Report to the Hearing Examiner
LAKE WASHINGTON VIEW ESTATES PRELIMINARY FLAT LUA-07-039, PP, ECF, SM
PUBLIC HEARING DATE: November 20, 2007 Page 3 of 11
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and
Minimum Standards
Section 4-7-150: Streets — General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks — General Requirements and Minimum Standards
Section 4-7-170: Residential Lots — General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family objectives and policies.
2. Community Design Element.
3. Environmental Element
G. DEPARTMENT ANALYSIS:
1, PROJECT DESCRIPTION/BACKGROUND
The proposal would result in the creation of 13 lots and one open space tract (Tract A). The 5.53 acre
project site is located east of Lake Washington Blvd N between N 401h Street and N 441h Street and is
zoned Residential — 8 (R-8) dwelling units per acre. The proposed lots would range in size from 5,167
to 15,173 square feet with a resulting net density of approximately 3.88 dwelling units per acre (5.5
gross acre site — 2.18-acres combined sensitive areas, and public roadways = 3.35 net acre 13 units f
3.35 net acre = 3.88 du/ac). Landscape, roadway, utility improvements and 1 sensitive area tract (Tract
A) would be established with the plat_ Existing development within the vicinity of the site includes
predominantly residential development located within the Residential -- 8 dwelling units per acre (R-8)
and Commercial/Office/Residential (COR) zones.
A wetland report, stream study, and geotechnical report were submitted with the project application.
The wetland report identified 3 wetlands (Wetlands 1, 2, and 3). Wetland 1 is a 6,093 square foot
category 3 wetland, Wetland 2 is a 3,831 square foot category 3 wetland, and Wetland 3 is a 23,756
Hexrpt 07-039.doc
City of Renton PIBIPW Deparlme Preliminary Report to the Hearing Examiner
LAKE WASHINGTON VIEW ESTATES PRELIMINARY PLAT LUA-07-039, PP, ECF, SM
PUBLIC HEARING DATE.- !November 20, 2007 Page 4 of 11
square foot category 2 wetland. Wetlands 2 and 3 are connected via an unnamed class 4 stream. The
stream study identified a class I stream (May Creek), which flows along the north property line and is
also identified as a Shoreline of the State. The geotechnical report identified two protected slope areas
on the east portion of the project site. All of the critical areas located on -site would be located within
Tract A.
Access to proposed Lots 1-12 would be provided via a new public road off of Lake Washington Blvd N,
which would terminate in a hammerhead turnaround. Access to proposed Lot 13 would be provided via
a pipestem off of N 401" Street.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on
October 22, 2007, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated
(DNS-M) for the Lake Washington View Estates Preliminary Plat. The DNS-M included 10 mitigation measures. A
14-day appeal period commenced on October 31, 2007 and ends on November 14, 2007. As of the composition
of this report no appeals of the threshold determination have been filed.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued
the following mitigation measures with the Determination of Non -Significance — Mitigated;
1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Bergquist
Engineering Services, dated March 19, 2007.
2, Major earthwork on -site shall be conducted during the dry, summer months of the year.
3. The construction of a residence on proposed Lot 13 shall maintain a 25-foot buffer from the protected slope
and a 15-foot building setback from the edge of the buffer, unless based on appropriate subsurface
exploration and slope stability analysis a geotechnical engineer concludes that the 25-foot buffer may be
reduced.
4. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in
Volume 11 of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan
prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the
Development Services Division.
5. The buffer required from the Ordinary High Water Mark of May Creek shall be 50 feet.
6. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
7. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is
estimated at $6,899.88.
8. Work shall immediately cease and the Washington State Department of Archeology and Historic Preservation
shall be contacted at (360) 586-3065 if any archeological artifacts are discovered during earthwork activities_
9. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of $9,330.75.
10. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording
of the final plat. The fee is estimated at $6,344.
4. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and address
site plan issues from the proposed development. These comments are contained in the official file, and the
Hexrpt 07-039.doc
City of Renton P/B/PW Departme Preliminary Report to the Hearing Examiner
LAKE WASHiNGTON VIEWESTATES PRELIMINARY PLAT LUA-07-039, PP, ECF, 5M
PUBLIC HEARING DATE. November 20, 2007 Page 5 of 11
essence of the comments has been incorporated into the appropriate sections of this report and the Departmental
Recommendation at the end of the report.
5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to
assist decision makers in the review of the subdivision:
A. Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single
Family (RSF) on the Comprehensive Plan Land Use Map. Land designated Residential Single Family is intended
to be used for quality detached residential development organized into neighborhoods at urban densities. It is
intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to
enhance and improve the quality of single family living environments. The proposed plat is consistent with the
following Residential Single Family Land Use, and Community Design Elements of the Comprehensive Plan:
Land Use Element
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net
acre in Residential Single Family neighborhoods. The proposal for 13 lots on the subject site would arrive
at a net density of 3.88 dwelling units per net acre, which is within the density range permitted in the R-8
zone.
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in -fill parcels of less than
an acre (43,560 square feet) in single-family designations. Allow a reduction in lot size to 4,500 square
feet on parcels greater than an acre to create an incentive for aggregation of land. The minimum lot size
is not intended to set the standard for density in the designation, but to provide flexibility in
subdivision/plat design and facilitate development within the allowed density range. The site is greater
than one acre and all lots would be greater than or equal to 4,500 square feet
Policy LU-152. Single family lot size, lot width, setbacks, and impervious surface should be sufficient to
allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient
area for maintenance activities. The proposed lots would all comply with the minimum lot size, width and
depth requirements_ In addition, it appears that the proposed lots would create adequate area for the
construction of detached single family residences in compliance with the required setbacks.
Community Design Element
Policy CD-19_ During development, significant trees, either individually or in stands, should be
preserved, replaced, or as a last option, relocated. The applicant will be required to retain or replace 25
percent of all existing significant trees on the project site.
Policy CD-26: Streets, sidewalks, and pedestrian or bike paths should be arranged as an
interconnecting network. Dead-end streets and cul-de-sacs should be discouraged. A grid or "flexible
grid" patter or streets and pathways, with a hierarchy of widths and corresponding traffic volumes,
should be used. The new internal road (Road A) would be a dead end street, terminating in a cul-de-
sac turnaround. The critical areas existing onsite prevent a through street from being constructed.
Environmental Element
Policy EN-9. in no case should development activities decrease net acreage of exiting wetlands.
A category 2 wetland and 2 category 3 wetlands are located on the project site. No impacts to the
wetlands or buffer areas are proposed.
Policy EN-10. Establish and protect buffers along wetlands to facilitate infiltration and maintain stable
water temperatures, provide for the biological regime, reduce amount and velocity of run-off, and
provide for wildlife habitat.
Hexrpt 07-039.doc
City of Renton P!B/PW Departme Preliminary Report to the Hearing Examiner
LAKE WASHINGTON VIEW ESTATES PRELIMINARY PLAT LUA-07-039, PP, ECF, SM
PUBLIC HEARING DATE: !November 20, 2007 Page 6 of 11
The category 2 wetland requires a 50-foot wetland buffer and the category 3 wetlands require 25-foot
buffers. No impacts to the buffer areas are proposed.
B. Compliance with the Underlying Zoning Designation. The 5.5-acre site is designated Residential — 8
Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the
future construction of up to 13 new single-family residential units.
Density — The density range permitted in the R-8 zone is a minimum of 4.0 up to a maximum of 8.0
dwelling units per net acre (du/ac). Net density is calculated after public rights -of -way, private access
easements, and critical areas are deducted from the gross acreage of the site. After the deduction of
11,068 square feet of proposed right-of-way dedication, and 83,838 square feet for the sensitive areas
from the gross lot area, the proposal for 13 lots would result in a net density of 3.88 dwelling units per
acre (241,053 gross sq. ft. — 94,906 sq. ft. = 146,147 sq. ft. or 3.35 ac, 13 units / 3.35 acres = 3.88 du/ac).
The proposed plat would provide less than the minimum density required in the R-8 zone. In the event
that minimum density cannot be achieved due to environmental constraints, the Reviewing Official may
waive the minimum density requirements. Due to the presence of 3 wetlands, protected slopes, and two
streams on the project site, and the requirement for buffers from these critical areas, staff recommends
that the minimum density requirements be waived for the proposed project.
Lot Dimensions and Size — The minimum lot size required in the R-8 zone is 4,500 sq ft for project sites
that are greater than 1 net acre in area. The minimum lot width required is 50 ft for interior lots and 60
feet for corner lots, and a minimum lot depth of 65 feet is required. Proposed lot widths range from 50 to
100 feet and lot depths range from 86 feet to 145 feet. The proposed plat would create 13 lots which are
proposed to range from 5,167 square feet in area to 15,173 square feet. As proposed, all lots appear to
be in compliance with the required lot width, depth and size standards for the R-8 zone. In addition, the
proposal includes one open space tract (Tract A) for the critical areas. Three wetlands, steep slopes, and
a class 1 stream (May Creek) would be located within proposed Tract A_
Lot/Tract
Size ,sg. ft.)
i Access
1
6,759
Road A
2
5,167
Road A
3
5,456
Road A
Road A
4
6,277
5
7,967
Road A
6
6,631
Road A
Road A
7
6,640
8
6,934
Road A
9
5,608
Road A
10
6,442
Road A
11
6,169
Road A
Road A
12
6,810
13
15,173
N 40 Street
Tract A
137,951
Lake Washington Blvd N
Setbacks — In the R-8 zone, the minimum front yard and side yard along a street setback is 15 feet for the
primary structure and 20 feet for an attached garage, the side yard setback is 5 feet, and the rear yard
setback is 20 feet. The proposed lots appear to contain adequate area to provide for the construction of
single family residences after the consideration of the setback requirements. Compliance with these
setback standards will be verified prior to the issuance of individual building permits.
Building -Standards — The R-8 zone permits one single family residential structure per lot. Each of the
proposed lots would support the construction of one detached unit. Accessory structures are permitted at
a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 sq ft in size. Accessory
structures are permitted only when associated with a primary structure located on the same parcel.
Building height in the R-8 zone is limited to two stories and 30 feet. Maximum building coverage is 35% or
2,500 square feet, whichever is greater for lots that are larger than 5,000 square feet in area and 50% for
Hexrpt 07-039.doc
City of Renton P/B/PW Departme Preliminary Report to the Hearing Examiner
LAKE WASHINGTON VIEW ESTATES PRELIMINARY PLAT LUA-07-039, PP, ECF, SM
PUBLIC HEARING DATE: November 20, 2007 Page 7 of 11
lots that are 5,000 square feet or less. The proposal's compliance with these building standards would be
verified prior to the issuance of individual building permits.
Parking — Each detached dwelling unit is required to provide two off-street parking stalls per unit. The
proposed building pads appear to be adequately sized for the provision of the required parking.
Landscapinci — The City's landscaping regulations require the installation of landscaping within the public
right-of-way. The minimum amount of landscaping required for sites abutting a non -arterial public street
is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determination has been made that if no additional area is available within the public right-
of-way due to required improvements, the 5-foot landscaped strip may be located within private property
abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant
vegetation or shall be irrigated appropriately. In addition, the applicant will be required to plant two
ornamental trees, a minimum caliper of 1-112 inches (deciduous) or 6 — 8 feet in height (conifer), within
the 15-foot front yard setback area for the proposed lots or within the proposed planting strip.
A conceptual landscape plan was submitted with the project application. The landscape plan proposes a
5-foot landscaped strip along the existing and proposed street frontages. The landscape plan also
proposes a street tree planting plan along the existing and proposed street frontages. The proposed tree
species include Amelanchier a. x gran `Autumn Brilliance', Magnolia grandiflora `Victoria', and Pyrus
calleryana 'Redspire'. The submitted conceptual landscape complies with the City's landscaping
regulations.
The applicant will be required to submit a detailed landscaping plan to the Development Services Division
for review and approval prior to the issuance of a building permit.
C. Compliance with Subdivision Regulations
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to
a public street or road. Access may be by private access easement per the requirements of the Street
Improvement Ordinance.
Each of the proposed lots would have side lot lines at right angles to Road A, with the exception of the
lots (Lots 6-8) that abut the terminus of the hammerhead turn around. Lots 6-8 have a wedge shape due
to the narrow width of the hammerhead and cannot have the side lots lines at right angles to Road A.
Each lot would have access to a public right-of-way, Lots 1-12 would access directly off of Road A and
Lot 13 would access off of N 40`h Street. As proposed, the lots appear to comply with arrangement and
access requirements of the Subdivision Regulations.
Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the type of development and use
contemplated. Each of the proposed lots is oriented to provide front yards facing a street (either Road A
or N 40 h Street), and satisfies the minimum lot area and dimension requirements of the R-8 zone. When
considering the required setbacks, the proposed lots appear to have sufficient building area for the
development of detached single family homes.
Property Corners at Intersections: The curb return radius with Lake Washington Blvd should be 35-foot;
not 25-foot as shown on the submitted preliminary plat map. Staff recommends that a revised preliminary
plat map be submitted with the Utility Construction Permit Application showing a 35-foot curb return
radius with Lake Washington Blvd N.
Access and Street Improvements_ Access to proposed Lots 1-12 would be provided via a new internal 34-
foot wide public street (Road A) off of Lake Washington Blvd N. Access to Lot 13 would be provided via a
pipestem off of N 40�h Street. The City's street standards require that the minimum right-of-way width for
residential access streets be 50 feet wide with 32 feet of paving, a modification for a reduced right-of-way
may be granted down to 42 feet wide with 32 feet of paving if the modification will result in the creation of
additional lots. Due to the critical areas present on site, which constrain the developable area, staff
recommends approval of a modification to reduce the 50-foot required right-of-way down to 42 feet,
therefore as a condition of approval the preliminary plat map shall be revised to show Road A as a 42-foot
Hexrpt 07-039.doc
City of Renton P/B/PW Departme Preliminary Report to the Hearing Examiner
LAKE WASHINGTON VIEW ESTATES PRELIMINARY PLAT LUA-07-039, PP, ECF, SM
PUBLIC HEARING DATE; November 20, 2007 Page 8 of I I
wide right-of-way with 32 feet of paving or a modification to the street standards shall be requested and
approved for a further reduction in the width of the right-of-way. Full street improvements (including
paving, sidewalks, curb and gutter, storm drains, landscaping, street lighting and signage) will be required
along the frontages of Lake Washington Blvd NE and the new internal street (Road A)_
The vertical curves for the roadway profile are required to be a 100-foot curve. The submitted plans
propose a 50-foot curve. Staff recommends as a condition of approval that a revised roadway profile be
submitted with the Utility Construction Permit application showing the required 100-foot curve.
Pipestems are proposed to provide access to Lots 6-8 and 13. Pipestems are permitted provided they
have a minimum width of 20 feet and do not exceed 150 feet in length. The pipestems serving Lots 7, 8,
and 13 each exceed the minimum 20-foot width. The pipestem serving Lot 6 would be 15 feet in width at
the intersection with Road A, which is less than the 20-foot minimum width required. Therefore, staff
recommends as a condition of approval that a revised preliminary plat map be submitted to the
development services division project manager providing the minimum 20-foot wide pipestem as access
to Lot 6. The revised preliminary plat map shall be submitted for review and approval prior to the issuance
of a utility construction permit. The pipestem accessing Lot 13 exceeds the maximum length of 150 feet,
however the pipestem currently exists, and the approval of the plat would not further increase the non-
conformity, therefore not adjustments are required.
The City's subdivision regulations RMC 4-7-150E_5 specifies that alley access is the preferred street
pattern. An alley layout was not submitted for review, however it due to the environmental constraints on
the site an alley layout does not appear feasible.
To mitigate impacts to the local street system, the City's Environmental Review Committee imposed
mitigation on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The
Traffic Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed
subdivision. The proposed 13 new residential lots would be expected to generate approximately 124.41
new average weekday trips (13 new homes x 9.57 trips per home = 124.41). The fee for the proposed
plat is estimated to be $9,330.75 (124.41 total trips x $75.00 = $9,330.75) and is payable prior to the
recording of the plat.
Topography and Vegetation: With the project application, the applicant submitted a Geotechnical Report
prepared by Bergquist Engineering Services, dated March 19, 2007. According to the report the site
topography slopes down to the north at an average grade of 13 percent. A slope with a grade in excess
of 40 percent is located on the east portion of the project site (abutting Lot 13) and meets the City's
criteria for classification as a Protected Slope. No development is proposed on the Protected Slope area,
Vegetation on the project site consists primarily of alder trees, maple trees, a few cedar trees, and black
berries.
The information provided by the applicant indicates that soils on -site consist of Alderwood series (AgC)
gravelly sandy loam. The 2002 Geologic Map of King County identifies the soils on the upper elevations
of the site as Quaternary recessional outwash (Qvr).
A Wetland Assessment prepared by Evergreen Aquatic Resource Consultants, LLC, dated March 20,
2007 and a Wildlife Habitat Assessment and Stream Review prepared by Altman Oliver Associates, LLC,
dated March 26, 2007 were submitted with the project application. Secondary review of the submitted
materials was conducted by Herrera Environmental, Inc and letter dated May 17, 2007 and a follow up
email dated June 6, 2007 were submitted to the City. The submitted reports identified 3 wetlands on the
project site, a class 4 unnamed stream, and a class 1 stream (May Creek), Based on the conclusions of
the secondary review, a revised wetland assessment was submitted by Evergreen Aquatic Resource
Consultants, dated September 18, 2007, The revised assessment included a delineation of the three
wetlands (Wetlands 1-3) identified on the project site (Wetlands 1 and 2 were identified as category 3
wetlands and Wetland 2 was identified as a category 2 wetland), and a discussion and delineation of the
Class 4 stream connecting Wetlands 2 and 3, and an enhancement plan for the 25-foot buffers of
Wetlands 1 and 2. No impacts are proposed to the onsite wetlands, streams, or their associated buffer
areas_ In addition, to further protect May Creek the City's Environmental Review Committee imposed a
wider buffer (50 feet) on May Creek than the 25-foot buffer mandated by the City's current shoreline
regulations.
Hexrpt 07-039.doc
City of Renton PIBIPW Departme Preliminary Report to the Hearing Examiner
LAKE WASHINGTON VIEWESTATES PRELIMINARY PLAT LUA-07-039, FP, ECF, SM
PUBLIC HEARING DATE., November 20, 2007 Page 9 of 11
To protect the protected slopes, wetlands, streams, and associated buffer areas from impacts related to
the construction of new single family residents around the perimeter, staff recommends as a condition of
approval that the plat map be revised to include the protected slopes, wetlands, streams, and their
associated buffer areas within a Native Growth Protection Easement (NGPE) prior to or concurrent with
the recording of the Final Plat. In addition, staff recommends that the NGPE be delineated with a split rail
fence and identified with signage as approved by the Development Services Division project manager. A
fencing and signage detail shall be submitted to the Development Services Division project manager at
the time of Utility Construction Permit Application for review and approval. The fencing and signage shall
be installed prior to the recording of the final plat.
Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices
would serve to mitigate potential erosion and off -site sedimentation impacts. The project application
includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of
construction permits for the project. in addition, the project will be subject to the 2005 DOE manual
regarding erosion control, as conditioned by the ERC.
Vegetation on the project site consists primarily of alder trees, maple trees, a few cedar trees, and
blackberry bushes. The applicant proposes to remove vegetation from the location proposed for the new
public street and the areas required for utility installation. RMC 4-4-070 indicates that existing trees and
other vegetation shall be used to augment new plantings for landscaping where practical, and RMC 4-7-
130 requires that a reasonable effort should be made to preserve existing trees. A Determination was
made by the Director of Development Services that the retention or replacement of 25% of the existing
trees would achieve these requirements. A total of 63 trees are located on the project site outside of a
critical area or its buffer, therefore a total of 16 trees are required to be either retained or replaced. The
replacement trees shall be a minimum 2-inch caliper tree. A significant tree retention and replacement
plan was not submitted with the project application. Staff recommends as a condition of approval that a
significant tree retention and replacement plan be submitted with the utility construction permit
application for review and approval by the Development Services Division project manager. To ensure
that none of the trees proposed to be retained are damaged during construction, staff recommends as a
condition of approval that the trees proposed to be retained are shown on each of the plans submitted as
a part of the Utility Construction Permit Application and that protection measures for the trees to ensure
survival during construction of the project be submitted for review and approval by the Development
Services Division project manager.
Relationship to Existing Uses: Single family residential homes abut the subject site on the south. A new
attached residential community is being constructed to the west. The proposed detached single family
residences would be compatible with the surrounding development.
D. Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services
to the proposed development, subject to the applicant's provision of Code required improvements and
fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire
Mitigation Fee based on $488.00 per new single-family home. The fee is estimated at $6,344.00 (13 new
lots x $488.00 = $6,344.00) and is payable prior to the recording of the plat.
Recreation: There are no existing recreational facilities in the immediate vicinity of the subject property.
It is anticipated that the proposed development would generate future demand on existing City Parks and
recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring
the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family home. The fee is
estimated at $6,899.88 (13 new lots x $530.76 = $6,899.88) and is payable prior to the recording of the
plat.
Schools: The site is located within the boundaries of the Renton School District No. 403. According to
the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992),
the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling.
Based on the student generation factor, the proposed plat would potentially result in 6 additional students
(0.44 x 13 = 6). The schools would include: Hazelwood Elementary School, McKnight Middle School, and
Hexrpt 07-039.doc
City of Renton P/B/PW Uepartme Preliminary Report to the Hearing Examiner
LAKE WASHINGTON VIEW ESTATES PRELIMINARY PLAT LUA-07-039, PP, ECF, SM
PUBLIC HEARING DATE., November 20, 2007 Page 10 of 11
Hazen High School. The school district has indicated that they would be able to handle to additional
students coming from the proposed development.
Storm Drainage/Surface Water: A Technical Information Report prepared by Site Development
Associates, LLC, dated March 23, 2007 was submitted with the application materials. According to the
report the existing drainage currently discharges to May Creek.
The proposed method of drainage control as indicated by the storm drainage report would be direct
discharge into May Creek. The City's Plan Review Section has reviewed the submitted drainage
information and has noted that May Creek is not an approved water body for direct discharge. A
modification request has been submitted by the applicant to direct discharge the stormwater to May
Creek, the request has been denied by the Surface Water Department.
The City's Environmental Review Committee imposed a mitigation measure on the project requiring that
the storm drainage system comply with a higher standard for flow control. The project is required to
comply with the 2005 King County Surface Water Design Manual.
The project site contains a portion of the May Creek 100 year floodplain. Due to staff concerns regarding
the impacts flooding could have on the proposed development, staff recommends as a condition of
approval that drainage and surface water design modeling be conducted. The modeling shall include a
determination of the future conditions to determine the maximum 100-year flood surface water elevation.
Hydrologic modeling using the Hydrologic Engineering Centers River Analysis System (HEC- RAS)
software will be required as part of the Utility Construction Permit submittal. The Future condition flow
should utilize the May Creek Basin Plan 100-year model flow of 1059 CFS.
A Surface Water System Development Charge, based on the current rate of $759.00 per new single-
family lot, would be required prior to the issuance of construction permits for the plat.
Water and Sanitary Sewer Utilities: The site is within the City of Renton water service area. There is an
existing 12-inch water main within Lake Washington Blvd and Meadow Ave NE. The site is located in the
320-pressure zone. The static water pressure is between 90-120 psi. The project is outside of the Aquifer
Protection Area. All fire protection shall comply with City Code (i.e. hydrants with storz fittings, 1000 gpm
min required for homes less than 3600 square in area, etc.) In accordance with the Fire Department
requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any
proposed single-family structure is required. Additional fire flow and hydrants are required if the total
square footage of the new single-family structures are greater than 3600 square feet.
Water main improvements for this new development will entail improvements to provide the minimum fire
flow (1000 gpm for homes less than 3600 square feet, or 1500 gpm for homes greater than 3600 square
feet). The improvement will include the following:
a. A water main extension along the frontage of the project (Lake Washington Blvd) to the north
property line. Depending on the fire -flow requirements required (as mentioned above) the City
will reimburse the developer to oversize the water main to a 12-inch diameter line.
b. A water main extension of an 8-inch minimum (10-12-inch possible for increased fire flow
requirements) within the new street. Note: The maximum flow rate for an 8-inch line is 1,250
gpm (unless the line is "looped").
c. Fire hydrants, domestic and landscape water meters are required to be in place prior to recording
of the plat.
There is an 8-inch sewer main adjacent and available to serve the site. There is also a King County
Metro line in Lake Washington Blvd.
City Code requires this development to extend the sanitary sewer along the frontage of the site.
However, the plat can also be served by a connection to the Metro Sewer line, parallel to Lake
Washington Blvd. (as shown on the land use application). If this is the preferred method of service, then
verification of acceptance must be provided from Metro King County sewer.
The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with
the construction permit.
Hexrpt 07-039.doc
City of Renton PIBIPW Departme Preliminary Report to the Hearing Examiner
LAKE WASHINGTON VIEW ESTATES PRELIMINARY PLAT LUA-07-039, PP, FCF, SM
PUBLIC HEARING DATE: November 20, 2007 Page 11 of 11
H. RECOMMENDATION:
Staff recommends APPROVAL of the Lake Washington View Estates Preliminary Plat, Project File No.
LUA-07-039, PP, ECF, SM subject to the following conditions:
1. The applicant shall comply with all requirements of the Determination of Non -Significance — Mitigated
that was issued by the Environmental Review Committee on October 22, 2007.
2. A revised preliminary plat map be submitted with the Utility Construction Permit Application showing a
35-foot curb return radius with Lake Washington Blvd N.
3. A revised preliminary plat map shall be submitted, which shows Road A as a 42-foot wide right-of-
way with 32 feet of paving or a modification to the street standards shall be requested and approved
for a further reduction in the width of the right-of-way. The revised map or modification request shall
be submitted to the Development Services Division project manager for review and approval at the
time of Utility Construction Permit Application.
4. A revised preliminary plat map shall be submitted to the Development Services Division project
manager providing the minimum 20-foot wide pipestem as access to Lot 6. The revised preliminary
plat map shall be submitted for review and approval prior to the issuance of a utility construction
permit.
5. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes, wetlands,
streams, and their associated buffer areas prior to or concurrent with the recording of the final plat
map_
6. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
approved by the Development Services Division Project Manager. A fencing and signage detail shall
be submitted to the Development Services Division project manager at the time of Utility Construction
Permit Application for review and approval. The fencing and signage shall be installed prior to the
recording of the final plat.
7. A significant tree retention and replacement plan shall be submitted with the utility construction permit
application for review and approval by the Development Services Division project manager.
8. The trees proposed to be retained throughout the project shall be shown on each of the plan sheets
submitted as a part of the Utility Construction Permit Application and protection measures for the
trees to ensure survival during construction of the project shall be submitted for review and approval
by the Development Services Division project manager prior to the issuance of a Utility Construction
Permit.
9. Drainage and surface water design modeling shall include a determination of the future conditions to
determine the maximum 100-year flood surface water elevation, Hydrologic modeling using the
Hydrologic Engineering Centers River Analysis System (HEC- RAS) software will be required as part
of the Utility Construction Permit submittal. The Future condition flow should utilize the May Creek
Basin Plan 100-year model flow of 1059 CFS.
EXPIRATION PERIODS:
Preliminary Plats (PP): Five (5) years from final approval (signature) date.
Hexrpt 07-039.doc
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ENVIRONMENTAL DETERMINATION & PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL Al
PROJECT NAME: Lake Washington View Estates
PROJECT NUMBER: LUA07-039, PP. SM, ECF
LOCATION: 42XX Lake Washington Blvd N
DESCRIPTION: The applicant is 7eycesting Preliminary Plat approval, Envinanmental ISEll Review,
and a Shoreline Substantial Development Permit for the subdivil of a 241.053 square foot (5.53 acre) parcel
located within the Residential - 8 IR-a) dwel ling unit per acre zone, into 13 lots. The proposed lots are intended
for the future construction of single family residences. The proposed lets would range In size from 5,167 square
feet to 15.173 square feet. Two streams (including May Creek, a shoreline of the state), 3 wetlands, and steep
slopes are located on the project site- Access to proposed lots 1-12 would be provided via a new street off of
Lake Washington Blvd N. which terminates in a hammerhead turnaround and access to lot 13 would be provided
via a ddveway off of Meadow Avenue N.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (El HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the environmental daterminsli— ..at be filed in writing on or before 5u00 PM on November 14, 2007.
Appals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of
Rwirti 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton
Municipal Cade Section 4.8.110.13. Additional inrormaUoo regarding the appeal proeese may be obtained from the
Ranton City Clerk's Office. (425} 430-6510.
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR
MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY
WAY, RENTON, WASHINGTON. ON NOVEMBER 20, 2007 AT 9:00 AM TO CONSIDER THE
PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL
WILL BE HEARD AS PART OF THIS FU6LIC HEARING.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please include the project NUMBER when calling for properlift Identification.
u
CERTIFICATION
r
hereby certify that copies of the above document
were posted by me in conspicuous places or nearby the described prope��iIII
DATE: SIGNED:
ATTEST: Subscribed and swam before me, a Notary Public, in and for the State of Washington retiintn — e —
�I, y on the C9e f day of , Gl. - A
Y PUBLIC 5'lY
II4I41
Ed
ENVIRONMENTAL DETERMINATION & PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Lake Washington View Estates
PROJECT NUMBER: LUA07-039, PP, SM, £CF
LOCATION: 42XX Lake Washington Blvd N
DESCRIPTION: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review,
and a Shoreline Substantial Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel
located within the Residential - 8 (R-8) dwelling unit per acre zone, into 13 lots. The proposed lots are intended
for the future construction of single family residences. The proposed lots would range in size from 5,167 square
feet to 15,173 square feet. Two streams (including May Creek, a shoreline of the state), 3 wetlands, and steep
slopes are located on the project site. Access to proposed lots 1-12 would be provided via a new street off of
Lake Washington Blvd N, which terminates in a hammerhead turnaround and access to lot 13 would be provided
via a driveway off of Meadow Avenue N.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 14, 2007.
Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton
Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the
Renton City Clerk's Office, (425) 430-6510.
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR
MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY
WAY, RENTON, WASHINGTON, ON NOVEMBER 20, 2007 AT 9:00 AM TO CONSIDER THE
PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL
WILL BE HEARD AS PART OF THIS PUBLIC HEARING.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
please include the project NUMBER when calling for proper file identification.
Y
�U Kathy Keolker, Mayor
7L
October 25, 2007
Jim Hanson
Hanson Consulting
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
CIT100F RENTON
Planning/Building/PublicWorks Department
Gregg Zimmerman P.E., Administrator
SUBJECT: Lake Washington View Estates Preliminary Plat
LUA07-039, PP, ECF
Dear Mr. Hanson:
This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they
have completed their review of the subject project and have issued a threshold Determination of Non -
Significance -Mitigated with. Mitigation Measures. Please refer to the enclosed ERC Report and Decision,
Section C for a list of the Mitigation Measures.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM on
November 14, 2007. Appeals must be filed in writing together with the required $75.00 application fee
with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the
Examiner are governed by City of Renton Municipal Code Section 4-8-I 1O.B. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
A Public Hearing will be held by the Renton Hearing Examiner in -the Council Chambers on the .
seventh floor of City Hall, 1055:South Grady Way, Renton, Washington, on November 20, 2007 at
9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required
to be present at the public hearing; A copy of the staff report will be mailed to you one week before the
hearing. If the Environmental Determination is appealed, the appeal will. be heard as part, of this public.
hearing.
The preceding information will assist you in planning for implementation of your project and enable you
to exercise your appeal rights more fully, if you choose to do so. 'If you have any questions or desire
clarification'o.f the above, please call me at (425) 430-7219. .
For the Environmental Review Committee,
7 I .
Jill K. Ding
Senior Planner .
Enclosure
cc: The Rob -Clarissa Partnership & Clarissa Fawcett / Owner(s)
Dorothy P..Adkins, Karen Walter,. Stephanie Gollier, Robert Fawcett, Craig Parry, Darcey Miller,
Al Hauer, Bud Worley, Wendy & Lois Wy-vvrot, Lynda Priddy / Party(ies) of Record
Volarehigh Land Development LLC / Applicant
105.5 South Grady Way - Renton, Washington 98057 R E 1V 1 O N
_ - AHEAD OF THE CURVE-
This paper contains 50 % recycled material, 30%pcsat consumer
� j� ,.e Kathy Keolker, Mayor
October 26, 2007
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: Environmental Determination
CIT-VOF° RENTON
Planning/Building/PublicWorks Department
Gregg Zimmerman P.E., Administrator
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by
the Environmental Review Committee (ERC) on October 22, 2007:
DETERMINATION OF NON -SIGNIFICANCE - MITIGATED
PROJECT NAME: Lake Washington View Estates
PROJECT NUMBER:. LI,JA07-039, PP, SM, ECF
LOCATION: 42XX Lake Washington Blvd N (parcel no. 322405-9081)
DESCRIPTION: The applicant is requesting Preliminary Plat approval, Environmental
(SEPA) Review; and a Shoreline Substantial Development Permit for the subdivision of a 241,053
square foot (5.53 acre) parcel located within the Residential - 8 (R-8) dwelling unit per,acre zone,
into 13 lots. The proposed lots are intended for the future construction of single family residences.
The proposed lots would range, in size from 5,167 square feet to 15,173 square feet. Two streams
(including May Creek; a •shoreline of the state), 3 wetlands, and steep, slopes are, located on the
project site. Access to proposed lots 1-12 would be provided via a new street.off of Lake Washington .
Blvd N; which terminates In a hammerhead turnaround and access to lot 13 would be.provided'via a
driveway off of Meadow Avenue N.
Appeals .of the environmental determination must be filed 1n writing on or before .5:00 PM. on
November 14, 2007. Appeals must be fled in writing together with the: required $75.00 application fee
with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the
Examiner are .governed by City. of Renton Municipal Code Section 4-8-110.13. Additional information
regarding the appeal process may be obtained.from the Renton City Clerk's.Office, (425) 430-6510..
If you have questions, please call me. at (425) 430-7219.
For the Environmental Review Committee,
71�
Jill K. Ding Z7
Senior Planner
cc: King County Wastewater Treatment Division
WDFW, Stewart Reinbold
David F. Dietzman,: Department'of Natural Resources
WSDOT, Northwest Region
Duwamish Tribal Office
Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance)
Enclosure
1055 South Grady Way - Renton, Washington 98057 R E N .T Q LV
AHEAD OF THE CURVE
This papercommns 50% recyded material, 30%post consumer
r
CITY OF RENTON
DETERMINATION OF NON -SIGNIFICANCE -MITIGATED
MITIGATION MEASURES
APPLICATION NO(S): LUA-07-039, PP, ECF, SM
APPLICANT: Volarehigh Land Development, LLC
PROJECT NAME: Lake Washington View Estates Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental
(SEPA) Review, and a Shoreline Substantial Development Permit for the subdivision of a 241,053 square foot
(5.53 acre) parcel located within the Residential - 8 (R-8) dwelling unit per acre zone, into 13 lots. The proposed
lots are intended for the future construction of single family residences. The proposed lots would range in size
from.5,167 square feet to 15.,173 square feet. Two streams (including May Creek, a shoreline. of the state), 3
wetlands, and steep slopes are located on the project site. Access to proposed lots 1-12 would be provided via a
new street off of Lake Washington Blvd N, which terminates in a hammerhead turnaround and access to lot 13
would be provided via a driveway off of Meadow Avenue N.
LOCATION OF PROPOSAL: 42XX Lake Washington Blvd N (parcel no. 322405-9081)
LEAD AGENCY: The City of Renton
Department of Planning/BuitdinglPublic Works
Development Planning Section
MITIGATION MEASURES:
1. The applicant 'shall comply with- the recommendations found in the geoteckinical report prepared by. Bergquist.
Engineering Services, dated March 19, 2007.
2., ` Major earthwork on -site shall be'conducted during the dry, sLf rher montlh§11b4.the year.
3. The construction of a residence on proposed Lot 13 shall ipa#itain a 25-foot buffer from the protected slope arid..a
157foot building setback from th&edge;of the buffer, unless lased on appropriate subsurface exploration and -slope
stability analysis a geotechnical engineer concludes that the.25-foot buffer niay be reduced.
A. The applicant shall .be required to provide a Temporary Erosion and Zedirr entation. Control Plan (TESCP) designed.
pursuant to the Department of Ecology's,. Erosion and Sedinlen# Controi- Requirements outlmsd ni Volume. II of the
20Q5 Stormwater Management' Manual and. provide staff with a Construction Mitigation Plan prior -to issuance of
Construction Permits. This condition. shall be subject to the : review and approval of the Development Services
Division:
5. The buffer required from the Ordinary High Water Mark of May Creek shall be.50 feet.
6. The storm drainage system for. this project shall be required to'coriiply with the, requirements found in the 2005 .King
CountySurfaee Water Design Manual.
7. ; The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated
at $6,8.99.88.
.8. Work shall immediately cease and the Washington State Department of Archeology and Historic Preservation'shall be,
contaeted.at (360) 586-3065 if any archeological artifacts are discovered during earthwork activities.
9. The applicant shall pay. a Traffic Mitigation Fee in the amount of $15 for each new net daily trip -.prior to the recording
of.the final plat. It is anticipated that the proposed project would result in the payment of $$,330.75..`
10. The applicant shall pay a Fire Mitigation Fee based on $488..00 per new single family lot prior; to the'recording of the
final plat. The fee is estimated at $6,344
CITY OF RENTON
DETERMINATION OF NON -SIGNIFICANCE -MITIGATED
ADVISORY NOTES
APPLICATION NO(S): LUA-07-039, PP, ECF, SM
APPLICANT: Volarehigh Land Development, LLC
PROJECT NAME: Lake Washington View Estates Preliminary. Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat . approval, Environmental
(SEPA) Review, and a Shoreline' Substantial Development Permit for the subdivision of a 241,053 square foot
(5.53 acre) parcel, located within'the Residential - 8 (R-8) dwelling unit per acre zone, into 13 lots. The. proposed
lots are intended for the future construction of single family residences. The proposed lots would range in size
from 51-167 square feet to,15,173 square feet. Two streams (including. May Creek, a shoreline of the state), 3.
wetlands, and steep slopes are located on the project site. Access to proposed lots 1-12 would be provided via a.
new street off of Lake Washington Blvd N, which terminates in a hammerhead turnaround and access to lot 13
would be provided via'a driveway off of Meadow Avenue N.
LOCATION OF PROPOSAL: 42XX Lake Washington Blvd N (parcel no. 322405-9081)
LEAD AGENCY: The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
Advisory Notes to .Applicant
The following notes are supplemeptal.thformation provided:ih.conjunctron m.iith, the environmental determination. .
Because these notes are provided as information only, tht iy are,not subyoct to the appeal process for
onvironmerltal deferm1h Lions.
plarinina
1. RMC. sectlon`4-4-030.C.2 .limits haul hours between 8:30 am ;tq 3:30 prri, Monday- through Friday unless, otherwise'
approved by. the Development Services Division,
2:: Commercial; multi -family, new single farrtrlji and other nonresidential oonstruction activities.shali 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 betwee3l_ni.ne o'clock (9:00) a.rlri :and eight o'clock (B:Oa) p.m No. work shall be
permitted on Sundays..
3: Within thirty (30) days of eompletion.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 31 st of each year. The Development Services' Division's approval 'of
this work is required prior to.final inspection and approval of the permit. -
4. Two ornamental trees, a minimum caliper of 1-112 inches (deciduous) or 6.- 8 feet in height (conifer), shall. be planted
or retained within the 15-foot front yard setback area for the proposed. lots.
5., The minimum amount of landscaping,requi:red for sites abutting a non -arterial public street is 5 feet provided that if
-there is additional undeveloped -right-of-way in excess of 5 feet, this shall also be landscaped. A determination has
been made that if noadditional area is' available within the public. right-of-way due to required improvements, the 5-.
foot landscaped strip , may be located within private property abutting the, -public right-of-way. The landscaping
proposed shall either consist of drought resistant vegetation or shall, be irrigated appropriately,
.6.. A detailed landscape plan complying.with the requirements set forth under RMC 4-8-120D, shall be submitted at the
time of Final Plan review for review.and. approval by the Development Services Division. Project Manager.
Washington State Department of Natural Resources
1; A forest practice application may be -needed if timber will be harvested. Please call Department -of Natural Resources;
Forest Practices at 36Q-825-1.631; for assistance.
ERC Advisory Notes Page 1 of 3
Fire .
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building
square footage exceeds 3,600 square feet in area (including garage area), the minimum fire flow increases to 1,500
GPM and requires two hydrants within 300 feet of the structures.
2. Street address must be visible from a public street,
3. Existing and new hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting.
4. Fire department access roads are required to be paved, 20 feet wide.
Plan Review — Surface Water
1: Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction '
permit.
2.: Drainage requirements must meet the 2005 King County Surface Water Design Manual The report and design
submitted with the application appear to have complied with the 2005 design requirements.. A more through and
comprehensive review will be completed with the formal plan review.
Plan Review — Water
1. All fire protection shall comply with City Code (i.e. hydrants with storz fittings, 1,000 gpm min required for homes less
than 3,600 square feet in area, etc.), In accordance with the Fire Department requirement (prior to'.recording the
subdivision), at a minimum, one hydrant within 300 feet of any pro' 6sed'single family structure is required. Additional
fire flow and hydrants are required if tie total square footage of,the hew single family structures are greater than
3,600 square feet.
2. Installation of individual pressure reducing valve for each domestic rtieter, is required with static pressure over 75 psi.
3. Water main improvements for this' new development will entail improvements to. provide the minimum fire flow'.(1,000
gpm for homes less than 3,660 square feet, or 1,500_ gprr, 'for homes greater than 31600 square feet).: The
improvement will include the following; a) A. water main extenstor� along the frontage of the project.(Lake 1ashington
Blvd) to the north property line. Depending on the fire=flaw,re 'ur`rements as•~rne tinned above the City will reimburse
P p y p. 9 4( ) y
the developer to oversize the water main Ito a 12-inch diameter line; b),A water main extension of an 8-inch minimum, -
(10-12 inch possible for increased fire flow. requirements) within>the new street.;Note; The maximum flow rate for an 8-
inch line is 1,250 .gpm. (unless tl ips 'e li ,°`'looped"); c) Fire hydrants, dom1estic' and landscape; water meters are
required to be in place prior to recording &.the plat.
Plan Review = Sanitary Sewer
1. City Code requires this development to extend the sanitarysewer afong the frontage of the site. However, the. plat:.
can also be served by a connection to the Metro Sewer line- per'allel to Lake Washington Sled. (as:shown,on the land
use application). If this is the preferred method of service, then verification of acceptance must be provided from
Metro King County"sewer (contact Eric Davidson).
2.. The Sewer System, Development Charge is $1,017 per new single-family residence. This fee is .due with the
construction permit.
Plan Review— Transportation .
1 The traffic impact analysis is acceptable.
2: All new electrical, phone and cable services must be underground., Construction of these franchise" utilities must be
inspected and. approved by a City of Renton public works inspector prior to recording of the plat.,
3. Per City of Renton code -this project.is required to install curb, gutter, streetlights anal sidewalks,. along the frontage.of
the parcel being developed. Note: The plans submitted with the application do not show street improvements along
the entire portion of the existing right of way (Lake Washington Blvd.).
4 Asa a condition of plat approval, we will; be. requesting that the Lake Washington View Estates: reconfigure the,
intersection with Lake Washington Blvd so as to align with the Barbee Mill site Lake Washington intersection. .(A
cursory review shows that it.will require that the intersection centerline for the Fawcett site be relocated approximately
18-feet to the south):
ERC Advisory Notes Pagg 2 of 3 ;
CITY OF RENTON
DETERMINATION OF NON -SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S): LUA-07-039, PP, ECF, SM
APPLICANT: Volarehigh Land Development, LLC
PROJECT NAME: Lake Washington View Estates Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental
(SEPA) Review, and a Shoreline Substantial Development Permit for the subdivision of a 241,053 square foot
(5.53 acre) parcel located within the Residential - 8 (R-8) dwelling unit per acre zone, into 13 lots. The proposed
lots are intended for the future construction of single family residences. The proposed lots would range in size
from 5,167 square feet to 15,173 square feet. Two streams (including May Creek, a shoreline of the state), 3
wetlands, and steep slopes are located on the project site. Access to proposed lots 1-12 would be provided via a
new street off of Lake Washington Blvd N, which terminates in a hammerhead turnaround and access to lot 13
would be provided via a driveway off of Meadow Avenue N.
LOCATION OF PROPOSAL: 42XX Lake Washington Blvd N (parcel no. 322405-9081)
LEAD AGENCY: The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C,030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 14, 2007.
Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton,
1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code
Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's
Office, (425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
Gregg Zimmerman, Administrator
Planning/Building/Public Works
October 31, 2007
October 22, 2007
Date
..7
A,--, - . t� a,� 47
ry Te Higa hiyama, Administrator Date
Community Services
I . avid Daniels, Fire Chief
Fire Department
4k),(. .v--,\
AIRR Pietsch, Admifttrator
EDNSP
(0 ,- 1 0
Dat
I'(01-
Dal %
Da
ENVIRONMENTAL REVIEW COMMITTEE
MEETING NOTICE
October 22, 2007
To:
Gregg Zimmerman, Planning/Building/Public Works Administrator
Terry Higashiyama, Community Services Administrator
I. David Daniels, Fire Chief
Alex Pietsch, EDNSP Administrator
From:
Jennifer Henning, Development Planning
Meeting Date:
Monday, October 22, 2007
Time:
3:00 PM
Location:
Sixth Floor Conference Room #620
Agenda listed below.
Lake Washinaton View Estates (Dina)
LUA07-039, PP, ECF, SM
The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and a Shoreline Substantial
Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel located within the Residential - 8
(R-8) dwelling unit per acre zone, into 13 lots. The proposed lots are intended for the future construction of single
family residences. The proposed lots would range in size from 5,167 square feet to 15,173 square feet. Two streams
(including May Creek, a shoreline of the state), 3 wetlands, and steep slopes are located on the project site. Access
to proposed lots 1-12 would be provided via a new street off of Lake Washington Blvd N, which terminates in a
hammerhead turnaround and access to lot 13 would be provided via a driveway off of Meadow Avenue N.
cc: K. Keolker, Mayor
J. Covington, Chief Administrative officer
S. Dale Estey, EDNSP Director®
C. Walls, Fire Prevention
N. Watts, NB/PW Development Services Director
F. Kaufman, Hearing Examiner
Bob Van Home, Fire Prevention
J. Medzegian, Council
P. Hahn, PIBIPW Transportation Systems Director
R. Lind, Economic Development
L. Warren, City Attorney @
STAFF City of Renton
REPORT Department of Planning / Building / Public Works
ENVIRONMENTAL REVIEW COMMITTEE
A. BACKGROUND
ERC MEETING DATE October 22, 2007
Project Name:
Lake Washington View Estates Preliminary Plat
Owner:
The Rob -Clarissa Partnership & Clarissa M. Fawcett, PO Box 402, Fall City,
WA 98024
Applicant:
Volarehigh Land Development, LLC, PO Box 58877, Renton, WA 98055
Contact:
Jim Hanson, Hanson Consulting, 17446 Mallard Cove Ln, Mt. Vernon, WA
98274
File Number:
LUA-07-039, PP, ECF, SM
Project Manager:
Jill K. Ding, Senior Planner
Project Description:
The applicant is requesting Preliminary Plat approval, Environmental (SEPA)
Review, and a Shoreline Substantial Development Permit for the subdivision
of a 241,053 square foot (5.53 acre) parcel located within the Residential - 8
(R-8) dwelling unit per acre zone, into 13 lots. The proposed lots are
intended for the future construction of single family residences. The
proposed lots would range in size from 5,167 square feet to 15,173 square
feet. Two streams (including May Creek, a shoreline of the state), 3
wetlands, and steep slopes are located on the project site. Access to
proposed lots 1-12 would be provided via a new street off of Lake
Washington Blvd N, which terminates in a hammerhead turnaround and
access to lot 13 would be provided via a driveway off of Meadow Avenue N.
(Project Description continued on next page).
Project Location.
42XX Lake Washington Blvd N (parcel no. 322405-9081)
Exist. Bldg. Area gsf.-
NIA Proposed New Bldg. Area: NIA
Site Area:
241,053 sq. ft, (5.5-acres) Total Building Area gsf.- NIA
RECOMMENDATION.
Project Location Map
Staff recommends that the Environmental Review Committee issue a
Determination of Non -Significance — Mitigated (DNS-M).
ercrpt LakewashingtonViewEstates.doc
City of Renton P/B/PW Department ! )nmentat Review Committee Staff Report
LAKE WASHINGTON VIEW ESTA. __ PRELIMINARY PLAT LUA07-039, PP, ECF, SM
REPORT OF October 22, 2007 Page 2 of 9
A. PROJECT DESCRIPTION (CONT.)
The proposal would result in the creation of 13 lots and one open space tract (Tract A). The project site is
located east of Lake Washington Blvd N between N 401h Street and N 441h Street and is zoned Residential —
8 (R-8) dwelling units per acre. The proposed lots would range in size from 5,167 to 15,173 square feet.
A wetland report, stream study, and geotechnical report were submitted with the project application. The
wetland report identified 3 wetlands (Wetlands 1, 2, and 3). Wetland 1 is a 6,093 square foot category 3
wetland, Wetland 2 is a 3,831 square foot category 3 wetland, and Wetland 3 is a 23,756 square foot
category 2 wetland. Wetlands 2 and 3 are connected via a class 4 stream. The stream study identified a
class I stream (May Creek), which flows along the north property line and is also identified as a Shoreline of
the State. The geotechnical report identified two protected slope areas on the east portion of the project
site. All of the critical areas located on -site would be located within Tract A.
The grading would be limited to the construction of the proposed street and utilities. A balance of on -site
grading and fill is proposed. Required bedding for utilities would be imported.
Access to proposed Lots 1-12 would be provided via a new public road off of Lake Washington Blvd N,
which would terminate in a hammerhead turnaround. Access to proposed Lot 13 would be provided via a
pipestem off of N 401h Street.
B. RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials make the following Environmental Determination:
DETERMINATION OF DETERMINATION OF
NON -SIGNIFICANCE XX NON - SIGNIFICANCE - MITIGATED.
Issue DNS with 14 day Appeal Period. XX Issue DNS-M with 14 day Appeal
Period.
Issue DNS with 15 day Comment Issue DNS-M with 15 day Comment
Period with Concurrent 14 day Appeal Period with Concurrent 14 day Appeal
Period. Period.
C. MITIGATION MEASURES
1. The applicant shall comply with the recommendations found in the geotechnical report prepared by
Bergquist Engineering Services, dated March 19, 2007.
2. Major earthwork on -site shall be conducted during the dry, summer months of the year.
3. The construction of a residence on proposed Lot 13 shall maintain a 25-foot buffer from the protected
slope and a 15-foot building setback from the edge of the buffer, unless based on appropriate
subsurface exploration and slope stability analysis a geotechnical engineer concludes that the 25-foot
buffer may be reduced.
4. The applicant shad be required to provide a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control
Requirements outlined in Volume 11 of the 2005 Stormwater Management Manual and provide staff with
a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject
to the review and approval of the Development Services Division.
5. The buffer required from the Ordinary High Water Mark of May Creek shall be 50 feet.
ercrpt_LakeWashingtonVewEstates .doc
City of Renton P/B/PW Department I )nmental Review Committee Staff Report
LAKE WASHING►ON VIEW ESTA. PRELIMINARY PLAT LUA07-039, PP, ECF, SM
REPORT OF October 22, 2007 Page 3 of 9
6. The storm drainage system for this project shall be required to comply with the requirements found in
the 2005 King County Surface Water Design Manual.
7. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee
is estimated at $6,899.88.
8. Work shall immediately cease and the Washington State Department of Archeology and Historic
Preservation shall be contacted at (360) 586-3065 if any archeological artifacts are discovered during
earthwork activities.
9. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to
the recording of the final plat. It is anticipated that the proposed project would result in the payment of
$9,330,75.
10. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the
recording of the final plat. The fee is estimated at $6,344.
D. ENVIRONMENTAL IMPACTS
In compliance with RCW 43.21 C. 240, the following project environmental review addresses only
those project impacts that are not adequately addressed under existing development standards
and environmental regulations.
1. Earth
With the project application, the applicant submitted a Geotechnical Report prepared by Bergquist
Engineering Services, dated March 19, 2007. According to the report the site topography slopes down to
the north at an average grade of 13 percent. A slope with a grade in excess of 40 percent is located on the
east portion of the project site (abutting Lot 13) and meets the City's criteria for classification as a Protected
Slope. No development is proposed on the Protected Slope area. Vegetation on the project site consists
primarily of alder trees, maple trees, a few cedar trees, and black berries.
The information provided by the applicant indicates that soils on -site consist of Alderwood series (AgC)
gravelly sandy loam. The 2002 Geologic Map of King County identifies the soils on the upper elevations of
the site as Quaternary recessional outwash (Qvr).
The applicant indicates that grading on -site would be limited to the construction of the new public -right-of-
way and utilities that would be required for the plat. A balance of on -site grading and fill is proposed.
Required bedding for utilities would be imported. The geotechnical report indicates that an approximately
10-foot deep cut would be required on the southwest corner of the site to provide access from Lake
Washington Blvd and to provide relatively level building pads. The report recommends that the selection of
an appropriate retention system for the cut be made after subsurface exploration and an engineering
analysis is completed.
The report concludes that the proposed development of the site appears feasible and provided
recommendations for foundations, drainage, erosion control, retaining walls, and a subsurface exploration
of the site including borings and/or test pits. It is recommended that due to the soils present on -site that
major earthwork be accomplished during the dry, summer months of the year.
The report also recommends a 25-foot buffer from the Protected Slope area for the residence proposed on
Lot 13 and a 15-foot building setback from the edge of the buffer. The buffer may be reduced based on an
appropriate subsurface exploration and stability analysis.
Due to the potential for impacts that could occur during construction, staff recommends as a mitigation
measure that construction of the project be required to comply with the recommendations found in the
geotechnical report prepared by Bergquist Engineering Services, dated March 19, 2007 that was submitted
with the project application. Staff also recommends that major earthwork on -site be conducted during the
dry, summer months of the year.
ercrpt_LakeWashingtonViewEstates.doc
City of Renton P/8/PW Department Dnmental Review Committee Staff Report
LAKE WASHINGTON VIEW ESTA. _- PRELIMINARY PLAT LUA07-039, PP, ECF, SM
REPORT OF October 22, 2007 Page 4 of 9
Due to the potential impacts that the construction of a single family residence on proposed Lot 13 could
have on the stability of the abutting protected slope, staff recommends that a 25-foot buffer be maintained
from the protected slope and that a 15-foot building setback be maintained from the edge of the buffer,
unless based on appropriate subsurface exploration and slope stability analysis a geotechnical engineer
concludes that the 25-foot buffer may be reduced.
Due to the potential for erosion to occur from the subject site, staff recommends a mitigation measure that
requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control
Requirements as outlined in Volume II of the 2005 Stormwater Management Manual.
Mitigation Measures:
1. The applicant shall comply with the recommendations found in the geotechnical report prepared by
Bergquist Engineering Services, dated March 19, 2007.
2. Major earthwork on -site shall be conducted during the dry, summer months of the year.
The construction of a residence on proposed Lot 13 shall maintain a 25-foot buffer from the
protected slope and a 15-foot building setback from the edge of the buffer, unless based on
appropriate subsurface exploration and slope stability analysis a geotechnical engineer concludes
that the 25-foot buffer may be reduced.
4. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control
Requirements outlined in Volume II of the most current Stormwater Management Manual and
provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This
condition shall be subject to the review and approval of the Development Services Division.
Nexus: SEPA Environmental Regulations, 2005 Department of Ecology Stormwater Management Manual
2. Water — Wetlands/Streams
A Wetland Assessment prepared by Evergreen Aquatic Resource Consultants, LLC, dated March 20, 2007
and a Wildlife Habitat Assessment and Stream Review prepared by Almann Oliver Associates, LLC, dated
March 26, 2007 were submitted with the project application. The submitted reports identified 3 wetlands on
the project site, and a Class 1 stream (May Creek). Wetland 1 was identified as a 6,093 square foot
Category 3 wetland, Wetland 2 was identified as a 3,831 square foot Category 3 wetland, and Wetland 3
was identified as a 23,756 square foot Category 2 wetland. A Class 1 stream requires a 25-foot buffer, a
Category 2 wetland requires a 50-foot buffer, and a Category 3 wetland requires a 25-foot buffer. Due to
discrepancies between the submitted reports and previous reports that were submitted with previous pre -
application materials staff required that secondary review be conducted by a biologist from the City's list of
approved wetland/stream consultants. The applicant selected Herrera Environmental Consultants, Inc. to
conduct the secondary review.
A secondary review letter dated May 17, 2007 and a follow up email dated June 6, 2007 were submitted to
the City by Herrera. Herrera concurred with the classification of wetlands 1-3 and May Creek. Herrera also
reviewed the boundaries of the wetlands as delineated by Evergreen Aquatic Resource Consultants and
concurred with the flagged boundaries, with the exception of two areas. One of the areas was the northwest
corner of Wetland 3, which extended approximately 35 feet west of the previously delineated wetland edge.
The other area was the southwest corner of Wetland 2, which extended approximately 30 feet to the west of
the previously delineated wetland edge. In addition, a Class 4 stream was identified connecting Wetlands 2
and 3. Additional streams and drainages were identified within the wetland areas, however as these stream
and their associated buffers were entirely contained within the wetlands and their associated buffers
delineation and classification of these streams was not required.
A revised wetland assessment was submitted by Evergreen Aquatic Resource Consultants, dated
September 18, 2007. The revised assessment included a revised delineation, a discussion of the Class 4
stream connecting Wetlands 2 and 3, and an enhancement plan for the 25-foot buffers of Wetlands 1 and 2.
ercrpt_LakewashingtonViewEstates.doc
City of Renton P/B/PW Department 3nmentai Review Committee Staff Report
LAKE WASHINGTON VIEW ESTA. PRELIMINARY PLAT LUA07-039, PP, ECF, SM
REPORT OF October 22, 2007 Page 5 of 9
No impacts are proposed to the onsite wetlands, streams, or their associated buffer areas. Staff has
concerns that the required 25-foot buffer from the Class 1 stream (May Creek) would not adequately protect
the streams habitat functions from the proposed plat. The City Council has adopted an updated Shoreline
Master Program, which would impose a 100-foot buffer from the edge of Class 1 water, however the
Department of Ecology has not approved the new regulations, therefore the City is operating under the
previous Shoreline Master Program. To provide better protection to May Creek, staff recommends a
mitigation measure increasing the buffer required from May Creek to 50 feet.
Mitigation Measures: The buffer required from the Ordinary High Water Mark of May Creek shall be 50 feet.
Nexus: SEPA Environmental Regulations, Shoreline Master Program
3. Water — Stormwater
A Technical Information Report prepared by Site Development Associates, LLC, dated March 23 2007 was
submitted with the application materials. According to the report the existing drainage currently discharges
to May Creek.
The proposed method of drainage control as indicated by the storm drainage report would be direct
discharge into May Creek. The City's Plan Review Section has reviewed the submitted drainage
information and has noted that May Creek is not an approved water body for direct discharge. A
modification request has been submitted by the applicant to direct discharge the Stormwater to May Creek,
the request is currently being reviewed by the Surface Water Department.
The City's Plan Review Section has reviewed the submitted drainage report. Due to potential downstream
drainage problems, staff recommends a mitigation measure that would require the project to comply with
the 2005 King County Surface Water Design Manual.
Mitigation: The storm drainage system for this project shall be required to comply with the requirements
found in the 2005 King County Surface Water Design Manual.
Nexus: SEPA Environmental Regulations, King County Surface Water Design Manual
4. Vegetation
Vegetation on the project site consists primarily of alder trees, maple trees, a few cedar trees, and
blackberry bushes. The applicant proposes to remove vegetation from the location proposed for the
new public street and the areas required for utility installation. A total of 63 trees are located on the
project site outside of a critical area or its buffer. Per a Determination issued by the Development
Services Director, a total of 25 percent of existing trees located outside of critical areas and their buffer
are required to be retained or replaced on -site. Based on a total of 63 trees that are located on -site, a
total of 16 trees are required to be either retained or replaced. The replacement trees shall be a
minimum 2-inch caliper tree -
Mitigation: No further mitigation is recommended
Nexus: SEPA Environmental Regulations
5. Recreation
The proposal does not provide on -site recreation areas for future residents of the proposed plat. It is
anticipated that the proposed development would generate future demand on existing City parks and
recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the
applicant pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is
estimated at $6,899.88 (13 new lots x $530.76 = $6,899.88) and is payable prior to the recording of the
final plat.
Mitigation: The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family
lot. The fee is estimated at $6,899.88.
Nexus: SEPA Environmental Regulations
ercrpt_LakeWashingtonviewEstates.doc
City of Renton PIBIPW Department P mmenta! Review Committee Staff Report
LAKE WASHINGTON VIEW ESTA. __ PRELIMINARY PLAT LUA07-039, PP, ECF, SM
REPORT OF October 22, 2007 Page 6 of 9
6. Historic and Cultural Preservation
A Cultural Resources Review, prepared by Northwest Archaeological Associates, Inc., dated March 19,
2007 was submitted with the project application. The submitted report concludes that the project site has a
moderate to high probability for pre -contact cultural resources based on the natural setting and proximity to
a Native American village site. The highest probability would be on the western half of the project site due
to the gentle slope and proximity to Lake Washington. It is not anticipated that the site was utilized by
Native Americans for long-term habitation, due to the slopes that are present. Activity areas could be
represented by concentrations of fire -modified rock and charcoal -stained sediments. Isolated artifacts, or
concentration of artifacts could also be present.
The report also concludes that the project site has a high probability for historic cultural resources based on
early settlement and historic maps showing buildings within and adjacent to the parcel. Expectations for
historic cultural resources within the project parcel include refuse pits and privy middens (abandoned
outhouses). These features can contain historic artifact assemblages that are considered significant under
Federal criteria and can contribute to the understanding of historic settlement in the region.
Due to the level of probability for both pre -contact and historic cultural resources, the report recommends
that a cultural resources assessment be conducted prior to project construction.
Staff recommends a mitigation measure requiring that work immediately cease and the Washington State
Department of Archeology and Historic Preservation be contacted at (360) 586-3065 if any archeological
artifacts are discovered during earthwork activities.
Mitigation: Work shall immediately cease and the Washington State Department of Archeology and Historic
Preservation shall be contacted at (360) 586-3065 if any archeological artifacts are discovered during
earthwork activities.
Nexus: SEPA Environmental Regulations
7. Transportation
Access to Lots 1-12 would be provided off of a new public right-of-way off of Lake Washington Blvd N, and
access to Lot 13 would be provided off of N 401h Street. It is anticipated that the proposed project would
result in impacts to the City's street system. Therefore, staff recommends a mitigation measure requiring
the payment of a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of
$9,330.75 (124.41 net new daily trips x $75 = $9,330.75).
Mitigation: The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip
prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment
of $9,330.75 (124.41 net new daily trips x $75 = $9,330.75).
Nexus: SEPA Environmental Regulations
8. Emergency Services
The proposal will add new residential units to the City that will potentially impact the City's Police and Fire
Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a Fire
Mitigation Fee, based on $488.00 per new lot prior to the recording of the final plat. The fee is estimated at
$6,344 ($488 x 13 = $6,344).
Mitigation: Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single
family lot prior to the recording of the final plat. The fee is estimated at $6,344 ($488 x 13 = $6,344).
Nexus: SEPA Environmental Regulations
ercrpt_LakeWashingtonViewEstates.doc
City of Renton P/B/PW Department P mmenfal Review Committee Staff Report
LAKE WASHINGTON VIEW ESTA PRELIMINARY PLAT LUA07-039, PP, ECF, SM
REPORT OF October 22, 2007 Page 7 of 9
E. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Departmental / Divisional Reviewers for their review.
Where applicable, these comments have been incorporated into the text of this report as Mitigation
Measures and/or Advisory Notes to Applicant.
X Copies of all Review Comments are contained in the Official File.
Copies of all Review Comments are attached to this report.
Environmental Determination Appeal Process Appeals of the environmental determination must be
fled in writing on or before 5:00 p.m. November 14, 2007. Appeals must be filed in writing together with
the required $75.00 application fee to: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98055. Appeals to the Examiner are governed by the City of Renton Municipal Code
Section 4-8-110,13. Additional information regarding the appeal process may be obtained from the
Renton City Clerk's Office at (425) 430-6510.
Advisory Notes to Applicant.
The following notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the
appeal process for environmental determinations.
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi -family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight
o'clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31 st of each year. The Development Services Division's approval of this work is required prior to
final inspection and approval of the permit.
4. Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 — 8 feet in height (conifer),
shall be planted or retained within the 15-foot front yard setback area for the proposed lots.
5. The minimum amount of landscaping required for sites abutting a non -arterial public street is 5 feet
provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determination has been made that if no additional area is available within the public
right-of-way due to required improvements, the 5-foot landscaped strip may be located within private
property abutting the public right-of-way. The landscaping proposed shall either consist of drought
resistant vegetation or shall be irrigated appropriately.
6. A detailed landscape plan complying with the requirements set forth under RMC 4-8-120D shall be
submitted at the time of Final Plan review for review and approval by the Development Services Division
Project Manager.
Washington State Department of Natural Resources
1. A forest practice application may be needed if timber will be harvested. Please call Department of
Natural Resources, Forest Practices at 360-825-1631, for assistance.
Fire
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If
the building square footage exceeds 3,600 square feet in area (including garage area), the minimum
fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures.
2. Street address must be visible from a public street.
3. Existing and new hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting.
4. Fire department access roads are required to be paved, 20 feet wide.
ercrpt_t.a ke Was hingtonViewEstates.doc
City of Renton P/B/PW Department )nmentat Review Committee Staff Report
LAKE WASHINGTON VIEW ESTA . -- PRELIMINARY PLAT LUA07-039, PP, ECF, _SM
REPORT OF October 22, 2007 Page 8 of 9
Plan Review — Surface Water
1. Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the
construction permit.
2. Drainage requirements must meet the 2005 King County Surface Water Design Manual. The report and
design submitted with the application appear to have complied with the 2005 design requirements. A
more through and comprehensive review will be completed with the formal plan review.
Plan Review —Water
1. All fire protection shall comply with City Code (i.e. hydrants with storz fittings, 1,000 gpm min required
for homes less than 3,600 square feet in area, etc.). In accordance with the Fire Department
requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any
proposed single family structure is required. Additional fire flow and hydrants are required if the total
square footage of the new single family structures are greater than 3,600 square feet.
2. Installation of individual pressure reducing valve for each domestic meter is required with static pressure
over 75 psi.
3. Water main improvements for this new development will entail improvements to provide the minimum
fire flow (1,000 gpm for homes less than 3,600 square feet, or 1,500 gpm for homes greater than 3,600
square feet). The improvement will include the following: a) A water main extension along the frontage
of the project (Lake Washington Blvd) to the north property line. Depending on the fire -flow requirements
(as mentioned above) the City will reimburse the developer to oversize the water main to a 12-inch
diameter line; b) A water main extension of an 8-inch minimum (10-12 inch possible for increased fire
flow requirements) within the new street. Note: The maximum flow rate for an 8-inch line is 1,250 gpm
(unless the line is "looped"); c) Fire hydrants, domestic and landscape water meters are required to be in
place prior to recording of the plat.
Plan Review — Sanitary Sewer
1. City Code requires this development to extend the sanitary sewer along the frontage of the site.
However, the plat can also be served by a connection to the Metro Sewer line; parallel to Lake
Washington Blvd. (as shown on the land use application). If this is the preferred method of service, then
verification of acceptance must be provided from Metro King County sewer (contact Eric Davidson).
2. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with
the construction permit.
Plan Review —Transportation
1. The traffic impact analysis is acceptable.
2. All new electrical, phone and cable services must be underground. Construction of these franchise
utilities must be inspected and approved by a City of Renton public works inspector prior to recording of
the plat.
3. Per City of Renton code this project is required to install curb, gutter, streetlights and sidewalks, along
the frontage of the parcel being developed. Note: The plans submitted with the application do not show
street improvements along the entire portion of the existing right of way (Lake Washington Blvd.).
4. As a condition of plat approval, we will be requesting that the Lake Washington View Estates
reconfigure the intersection with Lake Washington Blvd so as to align with the Barbee Mill site Lake
Washington intersection. (A cursory review shows that it will require that the intersection centerline for
the Fawcett site be relocated approximately 18-feet to the south).
5. The curb return radius with Lake Washington Blvd should be 35-foot; not 25-foot as shown on the
submittal.
6_ The vertical curves for the roadway profile should be revised to a 100-foot curve; not 50-foot as shown
on the submitted plan.
ercrpt_LakewashingtonViewEstates.doc
City of Renton P/B/PW Department Dnmentai Review Committee Staff Report
LAKE WASHINGTON VIEW ESTA _ PRELIMINARY PLAT LUA07-039, PP, ECF, SM
REPORT OF October 22, 2007 Page 9 of 9
Plan Review — General
1. All required utility, drainage and street improvements will require separate plan submittals prepared
according to City of Renton drafting standards by a licensed Civil Engineer.
2. All plans shall be tied to a minimum of two of the current City of Renton horizontal and vertical control
network.
3. Permit applications must include an itemized cost estimate for these improvements. The fee for review
and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs;
4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the
fee must be paid upon application for building and construction permits, and the remainder when the
permits are issued. There may be additional fees for water service related expenses. See Drafting
Standards.
Property Services
1. See attached.
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CITY OF RENTON
PLANNINGIBUILDING/PUBLIC WORKS
MEMORANDUM
DATE: May 1, 2007
TO: Jill Ding
FROM: SonjaJ. Fesser
SUBJECT: Lake Washington View Estates, LUA-07-039, PP
Format and Legal Description Review
Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the
following comments:
Comments for the Applicant:
Remove the City of Renton "SEAL" from Sheet I of 3.
The lot number for "Lot 12" is not noted on Sheet I of 3_
Information needed for final approval includes the following:
Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and
LND-10-0459, respectively, on the drawing sheets in the spaces already provided. Please note
that the land use action number for the final plat will be different from the preliminary plat
number and is unknown as of this date.
Note two ties to the City of Renton Survey Control Network. The geometry will be checked by
the city when the ties are provided.
Pursuant to the recently revised WAC 196-23-020, the surveyor's expiration date now needs to be
applied manually. Any final document must contain the seallstamp, handwritten license
expiration date by the licensee (,] signature and date of signature of the licensee who
prepared or directly supervised the work. For the purpose of this section "document" is
defined as plans, specifications, plats, surveys �,j as -built documents prepared by the
licensee j, j and reports.
IHA191e Sys1LND - Land Subdivision & Surveying RecordANDA 0 - Plat-404591RV070501.doe
May 9, 2007
Page 2
Provide plat and lot closure calculations.
Note the date the existing monuments were visited, per WAC 332-130-150.
Complete City of Renton Monument Cards, with reference points of all new right-of-way
monuments set as part of the plat.
Include a statement of equipment and procedures used, per WAC 332-130-100.
Required City of Renton signatures (on the final plat submittal) include the Administrator of
Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's
Finance Director is also required.
Appropriate King County approval blocks need to be noted on the plat drawing.
All vested owners of the plat property need to sign the final plat document. Include notary blocks
as needed.
Include a dedication/certification block on the plat drawing
Indicate what has been, or is to be, set at the new corners_ of the proposed lots. Show the
appropriate symbol on the plat drawings. Is said symbol already noted in the "LEGEND" block
on all three drawing sheets?
On the final submittal, remove all references to utility facilities, topog lines and other items not
directly impacting the subdivision.
Remove the "OWNER" block, the "LAND SURVEYOR" block and the "CIVIL ENGINEER"
block from the final submittal.
Note encroachments, if any.
Note all easements, agreements and covenants of record on the drawing.
Note discrepancies between bearings and distances of record and those measured or calculated, if
any.
The city will provide addresses for the proposed lots after the preliminary plat is approved. The
addresses (and street name) will need to be noted on the plat document.
Note whether the adjoining properties on the north, east and south of the subject plat property are
Ip atted (give plat name and lot number) or unplatted.
Reference the Declaration of Covenants, Conditions & Restrictions document on this plat
submittal, and provide a space for the recording number thereof.
Note that if there are restrictive covenants, easements or agreements to others (neighboring
property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat.
H:lFtle Sys1LND - Land Subdivision & Surveying ReLord.ALND-10 - P1ats104591RV070501.docicor
May 9, 2007
Page 3
The plat drawings 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) (said documents recorded
concurrently with, but following the plat) need to be referenced on the plat drawings.
If there is a Homeowners' Association (HOA) for this plat, the following language concerning
ownership of TRACT "A" (OPEN SPACE) applies to this plat and should be noted on the final
plat drawing as follows.
Upon the recording of this plat, Tract "A" is hereby granted and conveyed to the Plat
of Lake Washington View Estates" Homeowners' Association (HOA) for open space.
All necessary maintenance activities for said Tract will be the responsibility of the
HOA. In the event that the HOA is dissolved or otherwise fails to meet its property
tax obligations, as evidenced by non-payment of property taxes for a period of
eighteen (18) months, then each lot in this plat shall assume and have an equal and
undivided ownership interest in the Tract previously owned by the HOA and have the
attendant financial and maintenance responsibilities.
If there is no Homeowners' Association, use the following text on the final plat drawing:
Lots 1 through I3 shall have an equal and undivided ownership interest in Tract "A".
The forgoing statement is to be accom anp ied by language defining the maintenance
responsibilities for any infrastructure located on the Tract serving the plat, or reference a separate
recorded instrument detailing the same. NOTE: The City of Renton does not assume ownership
of open space tracts created via the establishment of plats.
Fee Review Comments:
The Fee Review Sheet for the preliminary plat review is provided for your use and information.
Comments for the Project Manager:
If the city is to have access rights to Tract "A" (OPEN SPACE), then language to that effect
should be noted on the final submittal-
H:11Tle Sys1LND -Land Subdivision & Surveying RecordslLND-10 - P1atc10459TV070501.dacicor
PROPERTY "" :, � ICES FEE REVIEW FOR SUBDIVISI"}" o. 2007 - �9-
APPLICANT: —SA C l l l 'FAO® - 1., A �/ 7� 4 [ =1 1'k� RECEIVED FROM
Tr (date)
JOB ADDRESS: , -8Lyt:> , WO#
NATURE OF WORK: JET (T1�e - l 4 )LND # Jd 5
X PRELIMINARY REVIEW Of SUBDIVISION BY LONG PLAT,NEED' MORE INFORMATION: LEGAL DESCRIPTION
SHORT PLAT, BINDING SITE PLAN, ETC. - PID Fs - VICINITY MAP
FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES - SQUARE FOOTAGE OTHER
PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE
SUBJECT PROPERTY PARENT PID# 5 - ! X NEW KING CO. TAX ACCT.#(s) are required when
assigned by King County.
It is the intent of this development fee analysis to put the developerfowner an notice, that the fees quoted below may be applicable to the subject site upon
development of the property" All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on -site and
off -site improvements (i.e. underground utilities, street improvements, e(c.) Triggering mechanisms for the SDC fees will be based on current City ordinances and
determined by the applicable Utility Section.
Please note that these fees are subject to change without notice. Final tees will be based on rates in effect at time of Building Permit/Construction Permit
application"
The existing house on SP Lot # , addressed as _ has not previously paid
SDC fees, due to connection to City utilities prior to existence of SDC fee Ord. SP Lot# will be
subject to future SDC fees if triggering mechanisms are touched within current City Ordinances.
1. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation,
The following quoted fees do NOT include insnecdon fees. side sewer permits- r/w nermit fees or the crest of water meter.
SPECIAL ASSESSMENT
DISTRICTS
DISTRICT
NO.
PARCEL
NO.
METHOD OF
ASSESSMENT
ASSESSMENT
UNITS
ASSESSMENT
OR FEE
Latecomer Agreement (vt) WATER
Latecomer Agreement (vt) WASTEWATER
Latecomer Agreement vt) OTHER
Special Assessment District/WATER
MAY CRM=—L-- HMTRO JC4 WT L) 5E AGIF04
Special Assessment DistrictlW TEWATER
5 1
I'4Cq-E:iRWr;' IF' A
Rl ti'
Joint Use Agreement (METRO)
Local Improvement District
Traffic Benefit Zones
$75.00 PER
TRIP, CALCULATED BY TRANSPORTATION
FUTURE OBLIGATIONS
SYSTEM DEVELOPMENT CHARGE - WATER - Estimated
- Pd Prev. .. Partially Pd (Ltd Exemption) - Never Pd
# OF UNITS/
SQ. FTG.
SDC FEE
Sin le familyresidential $1,956/unit x
Mobile home dwelling unit $1,956/unit in ark
A artment Condo $1,174/unit not in CD or COR zones x
Commercial/Industrial, $0.273/s . ft. of property (not less than $1,956.00) x
Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold)
SYSTEM DEVELOPMENT CHARGE - WASTEWATER " Estimated
- Pd Prev. - Partially Pd (Ltd Exemption) Never Pd
Single family residential $1 0171unit x
Mobile home dwelling unit $1,017/unit x
Apartment, Condo $610/unit not in CD or COR zones x
Commercial/Industrial $0.1421s . ft. of propwly x(not less than $1,017.00)
SYSTEM DEVELOPMENT CHARGE - SURFACEWATER " Estimated
" Pd Prev. ." Partiall Pd (Ltd Exemption) - Never Pd
farnil y residential and mobile home dwellingunit $759/unit x
EAherproperties $0.265/sq ft of new impervious area of property x
s than $759.00)
Reviling Authority
PRELIMINARY TOTAL $
m to
w
rt o
bAlt
n
*If subjget property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status.
Square footage figures are taken from the King County Assessor's map and are subject to change. �
Current City SDC fee charges apply to 0
EFFECTIVE January 2, 2006
I RE Lake Washington View Es+: yy Pa e 1
JiIE Ding :. as _. .. ....__
From: "Darcey Miller" <dmiller@herrerainc_com>
To: "Jill Ding" <JDing@ci.renton.wa.us>
Date: 06/07/2007 12:22:08 PM
Subject: RE: Lake Washington View Estates
Dear Jill,
I spoke with Fred Huston of Evergreen Aquatic Resource Consultants
yesterday afternoon about the Lake Washington View Estates project. He
agrees with the additional wetland areas that Herrera indicated on the
figure attached to our peer review letter. However, Mr. Huston did not
agree that Wetlands 2 and 3 are connected by a narrow wetland area; he
believes the wetlands are connected by a stream.
Because the vegetation is not rooted in this "connection area," and the
area is dominated by Himalayan blackberry (Rubus armeniacus-FACU),
Herrera agrees with Evergreen that this connection area does not meet
the definition of a wetland, due to a lack of hydrophytic vegetation.
Flowing water and a fairly defined channel were observed in this narrow
area; therefore, Herrera agrees with Evergreen that this area should be
considered a stream. According to the Renton Municipal Code (Ch.
4-3-0501), the feature meets the definition of a Class 4 stream and
would require a 35-foot buffer.
We understand that Evergreen has delineated the additional wetland areas
and that the new wetland flags will be surveyed. The stream connecting
the two wetlands should also be flagged and those flags surveyed. A new
drawing should be submitted to the City to reflect the new wetland areas
and associated buffers, the new stream, and the new stream buffer.
Evergreen would like to know whether the City would prefer a revised
wetland/stream assessment report, or an amendment letter with the
revised drawing attached. Considering that the revisions will be minor,
Herrera believes that an amendment letter and revised drawing would be
sufficient, but we are not sure what the City's typical procedures are.
Also, will the City be passing on the revised information for Herrera to
review?
Please call or email me if you have any questions or need any additional
information. Thank you!
Jill Ding RE�Lake Washmgton View Est
Darcey Miller
Ecologist, PWS
Herrera Environmental Consultants
206-441-9080
-----Original Message -----
From: Jill Ding [mailto:JDing@ci.renton.wa.us]
Sent: Tuesday, June 05, 2007 1:53 PM
To: jding@ci.renton.us.; Darcey Miller
Cc: Jim Hanson
Subject: Re: Lake Washington View Estates
Hi Darcey,
I do not have any questions on the peer review that was conducted, it
was all very clear. I spoke with Jim Hanson yesterday and he has had his
biologist take a second look at the wetlands on site. His biologist did
not agree with the conclusion that two of the wetlands were connected
via wetland area, he felt that they were in fact connected by a stream
and that they could be classified separately, so they may be contacting
you again. I would just like to be kept in the loop.
Jill K. Ding
Senior Planner
City of Renton
1055 S Grady Way
Renton, WA 95055
jding@ci.renton.wa.us
Pale 2
gill Ding RE Lake Washington View Es
Ph: (425) 430-7219
Fx: (425) 430-7300
>>> "Darcey Miller" <dmiller@herrerainc.com> 06/05/2007 1:50 PM >>>
Hi Jill,
I wanted to ask if you have any questions about our wetland/stream
assessment peer review of the Lake Washington View Estates project_
Do you expect to have Herrera review the revised report or attend any
meetings?
Please let me know if I can assist you in any way.
Thank you!
❑arcey Miller
Page 3
FJill Ding RE: Lake shin Mon View Est
Ecologist, PWS
Herrera Environmental Consultants
2200 Sixth Avenue, Suite 1100
Seattle, WA 98121
Phone: 206-441-9080
Fax: 206-441-9108
dmiller@herrerainc-com
www.herrerainc.com
CC: "Jim Hanson" <jchanson@verizon.net>, <fhuston@evergreenarc.com7, "Jeryl Kolb"
<jkolb@herrerainc-comma
Page 4
CIT" { F RENTON
Planning/Building/PublicWorks Department
Gregg Zimmerman P.E., Administrator
October 11, 2007
Jim Hanson
Hanson Consulting
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
Subject: Lake. Washington View Estates
LUA07-039, PP, SM, ECF
Dear Mr. Hanson:
Thank you for submitting the information that was requested in my May 3, 2007 letter to.
you. Your project has been taken off hold and review will continue. The project has been
tentatively scheduled for review .by the Environmental Review Committee. (ERC) on
October 22, 2007 and a public hearing has been tentatively scheduled before the hearing
examiner on November 13, 2007. The public hearing will be held at 9:00 am in :the
Council Chambers on the 7"' floor of City Hall:
Please contact me at (425) 430-7219 if you have any questions.
Sincerely,
Jill K. Ding
Senior Planner
cc: The Rob -Clarissa Partnership & Clarissa Fawcett / Owner
Volarehigh Land Development LLC / Applicant
Parties of Record
1055 South Grady Way - Renton, Washington .98057 K E N T Q N
-AHEAI) Oy THEXURVt.
This papercantahs 50%recycled material, 30%post consumer - -
May 17, 2007
HERRERA
ENVIRONMENTAL
CONSULTANTS Mr. Jim Hanson
Heritage Homes, Inc_
4325 SW 323rd Street
Federal Way, Washington 98023
Subject: Wetland and Stream Assessment Peer Review
Lake Washington View Estates, Federal Way (Project LUA07-039)
Dear Mr. Hanson:
2200 $ixth Avenue This letter presents the results of the wetland and stream assessment peer review
Suite 1100 completed by Herrera Environmental Consultants (Herrera) on behalf of the City of
Seattle Renton for the proposed Lake Washington View Estates project. The project site is a
Washington 5.5-acre parcel (King County parcel 3224059081) located south of May Creek,
98121 between East Lake Washington Boulevard Way and Interstate 405, in Renton,
(206) 441-9080 Washington. The property is currently undeveloped. Heritage Homes, Inc., has
FAX 441-9108 submitted an application to the City of Renton for the development of a residential
plat on the site.
The review comments included in this letter are based on a review of materials
101 E Broadway
provided by Heritage Homes, a site visit on May 1, 2007, and the regulatory
Suits 610
requirements of the Renton Municipal Code that was available online as of May 1,
Missoula
2007. The scope of this review included a verification of the wetland delineation and
Montane
the wetland classification. The City of Renton also requested that Herrera confirm
59802
that the ordinary high water mark (OHWM) of May Creek was flagged. According to
the City of Renton, May Creek is a Class 1 shoreline containing salmonid species.
(406) 721 4204
FAX 721-4232
Document Review
Herrera reviewed the following documents, which were submitted to the City of
Renton as part of the development application package:
322 NW Fifth Avenue
Suitt 315
Portland
' Wetland Assessment.- Lake Washington View Estates, prepared by
Oregon
Evergreen Aquatic Resource Consultants, LLC (Evergreen), dated
97209
March 20, 2007
(503) 228-4301 A letter reporting the results of a wildlife habitat assessment and stream
Fax 228-3373 review, from Altmann Oliver Associates, LLC, to Heritage Homes, dated
March 26, 2007.
435 Holgerson Road Herrera also reviewed the following report, which was submitted to the City of
Sequirn Renton as part of a previous, unrelated development application:
Washington
98382 Wetland Delineation Report, Fawcett Property, prepared by Associated
Earth Sciences, Inc., dated December 7, 2000.
(360) 683-9109
FAX 683.3671
,o wp4 07-03706-(XIO DI27D.doe
Mr. Jim Hanson
May 17, 2007
Page 2
The City of Renton has expressed concern over several discrepancies between the
findings in the wetland delineation report by Associated Earth Sciences (2000) and
the findings in the recent documents by Evergreen and Altmann Oliver Associates.
The wetland delineation report by Associated Earth Sciences (2000) identifies three
wetlands and five streams on the site. According to the report, Wetlands 1 and 3 are
classified as Category 1 wetlands, requiring a 100 foot buffer; Wetland 2 is a
Category 3 wetland, requiring a 25 foot buffer. The classification of streams was
discussed only in the literature review section of the Associated Earth Sciences
report, which states that May Creek is a Class 1 stream according to the King County
Sensitive Areas Map Folio.
The wetland assessment report by Evergreen (2007) identifies three wetlands and one
stream (May Creek) on the site (Figure 1). The wetlands identified by Evergreen are
in the same general location as those identified by Associated Earth Sciences in 2000,
and they are referred to by the same names. According to the Evergreen report,
Wetlands 1 and 2 are classified as Category 3 wetlands, requiring 25-foot buffers.
Wetland 3 is a Category 2 wetland, which requires a 50-foot buffer. The report
includes no discussion of May Creek, although the stream is shown on figures in the
report.
The wildlife habitat assessment and stream review by Altmann Oliver Associates
(2007) includes a discussion of one stream on the site (May Creek). According to this
report, May Creek is mapped as a Class 2 stream by the City of Renton and is
considered a shoreline of the city- According to the Renton Municipal Code, this
stream requires a 25-foot shoreline buffer; however, the proposed site development
will observe a 50-foot buffer measured from the edge of the stream.
Results
Herrera biologists Darcey Miller and Jeryl Kolb visited the site on May 1, 2007,
to verify the onsite wetland boundary as flagged in the field by Evergreen. The
biologists also assessed the general site conditions to confirm the classification of
the wetlands and checked for the presence of OHWM flags.
Wetlands
Herrera observed the wetlands delineated by Evergreen and agrees with the wetland
boundaries as flagged, with the exception of two areas, which are described below.
Herrera also agrees with the classification of Wetland 1 as a Category 3 wetland and
Wetland 3 as a Category 2 wetland. However, as explained below, Herrera considers
Wetland 2 to be connected to Wetland 3, and thus these wetland areas make up one
Category 2 wetland.
One of the areas of exception is the northwest comer of Wetland 3, which extends
approximately 35 feet west of the previously delineated wetland edge, and also
continues up the hill to Wetland 2 (Figure 2). This area meets the requirements for
the three parameters that define a wetland: hydrophytic vegetation, hydric soils,
and wetland hydrology. The area that joins Wetlands 2 and 3 is approximately 3 to
4 feet wide and contains a small drainage that was flowing in a northeastern direction
wo 07-03706-00001270.eoc
Mr. Jim Hanson
May 17, 2007
Page 3
from Wetland 2 to Wetland 3 during the site visit. This small stream has a poorly
defined channel and carries water from a seep that emerges from the side of the hill.
Because Wetlands 2 and 3 are connected by this narrow wetland area, they are
considered to be the same wetland (referred to hereafter as Wetland 2/3).
Wetland 2/3 meets the criteria of a Class 2 wetland as defined by Renton Municipal
Code, Section 4-3-050.M.l.a.ii, as of May 1, 2007. Wetlands of this classification
are required to have a 50-foot standard buffer measured from the wetland edge
(RMC 4-3-050.M.6.c.i).
The other area of exception is the southwest corner of the wetland referred to as
Wetland 2 in the Evergreen study (Figure 2). The wetland extends approximately
30 feet west of the flagged boundary. This area contains hydrophytic vegetation,
hydric soils, and wetland hydrology and, therefore, should be included as part of
Wetland 2/3. As stated above, this wetland is a Category 2 and requires a 50-foot
standard buffer.
Streams
The City of Renton considers the reach of May Creek along the site to be a Class 1
shoreline. The buffer width required for this portion of May Creek has not yet been
designated by the City. As is the case with all streams, the stream buffer will be
measured from the OHWM. According to Renton Municipal Code, Section
4-3-050.L.l.b.i, "The OHWM shall be flagged in the field by a qualified consultant
when any study is required pursuant to subsection L of this Section." Herrera
observed pink flags along the majority of the north and south sides of May Creek
within the site boundaries. The flags along May Creek were not labeled but were
located at the OHWM of the stream. The "edge of May Creek" is labeled on the
Evergreen report figures; however, it is unclear whether this line represents the
OHWM flags present in the field.
Four narrow, short drainages were observed within the delineated wetlands on the
site. The locations of these drainages appear to match those of the streams described
in the report by Associated Earth Sciences (2000). One stream is located within
Wetland 1 (Figure 1) and drains down a short, steep bank to May Creek. The other
three streams are located within Wetland 2/3, one of them being the drainage/wetland
that connects the areas referred to as Wetlands 2 and 3 in the Evergreen (2007) report.
Because these small drainages are located completely within the wetlands, and the
stream buffers would not extend beyond the wetland buffers, the flagging and
surveying of these drainages is not necessary.
Recommendations
On the basis of these results, Herrera has the following recommendations:
I. The additional wetland areas described above should be delineated, flagged, and
surveyed as required by the Renton Municipal Code. The wetland assessment
report should be updated to reflect the new wetland edges, the revised wetland
classifications, and the revised buffer widths.
wp4 07-03706-oa001270.doc
Mr. Jim Hanson
May 17, 2007
Page 4
2. The Renton Municipal Code, (Section 4-3-050.M.6.d) requires an applicant to
"document in required wetland assessments whether the criteria in subsections
M6d(i) through (iv) of this Section are or are not met and increased wetland
buffers are warranted." This justification was not included in the Evergreen
(2007) report and should, therefore, be provided in the revised wetland
assessment report.
The Renton Municipal Code (Section 4-3-050.L.1.b.i) requires that the OHWM
be flagged by a qualified consultant. The applicant should verify which
consultant flagged the OHWM of May Creels. The applicant should also
confirm whether the "edge of May Creek" labeled on the Evergreen report
figures represents the OHWM as flagged in the field.
If you have any questions or require any additional information, please contact me by
telephone (206-441-9080) or email (dmiller a herrerainc.com).
Sincerely,
Herrera Environmental Consultants, Inc.
All
Darcey B. Miller
Ecologist, PWS
cc: Ms. Jill Ding, City of Menton
wp4 07-03706-000 01270.doc
4'- ff=m
IL
k
LEGEND
DaX4CATEO WET ANDS
— — — — STANDARD WOTH WM AND SUPf A
SPA AOPOAL EMPLE PLOT
-.. E06E Of MAY cflt Ew
Figure 1. Existing conditions (wetlands) as shown in the Wetland Assessment by .Evergreen Aquatic Resource Consultants for the Lake
Washington View Estates project in Federal Way, Washington.
Af
I- ....a
43,
gncranYcc
e-,,
Legend
0 Previously delineated wetland
0 Additional wetland observed
Additional ;', sa •�
:•ti#s ° wetland areas
F(approximate)
Drainage s:,f:� ..:•:
)
try S` .,,Class 2
Wetland 3 «./� ',�. rtw,,4
(now named Wetland 213)
k � �
"wry 'b`ti�
b-4
A3d— 1
N
0
Class 2
..........
.1 ..
...............
• ,y� ���"k~ �titiwww �� �` s ue+,
%�: is r-k�J �,J�Y. f�"r""rv�s w*,1,ryti1h\•
.� •y rr r} .y{ � .'\mow.! ���
�Y • w �
0 75 Feet Notes: 1) Base map ccnsisrs ct portion of Figure t from the report
by EvergreE•ri Aquatic Resources Consultants (2007).
Approximate scale 2) Sketch cares !tM reffecf a delineation or survey.
Wetland 3 ---r
(now named Wetland 213)
Figure 2. Wetland inconsistencies identified during the wetland stream assessment peer review for
the Lake Washington View Estates project in Federal Way, Washington.
HANSON CONSULTING
Jim Hanson
360-422-5056
October 8, 2007
Jill K Ding
Development Services Division
City of Renton
1055 South Grady Way
Renton WA 98057
Subject: Lake Washington View Estates re -submittal
Dear Jill:
The following details the nature and extent of revisions that you requested in your letter
dated May 3, 2007:
1. A revised wetland report and wetland enhancement plan is enclosed. The wetland
report reflects the outcome of the discussions with Herrera Environmental.
2. Eric Davidson of Metro King County has been contacted and we will be working
with Metro for a connection rather than pumping to the Renton sewer in Lake
Washington Blvd. Metro has no problem with the proposed connection per Erik.
3. A modification of the drainage design requirements is submitted along with this
re -submittal to allow direct discharge into May Creek.
4. A revised drainage plan is enclosed. The water quality facilities are on the
individual lots not in the buffer.
5. We are working with OKAK to provide a future fold analysis. If we find that lots
are within the future 100 year flood area they will be filled to be above the
required elevation.
Because of the increased size and location of wetland #2 we have made a minor
modification of the street and lot layout. The street has been changed to a Hammer -head
turn -around rather than a cul-de-sac eliminating the need for a street modification for the
size of the cul-de-sac diameter. The lots abutting wetland #2 have been increased in size
to accommodate the buffer and to allow a reasonable building area.
Please let me know if this revised information is sufficient to allow the processing of the
application to go forward.
You:
Hanson
HANSON CONSULTING
360-422-5056
October 5, 2007
City of Renton
Development Services Division
1055 South Grady Way
Renton WA. 98055
Subject: Lake Washington View Estates drainage modification
Dear Development Services Staff
This letter outlines a modification request from the City's drainage standards. The request
is to allow direct discharge into May Creek. Discharge would be from the developed
portion of the plat thru a wetland area and into May Creek. Only Lake Washington Blvd
and one other property lay between the proposed plat and Lake Washington which is a
body which would allow direct discharge.
Direct discharge into May Creek will not have any adverse impacts on May Creek or
Lake Washington. A beneficial result will be the release of the storm water from the plat
in a flood event prior to the increased storm water flow in May Creek which will increase
the capacity of the creek in this area decreasing the upstream folding potential.
We have reviewed the May Creek Basin Plan in order to determine the impact of the
direct release on the concerns in the plan. The primary concerns in the May Creek Basin
are:
• The down cutting of the May Creek Canyon (just west of Langley Ridge).
• Flooding of May Valley.
+ The Delta at the mouth of the creek and Lake Washington and the impact on the
commercial operation.
Direct discharge has no impact on the above because:
• The project is located downstream of the major erosion and flooding areas.
• The commercial operation at the mouth no longer exists and the developer of the
residential project on the property is grading to build above future flood
elevations.
We propose to provide water quality for the new impervious areas and discharge
(spreaders) above the buffer areas to saturate the wetlands. The property will set aside
over 50% to open space. Specific mitigation measures include:
• Collect the runoff from the new homes and driveways (lots 3-6) into a separate
storm system, provide water quality, and then discharge along the northerly edge
of the buffer at lot 8 & 7.
• Provide individual dispersion systems for lots 7-12 along the edge of the buffer.
• Provide an individual dispersion system for lot 13 along the edge of the buffer.
• Collect the runoff from the road (from lot 3 east) and convey into a water quality
facility and discharge along the buffer of lot 8.
• Collect the runoff from the westerly portion of the new road; the runoff from lots
1 and 2 together with the frontage on Lake Washington Blvd and convey into a
water quality facility at the NW corner of lot 12, then discharge into the buffer of
the wetland along the north side of lot 12.
• The out fall from the two water quality facilities would be sized for the 10 year
(un-detained) flow.
• Open space to be dedicated as NGPE with no future development totals over 50%.
In light of the discussion above we believe approval of the direct discharge into May
Creek at this location is both reasonable and appropriate.
We appreciate the city's review and approval of this modification request if there are any
questions please contact me at 360-422-5056 or Offe Engineers at 425-260-3412.
Hanson
Evergreen Aquatic Resource Consultants, LLC
PO Box 1734, Bothell, Washington 98041
(425) 488-5743 ,,^n,.'v.eUer reenarc.com
TRANSMITTAL
Date: September 18, 2007
To: Mr, James Hanson
Hanson Consulting
17446 Mallard Cove Lane
Mt, Vernon, Washington 98274
From: Fred Huston
Sent via: E-Mail
Quantity
1 Final Welland Addendum
Mr. Hanson:
Project Name: Lake Washington View Estates
Renton, Washington
Project No: 06028
Copies to File
Description
Attached please find a final version of the wetland addendum for the above -referenced site. Evergreen understands
that you and/or agents of Heritage Homes, Inc. will submit the attached document to the City of Renton.
Following additional review of the document on my part, I restructured the format of the letter. I also added verbiage
to the effect that a wetland buffer enhancement plan was being prepared for the buffers of Wetland 1 and Wetland 2.
These changes should not have materially affected the results and eoWusions presented in the letter. However,
should you wish to discuss any information presented in the attached document, please contact me.
Thanksl!
Evergreen Aquatic Resource Consultants, LLC
PO Box 1734, Bothell, Washington 98041
(425) 488-5743 ;,% ,w.evergreenarc.Com
September 18, 2007
Project No. 06028
Heritage Homes, Inc.
121 Fairway Drive
Friday Harbor, Washington 98250
Attention: Mr. Von Karl Inman
Subject: Lake Washington Yew Estates
(King County Parcel No. 3224059081)
Renton, Washington
Dear Mr. Inman:
INTRODUCTION
In October 2006, Evergreen Aquatic Resource Consultants, LLC (Evergreen) completed a wetland
delineation survey on the above -referenced project site in Renton, Washington, identifying three on -site
wetlands. Evergreen preliminarily classified Wetlands 1 and 2 as Category 3 wetlands while preliminarily
classifying Wetland 3 as a Category 2 wetland.' On behalf of the City of Renton (Renton), Herrera
Environmental Consultants, Inc. (Herrera) completed a review of Evergreen's wetland assessment and
provided comments in a letter dated May 17, 2007. As a result of this review, Herrera noted minor
exceptions to portions of the delineated wetland boundaries of Wetland 2 and Wetland 3 as identified by
Evergreen. Due to a hydrologic connection between Wetland 2 and Wetland 3, Herrera also stated that
Wetland 2 and Wetland 3 were contiguous and therefore comprised a single Category 2 wetland.
On May 30, 2007, Evergreen completed the fieldwork to address the wetland boundary issues outlined by
Herreraz and this letter presents the results of Evergreen's fieldwork. As also requested by Herrera2, this
letter addresses the criteria outlined in Section 4-3-050.M.6.d (Increased Wetland Buffer Zone Width) of
the Renton Municipal Code (RMC).'
AUTHORIZATION
Evergreen received authorization to proceed with completion of the work presented in this letter on May
11, 2007. This letter has been prepared for the exclusive use of Heritage Homes, Inc. and/or their
authorized agents.
LIMITATIONS
The results and conclusions presented in this letter represent an analysis of information provided by
Heritage Homes, Inc. and their agents as well as information independently gathered by Evergreen during
the course of this study. This letter presents Evergreen's best professional opinion based on the
available literature, site conditions enoountered during fieldwork, and Evergreen's interpretation of
project -related permitting requirements. Field observations as well as related analysis and interpretations
may be limited by the time of year during which the field observations were completed, weather and site
conditions prior to and during the period of observation, and/or otherwise limited by contractual
obligations related to the approved scope -of -work and cost estimate. Evergreen makes no other
warranty, expressed or implied.
DELINEATION OF ADDITIONAL WETLAND BOUNDARIES
As a result of Evergreen's May 30, 2007 fieldwork, 5 additional wetland boundary points (WB 2-4A
through WB 2-4E) were established for Wetland 2 and 10 additional wetland boundary points (WB 3-19
Page 1 of 6
through WB 3-20 and WB 3-20A through WB 3-20H) were established for Wetiand 3. Following the
survey of these additional boundary points, the area of Wetland 2 increased from 0.08-acre (3,535 fe) to
0.09-acre (3,831 fe) and the area of Wetland 3 increased from 0.53-acre (22,926 fe) to 0.55-acre (23,756
ft). Evergreen prepared a drawing (attached) which shows the additional wetland boundary points as
surveyed and mapped.'
In their May 17, 2007 letter, Herrera noted that the linear aquatic feature interconnecting Wetland 2 and
Wetland 3 supported wetland habitat.Z However, based on physical characteristics, Evergreen
determined the aquatic feature satisfied the definition of a stream. Specifically, at the time of Evergreen's
May 30, 2007 fieldwork, the channel of this aquatic feature:
• Supported the unidirectional flow of surface water approximately one inch in depth;
• Had a wetted width of approximately 20 inches at the upgradient (southwestern) end and a
wetted width of approximately 10 to 12 inches at the downgradient (northeast) end;
• Contained areas where fine gravels had been exposed, likely denoting the presence of seasonal
flows of relative significance for this aquatic feature;
• Supported no vegetation beyond a distance of approximately two feet downgradient of Wetland 2;
and
• Supported a small but defined "drift line" comprised of organic debris.
Evergreen has preliminarily classified this stream as a Class 4 stream requiring a 36-foot buffer (RMC 4-
3-050. L.1.a.iv).
INCREASED WETLAND BUFFER ZONE WIDTH
Section 4-3-050.M.6.d of the RMC requires an applicant to document whether an increased width in the
on -site wetland buffers beyond the "standard" buffers are warranted. Specifically, RMC 4-3-OSO.M.6.d
requires an increase in the buffer of a wetland if the wetland under evaluation satisfies any of the
following criteria:
• The wetland is used by Federal- or State -Listed threatened, endangered, and sensitive species,
and/or State -listed priority species, provides essential habitat for those species, or has unusual
nesting or resting sites such as heron rookeries or raptor nesting trees; or
• The project site (or nearby lands through which the project site drains en route to a wetland) are
susceptible to severe erosion such that erosion control measures will not effectively prevent
adverse wetland impacts; or
• The project site (or nearby lands through which the project site drains en route toward a wetland)
have minimal vegetative cover or slopes greater than fifteen percent (15%) and conditions cannot
be restored to prevent adverse wetland impacts; or
• Use of the wetland by water -dependent wildlife species is noted.
When the evaluation of the above -listed criteria yields a determination that Renton's standard wetland
buffer width of 25 feet is adequate to protect identified Category 3 wetlands, RMC 4-3-50.M.6.a.iii
requires that the buffers associated with these Category 3 wetlands be fully vegetated with native plant
species or restored with native plant species.3
Page 2 of 5
As approved by Renton, the discussion presented below evaluates each identified on -site wetland relative
to the above -listed criteria.5 Please note that Evergreen has based this discussion on a review of an
August 17, 2007 development proposal."
Criterion: Use of Wetland by Federal- or State -Listed Species, Presence of Essential Habitat,
or Presence of NestinglResting Sites
Federal- or state -listed species are not known to occur within on -site wetlands.7 8,9 Additionally, the on -
site wetlands are not known to support Critical Habitat, "essential habitat", or any nestingiresting sites
utilized by Federal- or State -listed species."",' ,o
Criterion: Project Site (Or Nearby Lands) Are Susceptible To Severe Erosion
Alderwood gravelly sandy loam ($ to 15 percent slopes). Indianola loamy fine sand (4 to 15 percent
slopes), and Norma sandy loam are soils identified as occurring on the project site. As mapped, the
Norma soils occur throughout most of the site with the Alderwood and Indianola soils mapped as
occurring in the southwestern portion of the site." The "erosion hazard" rating for these soils are as
follows: 1) Alderwood gravelly sandy loam {"slight" to "moderate"); 2) Indianola loamy fine sand ("slight to
moderate'); and 3) Norma silt loam ("slight")'2-'
Although Wetland 1 is downgradient of much of the on -site area proposed for development, the
establishment and maintenance of best management practices (BMPs) throughout the construction
period should help to minimize direct and/or indirect erosion -related impacts to Wetland 1. These BMPs
may include source control BMPs such as the temporary mulching, seeding, or covering of soils disturbed
during construction as well as runoff conveyance and treatment BMPs, such as the use of temporary
sediment ponds during construction and the filtration of on -site stormwater generated during the
construction period.
Based on a review of project -related drawings, the portions of Wetland 2 and Wetland 3 nearest the
proposed development are currently topographically equal to or higher than approximately half of the on -
site area in which development is proposed_4,8 Consequently, the establishment and maintenance of
BMPs throughout the construction period should also help to minimize direct and/or indirect erosion -
related impacts to Wetland 2 and Wetland 3.
Criterion: Project Site (Or Nearby Lands) Has Slopes Greater Than 15% or Minimal Vegetative
Cover
Although Evergreen did not formally evaluate the percent slope within any portion of the project site, it
appears a majority of the on -site area proposed for development has a gradient of less than 15 percent 4'e
Criterion: Use of Weiland by Water -Dependent Wildlife Species
Table 1 lists the 10 amphibian species which have thepotential to utilize the identified on4te wetlands or
wetland habitats within the vicinity of the project site.' While species such as the Pacific treefrog (Hyla
regilla) and red -legged frog (Rana aurora) may use the identified on -site wetlands for foraging, the
duration of inundation, if any, within the identified areas is likely too short to provide breeding and rearing
opportunities for amphibians.
The identified wetlands likely provide seasonal foraging opportunities and escape cover for small
mammals and passerine birds and may also lie within the home range of larger mammals. However, the
identified areas do not provide habitat unique to the project site or the local vicinity. From the perspective
of non -amphibian water -dependent wildlife species, the likelihood that the on -site wetlands provide
habitat critical for these species to successfully complete at least one phase of their life cycle is low.
Page 3 of 5
Table 1: Amphibian Species Common To Puget Sound Lowland Wetland Habitats
Common Name
Scientific Name
northwestern salamander
Ambystoma gracile
long -toed salamander
Ambystoma macrodactylum
Pacific giant salamander
Dicamptodon tenebrosus
roughskin newt
Tancha granulosa
western red -backed salamander
Pfethodon vehiculum
Ensatina
Ensatina eschscholtzu
western toad
Buffo boreas
Pacific treefrog
Hy/a regilla
red -legged frog
Rana aurora
bullfrog
Rana catesbeiana
WETLAND BUFFER ENHANCEMENT PLAN
As noted earlier, if an evaluation yields a determination that Renton's standard wetland buffer width of 25
feet is adequate to protect identified Category 3 wetlands, RMC 4-3-50.M.6.a.11i requires that the buffers
associated with these Category 3 wetland buffers be fully vegetated with native plant species or restored
with native plant species. As non-native blackberry (Rubes spp.) is the dominant plant species in the
buffers of Wetland 1 and Wetland 2, Evergreen has prepared a separate enhancement plan for the
buffers of these Category 3 wetlands.
Please contact me should you have any questions or comments regarding the information presented in
this letter.
Sincerely,
EVERGREEN AQUATIC RESOURCE CONSULTANTS, LLC
Bothell, Washington
F Brick L. Hus on, J .
Wetland Biologist
Attachment: Figure # — Revised Wetland Limits
Page 4 of 5
Evergreen Aquatic Resource Consultants, LLC. 'Wetland Assessment." Prepared for Heritage Homes, Inc., Federal Way,
Washington. 20 Mar 2007.
= Herrera Environmental Consultants. Inc. Vetland and Stream Assessment Peer Review, Lake Washington View Estates."
3 Prepared for Heritage Homes, Inc., Federal Way, Washington. 17 May 2007.
City of Renton. 'Chapter 3 (Environmental Regulations and Overlay Districts)", Title IV^Development RqgWladong, City of
Renton Planning and Community Development. Dec 2005.
` Hansen Surveying. Inc., TODOgraollicAt Survey of Lake Washington View Estates for VOtarehigFr Land Development, Renton.
Washington, "bands - updated 2 Jul 2007)
° Jill Ding, Senior Planner, City of Renton, Washington, Personal communication with Fred Huslon (Evergreen), 20 Jun 2007.
° Hansen Surveying, Inc_, Preliming" Plat of Lake Washington Y!mm, Estates for Yo
IpMhigh Land OeveioR_,,,, nl. Renton.
Wasatirtaton, (Revised Lot Layout - updated 17 Aug 2007)
' United States, Department of interior, Fish and Wildlife Service, 'Listed and Proposed Endangered and Threatened Species
and Critical Habitat; Candidate Species; and Species of Conoem in Western Washington". U.S_ Fish and Wildlife Service
(USFWS), Western Washington Fish and Wildlife Office, 20 Dec 2005, 9 Sept 2007
<httP:Ihvww,fwsQoviwestwafwo(seiSE LisVKI%"h1„i}.
° United States, Department of Commerce, National Oceanic and Atmospheric Administration, National Marine Fisheries
Service, Northwest Regional Office, 'Salmon Populations, ESA Salmon Listings'- 18 Jun 2007, 9 Sept 2007
chttpllwww.nwr.no�a ov1E_g____SA Salvrron-Listincf=}.
° State of Washington, Department of Fish and Wildlife, "Sp
ecies pecees of Concern in Washington State'. Species of Concern, 13
June 2007, 9 Sept 2007 <httpJ/wdiw wa c�ov_,'N irr .I,r: r >Iy s , soc.hlni>.
1O United States, Government Printing Office, Federal Register, "Magnuson -Stevens Act Provisions; Essential Fish Habitat (EFH),
Final Rule', 50 CFR, Part SM, Vol. 67. No. 12. 17 Jan 2002.
United States, Department of Agriculture (USDA), Web SQiI 5�u gv x (WSS). Natural Resources Conservation Service (NRGS).
<htt1lwebsoilsurv_ey.nres.usda.govla_p_p/\Neb5sii ,..i v,. y .,;I, >. January 15, 2007,
i2 United States, 'Soil Su of Sn uaimie Pass Area, Farts of King and Pierce Counties, Washington" Survey aq ng ng (Washington, D.C.:
13 United States Department of Agriculture (USDA), Sal Conservation Service (SCS), 1992) 001.
United States, 'Soil Survey of King County Area, Washington" (Washington. D.C.: United States Department of Agriculture
04 (USDA), Soil Conservation Service (SCS), 1973) 100.
Charlotte C. Corkran and Chris Thorns, Amphibians of Oregon. Washington. and Bdfi h Cglumbill (Edmonton, Alberta,
Canada: Lane Pine PubNslwng, 1996) 175.
Page 5 of 5
F `M
s>,,3
1,05
1 _. +�.
B3-20 . . . . . . - _ _
�1 i ` + +
19
FEET +
DRAWING NOTES
THIS DRAWING SHOWS MODIFICATIONS TO WETLANCILIMITS MADE BY EVERGREEN
AOJATIC RESOURCE CONSJLTANTS. LLC ON MAY 30 2LD7. REVISIONS -O
WETLAND LIMITS WERE MARKED IN TH= FIELD USING SEQUENTIA1. iw NUM9BF,RED
PINK RAGGING LABELED *WETLAND DELINEATION'
2, 'HE BASE SJRVEY DRAWINGS USED TOG 7-N ERA' ETHIS DRAWINGS WAS
PROVIiIFD BY HANSFN SURV=YING, 17430 116TH AVF SF. RENTON, LVASHINGION
eac�
DRAVANG PREPARED BY:
EVERGREEN AQUATIC RESOURCE CONSUL TANTS,ILC
`0 BOY, " 734
aOT'I?lI WASHINGTON
25;=88,5743
SEPTEMBER 18 2DO7
3. WETLAND LOCATIONS ARE SUBJECT -0 REGULATORY AGENCY REVIEW
EVERGREEN ACJATIC RESOLRCE CONSULTANTS. LLC CANNOT GUARANTEE -HE
0;1T. COME OF SUCH REGULATORY AGENCY REVIEW AND THEREFORE
RLCOmMENDS THAT THE LOCATIONS OF WETLANDS SHOWN ON THIS DRAWING BE
RFVIEWED AND APPROVED BY APPROPRIATE REGULATORY AGENCIES PRIOR TO
ANY PROPERTY TRANSFER PRELIMINARY DESrN, ANDIOR CONSTRUCTION
AC7rV17IE&
REVISED WETLAND LIMITS
LAKE WASHINGTON VIEW ESTATES
RENTON, WASHINGTON
ANY AND ALL DRAr1 ,'NG5 iJCTAit5. D£SIGN;N!LNI AND 01-1ER
INFORr,fA T)GN CCJNTA,NFO vv.- FH)N THIS DRAWIN ; ARF THE
PROPERTY OF EVERGREE.Y AQUATIC RESOLIRCL CONSOL IANTS PLC
AND ShALL N07 AE D?;pi.ICATED D�S'RmD TEI1 OR USED W ANY WA r
WITHOUT WRITTEN PERMISSION
FIGURE 1
DENSITY
WORKSHEET OCT `
City of Renton Development Services Division
1055 South Grady Way -Renton, WA 98055
Phone: 425-430-7200 Fax:425-430-7231
1. Gross area of property:
1, Z4,055 square feet
2. Deductions Certain areas are excluded from density calculations.
These include:
Public streets"
Private access easements**
Critical Areas*
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage
5. Number of dwelling units or lots planned:
6. Divide line 5 byline 4 for net density:
_11$0( '6. _ 'square feet
D square feet
niff_ square feet
2. square feet
3. V4 M square feet
4. 3. C! acres
5. i3 units/lots
6. *3-9 = dwelling units/acre
*Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City`s Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deducted/excluded. '
** Alleys (public or private) do not have to be excluded.
R.TWOEVSERVWwas%Pbuiagl&nsity.doc last updated-.11A) 12M 1
„u
Kathy Keolker, Mayor
May 3, 2007
Jim Hanson
Hanson Consulting
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
Subject: Lake Washington View Estates
LUA07-039, PP, SM, ECF
Dear Mr. Hanson:
CITY IF RENTON
Planning/Building/PublicWorks Department
Gregg Zimmerman P.E., Administrator
The Development Planning Section of the City of Renton has completed our preliminary
review of the submitted application materials for the Lake Washington View Estates
Preliminary Plat. We have the following comments on the submitted materials:
1. A secondary review letter of the submitted wetland delineation and report that
was requested in the April 10, 2007 letter sent to you has not been received. Per
a phone conversation that I had with the biologist from Herrera Environmental
who conducted the secondary review, revisions to the submitted wetland report
will be required and those revisions may affect the preliminary plat layout.
Please address the comments outlined in the forthcoming secondary review letter,
if impacts are proposed to the wetland or buffer areas a preliminary wetland -
mitigation plan will be required.
2. City Code requires this development to extend the sanitary sewer along the
frontage of the site. However, the plat can also be served by a connection to the
Metro Sewer line; parallel to lake Washington Blvd. (as shown on the land use
application). If this is the preferred method of service, then verification of
acceptance must be provided from Metro King County sewer (contact Eric
Davidson).
3. The drainage report submitted with the application proposes no flow -control due
to the proximity to a "designated" direct discharge water body (Lake
Washington). However the project proposal describes discharge of surface water
directly to May Creek. May Creek is not a direct discharge water body as
identified in the King County Surface Water Design Manual. Therefore the
applicant would need to apply for an administrative modification to the design
requirements (submitted to Gregg Zimmerman, Administrator). Depending on
1055 South Grady Way - Renton, Washington 98057
MTN, nnwrnnn �,;=n/ ,-11 4. .e ,,i In%.,..'«..,,.,-..,,,.
RENTON
AHEAD OF THE CURVE
Lake Washington View Es.-,-s
LUA07-039, PP, SM, ECF
Page 2 of 2
the determination of the "application for modification," the project may be
required to provide flow control. If flow control is required then the design
requirements for detention would be in accordance with the 1990 King County
Surface Water Design Manual.
4. The drainage report provided in the proposal describes Water quality facilities
located at the rear of lots. However we were not able to determine if the location
was in a buffer area, or on the individual lots. In either case, the applicant must
show how these facilities will be accessed (via public easements) and maintained.
A SERA mitigation measure will be recommended that water quality for the
project comply with the 2005 King County Surface Water Design Manual.
5. Portions of the site are within the FEMA mapped 100-year Flood Zone.
Therefore the project will be required to show that the future condition flood
zone will not impact the proposed development. A model run of the Hydrologic
Engineering Centers River Analysis System (HEC- RAS) software will be
required as part of the engineering submittal for permits. The Future condition
flow should utilize the May Creek Basin Plan 100-year model flow of 1059 CFS.
I have enclosed a checklist with instructions for the resubmittal of revisions to the
existing land use application. Please submit a revised wetland report (and mitigation plan
if impacts are proposed to the wetland or buffer area), revised preliminary plat map, a
modification request for the direct discharge of stormwater into May Creek, and a revised
drainage report per the attached checklist.
Pending the receipt of the above requested information, the Lake Washington View
Estates Preliminary Plat application has been placed on hold and has been taken off the
Environmental Review Committee schedule as well as the Hearing Examiner's schedule.
Once the requested information has been received, review of your project will continue.
Please contact me at (425) 430-7219 if you have any questions.
Sincerely,
Jill K. Ding
Senior Planner
Enclosure
cc: The Rob -Clarissa Partnership & Clarissa Fawcett / Owner
Volarehigh Land Development LLC / Applicant
Mike Dotson / Plan Reviewer
Parties of Record
CA -
SUBMITTAL REQUIREMENTS
T3" REVISIONS TO EXISTING
LAND USE APPLICATIONS
City of Renton Development Services Division
1055 South Grady Way -Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
Revisions should be submitted to the Development Services staff at the 6t' floor counter of Renton City
Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M. Monday through Friday. Please submit
the following items:
S CEO � eS
1. ❑ Cover Letter: Please submit-F4-eeies of a cover letter detailing the nature and the extent of
your revisions. Please include your project's City Land Use Application file number (see reverse
side for sample letter).
fpPic5
3. ❑ Revisions: Please submit4asaiiiim of all revised submittals (unless otherwise approved by the
Development Services Division).
4. ❑ Plan Reductions: Please provide one 81/2" x 11" PMT reduction of each revised plan sheet.
5. ❑ Colored Maps (For projects with Environmental Review or Public Hearing): If you have
revised your site plan, landscape plan, or elevations, please submit one colored copy of each
revised plan.
Red -North Arrow, outer property boundary. Proposed new lot lines (dashed). Do not color
existing lot lines which are to be eliminated or relocated.
Blue -Street names identified with lettering of at least 1" in height. Street names must be
legible at a distance of 15-ft.
Brown -Existing buildings (Please do not color buildings which will be demolished or
removed)
Yellow -Proposed buildings
Light Green -Landscaped areas
Dark Green -Areas of undisturbed vegetation
All Plans and Attachments must be folded to 81/2" by 11"
Extensive changes to your original application will require a new application. Authorization from the
Development Services Division is needed for any revisions submitted after the end of the environmental
determination appeal period.
Pw/DevServ/Forms/Planning/Revisions LUA 1 08/01/05
Sample Cover Letter
January 1, 2005
Laureen Nicolay
City of Renton
Development Services Division
1055 Grady Way South
Renton, WA 98055
SUBJECT: Revisions to Lake View Apartments Site Plan
City file #LUA-04-000, SA, ECF
Dear Ms. Nicolay:
The Lake View Apartments site plan application has been revised in response to preliminary concerns of
various City Departments. The density of the project has been reduces from 35 units per acre to 30 units
per acre. We are also submitting a variance request in conjunction with this site plan application in order
to allow construction of Building C within 25 feet of the northern property line (City Zoning Code requires
a 35-foot setback from arterial streets).
Attachments and revisions:
1. Application form: Attached are 11 copies (including the original) of a revised master application form.
These should replace our previously submitted application forms.
2. Project narrative: Attached are 11 copies of a revised project narrative to replace our original.
3. Neighborhood detail map: No changes. Retain original submittals
4. Site plan (sheet 1 of 4): Attached are 11 copies and one colored copy of our revised site plan for
replacement.
5. Landscaping plan (sheet 2 of 4): Attached are 11 copies and one colored copy of our revised
landscaping plan for replacement.
6. Grading plan (sheet 3 of 4): No changes. Please retain original submittals.
7. Tree cutting plan: We have revised the plan map to include all trees with a caliper of 6 or more
inches. Please replace our original tree cutting plan with these 11 revised maps, attached.
8. Traffic Study (New): A new traffic study is attached. No traffic study was previously submitted.
If you have any questions regarding these revisions, please contact me at (206) 555-2222.
Sincerely,
Adam Smith
Project Architect
PW/DevServ/Forms/Planning/Revisions LUA 2 0"1/05
�Y O PLANNING/BUILDING/
+ ♦ PUBLIC WORKS DEPARTMENT
M E M O R A N D U M
DATE: May 11, 2007
TO: Jill Ding
FROM: Mike Dotson,
SUBJECT: Lake Washington View Estates, LUA07-039, PP, SM, ECF
The following Utility and Transportation comments concern the Environmental and
Development Application review for the subject project.
EXISTING CONDITIONS
WATER -The site is within the City of Renton water service area. There is an existing
12-inch watermain within Lake Washington Blvd and Meadow Ave NE. The
site is located in the 320-pressure zone. The static water pressure is between
90-120 psi. The project is outside of the Aquifer Protection Area.
SEWER -There is an 8-inch sewer inain adjacent and available to serve the site. There
is also a King County Metro line in Lake Washington Blvd.
SURFACE WATER - May Creek crosses the northern boarder of the site. Wetlands
and flood zones are mapped on this site.
STREET - There is currently a paved and partially improved public right-of-way along
the frontage of this site.
CODE REQUIREMENTS
WATER
All fire protection shall comply with City Code (i.e. hydrants with storz fittings,
1000 gpm min required for homes less than 3500 square in area, etc.) In
accordance with the Fire Department requirement (prior to recording the
subdivision), at a minimum, one hydrant within 300 feet of any proposed single-
family structure is required. Additional fire flow and hydrants are required if the
total square footage of the new single-family structures are greater than 3600
square feet.
2. Installation of individual pressure reducing valve for each domestic meter is
required with static pressure over 75 psi.
3. Water main improvements for this new development will entail improvements to
provide the minimum fire flow (1000 gpm for homes less than 3600 square feet,
or 1500 gpm for homes greater than 3600 square feet). The improvement will
include the following:
H:1Division.s\Deve]op.ser\Dev& plan. ing\PROJEUTY,07-U?9.Ji1I1Lake Washington View Estates GF.doc
Page 2 of 3
a. A water main extension along the frontage of the project (Lake
Washington Blvd) to the north property line. Depending on the fire -flow
requirements required (as mentioned above) the City will reimburse the
developer to oversize the water main to a 12-inch diameter line.
b. A water main extension of an 8-inch minimum (10-12-inch possible for
increased fire flow requirements) within the new street. Note: The
maximum flow rate for an 8-inch line is 1,250 gpm (unless the line is
"looped").
c. Fire hydrants, domestic and landscape water meters are required to be in
place prior to recording of the plat.
SANITARY SEWER
1. City Code requires this development to extend the sanitary sewer along the
frontage of the site. However, the plat can also be served by a connection to the
Metro Sewer line; parallel to Lake Washington Blvd. (as shown on the land use
application). If this is the preferred method of service, then verification of
acceptance must be provided from Metro King County sewer (contact Eric
Davidson).
2. The Sewer System Development Charge is $1,017 per new single-family
residence. This fee is due with the construction permit.
SURFACE WATER
The drainage report submitted with the application proposes no flow -control due
to the proximity to a "designated" direct discharge water body (Lake
Washington). However the project proposal describes discharge of surface water
directly to May Creek. May Creek is not a direct discharge water body as
identified in the King County Surface Water Design Manual. Therefore the
applicant would need to apply for an administrative modification to the design
requirements (submitted to Gregg Zimmerman, Administrator). Depending on
the determination of the "application for modification," the project may be
required to provide flow control. if flow control is required then the design
requirements for detention would be in accordance with the 1990 King County
Surface Water Design Manual.
The drainage report provided in the proposal describes Water quality facilities
located at the rear of lots. However we were not able to determine if the location
was in a buffer area, or on the individual lots. In either case, the applicant must
show how these facilities will be accessed (via public easements) and maintained.
3. Portions of the site are within the FEMA mapped 100-year Flood Zone.
Therefore the project will be required to show that the future condition flood zone
will not impact the proposed development.
4. Surface Water System Development Charge is $759 per new dwelling unit. This
fee is due with the construction permit.
HAD ivision .s\Develop.ser\Dev&plan.ing\PROJECTS'.U?-039.JilI%Lake Washington View Estates GF.doc
Page 3 of 3
TRANSPORTATION
1. The traffic impact analysis is acceptable.
2. The traffic mitigation fee of $75 per additional generated trip shall be assessed per
additional single family hone at a rate of 9.57 trips (13 x 9.57 trips x $75/trip
$9,330.75). This fee is payable at time of recording the plat.
3. All new electrical, phone and cable services must be underground. Construction
of these franchise utilities roust be inspected and approved by a City of Renton
public works inspector prior to recording of the short plat.
a. Per City of Renton code this project is required to install curb, gutter, streetlights
and sidewalks, along the frontage of the parcel being developed. Note: The plans
submitted with the application do not show street improvements along the entire
portion of the existing right of way (Lake Washington Blvd.).
5. As a condition of plat approval, we are requesting that the Lake Washington View
Estates reconfigure the intersection with Lake Washington Blvd so as to align
with the Barbee Mill site Lake Washington intersection. (A cursory review shows
that it will require that the intersection centerline for the Fawcett site be relocated
approximately 18-feet to the south).
6. The curb return radius with Lake Washington Blvd should be 35-foot; not 25-foot
as shown on the submittal.
7. The verticle curves for the roadway profile should be revised to a 100-foot curve;
not 50-foot as shown on the submitted plan.
CONDITIONS
1. Drainage and surface water design modeling shall include a determination of the
future conditions to determine the maximum 100-year flood surface water
elevation. Hydrologic modeling using the Hydrologic Engineering Centers River
Analysis System (HEC- RAS) software will be required as part of the engineering
submittal for permits. The Future condition flow should utilize the May Creek
Basin Plan 100-year model flow of 1059 CFS.
2. Temporary Erosion Control shall be installed and maintained in accordance with
the current Department of Ecology Standards and staff review.
3. A Traffic Mitigation Fee of $75.00 per additional Average Daily Trip shall be
assessed.
H:%Division.s\Develop.ser\Dev&plan.ing\PROJECTSIU7-U39.1iH%Lake Washington View Estates GF.doc
Project Name: Luc, Uii✓w
Project Address: 4-ty)4 t..,(ar ,-- 19.1yDI)
Contact Person: VQLW-1-"L4o Uaj� be�- LLC'
Permit Number: WR Q�7 - C 3"1
Project Description: 1 �-l.ol 12LIN
Land Use Type:
Residential
❑ Retail
❑ Non -retail
Calculation:
Method of Calculation:
SITE Trip Generation Manual, 7th Edition
❑ Traffic Study
❑ Other L�►�)
Transportation
Mitigation Fee:
Calculated by:
Date of Payment:
City o_ _ _-nion Department of Planning / Building / Pub _ _ forks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ' ranswqCOMMENTS
DUE: APRIL 24, 2007
APPLICATION NO: LUA07-039, PP, SM, ECF
DATE CIRCULATED: APRIL 10, 2007
APPLICANT: Volarehi h Land Development Ll_C
PROJECT MANAGER: Jill Ding Cg,,0FHENJQN
PROJECT TITLE: Lake Washington View Estates
PLAN REVIEW: Mike Dotson RE C E
SITE AREA: 241,053 square feet
BUILDING AREA (gross): NIA
LOCATION: 42XX Lake Washington Blvd N
WORK ORDER NO: 77T
UILUf��v �, ....•
SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environrniental (SEPA) eview, and a Shoreline
Substantial Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel located within the Residential - 8 (R-8)
dwelling unit per acre zone, into 13 lots. The proposed lots are intended for the furture construction of single family residences. The
proposed lots would range in size from 5,197 square feet to 15,173 square feet. May Creek, a shoreline of the state, 3 wetlands, and
steep slopes are located on the project site. Access to proposed lots 1-12 would be provided via a new street off of Lake Washington
Blvd N, which terminates in a cul-de-sac turnaround and and access to lot 13 would be provided via a driveway off of Meadow
Avenue N.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
Water
Plants
Lan&Shoreilae use
Animals
Environmental Health
Energy/
Natural Resources
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
information
Necessary
Housin
Aesthetics
Li ht/Glare
Recreation
Utilities
Trans station
Public Services
Historicicultvml
Preservation
Airport Environment
10, 000 Feet
14, 000 Feet
! Mv'
ragte- T-okpaA A%atp-:s t$
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& vwd� 21 r KS a tf k f*t JW"e
e0itsi*
B. POLICY -RELATED COMMENTS `
be &41*f f r o
rF
re, t4i twiC Lake GtAiV06c 0l,
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pv,4IV Puy .- - �� dew -le, ove.-L t'.
C. CODE -RELATED COMMENTS
r��dwsY lr� l lot nevl fed -tv aw eLAJ- -
• Varj��► wIft q4 4" Dq++kj* fAt ► se6�` b G U�"l
.a�f-f4s iK .6p e, we JAL t o ke l s 7Sa _ 4 Are
�/ •s. ..r.�c.i
We have reviewed Phis app rcaar ron wrth�particular ttention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative
air,
�[Jlil� Date
CO&L
0A
rr,y )6 P�MNi
SAY 10 2
l
RFCEIVZD
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
DATE: May 1, 2007
TO: Jill Ding
Is
FROM: Sonja J. Fesser
SUBJECT: Lake Washington View Estates, LUA-07-039, PP
Format and Legal Description Review
Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the
following comments:
Comments for the Applicant:
Remove the City of Renton "SEAL" from Sheet I of 3.
The lot number for "Lot 12" is not noted on Sheet 1 of 3.
Information needed for final approval. includes the following:
Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and
LND-10-0459, respectively, on the drawing sheets in the spaces already provided. Please note
that the land use action number for the final plat will be different from the preliminary plat
number and is unknown as of this date.
Note two ties to the City of Renton Survey Control Network. The geometry will be checked by
the city when the ties are provided.
Pursuant to the recently revised WAC 196-23-020, the surveyor's expiration date now needs to be
applied manually. Any final document must contain the seal/stamp, handwritten license
expiration date by the licensee b] signature and date of signature of the licensee who
prepared or directly supervised the work. For the purpose of this section "document" is
defined as plans, specifications, plats, surveys fJ as -built documents prepared by the
licensee b] and reports.
1N:IFile 5ys1LND • Land Subdivision & surveying Kecordv,\LN D- 10 - PtatsXG4591RV07Q50i.doe
May 9, 2007
Page 2
Provide plat and lot closure calculations.
Note the date the existing monuments were visited, per WAC 332-130-150.
Complete City of Renton Monument Cards, with reference points of all new right-of-way
monuments set as part of the plat.
Include a statement of equipment and procedures used, per WAC 332-130-100.
Required City of Renton signatures (on the final plat submittal) include the Administrator of
Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's
Finance Director is also required.
Appropriate King County approval blocks need to be noted on the plat drawing.
All vested owners of the plat property need to sign the final plat document- Include notary blocks
as needed.
Include a dedication/certification block on the plat drawing.
Indicate what has been, or is to be, set at the new corners of the proposed lots. Show the
appropriate symbol on the plat drawings. Is said symbol already noted in the "LEGEND" block
on all three drawing sheets?
On the final submittal, remove all references to utility facilities, topog lines and other items not
directly impacting the subdivision.
Remove the "OWNER" block, the "LAND SURVEYOR" block and the "CIVIL ENGINEER"
block from the final submittal.
Note encroachments, if any.
Note all easements, agreements and covenants of record on the drawing.
Note discrepancies between bearings and distances of record and those measured or calculated, if
any.
The city will provide addresses for the proposed lots after the preliminary plat is approved. The
addresses (and street name) will need to be noted on the plat document.
Note whether the adjoining properties on the north, east and south of the subject plat property are
lap tted (give plat name and lot number) or unplatted.
Reference the Declaration of Covenants, Conditions & Restrictions document on this plat
submittal, and provide a space for the recording number thereof.
Note that if there are restrictive covenants, casements or agreements to others (neighboring
property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat.
H:1File SysILND - Land Subdivision & Surveying Records\LND-10 - P1ats104591RV070501.docicor
May 9, 2007
Page 3
The plat drawings 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) (said documents recorded
concurrently with, but following the plat) need to be referenced on the plat drawings.
If there is a Homeowners' Association (HOA) for this plat, the following language concerning
ownership of TRACT "A" (OPEN SPACE) applies to this plat and should be noted on the final
plat drawing as follows:
Upon the recording of this plat, Tract "A" is hereby granted and conveyed to the Plat
of Lake Washington View Estates" Homeowners' Association (HOA) for open space.
All necessary maintenance activities for said Tract will be the responsibility of the
HOA. In the event that the HOA is dissolved or otherwise fails to meet its property
tax obligations, as evidenced by non-payment of property taxes for a period of
eighteen (18) months, then each lot in this plat shall assume and have an equal and
undivided ownership interest in the Tract previously owned by the HOA and have the
attendant financial and maintenance responsibilities.
If there is no Homeowners' Association, use the following text on the final plat drawing:
Lots l through 13 shall have an equal and undivided ownership interest in Tract "A".
The forgoim-, statement is to be accompanied by language defining the maintenance
responsibilities for any infrastructure located on the Tract serving the plat, or reference a separate
recorded instrument detailing the same. NOTE: The City of Renton does not assume ownership
of open space tracts created via the establishment of plats.
Fee Review Comments:
The Fee Review Sheet for the preliminary plat review is provided for your use and information.
Comments for the Project Manager:
If the city is to have access rights to Tract "A" (OPEN SPACE), then language to that effect
should be noted on the final submittal.
UBFile Sys1LND - land Subdivision & Surveying Rccords%LND 10 - PWA04591RV070501.docicor
PROPERTY Sk CES FEE REVIEW FOR SUBDIVISION a. 2007 - i Ct
APPLICANT: f=AVVCnrrr , 1=40=- CLAJ=�I6exA ►.jt��� �?I-rJ RECEIVED FROM
(date)
JOB ADDRESS: ad2-00 15Lt C.W— 0F! ,_._- aL\. /� WO# 1-7744::,
NATURE OF WORK: n - Lar�t�5-k;_V
X PRELIMINARY REVIEW O SUBDI ION BY LONG PLAT, �. NItF-dMORh INFORMATION: LEGAL DESCRIPTION
SHORT PLAT, BINDING SITE PLAN, ETC. PID 4#'s VICINITY MAP
FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER
PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE
SUBJECT PROPERTY PARENT PID#A;2 c-405_- qo X NEW KING CO. TAX ACCT.#(s) are required when
assigned by King County.
It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon
development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on -site and
off -site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and
determined by the applicable Utility Section.
Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit
application.
The existing house on SP Lot # , addressed as has not previously paid
SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be
subject to future SDC fees if triggering mechanisms are touched within current City Ordinances.
We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation.
The following quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters.
SPECIAL ASSESSMENT
DISTRICTS
DISTRICT
NO.
PARCEL
NO.
METHOD OF
ASSESSMENT
ASSESSMENT
UNITS
ASSESSMENT
OR FEE
Latecomer A Bement ( vt) WATER
Latecomer Agreement (vt) WASTEWATER
Latecomer A Bement ( vt) OTHER
Special Assessment District/WATER
MAY CPM=-Y- Mi TPtO 4.101WT USEjiPJH
Special Assessment District/WASTEWATER
1
..�
Joint Use Agreement (METRO)
Local Improvement District
Traffic Benefit Zones
$75.00 PER TRIP, CALCULATED BY TRANSPORTATION
FUTURE OBLIGATIONS
SYSTEM DEVELOPMENT CHARGE - WATER " Estimated
" Pd Prev. " Partially Pd (Ltd Exemption) " Never Pd
# OF UNITS/
S . FTG.
SDC FEE
Single family residential $1,956/unit x
,
Mobile home dwelling unit $1,956/unit in park
Apartment, Condo $1,174/unit not in CD or COR zones x
CommerciaUIndustrial, $0.273/s . ft. of property (not less than $1,956.00) x
Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perinrcter (2,800 GPM threshold)
SYSTEM DEVELOPMENT CHARGE - WASTEWATER " Estimated
" Pd Prev. " Partially Pd (Ltd Exemption) Never Pd
Single family residential $1,017/unit x
15az 1
Mobile home dwelling unit $1 017/unit x
Apartment, Condo $610/unit not in CD or COR zones x
Commercial/Industrial $0.142/s . ft. of property x(not less than $1,017.00)
SYSTEM DEVELOPMENT CHARGE - SURFACEWATER " Estimated
" Pd Prev. " Partially Pd (Ltd Exemption) " Never Pd
Single family residential and mobile home dwelling unit $759/unit x
I
9 0
All other properties $0.265/sq ft of new impervious area of property x
(not less than $759.00)
PRELIMINARY
TOTAL $ Ala FA l a . 0 eD
alfzoEk)w 0
o
SignatVict
of Revi ing Authority DA
M
*If property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status.
r•
Square footage figures are taken from the King County Assessor's map and are subject to change. 3C
Current City SDC fee charges apply to
EFFECTIVE January 2, 2006
City of .,,nton Department of Planning / Building / PubL .. orks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: .- VCS
COMMENTS DUE: APRIL 24, 2007
APPLICATION NO: LUA07-039, PP, SM, ECF
DATE CIRCULATED: APRIL 10, 20 ECEIVED
APPLICANT: Volarehi h Land Development LLC
PROJECT MANAGER: Jill Ding APi4
PROJECT TITLE: Lake Washington View Estates
PLAN REVIEW: Mike Dotson
SITE AREA: 241,053 square feet
CITY OF RENTON
BUILDING AREA (gross): N/A
LOCATION: 42XX Lake Washington Blvd N
WORK ORDER NO: 77746
SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and a Shoreline
Substantial Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel located within the Residential - 8 (R-8)
dwelling unit per acre zone, into 13 lots. The proposed lots are intended for the furture construction of single family residences. The
proposed lots would range in size from 5,197 square feet to 15,173 square feet. May Creek, a shoreline of the state, 3 wetlands, and
steep slopes are located on the project site. Access to proposed lots 1-12 would be provided via a new street off of Lake Washington
Blvd N, which terminates in a cul-de-sac turnaround and and access to lot 13 would be provided via a driveway off of Meadow
Avenue N.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
Water
Plants
Land/Shorefine Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
C. CODE-RELA TED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
Light/Glare
Recreation
Utilities
Transportation
Public Services
HistoriclCultural
Preservation
Airport Environment
fo,000 Feet
f4,000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative
Date
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
"It is anticipated that the proposed development would generate future residents
that would utilize existing City park and recreation facilities and programs. The
City has adopted a Parks Mitigation Fee of $530.76 per each new single family
lot to address these potential impacts."
Parks Mitigation Fee
City of ..enton Department of Planning / Building / Pub..., . Jorks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
COMMENTS Dlllc: APRIL 24, 2007
APPLICATION NO: LUA07-039, PP, SM, ECF
DATE CIRCULATED: APRIL 10, 2007
APPLICANT: Volarehi h Land Development LLC
PROJECT MANAGER: Jill Din
PROJECT TITLE: Lake Washington View Estates
PLAN REVIEW: Mike Dotson
SITE AREA: 241,053 square feet
BUILDING AREA (gross): NiA
LOCATION: 42XX Lake Washington Blvd N
WORK ORDER NO: 77746
SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and a Shoreline
Substantial Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel located within the Residential - 8 (R-8)
dwelling unit per acre zone, into 13 lots. The proposed lots are intended for the furture construction of single family residences. The
proposed lots would range in size from 5,197 square feet to 15,173 square feet. May Creek, a shoreline of the state, 3 wetlands, and
steep slopes are located on the project site. Access to proposed lots 1-12 would be provided via a new street off of Lake Washington
Blvd N, which terminates in a cul-de-sac turnaround and and access to lot 13 would be provided via a driveway off of Meadow
Avenue N.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
information
Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Nafuraf Resources
". , - •.. ,A
B. POLICY -RELATED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
Li htlGlare
Recreation
Utilities
Transportation
Public Services
Histonc/Cuftural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
'.� e244 r9)-11*
C. CODE -RELATED COMMENTS
i
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Datel It
DATE: 13 April 2007
TO: Jill Ding, Senior Planner
REVIEW OF: SEPA
PROJECT: Lake Washington View Estates, LUA07-039
FROM: Lisa Spahr, Forest Practice Coordinator, South Puget Sound Region
[] We do not have an interest in the above project and have no
comments on the proposal.
[X] we do have an interest in the above project and wish to make the
following comments: A forest practice application may be needed
if timber will be harvested. Please call Department of Natural
Resources, Forest Practices, at 360-825-1631, for assistance.
cc: Boyd Powers - SEPA Center
City or-.enton Department of Planning / Building / Pub. _ - _ _ arks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
COMMENTS DUE: APRIL 24, 2007
APPLICATION NO: LUA07-039, PP, SM, ECF
DATE CIRCULATED: APRIL 10, 2007
APPLICANT: Volarehi h Land Development LLC
PROJECT MANAGE _._ Jill Din
PROJECT TITLE: Lake Washington View Estates
PLAN REVIEW: Mike Dotson •
SITE AREA: 241,053 square feet
BUILDING AREA (gross)- N/A
LOCATION: 42XX Lake Washington Blvd N
WORK ORDER NO: 77746
SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and a Shoreline
Substantial Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel located within the Residential - 8 (R-8)
dwelling unit per acre zone, into 13 lots. The proposed lots are intended for the furture construction of single family residences. The
proposed lots would range in size from 5,197 square feet to 15,173 square feet. May Creek, a shoreline of the state, 3 wetlands, and
steep slopes are located on the project site. Access to proposed lots 1-12 would be provided via a new street off of Lake Washington
Blvd N, which terminates in a cul-de-sac turnaround and and access to lot 13 would be provided via a driveway off of Meadow
Avenue N.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
information
Necessary
Earth
Air
Water
Plants
LanWShorefine Use
Animals
Environmental Health
Energy/
Natural Resources
/z cis _.�.sf aia�lly-1
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housin
Aesthetics
Light/Glare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
4 0, 00C Feet
14,000 Feet
lrri,pacI
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to property assess this proposal.
Signature of Director or Auth¢n'zed Representative
4--11-6
Date
City nton Department of Planning / Building / Pi Morks
ENVIRONMENTAL $ DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
COMMENTS DUE: APRIL 24, 2007
APPLICATION NO: LUA07-039, PP, SM, ECF
DATE CIRCULATED: APRIL 10, 2007
APPLICANT: Volarehi h Land Development LLC
PROJECT MANAGER: Jill Ding , k Y Ui HtN 1_01
PROJECT TITLE: Lake Washington View Estates
PLAN REVIEW: Mike Dotson R E e
SITE AREA: 241,053 square feet
BUILDING AREA (gross): N/A APR i 12907
LOCATION: 42XX Lake Washington Blvd N
WORK ORDER NO: 77746
SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and a Shoreline
Substantial Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel located within the Residential - 8 (R-8)
dwelling unit per acre zone, into 13 lots. The proposed lots are intended for the furture construction of single family residences. The
proposed lots would range in size from 5,197 square feet to 15,173 square feet. May Creek, a shoreline of the state, 3 wetlands, and
steep slopes are located on the project site. Access to proposed lots 1-12 would be provided via a new street off of Lake Washington
Blvd N, which terminates in a cul-de-sac turnaround and and access to lot 13 would be provided via a driveway off of Meadow
Avenue N.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Faith
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
8. POLICY -RELATED COMMENTS
/\/Ia/L/G
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
Information
Necessary
Housing
Aesthetics
Li htl0are
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
C. CODE -RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas whe additional information is need to properly assess this proposal.
T///fd-7
Ri nii ira of nirartn r Aiithnri Renresentativ Date
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 10th day of April, 2007, 1 deposited in the mails of the United States, a sealed envelope
containing Acceptance Letter, NOA, Environmental Checklist, & PMT's documents. This
information was sent to:
Name
Representing
Agencies — NOA, Env. Checklist, & PMTS's
See Attached
Surrounding Property Owners — NOA only
See Attached
WSDOT - NOA only
Agency
Jim Hanson
Contact
The Rob & Clarissa Partnership & Clarissa
Fawcett
Owners
Volarehigh Land Development LLC
Applicant
(Signature of Sende
STATE OF WASHINGTON }
} SS
COUNTY OF KING }
I certify that I know or have satisfactory evidence that Stacy Tucker
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and
purposes mentioned in the instrument.
Dated: '41n jo-)
t E C"
Notary Public in and for the Sate of
Notary (Print): t,,.L ;
My appointment expires: 9 _ t D
Project Name: I Lake Washington View Estates
4w�t���vet
Project Number: I LUA07-039, PP, SM, ECF I
template - affidavit of service by mailing
AGENCY (DOE) LETTER MAILING
(ERC DETERMINATIONS)
Dept. of Ecology *
WDFW - Stewart Reinbold *
Muckleshoot Indian Tribe Fisheries Dept.
Environmental Review Section
c/o Department of Ecology
Attn: Karen Walter or SEPA Reviewer
PO Box 47703
3190 1601h Ave SE
39015 — 172nd Avenue SE
Olympia, WA 98504-7703
Bellevue, WA 98008
Auburn, WA 98092
WSDOT Northwest Region *
Duwamish Tribal Office
Muckleshoot Cultural Resources Program
Attn: Ramin Pazooki
4717 W Marginal Way SW
Attn: Ms Melissa Calvert
King Area Dev. Serv., MS-240
Seattle, WA 98106-1514
39015 172nd Avenue SE
PO Box 330310
Auburn, WA 98092-9763
Seattle, WA 98133-9710
US Army Corp. of Engineers "
KC Wastewater Treatment Division *
Office of Archaeology & Historic
Seattle District Office
Environmental Planning Supervisor
Preservation*
Attn: SEPA Reviewer
Ms. Shirley Marroquin
Attn: Stephanie Kramer
PO Box C-3755
201 S. Jackson ST, MS KSC-NR-050
PO Box 48343
Seattle, WA 98124
Seattle, WA 98104-3855
Olympia, WA 98504-8343
Jamey Taylor
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Serv.
City of Newcastle
City of Kent
Attn: SEPA Section
Attn: Mr. Micheal E. Nicholson
Attn: Mr. Fred Satterstrom, AICP
900 Oakesdale Ave. SW
Director of Community Development
Acting Community Dev. Director
Renton, WA 98055-1219
13020 SE 72 d Place
220 Fourth Avenue South
Newcastle, WA 98059
Kent, WA 98032-5895
Metro Transit
Puget Sound Energy
City of Tukwila
Senior Environmental Planner
Municipal Liason Manager
Steve Lancaster, Responsible Official
Gary Kriedt
Joe Jainga
6300 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431
PO Box 90868, MS: XRD-01 W
Tukwila, WA 98188
Seattle, WA 98104-3856
Bellevue, WA 98009-0868
Seattle Public Utilities
State Department of Ecology
Real Estate Services
NW Regional Office
Title Examiner
3190 160'h Avenue SE
700 Fifth Avenue, Suite 4900
Bellevue, WA 98008-5452
PO Box 34018
Seattle, WA 98124-4018
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application. *
Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send
her the ERC Determination paperwork.
template - affidavit of service by mailing
334270053708 322405906205
ADKINS DOROTHY BASIC VENTURES INC
1417 N 40TH ST 18211 240TH AVE SE
RENTON WA 98056 MAPLE VALLEY WA 98038
334270054805 334270055000
CHAU BUN NELSON+YUEN WING K CYPRIAN ALEGRIA
3920 MEADOW AVE N 3922 MEADOWS AVE N
RENTON WA 98056 RENTON WA 98056
322405905405 322405903905
HAUER ALFRED H LANGE ROBERT H
1330 N 40TH ST 4017 PARK AVE N
RENTON WA 98056 RENTON WA 98056
334270054003 334270053302
LOPEZ CHRISTOPHER+JENNIFER MATHEWS MATT A+JENIFER L
3932 MEADOW AVE N 3927 MEADOW AVE N
RENTON WA 98056 RENTON WA 98056
334270054409 334270054607
POPAL AHMAD W+MADINA RICHTER GARY H JR
3930 MEADOW AVE N 3940 MEADOW AVE N
RENTON WA 98056 RENTON WA 98056
322405908300 322405905009
SNYDER VERA O THOMSON NEIL
1328 N 40TH ST PO BOX 76
RENTON WA 98056 MERCER ISLAND WA 98040
334270053807
CARLSON KATHLEEN & RUSSEL
1409 N 40TH
RENTON WA 98056
322405903806
DIEU RANDY+JULIE
1312 N 40TH ST
RENTON WA 98056
334270055208
LEE DONALD
3926 MEADOW AVE N
RENTON WA 98056
322405904101
PALKA ADAM & EVA
808 N 33RD ST
RENTON WA 98056
322405908102
ROB-CLARISSA PARTNERSHIP LL
PO BOX 402
FALL CITY WA 98024
334270054508
WILLIAMS GEORGE
3908 MEADOW AVE
RENTON WA 98055
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON -SIGNIFICANCE -MITIGATED (DNS-M)
DATE:
LAND USE NUMBER:
PROJECT NAME:
April 10, 2007
LUA07-039, PP, SM, ECF
Lake Washington View Estates
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, Environmental (SEPA)
Review, and a Shoreline Substantial Development Permit for the subdivision of a 241,053 square foot (5.53 acre) parcel
located within the Residential - 8 (1 dwelling unit per acre zone, into 13 lots. The proposed lots are intended for the
furture construction of single family residences. The proposed lots would range in size from 5,197 square feet to 15,173
square feet. May Creek, a shoreline of the state, 3 wetlands, and steep slopes are located on the project site. Access to
proposed lots 1-12 would be provided via a new street off of Lake Washington Blvd N, which terminates in a cul-de-sac
turnaround and and access to lot 13 would be provided via a driveway off of Meadow Avenue N.
PROJECT LOCATION: 42XX Lake Washington Blvd N (parcel 322405-9081)
OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of
Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,
as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a
DNS-M is likely to be issued, Comment periods for the project and the proposed Di are integrated into a single
comment period. There will be no comment period following the issuance of the Threshold Determination of Non -
Significance -Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M.
PERMIT APPLICATION DATE: April 3, 2007
NOTICE OF COMPLETE APPLICATION: April 10, 2007
APPLICANTIPROJECT CONTACT PERSON: Jim Hanson, Hanson Consulting; Tel: (425) 422-5056;
Eml: jchanson@verixon.net
Permits/Review Requested: Environmental (SEPA) Review, Shoreline Substantial Development
Permit, Preliminary Plat approval
Other Permits which may be required: Utility, Construction, Building and Fire Permits
Requested Studies: Drainage Report, Geotechnical Report, Archeology Study, Wetland
and Stream Studies
Location where application may
be reviewed: Planning/Building/Publle Works Department, Development Services
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
PUBLIC HEARING: Public hearing is tentatively scheduled for June 12 2007 before the Renton
HeaLim Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on
the 7th floor of the new Renton City Hall located at 1055 South Grady Way.
CONSISTENCY OVERVIEW:
ZoninglLand Use: The subject site is designated Residential Single Family (RSE) on the City of
Renton Comprehensive Land Use Map and Residential - 8 (1 on the City's
Zoning Map.
Environmental Documents that
Evaluate the Proposed Project: Environmental (SEPA) Checklist
Development Regulations
Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, RMC 4-3-050 Critical
Areas, RMC 4-4-030 Development Guidelines and Regulations, RMC 4-6-030
Drainage and other applicable codes and regulations as appropriate.
Proposed Mitigation Measures-, The following Mitigation Measures will likely be imposed on the proposed project.
These recommended Mitigation Measures address project impacts not covered
by existing codes and regulations as cited above.
• The applicant will be required to pay the appropriate Transportation Mitigation Fee;
■ The applicant will be required to pay the appropriate Fire Mitigation Fee;
• The applicant will be required to pay the appropriate Parks Mitigation Fee;
• Stormwater runoff management design will be required to comply with the 2005 King County Surface Water
Design Manua,
• In the event that archaeological deposits are found during construction, work shall stop and the contractor(s) shall
contact the State Archaeologist at the State of Washington Office of Archaeology and Historic Preservation,
phone (360) 586-3065;
• Project construction shall comply with the recommendations in the submitted geotechnical report.
Comments on the above application must be submitted In writing to Jill Ding, Senior Planner, Development
Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on April 24, 2007. This matter is also
tentatively scheduled for a public hearing on June 12, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton
City Hall, 1065 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development
Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be
submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the
proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record
and receive additional information by mail, please contact the project manager. Anyone who submits written comments
will automatically become a party of record and will be notified of any decision on this project.
CONTACT PERSON: Jill K. Ding, Senior Planner; Tel: (425) 430-7219;
Eml: jding@c1.renton.wa.us
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
If you would like to be made a party of record to receive further information on this proposed project, complete
this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98057.
Name/File No.: Lake Washington View EstateslLUA07-039, PP, SM, ECF
NAME:
MAILING ADDRESS:
TELEPHONE NO.:
e
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON -SIGNIFICANCE -MITIGATED (DNS-M)
DATE: April 10, 2007
LAND USE NUMBER: LUA07.039, PP, SM. ECF
PROJECT NAME: Lake Washington View Estates
PROJECT DESCRIPTION: The applicant is rayueafrng Preliminary Plat approval, Envirormcr i (SEPA)
Review, and a Shoreline Substantial Development Permit far the subdivision of a 241,053 square foot (5.53 acre i parcel
located within the Residential- 8 (R-8) dwelling unit per acre zone. into 13 lots. The proposed lots are inlevded far the
furi construction of stogie family residences, The proposed tots would range in size from 5,197 square feet to 15, 173
square feet, May Creek, a shoreline of the state, 3 wetlands, and alsep Slope. are located on the project site. Access to
proposed lots 1.12 would be provided via anew street off of Lake Washington Blvd N. which terminates in a cut -de -sac
tumaround and and access lo lot 13 would be provided via a driveway off or Meadow Avenue IN
PROJECT LOCATION: 42XX Lake Washington Blvd N (parcel 322405-908))
OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency the City of
Renton has determined that significant environmental impacts are unlikely to result from the proposed pro ec:. Therefnre.
as permitted under the RCW 43.210.110, the City of Renton is using the Optional DNS-M procass 10 give roues cost a
DNS-M is likely 10 be issued, Comment periods for the project and the proposed ONS-M are integrated into a single
Comment period. There will he no comment period following the issuance of the Threshold Determination of Non -
Significance -Mitigated (ONS-M). A 14-day appeal period will follow, the issuance of the ONS-M-
PERMIT APPLICATION DATE: April 3, 2007
NOTICE OF COMPLETE APPLICATION: April 10. 2007
APPLICANTIPROJECT CONTACT PERSON: Jim Hanson, Hanson Consulting; Tel: 14251 422-3056;
Emil: Jchanson@verizon.net
PermitslRevlew Requested: Environmental ISEPA) Review, Shomi Substantial Development
Permit, Preliminary Plat approval
Other permits which may be required: Utility, Construction, Building and Fire Permits
Requested Studies: Drainage Report, Geotechnlcal Report, Archeology Study, Wetland
and Stream Studies
Location where application may
be reviewed: PlanningtBulldinglPubllc works Department, Development Services
Division, Sixth Floor Renton Clty Hall, 1055 South Grady Way, Renton. WA
S8057
PUBLIC HEARING: Public beefing is tental,vely echeduled for June 12, 2007 before the Renton
Heerina Examiner in Renton Council Chambers, Hearings begin at 9:00 AM or
the 71h Poor of the now Renton Cily ,Hall located at 1055 South Grady Way.
CONSISTENCY OVERVIEW:
ZonfnglLand Use: The subject site is designated Residential Single Family (RSF) on tPe Ci!r of
Renton Comprehensive Land Use Map and Residential - 8 (R-SI on the C :y s
Zoning Map.
Environmental Documents that
Evaluate the Proposed Protect: Environmental (SEPA) Checklist
Development Regulations
Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, RMC 4-3-1 Calical
Areas, RMC 4.4.030 Development Guidelines and Regulations. RMC 4-6-030
Drainage and other applicable codes and regulations as appropriate.
Proposed MHlgation Measures: The following Mitigation Massuras will likely be imposed on the proposed project.
These recommended Mitigation Measures address project impacts not covered
by existing codes and regulations as cited above,
• Ths epplicanr will he required to pay the appreprrale Transportation Miligatiorr, Fee;
• The applicant wdl be required to pay the apprvp6als Flre Mfligaflao Fee;
• The applicant wilfbe required to pay the appropriate Parks Mitigation Fee;
Stomlwaler rvnolf management design will be required to comply with the 2005 King County Surface Water
i]esign Manual
!n the event that archsecloglcai deposits are found dung 40PShucVi Work shall slop and the ccntractor(s) shall
contact the Slate Archseologrst at the Slate of Washington Office of Archaeology and Historic Preservation,
phone (360) 506-J065,
Project consln+clion shall comply with the recommendations in the submitted gectechricsf report
Comment. an the above application must be submitted In writing to Jill Ding, Senior Planner, Devalopment
Services Division, 1065 South Grady Way, Rantan, WA 98057, by 5:D0 PM an April 24, 2007. This matter Is also
iantatively scheduled for a public hearing on Juno 12. 201 at 9:00 AM, Council Chambers. Seventh Floor. Renton
City Hall. 1055 South Grady Way, Renlon_ If you are interested In attending the hearing, please contact the Oevetopmenl
Services Division to ensure that the heading has not been rescheduled at (425} 430-7282. If comments cannot be
suhmitted in writing by the date Indicated above, you may still appear at the hearing and present your comments on the
proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a pony of record
and receive additional infeonalioh by mail, please contact the project manager. Anyone who submits wotten comments
will aulomatically become a party of record and will be notified of any decision on this project.
CONTACT PERSON: AN K. Ding, Senior Planner; Tel: (425) 430-7219;
Eml: Jding@cl.renton.wa.us
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICA71pN
SITE
.r
uJ k�
o
i,Ll;• W
r �r
r 11�tSjiccF lk
If you would like to be made a parry of record to receive further information on [his proposed project, complete
this form and return to: City of Renton, Development Planning, 1055 So. Grady Way. Renton, WA 98057-
Var ile No Lake Washington View EtitaleslLUA07-4391, PP, SM. ECF
NAME:
MAILING ADDRESF,'.
TELEPHONE NO.:
CERTIFICATION
hereby certify that copies of the above dec0iW '. s ►p
were posted by me in 7 conspicuous places or nearby the described pro10*,'6,-- ^ !fti cif
DATE: SIGNED:
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residi
O.LkI�WI.hK ^ f�1+I
On the 1 It h day of
NOTARY PU L IC SIGN RE:
♦`jFR� Kathy Keolker, Mayor
April 10, 2007
Jim Hanson
Hanson Consulting
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
Subject: Lake Washington View Estates
LUA07-039, PP; SM, ECF
Dear Mr. Hanson:
CIT- ]F RENTON
Planning/Building/PublicWorks Department
Gregg Zimmerman P.E., Administrator
The Development Planning Section of the City of Renton has determined that the subject
application is complete according to submittal requirements and, therefore, is accepted
for review. However, additional information is required regarding the classification of
the on -site wetlands. The proposed classification of identified two of the three on -site
wetlands as specified in the submitted wetland report prepared by Evergreen Aquatic
Resource Consultants, LLC does not concur with the classification proposed in a wetland
report prepared by Associated Earth Sciences, Inc. (attached) that was submitted for
previous pre -application meetings on the subject property. The Associated Earth
Sciences report proposes a Category 1 classification for the two wetlands due to a
hydrologic connection to May Creek, whereas the report prepared by Evergreen Aquatic
Resource Consultants proposes Category 2 and 3 classifications. Due to the discrepancy,
a secondary review by a City approved wetland consultant is required. Please contact
one of the pre -approved consultants from the attached roster to conduct a secondary
review of the previous wetland report prepared by Associated Earth Sciences, Inc. and
the current wetland report prepared by Evergreen Aquatic Resource Consultants, LLC.
Once the secondary review has been completed, please provide me with a copy of the
written review.
The project is tentatively scheduled for consideration by the Environmental Review
Committee on May 7, 2007. In addition, this matter is tentatively scheduled for a Public
Hearing on June 12, 2007 at 9:00 AM, Council Chambers, Seventh Floor, Renton City
Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant
are required to be present at the public hearing. A copy of the staff report will be mailed
to you prior to the scheduled hearing.
1055 South Grady Way - Rcnton, Washington 98057
Amk
RENTON
AHEAD OF THE CURVE
r Lake Washington View —ates
LUA07-039, PP, SM, ECF
Page 2 of 2
If a copy of the secondary review has not been received by May I", then the project will
be placed on hold and will be taken off of the Environmental Review Committee and
Public Hearing schedules and will not be rescheduled until the review has been received.
Please contact me at (425) 430-7219 if you have any questions.
Sincerely,
Jill K. Ding
Senior Planner
Enclosures
City of Renton
Wetland/Stream Consultant Roster
For project sites with wetlands, streams, and/or their associated buffer areas, a wetland
and/or stream study is required, prepared by a qualified professional. Per RMC 4-3-
050F7, when appropriate due to the type of critical areas, habitat, species present, or
project area conditions, the Reviewing Official may require the applicant to fund analyses
including evaluation by an independent qualified professional regarding the applicant's
submitted analysis and the effectiveness of any proposed mitigating measures or
programs, to include any recommendations as appropriate. This shall be paid at the
applicant's expense, and the Reviewing Official shall select the secondary review
professional. The following is a list compiled by the City of Renton in alphabetical order
of Wetland/Stream Consultants that are pre -qualified to prepare the initial critical areas
studies and conduct a secondary review of wetland/stream studies, supplemental stream
studies and mitigation plans for the City.
1. A.C. Kindig & Co. 4. Otak
12501 Bellevue -Redmond Road, Suite 110 10230 NE Points Drive, Suite 400
Bellevue, WA 98005-2509 Kirkland, WA 98033
Telephone: (425) 638-0358 Telephone: (425) 822-4446
2. ' ESA Adolfson 5. Steward and Associates
Contact: Ilon Logan 120 Avenue A, Suite D
5309 Shilshole Avenue NW, Suite 200 Snohomish, WA 98290
Seattle, WA 98107 Telephone: (360) 862-1255
Telephone: (206) 789-9658
3. Herrera Environmental Consultants
Contact: Kittle Ford
2200 Sixth Avenue, Suite 1100
Seattle, WA 98121
Telephone: (206) 441-9080
6. The Watershed Company
750 Sixth Street South
Kirkland, WA 98033
Telephone: (425) 822-5242
WETLAND DELINEATION REPORT
FAWCETT PROPERTY
Renton, Washington
Prepared for:
Dr. Greg Fawcett
P.0. Sox 1029
33690 Redmond -Fall City Road
Fall City, Washington 98024
Prepared by:
Associated Earth Sciences, Inc.
911 5`h Avenue, Suite 100
KirkJand, Washington 98033
December 7, 2000
Project No. KE00466B
_�L_
Bradley J. Ke an
Staff Biologist/Wetlands
ck L. Huston, Jr. U
Project Biologist/Wetlands
Fawcett Properly
Renton, Washington Wetland Delineation Report
TABLE OF CONTENTS
Pale
1.0
INTRODUCTION.....................................................................................
1
2.0
STUDY AREA DESCRIPTION...............................................:..:..................
1
3.0
METHODS................................................................................................ 4
4.0
WETLAND SURVEY RESULTS...................................................................
7
4.1 Literature Review ......... :.......................................................................
7
4.2 Field Survey........................................................................................ 7
Wetland 1 and Stream I.......................................................................... 7
Vegetation.................................................................................. 7
Soils........................................•........................................--........
7
Hydrology.............................................................................
8
Wetland 2 and Stream 2 ........................................................................ .
. 8
Vegetation....................................................................................
8
Soils........................................................................................... 8
Hydrology....................................................................................
9
Wetland 3 and Streams 3 and 4.................................................................
9
Vegetation....................................................................................
9
Soils...........................................................................................
9
Hydrology...................................................................................10
Upland.................. . . . ............... . ............................. ........................10
5.0
WETLAND HABITAT VALUE AND FUNCTION............................................10
6.0
REGULATORY OVERVIEW ............................................... -- -- ....................11
6.1 Local Regulations ........... ............................. ........................................
11
6.2 Federal and State Regulations..................................................................12
7.0
SUMMARY ............................ . . . . .............................................................12
8.0
REFERENCES.........................................................................................13
LIST OF FIGURES
Figure1. Vicinity Map................................................................................. 2
Figure 2. Wetland and Stream Location Map ...................................................... 3
Figure 3. Delineated Wetland Boundaries - Wetland 1 and Stream 1 .......................... 5
Figure 4. Delineated Wetland Boundaries - Wetlands 2 and 3 and Streams 2, 3, and 4.... 6
LIST OF APPENDICES
Appendix A.. Wetland Delineation Data Sheets
Appendix B. Definitions for Categories of Wetland Plant Indicators
December 7, 2000 ASSOCIATED EARTH SCIENCES, INC.
BJKIld - KB00466B1 - LD-D 4IdW -00 - W2K Rage i
Fawcett Property
Renton, Washington Wetland Delineation R on
1.0 INTRODUCTION
On September 13 and 14, 2000, Associated Earth Sciences, ' Inc. (AESI) performed a wetland
delineation on a portion of the Fawcett property located south of May Creek and west of Interstate
405 (I-405) in. Renton, Washington (Figure 1). The purpose of the wetland delineation was -to
determine the extent of wetland and wetland buffer habitat, if any, on or in the vicinity of the
property to facilitate future development planning.
As a result of the September 2000 wetland delineation survey, three on -site areas of wetland
habitat were identified. In addition to May Creek, four on -site drainages were also identified
(Figure 2). Since these identified drainages exhibit a defined channel, these features are classified
as streams. One drainage (Stream 1) discharges directly into May Creek and another (Stream 2)
connects two of the identified wetland areas. The remaining two drainages (Streams 3 and 4) are
confined within identified on -site wetland habitats.
On -site development activities fall under the local jurisdiction of the City of Renton (Renton). The
wetland categorization and buffer criteria presented in this report are based on Section 4-3-110
(Wetland Regulations) in the Renton Municipal Code (RMC) (City of Renton 2000). Stream and
buffer criteria are based on Section 4-3-090 (Shoreline Master Program Regulations) and Section
4-4-130 (Tree Cutting and Clearing Regulations) in the RMC (City of Renton 2000). In addition
to Renton's regulations, on -site development activities having the potential to affect aquatic
habitats could also be regulated by the U.S. Army Corps of Engineers (COE), the Washington
State Department of Ecology (Ecology), and the Washington State Department of Fish and
Wildlife (WDFW).
This report provides a summary of the September 2000 wetland delineation and stream
identification survey and a discussion of existing site conditions.
2.0 STUDY AREA DESCRIPTION
The study area is bound on the north by May Creek and the west by Lake Washington Boulevard
North (Figure 2). I-405 and a single-family residence occur to the east of the property. Single -
and multi -family residences occur to the south of the property. On -site topography is moderately
sloping to the north with a flat bench area along May Creek. All runoff from the site drains north
to May Creek. The site is currently undeveloped and supports deciduous forested and shrub.
vegetative plant communities. Skid roads constructed at least 10 years ago exist on the subject
site.
December Z 2000 ASSOCIATED EARTH SCIENCES, INC-
Mlld - KBOO466BI - LD-Q; 011-00 - W7K Page 1
Q
Associated Earth Sciences, Inc. VICINITY MAP FIGURE 1
® DATE 11/QO
� � FAWCETT PROPERTY
Fawcett Property
Renton, Washington Wetland Delineation Resort
The vegetative structure within Wetland 3 is moderately diverse, supporting three layers of
vegetation. The diversity of the plant community structure of Wetlands 1 and 2 is low as these
areas support primarily Himalayan blackberry. Habitat features observed within the identified
wetlands and associated buffers include downed woody debris (less than 8 inches in diameter) and
snags (less than 18 inches diameter at breast height [DBH]). These snags are generally located
within, the vicinity of Wetland 2 and Wetland 3 where woodpecker use of these habitat features
was noted. Evidence of mountain beaver (Apoldontia rufa) and deer (Odocoileus sp.) was
observed within the vicinity of Wetland 2 and Wetland. 3.
Wetlands 1 and 3 appear to support seasonal inundation due to observed evidence of sediment
deposits and the configuration of the outlet to the wetland or the lack thereof. Depending upon the
depth, duration, and timing of this inundation, these areas could provide suitable breeding and
foraging habitat for amphibians. Even though Wetland 2 does not appear to support seasonal
inundation, it could provide suitable foraging habitat for amphibians.
Bird species observed or heard during the September 2000 fieldwork include American robins
(Turdus migratorius), black -capped chickadees (Parus atricapillus), juncos (Junco hyemalis),
spotted towhees (Pipilo erythrophthalmus), pileated woodpeckers (Dryocopus pileatus), belted
kingfishers (Ceryle alcyon), and American crows (Corvus brachyrhynchos).
From a hydrologic perspective, the identified on -site wetlands offer limited surface water storage
for flows originating in upgradient areas- However, the identified wetlands generally do not
provide the capability to store floodwater from May Creek during high flow events. The identified
wetlands function as points of ground water discharge with Wetlands 1 and 3 providing base flow
to May Creek. Wetland 3 offers some biofiltration capabilities; however, due to the lack of an
herbaceous component, Wetlands i and 2 do not provide this function. However, the quantity of
sediments naturally entering these systems is likely low.
6.0 REGULATORY OVERVIEW
6.1 Local Regulations
Renton's regulations outline several criteria for the classification of wetlands. These criteria
include-,
• The overall size of the wetland system (including off -site portions);
• The structure and diversity of the wetland plant community;
• The presence of state- or federal -listed threatened or endangered species or the presence of
essential habitat for these species within the wetland; and
• the presence of previous human alteration within the wetland (e.g., ditching, grading,
etc.).
December 7, 2000 ASSOCIATED EARTH SCIENCES, INC.
arxire - K800466BI - rD-a:Will M - wzx Page 11
Fawcett Property
t l if
0JU
Kenton, wastimgton Wetland Delinearion Report
The vegetation in Wetlands 1 and 3 has the potential to provide shade and direr uts of large
woody debris to May Creek. Additionally, via surface or subsurface floaosetoregulate
etlands provide
base flow, and possibly nutrients, to May Creek. Consequently, siCreek supports
Chinook salmon, ,a species which is federally listed. as threatened, Rento
these wetlands as Category 1(Very High Quality) Wetlands. Renton currently requires a 100-foot
buffer setback for Category 1 Wetlands.
]Used on current Renton regulations, "Ma
would be classified as a Category 3 (Lower
Quality) Wetland as it has been disturbed in the past (e. g, , ditched on -site and graded off -site) and
the area supports a plant community of Iow s ecres and structural diversity. Renton currently
requiresaCaegory=� ands.
6.2 Federal and State Regulations
In addition to Renton, future on -site development activities having the potential to impact streams
or wetlands could also be regulated by the COE, Ecology, and WDFW. Additionally, since May
Creek supports Chinook salmon, a federally listed threatened species, future development activities
affecting on -site aquatic habitats would also come under Endangered Species Act (ESA) review.
Consequently these agencies should be contacted prior to the initiation of future on -site
development activities having the potential to affect aquatic habitats.
7.0 SUMMARY
In summary, as a result of the September 2000 wetland delineation survey, three areas of wetland
habitat were identified on the subject site. These areas would be categorized as Category i
(Wetlands 1 and 3) and Category 3 (Wetland 2) Wetlands. Most of the wetland habitat identified
in the study area supports palustrine forested, palustrine scrub -shrub, and palustrine emergent
wetland habitats. In addition to May Creek, four small streams were also identified. Only one
stream (Stream 1) discharges directly into May Creek. The remaining streams (Streams 2, 3, and
4) are primarily confined to the identified wetland habitats or their immediate vicinity.
December 7, 2000 ASSOCIATED EARTH SCIENCES, INC.
WK!!Q - KBOO466a1 - LO-D: udi 11-00 - WTK Page 12
Fawcett Property
Remon, Washington _ - Werland Delineation Report
8.0 REFERENCES
Cowardin, L.M., V. Carter, F.C. Golet, and E .T. LaRoe. 1979. Classification of wetlands and
deepwater habitats of the United States. U.S: Fish and Wildlife Service Publication
FWSIOBS-79/3 L
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.
GretagMacbeth. 1998. Munsell soil color charts.
King County. 1990. Sensitive areas map folio.
Reed, P.B., Jr. 1988. National list of plant species that occur in wetlands: Northwest (Region
9). U.S. Fish and Wildlife Service Biological Report 88(26.9). 89 pp.
Reed, P.B-, Jr. 1993. Supplement to the national list of plant species that occur in wetlands:
Northwest (Region 9). 11 pp.
Renton, City of, Municipal Code (RMC). 2000. Title 4. Development regulations.
Snyder, D.E., Gale, P.S., and Pringle, R.F. 1973. Soil survey King County area, Washington.
United States Department of Agriculture, Soil Conservation Service.
U.S. Department of Agriculture, Soil Conservation Service. 1988. Hydric soils of the
Washington State.
U.S. Fish and Wildlife Service (USFWS).. 1988. National. wetlands inventory map. Mercer
Island,' Washington quadrangle.
Washington State Department of Ecology (Ecology). 1997. Washington State wetlands
. identification and delineation manual. Publication 96-94. Olympia, Washington.
December 7, 2000 ASSOCIATED EARTH SCIENCES INC.
BJKI1d - KBOQ466BI - r o-D: IM11-00 - W7K Page 13-
APPENDIX A
Wetland Delineation Data Sheets
D
a
11
DATA FO R,%l 1 (Revised)
Routine Wedand Determination
(WA State Wetland- Delineation Manual or
1997 Corns Wetland Delineation :Manual)
Project/site: FaV rzf f —R o f 4, >
Date: S ep 64, 11
Applicantlow•ner- L�-rer� Fatal Cel+
County:
Inke:btiea[arlsl: t,-,a� ¢,rr�v,
State: ftJ4
SITlR: W mo Q
Do Nonnal Circumstances exist on the site.? (SY no
Community ID: (,LEH4
Is the AEe significantly disturbed (atypical situation)'' yes
Transect ID:
Is the area a potential Problem area' -- yes � ..
Plat [>]: � !
Explanation of.ary ical or problem area:
Lr
VEGETATION (For strata. indicate T = tree: S = shrub; H = herb; V = vine)
Dominant Plant Species Stratum rk corer Indicator Dominant Plant Species Stratum cover Indicator
cc+
51W;lf
60
Elk
j r L
I p
rG
tI I �N��L Cal Gc-v\ UIi(C
C
1 YDROPHiTTIC VEGETATION INDICaTORS�
d•
Sc of dominants OBL. FACW. & FAC
Check all indicators that apply & explain below:
Visual observation of plant species growing in . Physiological/reproductive adaptations
areas of prolonged inundation/saturation ^ Wetland plant database
Morphological adaptations Personal knowledge of regional plant communities
Technical Literature Other (ex lain)
Hydrophctic ►egetatiun present." ces no
Rationale for decision/Remarks:
7�
HYDROLOGY
Is it the grot,ins: season'' des no water Marks: yes no Sediment Deposits: no
on
Based on: T" soil iemp )record temp' } Drift Lines: yes o�_ Draina�,,e Patterns: ties o
other (ex lain)
Dept. of inundation: inches
Oxidized Roo[ (live roots)
Local Soil Survey: yes
.f
Channels <12 in. •es no
depth to free water in pit: inches
FAC Neutral: ye no
Water -stained Leaves yes na
th to saturated sail: inches
%eck all that apply & explain below: Other (explain}:
beam. Lake or gage data: `
al hotoara hs: Other:
land hydrology- present? es no
lonale for decision/Remarks:
�
�XlL �rc�va�,d
t���
-y- C P tl r ir-P r,i fi' , LF n ^,e' : �-c n — ( --e J
DATA FORA I (Revised)
Routine Wetland Determination
(WA State Wetland Delimmidon Manual or
NX Corns Wetland Delineation .%lanual)
Pro}ectlSite: Fawcz f f ,.o �y,
Date: Sip r
Applicant/owner- � to G
county:
fr
Inveatit:atorts): brag K#-�
State: W 4 e
SlT1R ld3r
Do Normal Circumstances exist on the site'
no
Community ID: t
Is the %ite significantly disturbed (ate pica] situation i .'
}�
Transect ID.
Is the area a potential Problem Area
_ yes � ... _
Plot
Explanation of atypical or eroblern area:
VE ETATION ( For strata, indicate T = tree: S = shrub: H = harb; V = vine)
Dominant Plant S ecies Stratum r cover
Indicator Dominant Plant Species Stratum 1 "-c cover Indicator
6
i
11�d
L
Y Gc
(
�j4
-
HYDROPHYTIC VEGETATION INDICATORS:
tic dominants OSL. FACW, & FAC
of
Check all indicators that apply & e:epldin below:
Visual observation of plant species erowino in
Physiological/reproductive adaptations
areas of prolonged inundation/saturation
Wetland plant database
Morphological. adaptations y
Personal knowledge of regional
plant communities
Technical Literature —
Other (explain)
H►drophytir vegetation present? yes
Rationale for decision/Remarks:
%
HYDROLOGY
Is it the grow ing season:-, des no
Water Marks: yes � Sediment Deposits: yes no
on
Based on: soil iernp Irecord temp'
) Drift Lines: yes
no Drainage Patterns: yes no
other (ex lain) ~"'e-
Dept. of inundation: — inches
Oxidized Root (live roots)
Local Soil Survey: yes fia
Channels <12 in. ves
no
Depth to free water in pit: � inches
FAC Neutral: yes
no
Water -stained Leaves yes
Depth to saturated soil- inches
Check all that apply & explain below:
Other (explain):
Stream. Lake or gage data:
Aerial Photographs; — other -
Wetland hydrology present? Yes
o
Rationale for decision/Remarks:
1\n
kxs-4
C-) C a4xs t
e
f' .
a
DATA FORM I (Revised)
Routine Wetland Determination
(WA State Wetland Delineadon Manual or
IGR'F rnrnc'A'wtlanri 1'1Plin"tinn'�1��fffall
Pro;ecvsite: FawtzH
Date: Sep 6es,,- i y
fax,
Applicanttoµ•ner: &Y eft FQ W Cei+
County: KrLt�
-
inteatitatansl: �jra�,•�
State: W 4
5�1'� Wt`
e
Do N- 4innal Circumstances exist on the site?
no
Communin• ID.
Is the site skniticantly disturbed Oat}pica) situation t'
yes
Transect ID:
Is the area a potential Problem area'
_ yes � .. _ .
Plot ID:
Explanation of atypical. or problem area:
I.p
VEGETATION (For strata, indicate T = tree: 5 = shrub: H = herb; V = vine)
Dominant Plant Specie s Stratum % corer
Indicator Dominant Plant Species Stratum cover
Indicator
F/Y—
l vn �•
]
S
SAC IJ
J i�a
S
F46-U
Fit
f 4
red eL
HYDROPHYTIC EG£TATIOti INDICATORS:
% of dominants OHL. FACW, &- FaC
Check all indicators that apply &: explain below:
Visual observation of plant species growing in
PhysiologicaYreproductive adaptations
r—
area-, of prolonged inundadonlsaturation
Weiland plant database
Morphological adaptations
Personal knowledge of regional plant communities
`
Technical Literature
Other (explain)
`
Hydrophytic vegetation present:' es
no
Rationale fordecision/Remarks:
%%/ f
6
U -
HYDROLOGY
Is it the-ro%inz season' yes no
water Marks: yes o Sediment Deposits: }es na
Based on: sail temp irecord tempo
on
) Drift Lines: yes Drainae Patterns:
yes n
other (explain)
Dept- of inundation: '^ incites
Oxidized Root (live roots)
Local Soil Survey:
yes no
Channels <12 in. ves no
FAC Neutral: yes n
Water -stained Leaves ,ve nu
Depth to free water in pit: inches
De th to saturated soil: inches
Check all that apply &, explain below:
Other (explain):
Stream, Lake or gage data:
Aerial hotoora hs: r Other:
Wetland hydrology present? yes
no
Rationale for decision/Remarks:
f
2 ^
a 1,11elte-A
plyaCd
Vle#4 J
DATA FORM I (Revised)
Routine Wetland Determination
(WA State Wetland Delineation Manual or
1987 Corns Welland Delineation :Manual)
Project/$ite: Fa,VCZH ro
Date: Sep 6e,, I If
Applicantlowner: tr�� �(�tt1 G�7
County: KX,
lnventi�catorisl: �raJ X-41�
State: W ff - � )
SrrlR: WY �. P✓ e
Do Normal Circumstances exist on the site' no
Community ID: tom((
is the site significantly disturbed (atlpical situation)^. yes
li
Transect ID:
Is the area -a potential Problem Area' _ yes _
Plot ID:
Explanation of atypicalor problem area:
VEGETATION (For strata. indicate T = tree: S = shrub: H = herb: V = vine)
Dominant Plant Species Stratum 9c corer indicator Dominant Plant Species Stratum `-c cover Indicator
FCC V
-
reed C:a.,�r arm
S
76)
F
�f f !tit kellC410_
IY4f
fk
HYDROPHYTIC VEGETATION INDICATORS:
cl'c dominants OBL. FACW. FAC
of
Check all indicators that apply cR: explain below:
Visual observation of plant species growing in Phvsiolo_icallreproductire adaptations
areas of prolonged inundation/saturation /� We'dand plant database
,Morphoiogical adaptations Personal knowledce of regional plant communities
Technical Literature Other (explain) 1
Htidrophytic vegetation present? no
Rationale for decisionfRfemarks:
J� P *ie [ �N Vic
D� l
B V rw1 O c-
HYDROLOGY
Is it the zoro.+in_ season' +es no Water Marks: yes o Sediment Deposits. yes no
4
on
Based on:. :--� soil temp [record temp— ) Drift Lines: yes n� lJraiaza�•e Patterns: yes no
�.
other (ex lain) t1,�
Dept. or inundation: -- inches
Oxidized Root (live roots)
Local Soil Surve%: yes lb
Channels <1 Z in. es no
FAC Neutral: - yes no
Water -stained Leaves yes nu
Depth to free water in pit: inches
Depth to saturated soil: _D— inches
Check all that apply & explain below:
Other {explainy
Stream. Lake or gage data: r
Aerial hotoera hs: r Other.
Wetland hydrology present? t no
Rationale for deeisionlRtmarks: S w4 et
�1
1`�,rsr
❑ATA FORM I (Revised) ��lQ►� 3
Routine Wet[and Determination
(WA State Wetland Delineation Manual or
1987 Corps Wetland Delineation :Manual)
Project/Site: Fa.wczH t ^op +-
Date: Sep 4&ft6e.1,, (
5-cnp
Applicant/owner.: Lz-'�� Favi c 7
County: r
Inveitieator(s):
State:
SLUR: � lily
�-�
Do Normal Circumstances exist on the site`'
� no
Communit. ID:
Is the site significantly disturbed (at)pical situation)'
yes
�
Trtnsrct [D:
Is the area -a potential Problem Area?
yes
Plot ID: ±4
Explanation of atypical or problem area:
VEGETATION (For strata, indicate T = tree: 5 = shrub: H = herb: V = vine)
Dominant Plant Species Stratum 17r cover
Ind�iycator Dominant Plant 5 ecies Stratum % corer
Indicator
r--ejAlAj
�h}�
�C,V,)"iL
G
HYDROPHYTIC VEGETATION INDICATORS:
9c of dominants OBL. FACW. d: FAC - 14-
Check all indicators that apply 8_ explain below:
Visual observation of plant species growing in
Physiological/reproductive adaptations
areas of prolonged inundation/saturation
tVetland plant database
Morphological adaptations
Personal knowledge of regional plant communities
Technical Literature `"
Other (explain)
W
Hcdrophytic vegetatidn present.' yes
na
Rationale For deeisic n/Remarks.
or -C-0
HYDROLOGY
Is it the gro%kin_ season--.' rzs no
water Marks: yes
no Sediment Deposits:
yes no
an
Based on: soil temp Irecord temp'
) Drift Lines: yes
no Draina�,e Patterns:
ves no
other (ex laini
Dept_ of inundation: -- inches
Oxidized Root (lire roots)
Local Soil Survev:
yes na
Channels <12 in. yes
no
FAC Neutral. yes
no
eater -stained Leaves ye no
Depth to Free water in pit: inches
De th to saturated soil: inches
Check all that apply S explain below:
Other (explain):
Stream. Lake or gage data:
Aerial photographs. Other:
Wetland hydrology present' yes
Rationale for deeision/Re marks:
/ I
4
cLJp , --wep— !�&yerj.
APPENDIX B
Definitions for Categories of
Wetland Plant Indicators
Appendix B. Definitions for Categories of Wetland Plant Indicators (Reed 1988, Reed 1993)
CATEGORY
DEFINITION
Obligate Plant almost always occurs (estimated probability of
(OBL) occurrence > 99 percent) in wetland habitats under natural
conditions.
Facultative Wetland Plant usually occurs (estimated probability of occurrence
(FACW) between 67 and 99 percent) in wetland habitats, but
occasionally found in non -wetland habitats.
Facultative Plant as equally likely to occur (estimated probability of
(FAQ occurrence between 34 and 67 percent) in wetlands as in
non -wetlands.
Facultative Upland Plant usually occurs (estimated probability of occurrence
(FACU) between 67 and 99 percent) in . non -wetland habitats, but
occasionally found in wetland habitats.
Obligate Upland Plant almost always occurs (estimated probability of
(UPL) occurrence > 99 percent) in non -wetland habitats under
natural conditions.
No Indicator Status Sufficient information -to determine indicator status of this
(NI) plant is not currently available.
Positive Sign Plants more frequently found within the wetter range of the
(+) category.
Negative Sign Plants more frequently found within the drier range of the
(-) category.
Y o CITY' ►F RENTON
♦ + PlanningBuilding/PublicWorks Department
April 10, 2007 aril.
r,
Michael Fortson Op
Department of Transportation 4 8
Renton School District r =`
1220 N 4th Street _. .
Renton, WA 98055
Subject: Lake Washington View Estates
LUA07-039, PP, SM, ECF
The City of Renton Development Services Division has received an application for a 13-lot single-family
subdivision located at 42XX Lake Washington Bvld N. Please see the enclosed Notice of Application for
further details.
In order to process this application, the Development Services Division needs to know which Renton
schools would be attended by children living in residences at the location indicated above. Please fill in
the appropriate schools on the list below and return this letter to my attention, Development Services
Division, City of Renton, 1055 South Grady Way, Renton, Washington 98057 by April 24, 2007.
Elementary School:
Middle School:
High School:
Will the schools you have indicated be able to handle the impact of the additional students estimated to
come from the proposed development? Yes �< . No
Any Comments:
Thank you for providing this important information. If you have any questions regarding this project,
please contact me at (425) 430-7219.
Sincerely,
-
Jill K. Ding
Senior Planner
Encl.
1055 South Grady Way - Renton, Washington 98057 RE N T N
AHEAD OF THE CURVE
This papercnntains50 orecycledmeteriai,3D%postcOnsvmer
Printed: 04-06-2007
Payment Made:
CITY OF RENTON
1055 S_ Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA07-039
04/06/2007 02:56 PM
Total Payment: 500.00
DEVELOPMENT LLC
Current Payment Made to the Following Items:
Receipt Number:
Payee: VOLAREHIGH LAND
Trans Account Code Description Amount
------------------------------------------------------ ----------------
5019 000.345.81.00.0016 Shoreline Subst Dev 500.00
Payments made for this receipt
Trans Method Description Amount
---------- -------- --------------------------- ---------------
Payment Check #1003 500.00
Account Balances
Trans
------
Account Code
Description
Balance Due
3021
------------------
303.000.00.345.85
------------------------------
Park Mitigation Fee
---------------
.00
5006
000.345.81.00.0002
Annexation Fees
.00
5007
000.345.81.00.0003
Appeals/Waivers
.00
5008
000.345.81.00.0004
Binding Site/Short Plat
.00
5009
000.345.81.00.0006
Conditional Use Fees
.00
5010
000,345.81.00.0007
Environmental Review
.00
5011
000.345,81.00.0008
Prelim/Tentative Plat
.00
5012
000.345.81.00.0009
Final Plat
.00
5013
000.345.81.00.0010
PUD
.00
5014
000.345.81.00.0011
Grading & Filling Fees
.00
5015
000.345.81.00.0012
Lot Line Adjustment
.00
5016
000.345.81.00.0013
Mobile Home Parks
.00
5017
000.345.81.00.0014
Rezone
.00
5018
000.345.81.00.0015
Routine Vegetation Mgmt
.00
5019
000.345.81.00.0016
Shoreline Subst Dev
.00
5020
000.345.81.00.0017
Site Plan Approval
.00
5021
000.345.81.00.0018
Temp Use or Fence Review
.00
5022
000.345,81.00.0019
Variance Fees
.00
5024
000.345.81.00.0024
Conditional Approval Fee
.00
5036
000.345.81.00.0005
Comprehensive Plan Amend
00
5909
000.341.60.00.0024
Booklets/EIS/Copies
.00
5941
000.341.50.00,0000
Maps (Taxable)
.00
5954
650.237.00.00.0000
Special Deposits
.00
5955
000.05.519.90.42.1
Postage
.00
5998
000.231.70.00.0000
Tax
.00
Remaining Balance Due: $0.00
R0701527
HANSON CONSULTING
360-422-5056
April 3, 2007
City of Renton
Development Services Division
1055 South Grady Way
Renton WA. 98057
WVFL(')PMF�1,7 PLANNING
Subject: Lake Washington View Estates, Shoreline Permit application
Dear Development Services Staff:
APR - 5 107
RECEIVED
This letter supplements the application for the Lake Washington View Estates
Preliminary Plat to discuss the Shoreline Substantial Development Permit for the project.
The following are the three items required when projects are within 200 feet of May
Creek:
• The closest construction to the ordinary high water mark of May Creek is a bio-
filtration swale which is outside the proposed 50 foot buffer. A 25 foot buffer is
required by the City's Shoreline regulations but a 50 foot buffer is being
proposed. No work is anticipated within the buffer.
• The May Creek channel is a man made channel. The area around the channel has
been disturbed in the past. At this time the vegetation is describe&as "unevenly
aged deciduous forest" by the stream study attached to the application for the plat.
• Eight lots are within the 200 foot shoreline area. The City allows a 30 foot
maximum height for buildings in this zone. It is unlikely that any of the future
houses will exceed 35 feet above the average grade.
We appreciate the city's review and approval of this application for a Shoreline
Substantial Development Permit. If you have any questions please contact me at 360-
422-5056.
Surely,
es C. Hanson
[7' 030
City of Renton DEVELOPMENT PLANNING
CITY OF RENTON
LAND USE PERMIT APR - 3 2007
MASTER APPLICATION RECEIVED
PROPERTY OWNER(S)
NAME: The Rob -Clarissa Partnership &
Clarissa M. Fawcett
ADDRESS: PO BOX 402
CITY: Fall City WA 98024
TELEPHONE NUMBER: 425 466 6229
APPLICANT (if other than owner)
NAME: Volarehigh Land Development LLC.
COMPANY (if applicable):
ADDRESS: PO Box 58877
CITY: Renton WA ZIP:
98055
TELEPHONE NUMBER 206-719-8808
CONTACT PERSON
NAME: Jim Hanson
COMPANY (if applicable): Hanson Consulting
ADDRESS: 17446 Mallard Cove Ln
CITY: Mt Vernon WA 9827
4
TELEPHONE NUMBER AND E-MAIL ADDRESS:
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME: Lake Washington
View Estates
PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: 4200
Block Lake Washington Blvd N, Renton WA
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
322405-9081-02
EXISTING LAND USE(S): Vacant
PROPOSED LAND USE(S): Single Family lots
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
Single family Residential
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): NA
EXISTING ZONING: R-8
PROPOSED ZONING (if applicable)- NA
SITE AREA (in square feet): 241,053
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED: 16,622
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
None
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable): 4.9
NUMBER OF PROPOSED LOTS (if applicable): 13
NUMBER OF NEW DWELLING UNITS (if applicable): NA
Q:web/pw/devsm/formslplarming/maswrw-doe 1 04/02/07
PI IECT INFOF
NUMBER OF EXISTING DWELLING UNITS (if applicable):
NA
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): NA
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): NA
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): NA
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): NA
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable): NA
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): NA
,MA
TION [conti :d
PROJECT VALUE: 1,300,000.00
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
❑ AQUIFER PROTECTION AREA ONE
❑ AQUIFER PROTECTION AREA TWO
❑ FLOOD HAZARD AREA 14,690__"_
sq. ft.
❑ GEOLOGIC HAZARD
sq. ft.
❑ HABITAT CONSERVATION
sq. ft.
❑ SHORELINE STREAMS AND LAKES 9424
sq_ ft_
❑ WETLANDS 32,554_
sq. ft.
LEGAL DESCRIPTION OF PROPERTY
Attach legal description on se arate sheet with the following information included
SITUATE IN THE _NW QUARTER OF SECTION 32_, TOWNSHIP 24N_, RANGE_5E_, IN THE CITY OF
RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. Preliminary Plat �i00 3.
2. Environmental Review 4.
Staff will calculate applicable fees and postage: $_2,500' s
AFFIDAVIT OF OWNERSHIP
I, (Print Namels) r declare that I am (please check one) _ the current owner of the property
involved in this application or the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing
statements and answers herein tained and the information herewith are in all respects true and correct to the Crest of my k`qwvledgee and belief.
I certify that I know or have satisfactory evidence that f n Ar q N^-' "
signed this instrument and acknowledged it to be hislher/their free and voluntary act for the
_ f uses and purposes mentioned in the instrument.
(Signature of Owner/Representative)
(Signature of Owner/Representative)
Notary Public in and for the State of Washington
Notary (Print)y
My appointment expires: 1 �( Ica
{ b
Q:wcb/pw/dcvsero/fonns/planning/masterapp.doc 2 04/02/07
March 26, 2007
City of Renton
Development Services Division
1055 South Grady Way
Renton Wa. 98055.
Subject: Lake Washington View Preliminary Plat application, Lake Washington Blvd N
Renton, Authorization as agent
Dear Development Services Staff:
This letter authorizes Von Karl Inman to apply for a 13 lot Preliminary Plat on our
behalf. We are the owners of the property. Von Karl is the applicant. Jim Hanson should
be the contact person and serve as our agent on this matter as well.
We appreciate the city's review and approval of this application for a 13 lot subdivision.
If you have any questions please contact Jim Hanson, 17446 Mallard Cove Lane, Mt.
Vernon Wa. 98274 phone 360422-5056.
Sincerely,
Greg Fawcett��Z*Iarissa M. Fawcett
NOTARY
ATTESTED: Subscribed and sworn before me, a Notary Public, in and far the State of WashftKton,
residing at - -s on the � day of 20 0 -7
Signed S
(Notary Public)
O'eV"OA
c/TY OF REW 66N 1NG
FIRE DEPARTMENT APR ` 3 2007
,ReJ1� ME M 4 RAND U M RECEIVED
DATE: March 16, 2006
TO: gill Ding, Associate Planner
FROM: James Gray, Assistant Fire Mash
SUBJECT: Fawcett Preliminary Plat, Lake W Blvd & N 40s' St.
Fire Department Comments:
1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-
family structures. If the building square footage exceeds 3600 square feet in area, the
minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of
the shucture.
2. A fire mitigation fee of $488.00 is required for all now single-family shuchwes.
3. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire
department turnarounds are required for roads over 150 feet in length. (Lots 17 & 181-
The turnaround shall meet ffi'e minimum dimensions shown on the attached agrain. 1
4. All building addresses shall be visible from a public street.
Please feel free to contact me if you have any questions.
i:lfawceppretpttdoe
CITY OF RENTON MEMO
PUBLIC WORKS
To: Jill Ding
From: Juliana Fries (425) 430-7278
Date: April 4, 2006
Subject: PreApplication Review Comments PREAPP No. 06-030
Fawcett Preliminary Plat
I NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT:
The following comments on development and permitting issues are based on the pre -application
submittals made to the City of Renton by the applicant. 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, Boards of Adjustment, Board of Public Works and City Council), Review
comments may also need to be revised based on site planning and other design changes required by the
City or made by the applicant.
I have reviewed the preliminary application for this 18-lot plat, located at Lake Washington Blvd and
N 40* St and the following are my comments: /
WATER
1. The proposed development is within the City of Renton's wat ervice area. The site is located
at the 320-pressure zone.
2. There is a 12-inch water main in Lake Washington
project site (see dwg W-1066), and a 12-inch water
(dwg W-0390).
The existing mains can deliver a flow rate of 2,
pressure is about I20 psi at street elevation on I
elevation at N 40th St and Meadow Ave N.
to approximately 13- feet south of the
along Meadow Ave NE and N 40" St
'gallons per minute (gpm). The static water
Washington Blvd and about 90 psi at street
4. Installation of individual pressure reducing valved for each domestic meter is required as static
water pressure is over 75 psi. j
5. Water main improvements within the new development will be required to provide the required
fire flow demand and for domestic water service or thi .ect. The improvements will include
f
but not be limited to the following: !O ,1 ! Lf
• A water main extension (8-inch minimum diameter) within the new street interior to the plat.
The maximum available flow rate from this water main extension will be 1,250 gpm (unless
looped system is in place).
A water main extension (12-inch diameter) along the frontage of the project with Lake
Washington Blvd. The water main will extend to the north property line. The City will
reimburse the developer for the difference in cost of water pipe and fittings associated wi
e overstzmng of the water
�r
Fawcett Preliminary Plat 04/04/2006 Page 2
Fire hydrants, domestic and landscape water meters. All new construction must have a fire
hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of
the structures. Existing hydrants will require a quick disconnect Storz fitting, if not already in
place.
6. The proposed project is located outside the Aquifer Protection Area.
7. New water service stubs to each lot must be installed prior to recording of the plat.
$. The Water System Development Charge (SDC) would be triggered at the single-family rate of
$1,956 per new building lot. These are pa able at the time the utility construction is issued.
SANITARY SEWER
1. There is the KC -Metro South Interceptor in Lake Washington Blvd.
2. There is a sewer main stubbed to the south-westerly portion of the site. This sewer main is in an
easement.
3. The applicant shall investigate if extending the existing sewer main along Lake Washington
Blvd (South of the site) can provide gravi ervic lots 1-16. If not a connection to the KC
sewer interceptor may be required. C �,�C
4. Existing septic systems shall be abandon acc ce with King County Health prior ta-��
recording of the plat. j 6SI '
5. Plats shall provide separate side sewers stubs to each building lot. No dual side sewers are
allowed. Side sewers shall be minimum 6" at 2% slope.
6. The W System Development Charge (SDC) would be triggered at the single-family
rate $1,017 pe building lot. These are payable at the time the utility c�uction is issued.
SURFACE ATER 17 Eli 2r")p
1. Due to downstream flooding and erosion problems, staff will recommend as a SEPA condition
this project to comply with the 2005 King County Surface Water Design Manual to meet both
detention (conservation flow control) and water quality (basic) improvements.
2. There are drainage and flooding problems in this area. Portions of the area are mapped as
FEMA Flood zones. Any structures built in this area would be required to have the finished
oar elevation a evated V above the base flood zone elevation.
3. The Surface Water System Development Charges (SDC) are $759.00 per building lot. These are
payable at the time the utility construction permit is issued.
TRANSPORTATION
1. Traffic Mitigation Fee of $75.00 per Average Daily Trip shall be assessed, at a rate of 9.57 trips
per day per new single-family lot.
Maximum grade on any street shall not exceed 15%. s ee ��� tOG
m paved radius of 45 feet with a right-of-way radius of 55 feet
3. Cul-de-sacs shall have a minimum p g Y 5-D ,(r
for the turnaround. z"'~
4. Private streets are allowed for access to six (6) or fewer lots, provided that at least 2 of the 6 lots
abut a public right-of-way. Private streets are required to have a 26-feet easement with a 20-feet �---
pavement. Proposed private street for access to lots 7-11 exceed the maximum number of lots
Co"
(,ts{" 61 ,� �i.wi- he 11�.,.✓�
3�
Fawcett Preliminary Plat 04/04/2006 Page 3
5. Street improvements including, but not limited to paving, sidewalks, curb and. gutter, storm
drain, landscape, street lighting and street signs will be required along new proposed str t
interior to the plat. cc f,, ��� St�4 �
6. Street improvements including but not limited to full pavement width, sidewalks, curb and
gutter, storm drain, landscape, street lighting are required along the frontage with Lake
Washington Blvd.
7. All wire utilities shall be installed underground per the City of Renton Undergrounding
Ordinance. If three or more poles necessitate to be moved by the development design, all
existing overhead utilities shall be placed underground.
GENERAL CONE44ENTS
1. All plans shall be prepared according to City of Renton drafting standards by a licensed Civil
Engineer.
2. Permit application must include an itemized cost of construction estimate for these
improvements.
The fee for review and inspection of these improvements is 5% of the first $100,000 of the
estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of
anything over $200,000. Half the fee must be paid upon application.
3. If you have any questions, call me at 425430-7278
CC: KWen Kinnek ' CCe1 '�
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
DATE: April 6, 2006 1TO: Pre- lication File No. 06-030 Aft�-
S
Pre -Application CAv--t b� P +
FROM: Jill K. Ding, Associate Planner, x7219
01- 6R-
SUBJECT: !Fawcett Preliminary Plat
General: We have completed a preliminary review of the pre -application for the above -referenced
development proposal. The following comments on development and permitting issues are
based on the pre -application submittals made to the City of Renton by the applicant and the
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, Zoning Administrator, Planning/Building/Public Works Administrator, Board of Adjustment,
and City Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are available for
purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall.
Project Proposal: The subject 9roperty is located on the east side of Lake Washington Boulevard,
west of 1405, and north of N 40 Street. The proposal is to subdivide the subject site, which totals
396,532 square feet in area (9.1 acres), zoned Residential - 8 dwelling units per acre into 18 lots for
single-family residences. An existing residence is proposed to remain. Access for proposed lots 1-16
'gA would be provided through a new 42-foot wide road, which terminates in a cul-de-sac turnaround off of
Lake Washington Blvd N. access for proposed Lots 17 and 18 would be provided via a 26-foot wide
access easement off of N 40'` Street.
The applicant has identified steep slopes, 3 wetlands (2 Category 1 wetlands and 1 Category 3
wetland), and 5 streams of these streams one was identified as May Creels which is a Class I stream
as well as a State Shoreline. The remaining streams were not classified.
Zoning/Density Requirements: The subject property is located within the Residential - 8 dwelling
units per acre (R-8) zoning designation. The density range required in the R-8 zone is a minimum of
4.0 to a maximum of 8.0 dwelling units per acre (du/ac).
Net density is a calculation of the number of housing units and/or lots that would be allowed on a
property after critical areas, public rights -of -way, and legally recorded private access easements are
subtracted from the gross area (gross area minus streets and critical areas multiplied by allowable
housing units per acre). Required critical area buffers and public and private alleys shall not be
subtracted from gross acres for the purpose of net density calculations.
The area within the proposed access road, access easements, and critical areas must be
deducted from the gross property square footage for the purposes of calculating net density.
No area was provided for the areas required to be subtracted from the gross lot area for the
purpose of calculating net lot area, therefore staff was unable to calculate density for the
proposed plat.
All square footages of areas to be deducted (access easement) must be provided at the time of
formal land use application.
Development Standards: The R-8 zone permits one residential structure / unit per lot, detached
accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or
one per lot at 1,000 square feet in size.
Minimum Lot Size, Width and Depth - The minimum lot size permitted in the R-8 zone is 4,500 square
feet for lots greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. The area
within private access easements and critical areas shall be subtracted from Lot areas. A
minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth
Fawcett Preliminary Plat Pre- ication Meeting
April 6, 2006
Page 2 of 7
of 65 feet, is also required. The proposed lots appear to comply with the minimum lot size, width, and
depth requirements. Please provide both the gross and net square footage of each lot at the
time of formal land use application.
Ruildina Standards — The R-8 zone allows a maximum building coverage of 35% of the lot area or
2,500 square feet, whichever is greater far lots over 5,000 square feet in size. Lots under 5,000
square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height
is restricted to 30 feet a d 2-s s. Detached accessory structures must remain below a height of 15
fee an one-story or can be up to 30 feet and 2 stories if the use of the structure is animal husbandry
related. The gross floor area must be less than that of a primary structure. Accessory structures are
also included in building lot coverage calculations.
Setbacks — Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks in the R-8 zone are 15 feet
in front for the primary structure and 20 feet in front for the attached garage, 20 feet In the rear, 5 feet
on interior side yards, and 15 feet on side yards along streets (including access easements) for the
primary structure and 20 feet on side yards along streets (including access easements) for the
attached garage. The proposal appears o contain adequate� area to provide for the required setback
areas. l,�'� 4 -
Access/Parking: The proposal is to access proposed Lots 1-16 through a 42-foot wide residential
access street off of Lake Washington Blvd N, which terminates in a cul-de-sac turnaround. Access to
proposed Lots 17 and 18 would be provided via a private access easement off of N 40r" Street. Each
lot is required to accommodate off street parking for a minimum of two vehicles. Appropriate shared
maintenance and access agreementleasements will be required between lots with shared access.
Private streets are allowed for access to six or fewer lots, provided at least two of the six lots abut a
public right-of-way. The street is to include a minimum easement width of 26 feet with 20 feet of
paving.
Private driveways may serve a maximum of two lots and must have a minimum easement width of 20
feet with 12 feet of paving.
Addresses of lots along private streets are to be visible from the public street by provision of a sign
stating all house numbers, and the sign is to be located at the intersection of the private street and the
public street.
A hammerhead turnaround is required for streets between 150 feet and 300 feet in length. The length
of the proposed access easement serving Lots 17 and 18 requires a hammerhead turnaround
In accordance with the City of Renton Fire Department standards.
A cul-de-sac turnaround shall be required to have a minimum paved radius of 45 feet with a right-of-
way radius of 55 feet. The proposed cul-de-sac turnaround has a right-of-way radius of 45 feet.
The proposed cul-de-sac shall be revised to show a right-of-way radius of 55 feet.
Half street improvements (curb, gutter and 6-foot wide sidewalk) along the site's Lake Washington
Blvd N frontage and full street improvements along the proposed access road will be required for the
plat. The applicant may elect to ask the Planning/Building/Public Works Administrator for a waiver or
deferral for off site street improvements. Please contact Jan Illian at (425) 430-7216 for additional
information regarding the waiver or deferral process.
Driveway Grades: 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 from the Board of Adjustment is required.
Landscaping and Open Space: For plats abutting non -arterial public streets, the minimum off -site
landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is
additional undeveloped right-of-way in excess of 5 ft.. this also must be landscaped. For plats abutting
principal, minor or collector arterials, the width increases to 10 ft. unless otherwise determined by the
reviewing official during the subdivision process. A minimum of 5 feet of landscaping shall be
required along the site's Lake Washington Blvd N and the proposed access road street
frontages.
Pre06-030 (R-8 18-lot plat with sensitive areas).doc
Fawcett Preliminary Plat Pre -Al ition Meeting
April 6, 2006
Page 3 of 7
Tree requirements for plats include at least two (2) trees of a City approved species with a minimum
caliper of 1 '/2 inches per tree must be planted in the front yard or planting strip of every lot prior to
building occupancy.
A conceptual landscape plan must be provided with the formal land use application as
prepared by a registered Landscape Architect, a certified nurseryman or other certified
professional. The plan shall show the minimum 5-foot landscaping strip along the street
frontages and two trees within the front yards or planting strips of each lot.
Significant Tree Retention: A tree inventory and a tree retention plan shall be provided with the
formal land use application. The tree retention plan mu rvation of at least 25% of
significant trees [those with a minimum diameter " (evergreen) or deciduous) w` Ian measured
four feet above grade], and indicate how propose ul in rin M be sited to accommodate
preservation of significant trees that will be retained_
The following species are exempted from the retention requirements outside of critical areas:
• All Populus species including cottonwood (Populus trichocarpa), quaking aspen (Populus
tremuloides), lombardy poplar (Populus nigra "italica"), etc.
• All Alnus species which includes red alder (Alnus oregona), black alder (Alnus giutinosa),
white alder (Alnus rhombifolia), etc.
• Salix species which includes weeping willow (Salix babylonica), etc., unless along a stream
bank and away from paved areas.
• All Platanus species which include London plane tree (Platanus acerifolia), American
sycamore, buttonwood (Platanus occidentalis), etc.
Sensitive Areas: Based on the City's Critical Areas Maps, the site is located within critical areas,
including: Flood Hazard (FEMA mapped flood plain), Geologic Hazards (steep slopes), moderate
landslide hazards, high seismic hazards, critical habitats (forests), shorelines and wetlands.
Flood Haza d — Pursuant to RMC 4-3-0501, general and specific standards related to residential
subdivisions and construction are required for proposals located within flood hazard areas.
Geologic Hazards - Sensitive slopes have grades from 25% to 40%. Specific standards apply for
development located within sensitive slopes and landslide hazard areas. Protected slopes are defined
as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more.
Development is prohibited on protected slopes, please see RMC 4-3-050J for additional information.
As required by the City's Critical Areas Regulations, a slope delineation indicating the location of steep
slopes will be required as part of the formal land use application.
Pursuant to the Renton Municipal Code (RMC 4-3-050J) the applicant will be required to obtain a
geotechnical report stamped and signed from a Geotechnical Engineer stating that the site is suitable
for development and addresses soils, geology and other key elements. In addition, the report will need
to address any special construction requirements deemed necessary by the Geotechnical Engineer.
Through the preliminary plat review process, the City may condition the approval of the development
in order to require mitigation of any potential hazards based on the results of the study. In addition,
pursuant to RMC section 4-3-050.J.3, the geotechnical report submitted with the application may be
required to undergo independent secondary review by a qualified specialist selected by the City at the
applicant's expense.
Seismic Hazards - The seismic hazard is related to potential liquefaction of soils during an earthquake
event. Before the applicant pursues detailed design and engineering for the development of the site, it
is recommended that the geotechnical analysis assess soil conditions and detail construction
measures to assure building stability.
Shorelines/Water — The property contains the May Creek water body, which is designated by the
City's Shoreline Master Program. All development within 200 feet of the ordinary high water mark of
this water body is required to obtain a Shoreline Substantial Development Permit. In addition per
RCW 90.58.030 the definition of Shorelands includes land located within 200 feet of the
Pre06-030 (R-8 18-lot plat with sensitive arw).doc
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Page 4 of 7 T 7 UU tom'
ordinary high water mark of State Shorelines and any wetlands associated with the Shorelines.
A wetland delineation report was submitted with the application and based on the information found in
the report it appears that all 3 wetlands may be hydrologically connected to May Creek, and therefore
would be classified as "associated wetlands" and would be regulated under the Shoreline
Management Act.
May Greek is designated as an "Urban Environment" under the shoreline regulations. The "Urban"
designation permits residential uses within the shoreline boundary provided the use complies with the
applicable setback established by the master program. In this case, residential uses are permitted
within 25 feet of the ordinary high water mark (OHWM) of the creek. However, through the SEPA
process, the Environmental Review Committee is likely to recommend a greater setback from the
OHWM to address potential erosion, slopes and landslide hazards. The applicant is showing 50 ft.
setbacks from the OHWM from May Creek.
Additionally, please note that the City has prepared revisions to the City's shoreline
regulations. The pending alterations to the regulations may result in substantial Increases to
the required setbacks. Staff Is uncertain of the estimated timeframe for the adoption of the
revised code and the applicant Is encouraged to consider the implications of the potential
changes In preparing the final site design.
Wetlands — A wetland delineation report was submitted with the pre-app as completed in the year
2000. The report did not provide any mitigation of impacts to the wetlands and their buffers for creation
r enhancement.
7
r_
The report indicated that Wetlands 1 and 3 are Category 1 wetlands which raguire a I QQ L buff he
pre-app plat plan shows Wetland 1 buffer to be reduced to 50 it. It appears that a 25 ft. buffer for
Wetland 3 was shown on the plan. However, the reduction can be no less than 50 percent, thus 50 ft.
for a Category 1 wetland. Further buffer reductions require a variance to be reviewed by the Hearing
Examiner.
The applicant is required to pros
addressing the quality and size of
will need to be completed by a q
application. In addition, the report w
from the proposed development.
modifications to the requirements m
creation and enhancement etc.).
updated wetland
e an ass Icabon of the wetlands. The wetland report
d wetlands biologist and submitted with the formal land use
need to include a discussion regarding impacts to the wetland
required buffers will need to be shown. Any proposed
�e clearly identified and justified (i.e. buffer averaging, wetland
The report would need to specify the area the wetland and the size and category type (pursuant to
RMC 4-3-050M). The applicable buffer wid s would be dependent on the category of the wetland
(e.g., 25 feet for category 3 wetlands, 50 fee for category 2 wetlands and 100 feet for category 1
wetlands).
If the applicant elects to fill any portion of the we ar
Critical Areas Variance would be necessary. All ov.
Hearing Examiner. In some cases, wetland buffer a
created at an approved ratio, otherwise, this also may
Cultural and Archeological Resources: The SEPA
project element. Areas of potential cultural or histol
available data bases at the State Office of Archa
Historical Museum, University of Washington and St,
should also be conducted.
The applicant would likely be required, as a SEPA
cultural resources are found during project constr
work and contact the appropriate local and state a
significant resource findings.
and not replace it with an approved ratio, a
d Area Variances are reviewed by the City's
ging may be allowed, if new wetland buffer is f
iger a Critical Areas Variance.
ecklist requires identification of this potential
sensitivity should be investigated using the I Y
ogy and Historic Preservation, the Renton
libraries. Consultation with pertinent tribes 1
ition measure, that in the event any potential 4
the contractor would be instructed to stop YY
and follow established protocol for culturally
Permit Requirements: The project would requir view, Environmental (SEPA)
Review, and a Shoreline Substantial Develo nt P i The applic t ey submit for each of these
Pre06-030 (R-8 18-lot plat with sensitive arem).doc "" `� r-.. U f.+C(,� Z
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Page 5 of 7
permits individually, however, concurrent review is recommended to better address potential impacts
from the project as a whole.
With concurrent review of these applications, the process would take an estimated time frame of 16 to
20 weeks. After the required notification period, the Environmental Review Committee would issue a
Threshold Determination for the project. When the required two -week appeal period is completed, the
project would go before the Hearing Examiner for a recommendation to the City Council on the
Preliminary Plat. The Hearing Examiner's recommendation, as well as the decision issued by the City
Council, would be subject to two -week appeal periods.
The application fee would be $2,000 for the Preliminary Plat, % of full fee for the Shoreline Permit
$500 (1/2 of $1,000 full fee), and Y2 of full fee for SEPA Review (Environmental Checklist) which is
dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project value over
$100.000 is a $500.00 fee (1/2 of $1000.00 full fee).
If variances are requested the fee would be $250 for each Hearing Examiner Variance requested (1/2
of full $500 fee). Written justification would also be required as outlined in the Development
Regulations. The criteria is dependent on the type of variance requested.
The applicant will be required to install a public information sign on the property. Detailed information
regarding the land use application submittal requirements is provided in the attached handouts.
After Preliminary Plat approval, the Shoreline Permit is issued and the shoreline decision is forwarded
to the Department of Ecology. The shoreline decision is deemed to be final within 30 calendar days
from the date of receipt by these agencies unless written communication is received indicating
otherwise. Appeals of the shoreline decision must be filed to the Shoreline Hearings Board within 30
days of issuance.
Once Preliminary Plat approval is obtained and the Shoreline Permit process is complete, the
applicant must complete the required improvements and dedications, as well as satisfy any conditions
of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires
City Council approval. Once final approval is received, the plat may be recorded. The newly created
lots may only be sold after the plat has been recorded.
Fees: In addition to the applicable building and construction permit fees, the following mitigation fees
would be required prior to the recording of the plat.
A Parks Mitigation Fee based on $530.76 per new single family residence;
A Transportation Mitigation Fee based on $75.00 per each new average daily
trip attributable to the project; and,
A Fire Mitigation Fee based on $488.00 per new single-family residence.
A handout listing all of the City's Development related fees in attached for your review.
Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two
years with a possible one-year extension.
Consistency with the Comprehensive Plan: The existing development is located within the
Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed
policies are applicable to the proposal:
Land Use Element
Objective LU-FF: Encourage re -investment and rehabilitation of existing housing, and development
of new residential plats resulting in quality neighborhoods that:
1. Are planned at urban densities and implement Growth Management targets,
2. Promote expansion and use of public transportation; and
3. Make more efficient use of urban services and infrastructure.
Policy LU-147. Net development densities should fail within a range of 4.0 to 8.0 dwelling units per
acre in Residential Single Family neighborhoods.
Pre06-030 (R-8 18-lot plat with sensitive areas).doc
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April 6, 2006
Page 6 of 7
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in -fill parcels of less
than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500
square feet on parcels greater than one acre to create an incentive for aggregation of land. The
minimum lot size is not intended to set the standard for density in the designation, but to provide
flexibility in subdivislon/plat design and facilitate development within the allowed density range.
Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway
easements, except alley easements.
Policy LU-150. Required setbacks should exclude public or private legal access areas, established
through or to a lot, and parking areas.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient
to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and
sufficient area for maintenance activities.
Policy LU-154. Interpret development standards to support new plats and infill project designs
incorporating street locations, lot configurations, and building envelopes that address privacy and
quality of life for existing residents.
Community Desian Element
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be
encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods.
The following policies are advisory and are intended to inform the applicant of the City
Council's desired outcome for Infill development. Code Implementing these policies Is on the
departments work program and may be adopted prior to formal review of projects now at the
pre -application stage.
Policy CD-13. Infill development should be reflective of the existing character of established
neighborhoods even when designed using different architectural styles, and/or responding to more
urban setbacks, height or lot requirements. Infill development should draw on elements of existing
development' such as placement of structures, vegetation, and location of entries and walkways, to
reflect the site planning and scale of existing areas.
Policy CD-14. Architecture of new structures in established areas should be visually compatible with
other structures on the site and with adjacent development.
Visual compatibility should be evaluated using the following criteria:
a. Where there are differences in height (e.g., new two-story development adjacent to single -
story structures), the architecture of the new structure should include details and elements of
design such as window treatment, roof type, entries, or porches that reduce the visual mass of
the structure.
b. Garages, whether attached or detached, should be constructed using the same pattern of
development established in the vicinity_
Structures should have entries, windows, and doors located to maintain privacy in neighboring yards
and buildings.
Environmental Element
Policy EN-8. Achieve no overall net loss of the City's remaining wetlands base.
Policy EN-9. In no case should development activities decrease net acreage of existing wetlands.
Policy EN-10. Establish and protect buffers along wetlands to facilitate infiltration and maintain stable
water temperatures, provide for the biological regime, reduce amount and velocity of run-off, and
provide for wildlife habitat.
Policy EN-13. When development may impact wetlands, the following hierarchy should be followed in
deciding the appropriate course of action:
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April 6, 2006
Page 7 of 7
a. avoid impacts to the wetland,
b. minimize impacts to the wetland,
c. restore the wetland when impacted,
d. recreate the wetland at a ratio which will provide for its assured viability and success,
e. enhance the functional values of an existing degraded wetland.
cc_ Jennifer Henning
Pte06-030 (R-8 I8-lot plat with sensitive areas).doc
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DENSITY
APR - 3 2007
WORKSHEET Rwceve,
City of Renton Development Services Division
1055 South Grady way-Renbri, WA 9B M
Phone. 425A30.7200 Fax:425-430-7231
1. Gross area of property:
1. ZVA.055_ - square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Pubiic streets"
Private access easements"
Critical Areas"
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 tar net acreage:
5. Number of dwelling units or lots planned:
6. Divide tine 5 by line 4 for net density
square feet
_ram square feet
n493 square feet
2. °191011 square feet
3. _ 1M.91(.0 square feet
4. %." acres
5. 13 unitsllots
6. 44% = 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 QWs Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deductedlexcluded.
** Alleys (public or private) do not have to be excluded.
R--TWQ VSERV1Fo=Tiao_ r�i �atAr ty_&x, LaAupdatad: 11108/2004 I
r
DEVE op'
order No. 634519 p'1piI�
PLAT TE APR
SCHEDULE A
Page 2
The land referred to in this certificate is situated in the State of
Washington, and described as follows:
Lots I and 2, City of Renton Lot Line Adjustment Number LUA-05-069-
LLA recorded tinder Recording Number 20051012900009, said lot line
adjustment being a portion of Goveruntnt Lot 1, Section 32, Township
24 North, Range 5 East, W.M., in King County, Washington.
END OF SCHEDULE A
op- vEto'm
cr 0" PLA
WQNNrAJG
APR _ 3 2007
PLAT NAME RESERVATION CERTIFICATE
TO: JIM HANSON
17446 MALLARD COVE LN
MT VERNON, WA 98274
PLAT RESERVATION EFFECTIVE DATE: April 2, 2007
The plat name, LAKE WASHINGTON VIEW ESTATES has been reserved for future use by JIM HANSON.
I certify that I have checked the records of previously issued and reserved plat names. The requested name has not
been previously used in King County nor is it currently reserved by any party.
This reservation will expire April 2, 2008, one year from today. It may be renewed one year at a time. If the plat has not
been recorded or the reservation renewed by the above date it will be deleted.
Deputy Auditor __ �_--
HANSON CONSULTING
360-422-5056 DEVELO A
CITY G fi RTiPLAN '& G
March 19, 2007 APR - 3 2007
City of Renton RECFIvEL)
Development Services Division
1055 South Grady Way
Renton WA. 98057
Subject: Lake Washington View Estates Preliminary Plat application
Dear Development Services Staff:
This letter outlines the application for the Lake Washington View Estates Preliminary
Plat in the vicinity of the 4100 block of Lake Washington Blvd N, Renton WA. The
proposal is to subdivide one parcel totaling 5.5 acres into 13 residential lots.
The current zoning of the site and surrounding area is R-8. The property fronts on Lake
Washington Blvd on the west and on N 40`h Street on the south. Access for lots 1 thru 12
will be from a newly constructed City street with cul-de-sac within the plat. Access for
lot 13 will be via a private drive off of N 40t' ST
May Creek runs along the northerly property line of the parcel. A 50 foot buffer is
proposed rather than the 25 foot buffer required by the existing Shoreline regulations. No
construction is anticipated near May Creek. Three wetlands are located on the site. The
wetland report attached classifies wetland # 1 and #2 as category 3 wetlands requiring a
25 foot buffer which is provided. Wetland #3 is classified as a category 2 wetland,
requiring a 50 foot buffer, which is also provided.
A street modification is being requested to allow a 42 foot right of way for the new
street. A second modification is being requested to allow a cull de sac with a 50 radius.
The frontage along Lake Washington Blvd will be improved to City standards.
A City sanitary sewer is located within Lake Washington Blvd to the south of the
property but it is at such an elevation that it will not serve the development. Metro has a
main adjacent to Lake Washington Blvd that will provide sanitary sewer service. A 12
inch water main will be extended along the frontage of Lake Washington Blvd. The City
will pay for the over -sizing in this area. An 8 inch line will be constructed within the new
street right of way. Storm water from the site will be collected from the new street,
treated and released into the wetland buffer. Storm water from individual houses will be
dispersed along the rear lots adjoining the buffer areas. The construction of the street and
utilities will be by a balance of cut and fill. Very little material will be imported or
exported from the site other than some structural material for the street and utility
bedding. A retaining wall will be constructed along the west and north property line of lot
1 and 2 to allow for the street construction.
The existing parcel totals 5.53 acres in size. 12 additional lots will be created. The lots
will be more than the minimum of 4500 square feet. The density allowed is eight units
per net acre. The proposed density is 4.9 units per net acre for this application
subdividing the existing parcel into a total of 13 lots and 1 open Space tract. (See Density
Worksheet)
The majority of the upland area of the site is wooded. No clearing will take place within
the buffers or steep slope areas. Areas for the new street and individual building sites will
be cleared as shown on the drawings.
The general soil type in the area has been identified as "Alderwood Series", "Indianola
loamy fine sand", and "Norma sandy loam" soils. Portions of the site contain regulated
and protected slopes. Those areas. have been evaluated by Bergquist Engineering and
their report is attached with the application. (See wetlands and Geo-tech reports)
A Cultural Resources Review has been completed and is part of the application materials.
The review indicates that there is a moderate to high probability to contact cultural
resources based on the natural setting and proximity to a Native American village site. A
Cultural Resources Assessment is being proposed to take place at the beginning of
construction on the site. (See Environmental Checklist for details)
We appreciate the city's review and approval of this application for a 13 lot subdivision.
If you have any questions please contact me at 360-422-5056.
C. Hanson
HANSON CONSULTING
360-422-5056
March 27, 2007
City of Renton
Development Services Division
1055 South Grady Way
Renton WA. 98055
Subject: Lake Washington View Estates street modification
Dear Development Services Staff:
This letter outlines two modification requests from the Cities Street Standards. The first
request is to modify the street width requirement from a 50 foot width to a 42 foot width
for the street in the subject plat. The second modification is to allow a 50 foot radius
rather than a 55 foot radius on the cul-de-sac.
The project site has considerable physical conditions that impact the location of lots and
new streets. May Creek is to the north; three wetlands are on the site one of which is
located along Lake Washington blvd which restricts access in that area. Access from the
south is prohibited by steep slopes and a large wetland. The area left for access is narrow
in width restricting lot and street width. Reducing the required width of the right of way
will allow reasonable access without reducing the number of lots. The May Creek
drainage basin has been identified as a sensitive drainage basin. By reducing the
impervious surface the impact on the drainage system will be mitigated.
The second modification request is to allow a 50 foot radius on the cul-de-sac rather than
the 55 foot required. The required 90 foot turning diameter for Fire Trucks will be
Provided along with the required sidewalks. Again the location of the wetlands and
stream buffer make it difficult to provide the 55 foot radius without loosing lots. The
density as proposed is only 4.9 units per acre. Reducing the number of units to provide
the 50 foot width right of way and the 55 foot radius will bring the plat well below the
goal of 8 units per acre.
We appreciate the city's review and approval of this modification request if there are any
questions please contact me at 360-422-5056.
Y �
�o�--
C. Hanson
Lake Washington View Estates
Tax number 322405-9081
13-Lot Preliminary Plat Submittal
CONSTRUCTION MITIGATION
D VCI °POFFJ7 RthlTRLAWVWG
APR -32907
RECE211
Proposed C,orion Dates (begin and end dates): The proposed construction for this project is
scheduled to start in the summer of 2007 with completion by October 2007. Start of Construction will
depend upon approval of construction documents by the City of Renton and I(ing County Metro. The
construction will be sequenced to perform all the site grading, rockeries, and erosion control; then install the
sewer improvements both on and off site; then install the storm conveyance system together with the storm
water vault; then install the water main with fire hydrants.
Hours and days of operattion: 8:00 am to 3:30 pm, Monday through Friday
Proposed Haulkol Transportation routes: Materials and tabor for the proposed project will enter and
e)dt onto take Washington Blvd. The site is proposed to balance the cast and fill of material to avoid from
hauling any emmss material off site. If material is to be removed from the site, arrangEmerds will be made
with the Oty of Renton for an aoeeptable haul route.
Measures to n* drbe construction acUvRies: Silt fences and water trudt will be used to minimize
dust during construction activitim. Limit construction to dry weather only.
Special hours Due to heavy use of Lake Washington Blvd., the irsiiation of the water main and sewer
crossing may need to be sdw duled for evening hours or weekend hours. This YAH depend on the extent of
improvements required by the City of Renton.
Preliminary TraM Conbol Plan: upon completion of the construction drawings and before start of
construction, an able cordractDr will be selected. A traffic control plan will be subm tied and approved
by the City of Renton prior to arty work within Lake Washington Blvd.
DECLARATION
OF COVENANTS, CONDITIONS AND RESTRICTIONS
OF LAKE WASHINGTON VIEW ESTATES SUBDIVISION
THIS DECLARATION, made this 3`d day of April, 2007, by Volarehigh Land
Development LLC, hereinafter referred to as "Declarant":
WITNESSETH:
WHEREAS, Declarant is the Owner of certain property in the County of King,
State of Washington, which is more particularly described as fully set forth in Exhibit
"A" hereto which is incorporated in full by reference as if fully set out.
NOW, THEREFORE, Declarant hereby declares that the Properties described
above shall be held, sold and conveyed subject to the following easements, reservations,
charges, liens, covenants and conditions, all of which are for the purpose of enhancing
and protecting the value, desirability and attractiveness of the real property. These
easements, reservations, charges, liens, covenants and conditions shall run with the real
property and be binding on all parties having or acquiring any right, title in the described
properties or any part thereof and shall inure to the benefit of each owner thereof.
The Lake Washington View Estates Homeowners Association shall be perpetual
in nature and shall affect the real property that is the subject to the Declaration of
Covenants, Conditions and Restrictions of Lake Washington View Estates Homeowners
Association.
ARTICLE I
DEFINITIONS
Section 1. "Association" shall mean and refer to the Lake Washington View
Estates Owner's Association.
Section 2. "Owner" shall mean and refer to the record holder of fee simple
title to a Lot, whether one or more persons of entities, including contract sellers, but
excluding those having an interest merely as security for the performance of an
obligation.
Section 3. "Lot" shall mean and refer to one of the numbered parcels on the
recorded plat map of the Subject Property.
2
Section 4. "Properties" shall mean and refer to that certain real property
herein described, and such additions thereto as may hereafter be brought within the
jurisdiction of the Association.
Section 5. "Declarant" shall mean the undersigned and its successors and
assigns, except that the term "successors and assigns", as used herein, does not include
purchasers of interests in individual lots from the undersigned.
Section 6. "Declaration" shall mean this Declaration of Covenants,
Conditions and Restrictions.
Section 7. "Improvement" shall mean and include any residential building,
outbuilding, garage, fence, wall, hedge, mass planting, hole, sign and any structure of any
kind.
Section 8. "Domestic Animals" shall mean domestic dogs, cats, and such
other household animals, fish, reptiles and birds as are permitted to be sold in retail pet
stores by the Washington Department of Agriculture.
Section 9. "Committee" shall mean and refer to the Architectural Control
Committee as defined in Article III hereof.
Section 10. "Purpose of Restrictions" means that the purpose of these
restrictions is to assure proper development and use of Subject Property; to protect the
Owner of each Lot against such improper development and use of neighboring Lots as
will depreciate the value of any Lot; to prevent the erection on Subject Property of a
structure built of improper designs of materials; to encourage the proper maintenance
upkeep to Subject Property and, in general, to provide for a high type and quality of
improvement of Subject Property in accordance with the approved map of the Subject
Property,
ARTICLE II
REGULATIONS OF IMPROVEMENTS AND USE
Section 1. Offensive Activities. No noxious or offensive activity shall be
carried on within the Subject Property, nor shall anything be done or placed thereon
which may be or become a nuisance, or cause unreasonable embarrassment, disturbance
or annoyance to the other Owners in the enjoyment of their property. Without limiting
any of the foregoing, no Owner shall permit noise including, but not limited to, the
barking of dogs and excessive playing of music systems to emanate from Owner's Lot
which would unreasonably disturb another Owner's quiet enjoyment of a Lot.
N
Section 2. Parking. Automobiles that are not in an operating condition shall
not be parked or left on any street or any part of Subject Property other than in a garage.
The streets and private driveways within the plat shall not be used for overnight parking
of any recreational vehicles.
Section 3. Improvements. No improvements, except as constructed by
Declarant or their agent, pursuant to its initial development of Subject Property, shall be
erected, placed or altered upon any Lot or portion thereof until the construction plans and
specifications and a plot plan along with a landscape plan showing the finished grades
and potential view considerations showing the location of the structure and drainage
plans have been approved as provided in Article III by the Committee as to the quality of
workmanship and materials, harmony of exterior design with existing structures, effect
on drainage and as to location.
Section 4. Repair. All improvements upon Subject Property small at all times
be maintained in good condition and repair. Any collection or accumulation of trash,
garbage, rubbish, collected junk or weeds shall be immediately removed and all lots shall
be kept in an orderly, sanitary condition at all times.
Section 5. Maintenance.
(a) The Association shall have the responsibility to maintain all
common improvements, including private storm water
facilities, utility and other easements, the private road, and
other common areas, unless those improvements are deeded or
sold to a government agency that assumes the maintenance
responsibility.
(b) The Association shall be charged with the responsibility of
funding and maintaining the storm drainage system that serves
the real property that is the subject matter of these Covenants,
Conditions and Restrictions. The Association shall ensure that
there is adequate funding available to maintain the storm
drainage system. The funding shall be allocated among the
respective property owners on a pro rata basis subject to the
decisions of the Architectural Control Committee regarding the
amount of funding necessary to adequately maintain the storm
drainage system.
Section 6. Temporary Buildings Na structure of a temporary character, tent,
shack, shed, storage building, garage, barn or any other outbuilding, shall be used
3
4
on any Lot or portion thereof at any time as a residence, either temporarily or
permanently.
Section 7. Boat, Trucks. Trailers, and Motorhomes. No boats, trailers or
recreation vehicles shall be stored or kept on any Lot for a period of more than 24
hours, unless said boat, trailer or recreation vehicle is enclosed or screened in
such a manner that it not visible from any street or any other Lot in the plat. In
case a Property Owner is being visited by out of town guests and the storage of an
R.V. is temporary and at no time shall exceed a two week period and occurring
not more than one time annually within any calendar year it shall be permitted to
have not more than one of the above mentioned R.W s at any single lot not
exceeding of the time frame mentioned above. This Covenant specification
restricts street parking of boats, trailers or other R.V. vehicles.
Section 8. Animals. No animal, livestock or poultry of any kind shall be
raised, bred or kept on any Lot, except that cats, dogs, birds or other household
pets (that are primarily indoor pets may be kept if they are not kept, bred or
maintained for any commercial purpose, and that they shall not be kept in
numbered or under conditions reasonably objectionable in a closely built-up
residential community.
Section 9. Completion of Construction. After commencement of construction
of any Improvements which shall be approved in advance of construction by the
Architectural Control Committee, the Owner shall diligently pursue the work
thereon, to the end that the Improvement shall not remain in a partly finished
condition any longer than is reasonably necessary for completion thereof.
Improvements that are buildings shall be properly painted or stained immediately,
according to the approved specifications as soon as the construction is completed.
All materials for the construction project shall be on hand or readily available
prior to the start of construction.
Section IQ. Signs and Billboards. Except for temporary signs as specified
below, no sign or billboard of any character shall be erected, displayed, or placed,
on the Subject Property except modest residential signs giving the names and/or
address of the occupant or Owner. Temporary signs including any flag or pennant
in connection with the original subdivision and sale of the Subject Property may
be maintained only during the period of construction and original sale of homes.
Nothing herein shall prohibit an Owner from maintaining on his property one:
"For Sale" or "For Rent", or For Lease" sign not exceeding 18 by 24 inches.
Temporary signs for weekend garage or yard sales shall be permitted if removed
immediately after the sale and if not incurring on consecutive weekends.
4
Section 11. Fence Requirements. Fences shall be well constructed of suitable
fencing materials and shall be artistic in design and shall not detract from the
appearance of the dwelling home located on the adjusted lots or building sites or
be offensive to the owners or occupants thereof. No fence shall exceed six feet in
height above finished grade for side and rear yard and four feet in height for front
yards. No fence, wall or hedge shall be erected or grown that will inhibit or
obstruct the view from another lot without the written approval form the
Architectural Control Committee. No fence, wall or hedge shall be erected,
placed or altered on any lot nearer to any street than the building set -back line, or
front house corner in the event that the house set -back exceeds actual set -back
line, Nothing shall prevent the erection of a necessary retaining wall, the top of
which does not extend more than two feet above the finished grade at the back of
said wall. All fences, walls or hedges shall to meet the standards set by the
Architectural Control Committee and must be approved by the Committee prior to
start of construction.
Section 12. Landscaping. All front yards shall be landscaped with lawn, bark
and shrubs. In addition, all Owners shall be mutually responsible to maintain and
care for the entry way and entry drive in perpetuity including any lawn, shrubs,
trees, flowers, planter strips, barked areas, irrigation system, and entry signs. Any
water and power costs necessary for the maintenance of the entry way shall also
be mutually shared by all property Owners. Front yard landscaping shall be
completed and in place by the Declarant before occupancy be the Owner.
completion of building construction. Side and rear yard landscaping shall be
completed and in place, as per approved plans by the Architectural Control
Committee within six (6) months of completion of building construction. The
Board may grant an additional three (3) month extension for good cause shown.
Section 13. Enforcement.
(a) Any Owner of property within the plat shall have the right to
enforce the Covenants contained in this Declaration through an
action at law or in equity. The Architectural Control
Committee shall have the right to bring such action in its name.
The prevailing party in any action brought to enforce the
Covenants contained in the Declaration shall have the right to
collect reasonable attomey's, court costs and other expenses of
litigation, in addition to any damages which may be awarded.
(b) The City of Renton shall have the authority to enforce the
provisions of Article II, Section 5.
0
Section 14. Severabilit�. Invalidation of any one of these Covenants or
Restrictions by judgments or court order shall in no way affect any other
provisions that shall remain in full force and effect.
Section 15. Amendment. The Covenants. and Restrictions of this Declaration
shall run with and bind the land and shall inure to the benefit of and be
enforceable by the Owner of any Lot subject to this Declaration including the
Declarant, their legal representatives, heirs, successors and assigns, for a term of
thirty years from the date this Declaration is recorded, after which time said
Covenants shall be automatically extended for successive periods of ten years,
unless an instrument terminating these Covenants which is signed by no less than
the Owner's owning 90% during the first thirty years and 75% for any period
thereafter of the property subject to the Declaration and any supplemental
Declaration shall have been filed with the King County Auditor. The Covenants
and Restriction of this Declaration may be amended by an instrument signed by
no less than the Owner's owning 90% during the first thirty years and 75% for
any period thereafter of the Property subject to the Declaration and any
supplemental Declaration. Amendments shall take effect when they have been
recorded with the Auditor of the County of King. However, in no event shall the
provisions of Article 1I, Section 5 be terminated.
ARTICLE III
ARCHITECTURAL CONTROL COMMITTEE
Section 1. Approval Required. No improvements shall be
commenced, erected or maintained upon the Subject Property nor shall any
exterior addition to or change of color or shape or other alteration therein be made
until the plans and specifications showing the nature, kind, shape, color, height,
materials and location of the same have been submitted to and approved in
writing as to harmony of external design and location in relation to the entire
Subject Property by the Architectural Committee. Approval or disapproval shall
be by a majority of the Committee. If the Committee fails to approve or
disapprove such proposed design and location within 15 days after such plans and
specifications have been submitted to it, approval will not be required and the
requirements of the Article will be deemed to have been satisfied.
Section 2. Composition of Committee. The Committee shall have
three members. The members of the Committee -shall be David Parry, Craig W.
Parry, and Von Karl Inman (or any other persons appointed by the Declarant to
replace them) until the first anniversary of the recording of the subdivision of the
Subject Property. Following the first anniversary, Declarant shall have the power
to appoint two of the three members of the Committee until the earliest of. (1) the
fifth anniversary of this Declaration; or (2) the date when 90% of the Lots in
Al
Subject Property and the additional property have been sold. Thereafter,
Committee members may be appointed by a simple plurality of Lot Owners.
Section 3. No Liability. The members of the Architectural Control
Committee shall have no personable liability or exposure for any action by or
decision of Committee. By acceptance of a deed to any property within the plat,
the Owner of the Property and covenants not to maintain any action against any
member of the Architectural Committee which seeks to hold that member
personally or individually liable for damages relating to or caused by any action
of or decision of the Committee.
IN WITNESS THEREOF, the undersigned, being the Declarant herein
has hereunto set its hand and seal this 3rd day of April, 2007.
VOLAREHIGH LAND DEVELOPMENT LLC
Von Karl Inman
Member
State of Washington
County of King
I certify that I know or have satisfactory evidence that
And are the person(s) who appeared before me, to be the
free and voluntary act of such party for the uses and purposes mentioned in the
instrument.
Dated:
My appointment expires
7
7
Order No. CS - 20235082
EXHIBIT "A"
LOT 1 OF CITY OF RENTON LOT LINE ADJUSTMENT NO, LUA-05-069-LLA, RECORDED OCTOBER 12,
2005, UNDER INSTRUMENT RECORDED UNDER KING COUNTY RECORDING NO. 20051012900009,
RECORDS OF KING COUNTY, BEING A PORTION OF GOVERNMENT LOT 1 IN SECTION 32,
TOWNSHIP 24 NORTH, RANGE 5 EAST W.M., IN KING COUNTY, WASHINGTON;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
DEVELOPMENT SERVICES DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton ices DMsion
1055 South Grady Way, Rentoevelopment n , 98055
Phone: 425430-7200 Fax: 425-430-7231 APR
PURPOSE OF CHECKLIST:P
-ZI _
The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to
consider the environmental impacts of a proposal before malting decisions. An Environmental Impact
Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the
quality of the environment. The purpose of this checklist is to provide information to help you and the
agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be
done) and to help the agency decide whether an EIS is required.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine year the environmental Impacts of your
proposal are significant reqLwvV preparation of an EIS. Answer the questions briefly, with the most
precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases,
you should be able to answer the questions from your own observations or project plans without the need
to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write
"do not know" or "does not apply'. Complete answers to the questions now may avoid unnecessary
delays later.
5orme questions ask about goverrvrieital regulations, such as zoning, shoreline, and landmark
designa&m. Answer these questions if you can_ If you have problems, the governmental agencies can
assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of hard. Attach any additional information that will help describe your proposal
or its environmental effects_ The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to deterrmining if there may be significant
adverse impact
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
Complete this c heck ist for nonproject proposals, even though questions may be answered "does not
apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D).
For nonproject actions (acorns involving decisions on policies, plans and programs), the references in the
checklist to the words "project," "applicant," and "property or site" should be read as "proposal,'
"Proposer," and "affected geographic area," respectively.
C:0=mertts and 5ettinpVowner" Dowmwft%SEPA (1)_doo=27/07
A. BACKGROUND
Name of proposed project, if applicable: Lake Washington View Estates
2. Name of applicant: Volarehigh Land Development LLC.
3. Address and phone number of applicant and contact person: Applicant PO Box SSW, Renton
WA 98058. Contact: Jim Hanson, 17446 Mallard Cove Lane, Mt Vernon WA 98274. 360422-
5066, jchanson@verkon.net
4. Date checklist prepared: March 20, 2007
5. Agency requesting checklist: City of Renton
6. Proposed timing or schedule (including phasing, if applicable): August, 2007
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain. NO
S. List any environmental infomuunion you know about that has been prepared, or will be prepared,
directly related to this proposal. Wetland Study, Stream Study, Cultural Study, Transportation
Report, Habitat Report, Drainage Report.
9_ Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the properly covered by your proposal? If Yes, explain. No
10. List any govemmental approvals or permits that will be needed for your proposal, if known.
Envhunnur>ial Review, Pr+eiim ory Plat Approval, Construction permits.
11. Give brief, complete description of your proposal, including the proposed uses and the size of the
project and site_ Subdivide a 5.53 Acne parcel into 13 residential lots and 1 open space tract.
Which well include construction of a City street with required utilities to serve the plat and
future houses- The frontage along Lake Washington Bird will be improved to City
standards.
12. Location of the proposal. Give sufficient informabot fur a person to understand the precise
location of your proposed project including a street address, if any, and section, township, and
range if known. ff a proposal would occur over a range of area, provide the range or boundaries
of the sWs). Provide a legal description, site plan, vicinity reap, and topographic map, if
reasonably available. While you should submit any plans required by the agency, you are not
required to duplicate maps or detailed plans sum with arty permit moons related to this
checklist The parcel its known as Lot 7 of City of Renton Lot Line Adjustrnerrt Nurnbw LUA-
05-M LLA being a portion of Government Lot 1, Section 32, Tower 24 North, Range 6
East, WhL in the City of Renton, King County, Win. Drawkkgs and reaps have been
subrnlded with the Pia ry Plat application.
B. ENVIRONMENTAL ELEMENTS
1. EAM
a. General description of the site (circle one); ft roliktg, hilly^steed, mountainous,
other The site has varying terrain, the kmw portkm slopes from south to north
and is flat near wind 1 and may creek, the erty portion has steep slopes that
are regulated by the City as critical areas. (See topographic maps
submitted)
b. What is the steepest slope on the site (approximate percent slope?) plus
C. What general types of soils are found on the site (for example, day, sand, gravel, peat,
muck)? ff you know the classification of agricultural sods, specify them and note any
prime farmland. Soils within the site vary and contain: Aiderwood gravelly loam
(AgC), kxftnola loarny fine sand (InC), and Norrna sandy lows (No). (See wetland
and Goo tech reports)
d. Are there surface indications or history of unstable soils in the irnmediate vicinity? If so,
describe_
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate source of fill. Grading will be limited to the cor bucdon of the now City
street and utillitles required for the plat. A balance of on -site grading and fill is
proposed. Required bedding for utilities will be Imported.
Could erosion occur as a result of clearing, construction, or use? If so, generally
describe. Temporary erosion controls will be .implemented per City of Renton
starmiarft to control any possible erosion during construction.
g- About what percent of the site will be covered with impervious surfaces after project
construction (for exarnpie, asphalt or buildings)? Approximately 21% of the total site
wih be covered with bapervious surfaces.
Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Proper erosion controls during construction per City of Renton standards.
2. AIR
a. What types of emissions to the air would result from the proposal (Le_, dust automobile,
odors, industrial wood smoke) during construction and when the project is completed? If
any, gently describe and give approximate quantities if known. Typical emissions
from construction equipment during construction.
b. Are there any off -site sources of emission or odor that may affect your proposal? If so,
generally describe. No
C. Proposed measures to reduce or control emissions or other impacts to air, if any: None
3. WATER
a. Surface Water.
1) is there any surface water body on or in the immediate vicinity of the site (including year-
round and seasonal streams, saltwater, takes, ponds, wetlands)? if yes, describe type
and provide names. If appropriate, state what stream or river it flows into. The site abuts
May Creek which flows into Lake Washington. Three wetlands are located on the
site. Two are category 3 and one is caftSory 2. Buffers per the City of Renton
standards are being provided from the weflands. (See drawings and wetland report
submitted). A Stream report has also been submitted. A 60 f+oot buffer is being
provided from May Creek rather than the 25 foot buffer required by the Shoreline
Master Plan.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If yes, please describe and attach available plans. Eight of the kris are within
200 feet of May Creek. A portion of the new City street and ud#d" are also within
200 feet of May Greek. (See plans submitted)
3) Estimate the amount of fill and dredge material that would be placed in or removed from
surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material. No fill or dredged material w0l be placed on site or
removed from surface waters or wetlands.
4) Will the proposal require surface water withdrawals or d"nremions? Give general
description, purpose, and approximate quantities if known. No
5) Does the proposal be within a 100-year flood plain? If so, note location on the site plan.
The property lies within a 100-yr flood pWm — However the proposed development
wiN not be within the 100-yr flood plain.
6) Does the proposal tnvoW any discharges of waste materials to surface waters? if so,
describe the type of waste and anticipated volume of discharge. gone.
b. Ground Water.
1) Will ground water be withdrawn, or will water be discharged to ground water? Give
general description, purpose, and approximate quantities if krK)wn. No.
2) Describe waste material that will be discharged into the ground from septic tanks or other
sources, if any (for example: Domestic sewage; industrial, containing the following
chemicals..., agricultural; etc.). Describe the general size of the system, the number of
such systems, the number of houses to be served (if applicable), or the number of
animals or humans the system(s) are expected to serve. None
C. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Will this water
flow into other waters, If so, describe. The proposed storm water system will collect
runoff from the streets, driveways, and houses. The runoff will then be conveyed
to a bio-swale located along the northwesterly portion of lots 9 thru 12. The bio-
swale will then discharge into the buffer of the wetlands along Lake Washington
Bird. Those lots along the sensitive area buffers will disperse the runoff along the
rear lot lines with the buffers to re -charge sensitive areas.
2) Could waste material enter ground or surface waters? If so, generally describe. No
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any: Compliance with the King County 2005 Drainage Manual
4. PLANTS
a. Check or circle types of vegetation found on the site:
Xdeciduous tree: alder, maple, aspen, other
—X_ evergreen tree: fir, cedar, pine, other
X7 shrubs
—K grass
pasture
crop or grain
X_ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
X water plants: water lily, eel grass, milfoii, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered? Vegetation from the
areas of the new street and required utilities will be removed along with minor
adjacent grading.
C. List threatened or endangered species known to be on or near the site. none
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any: (See Landscape plan submitted)
5. ANIMALS
a. Underline any birds and animals which have been observed on or near the site or are
known to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other
Mammals: deer, bear, elk, beaver, other
Fish: bass, salmon ut, herring, shellfish, other
b. List any threatened or endangered species known to be on or near the site. Chinook
Salmon.
C. Is the site part of a migration route? If so, explain: None
d. Proposed measures to preserve or enhance wildlife, if any: Providing buffers from the
wetlands and May Creek.
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed projecrs energy needs? Describe whether it will be used for heating,
manufacturing, etc. Electric & natural gas will be used by future houses.
b. Would your project affect the potential use of solar energy by adjacent properties? if so,
generally describe. No.
C. What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts, if any: Future houses
will meet the City of Renton Energy standards.
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk
of fire and explosion, spill, or hazardous waste, that could occur as a result of this
proposal? If so, describe. None
1) Describe special emergency services that might be required. Fire and or Aid Car during
construction.
2) Proposed measures to reduce or control environmental health hazards, if any: None
b. Noise
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)? Minor traffic noise from Lake Washington Blvd. 1-405
butts the property of the east but the houses are a considerable distance away so
the impact will be minimal.
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site. Noise from construction
equipment emitted only during hours allowed by the City* noise ordinance for
construction.
3) Proposed measures to reduce or control noise impacts, if any: None
a. LAND AND SHORELINE USE
a.. What is the current use of the site and adjacent properties? The site is currently vacant
and overgrown with Blackberries. The site to the north is also vacant. The property
to the south is residential. The property to the west is residential.
b. Has the site been used for agriculture? If so, describe. No
C. Describe any structures on the site_ None
d. Will any structures be demolished? If so, what? None
e. What is the current zoning classification of the site? R-8
f. What is the current comprehensive plan designation of the site? Single Family
Residential
g. if applicable, what is the current shoreline master program designation of the site? Urban
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify. No, there is no definition of "environmentally sensitive" in the definitions in
the City development standards.
L Approximately how many people would reside or work in the completed project? None
j- Approximately how many people would the completed project displace? None
k. Proposed measures to avoid or reduce displacement impacts, if any: None
I. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any: Compliance with the City's Zoning and Development
Regulations.
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing- New residential lots will be provided for fixture housing of
high and middle income.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing. None
C. Proposed measures to reduce or control housing impacts, if any: None
10. AESTHETICS
a. What is the tallest height of any proposed structure(s), not including antennas; what is the
principal exterior building material(s) proposed. No structures are part of this proposal.
b. What views in the immediate vicinity would be altered or obstructed? None
C. Proposed measures to reduce or control aesthetic impacts, if any: None.
11. LIGHT AND GLARE
a_ What type of light or glare will the proposal produce? What time of day would it mainly
occur? None.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No.
C. What existing off -site sources of light or glare may affect your proposal? None
d. Proposed measures to reduce or control light and glare impacts, if any: None.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
Gene Coulon Beach Park is located on Lake Washington Blvd to the south.
Kennydale Beach Park is also along Lake Washington Blvd to the south.
b. Would the proposed project displace any existing recreational uses? If so, describe.
None.
C. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any: None.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on, or proposed for, national state, or local
preservation registers known to be on or next to the site? If so, generally describe.
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or
cultural importance known to be on or next to the site. A Cultural Resources Review
has been prepared and indicates that the project has a moderate to high probability
of pre -contact cultural resources based on the natural setting and proximity to a
Native American village. (See Cultural Resources Review)
C. Proposed measures to reduce or control impacts, if any: A "Cultural Resources
Assessment" will take place at the time of construction of the plat. Mechanical
exploration of the western portion of the site that is being disturbed will take place
as the first step in construction. The area will be cleared, then the gobbed material
will undergo the assessment. (See Cultural Resources Review)
14. TRANSPORTATION
a. Identify public streets and highways serving the site, and describe proposed access to the
existing street system. Show on site plans, if any_ Lake Washington Blvd serves the
site on the west. North 40"` Street serves the site on the south and will serve as
access to one IoL
b. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop? Not available-
C
. How many parking spaces would the completed project have? How many would the
project ekminate? Parking on the new City street will be provided. Future
development of houses will provide garages and parking aprons at each house.
d. Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or
private? A new City street will be constructed to serve the plat. The frontage along
Lake Washington Blvd will be improved to City standards.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe. None.
f. How many vehicular trips per day would be generated by to completed project`? If
known, indicate when peak volumes would occur. Future deveknmwat of houses will
generate 115 trips per day. Peak volumes will occur during the PM Peak hour.
g. Proposed measures to reduce or control transportation impacts, if any: Payment of the
Transportation Mitigation Fee. (See Traffic Impact Analysis submitted)
is. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe. Minor
impacts to fire protection, police, health care and schools will occur as a result of
future construction of housing on the platted lots.
b. Proposed measures to reduce or control direct impacts on public services, if any. None.
16. UTILITIES
a. Circle utilities currently available at the site: electricft matura�as, water, refuse service,
telephone, sanitary sewer, septic system, other. Water and sewer will need to be
extended to serve the site.
b. Describe the utilities that are proposed for the project, the utility providing the service, and
the general construction activities on the site or in the immediate vicinity which might be
needed. A water main will need to be extended to some the site. The City has
indicated that an up -sizing of the main to 12 Inch will be required and that the City
will pay for the additional cost of up -string. A Metro Sanitary Sayer main is across
Lake Washington Blvd which will be used for service to the plat Water, Sanitary
Sewer and Storm Sewer mains will be constructed within the plat in the new street.
C. SIGNATURE
I, the undersigned, state that to the best of my knowledge the above information is true and
complete. It is understood that the lead agency may withdraw any declaration of non -significance
that it might issue in reliance upon this checklist should there be any willful misrepresentation or
willful lack of full discloAure on my part.
Proponent.•rn�r
Name Prim J �ME SJvsa .�
Date: F — -.), C) 0 7
er =- ist
27207 8th Avenue S
Des Moines, Washington 98198
E�ngi�neeri�ng Ser�vies
P.Q. Box 13309
Des Moines, Washington 98198
Phone: 253.941.9399, Fax: 253,941 .9499, e-mail: RBergqu510@aol.com
March 19, 2007
Mr. Dave Parry
Heritage Homes, Inc.
4325 SW 323'' Street
Federal Way, Washington 98023
Re: Geotechnical Engineering Services
Preliminary Site Evaluation of 5.53-Acre Site
Lake Washington View Estates
Portion of Government Lot 1, Section 32, Township 24N,
Range 5E, Willamette Meridian
Renton, Washington
King County Tax Parcel Number: 3224059081
BES Project Number: 200703, Report 1
Dear Mr. Parry:
This report presents the results of our preliminary geotechnical evaluation for the
proposed residential development on approximately 5.53 acres of land in the northwest
quarter of Section 32, Township 24N, Range 5E, of the Willamette Meridian as shown on the
Vicinity Map on page Al of this report.
Mr. Parry authorized our work on this project by signing and returning a copy of BES
Proposal Number 1372006 on January 15, 2007. The preliminary geotechnical evaluation
was performed by Bergquist Engineering Services (BES) to provide information regarding:
• topographic features on the site,
• geologic setting of the site,
• readily identifiable geotechnical constraints to the project,�XP
• preliminary foundation, and earthwork recommendations. 0,�?¢�``'��a Q�
15111 - \S t 1)
GEOTECHNICAL ENGINEERING AND CONSTRUCTION INSPECTION ,°
s
Lake Washington View Estates Project Number: 200703, Report 1
Renton, Washington March 19, 2007
The scope of services included: a reconnaissance of the project site and surrounding
area by Richard Bergquist, P.E., principal geotechnical engineer; a review of readily available
geologic and soil survey maps and literature; and review of a topographic survey prepared by
Hansen Surveying and doted November 20, 2006. During the field reconnaissance, probes
with a one -half -inch diameter steel T-probe were made to estimate the consistency and
relative density of the near -surface soils.
BES personnel gathered the information presented in this report for preliminary
geotechnical engineering purposes only. This site characterization was not intended to
provide final design recommendations nor was it to address the presence or likelihood of
contamination on or around the site. Specialized methods and procedures, which were not a
part of this scope of services, are required for adequate final geotechnical design
recommendations and environmental site assessment. Prior to final design, an adequate
subsurface exploration should be performed to determine the actual soil conditions at the
site.
According to Mr. Jim Hanson of Hanson Consulting, the properly will be divided into
13, individual, single-family, residential lots. As shown on the attached Site Plan, Lots 1
through 12 are located in the western third of the property and Lot 13 is located near the
southeast corner of the property. Access to the contiguous lots, Lots 1 through 12, will be
provided from Lake Washington Boulevard N. Access to the Lot 13 will be from the comer of
Meadow Avenue N and N 40th Street.
Relatively deep cuts will be required to provide access from Washington Boulevard.
Minimal cuts will be required to access Lot 13. Where possible, it is anticipated that rock -
facings (rockeries) will be used to protect the required cuts. Design plans for the residential
structures were not available at the time this report was prepared, therefore, we assume that
the buildings will be two to three stories in height. The structures will be wood -framed and
supported on cast -in -place concrete foundations.
The property is bounded on the west by Lake Washington Boulevard N., May Creek to
the north, Interstate 405 to the east, and residential properties to the south. Lots 1 through 5
will border a two-story condominium complex immediately to the south. Lots 5 through 7 will
Bergquist Engineering Services Page 2 of 7
Lake Washington View Estates Project Number: 200703, Report 1
Renton, Washington March 19, 2007
border a wetland buffer along their eastern property line. Lots 7 through 9 will border a 50-
foot stream buffer to the north. Lots 10, 11, and 12 will border a wetland buffer to the north.
Lot 13 borders a steep slope to the east and north, a wetlands buffer to the northwest, and
new residential construction to the south and southwest.
Overall, the ground surface of the property slopes down from south to north towards
May Creek. In the western portion of the site, which will be developed into Lots 1 through
12, the high elevation of 62 feet MSL is along the south properly line. The ground surface
declines initially at about 16 percent for a horizontal distance of about 90 feet then the
gradient flattens slightly to about 1 1 percent for a horizontal distance of about 92 feet. The
ground surface then steepens to about 24 percent for a distance of about 42 feet beyond
which, the ground surface nearly flattens to a slope of about 2 percent over a horizontal
distance of about 110 feet to the edge of May Creek. There are numerous south to north rills
and gulleys in this portion of the site that indicate significant surface runoff towards the creek.
The ground surface at Lot 13 slopes down from a high elevation of about 100 feet
MSL at the south side of the buildable portion of the site to a low elevation of about 72 feet
MSL at the north boundary of the site. The ground surface to the north, beyond the property
line steepens to about 54 percent down to May Creek.
The entire site is sparsely covered with primarily second and third growth alder and
maple trees with an occasional large cedar tree. The ground cover consists primarily of
dense blackberry bushes.
According to Sheet Number 5 of the Soil Survey Kin Cou Area, Washingrbn, published
by the United States Department of Agriculture, the near -surface soils (upper 30 inches) at the site
consist of the Aderwood series AgC, which classify as "gravelly sandy loam" according to the USDA
Tedural Classification System. AgC soils classify as "SANDaLT (SM) with gravel" according to the
Unified Soil Classification System (USCS) and have a reported 20 to 30 percent, respectively passing
the Number 200 sieve.
The Puget Sound region has been subjected to erosion and deposition by glacial
processes during the last one million years. The most recent glaciation, referred to as the
Vashon stade of the Fraser glaciation, ended about 11,500 years ago. Vashon glacial
Bergquist Engineering Services Page 3 of 7
Lake Washington View Est-tes Project Number: 200703, Report 1
Renton, Washington March 19, 2007
processes formed area landforms. According to the 2002 Geologic Map of King Coun
IN shin on com fled 6 Derek B. Booth Ralph A. Hau rud and Lill B. Sacket, the soils on
the upper elevations of the site are Quaternary recessional outwash (Qvr). Qvr soils are
characteristically described as "Stratified sand and gravel moderately to well sorted and well
bedded silty sand to silty clay." Based on observations at the site, the exposed soils on the
slope appear to be GRAVEL -SAND -SILT (GM), occasional cobble according to the Unified
Soil Classification System. The upper one to three feet of soil on the site are relatively loose
based on probes with a one -half -inch diameter steel T-probe. The underlying soils are
medium dense to dense and they feel granular with the probe. The soils at the lower
elevations of the site along May Creek are alluvial deposits from the meandering of the
creek. The uppermost soils are medium dense based on probes.
Since about 1853, coal has been mined in Washington. Prior to around 1970, nearly
all coal came from underground mines. Since the early 1900s, state law required mine
operators to submit detailed plans of all underground coal operations on an annual basis.
About 1,100 individual maps representing about 230 mines comprise the Washington State
coalmine map collection. Obviously not mapped, are the locations of illegal or unreported
mines and mines or explorations completed prior to the requirements for mapping.
Historically, based on review of the available coalmine maps at the Department of Natural
Resources in Olympia, Washington, there has been extensive mining for to the east of the project site.
There are; however, no mapped mines beneath the subject property according to the King County
records.
The Puget Sound area is seismically active. Low magnitude earthquakes occur nearly
every year within a 50-mile radius of the site. On April 13, 1949, the Olympia area
experienced an earthquake having a Richter Magnitude 7.1 and, on February 28, 2001, a
Richter Magnitude 6.8 earthquake occurred near the same location. On April 29.1965, a
Richter Magnitude 6.5 earthquake occurred between Seattle and Tacoma (Rogers, Walsh,
Kockelman and Priest, 1991). Recent studies by Brian Atwater (1987) conclude that much
larger (perhaps larger than magnitude S) subduction-zone earthquakes occur periodically
along the Washington Coast, the last subduction-zone earthquake occurred approximately 300
years ago. The site is in seismic design category D1 based on the probabilistic ground motion
Sergquist Engineering Services Page 4 of 7
Lake Washington View Estates
Renton, Washington
Project Number: 200703, Report 1
March 19, 2007
values predicted by the USGS Earthquake Hazards Program and the 2003 International Residential
Code.
Based on this preliminary geotechnical evaluation of the properly it appears that the site can
be developed if the improvements are kept out of or above the potential flood plain of May Creek.
According to the geologic review and visual observations at the site, it is our opinion that conventional
spread footing foundations will likely be suitable for support of the proposed structures if they are
placed on either the native, undisturbed, medium dense to dense recessional soils or on suitable,
imported, and properly compacted granular fill. Typically, allowable bearing capacities of these soils
are at least 2,000 psf with settlements estimated to be less than one -inch. All exterior footings shall
be placed at least 18 inches below grade for frost protection. Minimum widths of 24 inches for
individual column footings and 18 inches for continuous wall footings are generally recommended.
Any SILT -rich, SM soil at the site may be moisture sensitive; therefore, major earthwork at this
site would best be performed during the dry, summer months of the year. These soils may not be
suitable for use as structural fill or structural backfill. Any native, SILT -lean (GP or SP) soils are
probably not moisture sensitive and may be used for structural fill or structural backfill.
Surface water runoff will need to be managed during construction and during the entire life of
the project. Drainage behind retaining walls and perimeter footing drains will need to be installed
and they will need to be directed to suitable discharge points. No collected water shall be allowed to
discharge on to any of the steep slopes at this site.
The site soils are c6aied as highly erodable, therefore, during the earthwork and
construction phases, great care must be exercised to control the migration of soils off the site. This
can be accomplished with properly placed and installed silt fences, straw bales, and temporary
sediment ponds. All soil stockpiles will need to be covered with heavy plastic sheeting and placed for
from declining slopes and foundation and utility excavations.
According to Chapter 296-155, Part N of the Safety Standards for Construction Work
in the State of Washington, most of the site soils classify as Type C. Therefore, side slopes of
excavations deeper than four (4) feet should be no steeper than one and one-half (1.5)
horizontal to one (1) vertical (1.5H:1 V). if the dimensions of the site prevent the use of
Bergquist Engineering Services Page 5 of 7
Lake Washington View Est^tes Project Number: 200703, Report 1
Renton, Washington March 19, 2007
maximum slopes of 1 .5H:1 V, the slopes must be stabilized or shored to facilitate safe
excavations.
A roughly 10-foot deep cut will be required in the southwest corner of the site to provide
access from Lake Washington Boulevard and to provide relatively level building pads. The cut face
along the south boundary will need to be retained with a retaining structure which may be either; a
cast -in -place, concrete retaining wall; a soldier pile and lagging wall; a soil -nailed wall; or other
proprietary system depending upon the geometry of the cut and the engineering properties of the
underlying soils. Rock facings (rockery walls) are being used to protect near -vertical cuts on the
adjacent property south of this project property; however, they are used on less critical slopes that are
relatively, easily accessible for repair and maintenance. The final choice of the system to retain or
protect the cut slopes should be made after an appropriate subsurface exploration and engineering
analysis is completed.
The placement of a single-family residence on Lot 13 in the southeast corner of the
property appears to be feasible even with a 25-foot buffer from the steep slope and a 15-foot
building setback. The 25-foot buffer may be reduced based on an appropriate subsurface
exploration and slope stability analysis. If the building is snuggled into the slope on the south
side of the lot, the uphill portions of the foundation could be designed as a retaining wall to
maximum the clearance between the foundation and the steep slope to the north and east.
The preliminary recommendations presented in this report are not based on
subsurface exploration at the project site and should be verified before final design and
construction. Final geotechnical engineering recommendations shall be based on an
adequate subsurface exploration program, which may include borings and or test pits. Ion
addition, any successful construction project relies on adequate observation and testing of
construction materials and procedures by the geotechnical engineer or his qualified
representative. At a minimum, the testing program should include:
• Observation and review of site clearing and review of all foundation excavations to
evaluate whether actual conditions are consistent with those encountered during
exploration.
Bergquist Engineering Services Page 6 of 7
Lake Washington View Est^tes
Renton, Washington
Project Number: 200703, Report 1
March 19, 2007
• Full-time observation and testing of placement and compaction of all fill and
backfill materials to evaluate compliance with specifications.
• Field inspection and laboratory testing of materials and field inspection of methods
as required by the appropriate Building Code. Typically, this includes inspection of
placement of reinforcing steel; inspection and testing of portland cement concrete
to evaluate compliance with specifications regarding slump, temperature, air
content, and strength.
If you have any questions, or if we may be of further service, please contact us.
A. B,6RG
I As yW Ppf�
seER 2007
EXPIRES: July 2008
Attachments: Al Vicinity Map
A2 Site Plan
Sincerely,
Bergquist Engineering &-vvices
'/� I Z& ;�
Richard A. Bergquist, P.E.
Principal
Bergquist Engineering Services Page 7 of 7
Altmann Oliver Associates, LLc AOA
147I1u�=��.a (:aiu,uhsn.i1.i7511�!
March 26, 2007
David Parry
Heritage Homes
4325 SW 323d Street
Federal Way, WA 98023
=LOPk%NT PLMNING
'ITY OF REIION
APR - 3 Z-007
IECEIVED
SUBJECT: Wildlife Habitat Assessment and Stream Review
Lake Washington View Estates, Renton, WA
Parcel 322405-9081
Dear David:
}',ll\,]v )I1111elIlal
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AlviIIICCllllI`
AOA-3447
This letter documents the results of a wildlife habitat assessment and stream
reconnaissance that was conducted on January 30, 2007 on the undeveloped
subject property located on Lake Washington Blvd. N. in the City of Renton, WA.
May Creek flows from east to west through the central portion of the site. The
primary focus of the reconnaissance was on the area located south of the creek,
since there is no proposed development on the north side of the creek.
At the time of my site visit, wetlands on the property had been delineated by
Evergreen Aquatic Resource Consultants, LLC (Evergreen). A description of the
wetlands and their classification can be found in the wetland report prepared by
Evergreen. The wetland boundaries, topography, and signdicant trees located south
of the creek were subsequently surveyed by Hansen Surveying. The survey
drawing also depicts the edge of May Creek.
Topography throughout the study area generally slopes moderately down from south
to north toward May Creek. Wetlands are situated in the central and northwestern
portions of the site and steep slopes can be found in the eastern portion of the
property. The proposed project consists of the construction of 12 single-farrdly
residues in the western portion of the site and one residence in the southeastern
portion of the properly. It is my understanding that all of the wetlands and their
buffers will be preserved under the proposed project, and that there wilt be no direct
impacts to these resources.
David Parry
March 26, 2007
Page 2
WILDLIFE HABITAT ASSESSMENT
Wildlife habitats on the site were reviewed during the field investigation and
consisted primarily of two main habitat types (Figure 1):
1 } Uneven pgo deciduous forest_ This habitat type occupies all of the
property except for the southwestern portion. It is found along the entire
riparian corridor of May Creek as well as throughout the un-surveyed
northern portion of the site. Canopy trees within this habitat consisted
primarily of relatively young red alder (Alnus rubra) that generally had a
diameter at breast height (dbh) of <12". Scattered throughout the alder were
larger (a24' dbh) black cottonwood (Poputus t k1waipa). Conifers on the
site were limited to several Douglas fir (Pseexiotsuga menziesir) and western
red cedar (7huja plicata) trees along the soutlh-central property boundary
(see tree survey). Willow (Salix sp.) was also observed within the wetlands.
Canopy coverage throughout most of the forested area appeared to be
greater than 80%.
Understory and groundcover vegetation at the time of the site visit was
generally dominated by Himalayan blackberry (Rubus discolor). Although
understory species diversity was low throughout the western portion of the
site, it was more diverse in the eastern portion of the property where Indian
plum (Oemleda cerasiformis), salmonberry (Rubus spectabilis), red -osier
dogwood (Carpus sericea), and hazelnut (Corylus comuta) were also
common.
Habitat feaUxes such as snags and downed logs were observed.
2) Monotyoic Himalayan blackberry. This habitat type is found throughout the
southwestern portion of the site, and occupies most of the proposed
dent area. It consists almost entirely of Himalayan blackberry, with a
few widely scattered trees and small patches of reed canarygrass (Phalaris
arundinacea) and Japanese knot weed (Polygmum cuspidatum).
Wildlife species observed during the limited site review included the American robin,
song sparrow, black capped chickadee, and black tailed deer. However, the number
of wildlife species that utilize the site is likely much higher than the number actually
observed due to the seasonality and secretive nature of most wildlife species.
The project site likely provides habitat for a variety of small mammals such as mice,
shrews, bats, weasels, and squirrels that are commonly found within primarily
forested habitats of the suburban Puget Sound area. Other mammals that likely
utilize the site include the raccoon and Virginia opossum.
David Parry
March 26, 2007
Page 3
Unobserved bird species that likely utilize the property on a regular or occasional
basis include the Steller's jay, American crow, winter wren, Bewick's wren, bushtit,
dark -eyed junco, spotted towhee, rufous hummingbird, red -breasted sapsucker,
northern flicker, hairy woodpecker, and a variety of sparrows, kinglets, warblers, and
nuthatches. Although no raptors or raptor nests were observed during the field
investigations, the site is possibly utilized, at least occasionally, by raptors such as
the red-tailed hawk, Cooper's hawk, sharp -shinned hawk, western screech owl,
barred owl, and bald eagle.
Unobserved reptiles and amphibians that are likely to utilize the site include garter
snakes (Thamnophis sp.), northern alligator lizard, Pacific chorus frog, and a variety
of salamanders.
The site is somewhat limited in its value as a wildlife corridor due to its isolation as a
habitat area. Surrounding development includes Interstate Highway 405 to the east,
warehouses and light industrial t the north, Lake Washington Blvd. N to the west,
multi -family residential to the southwest and single-family residential to the
southeast.
Threatened and Endangered Species and Habitats
The Washington Department of Fish and Wildlife was contacted for their Nongame
Heritage data and Priority Habitats and Species (PHS) data for the project site and
on all adjacent sections. According to this data base system, May Creek contains
both anadromous and resident populations of priority Kish species. No other state
endangered, threatened, or sensitive wildlife species or habitats have been identified
on the site, nor were any identified during the field investigations.
May Creek
As previously discussed, May Creek flows from east to west through the central
portion of the site. May Creek is mapped as a Class 2 stream by the City of Renton.
May Creek is also considered a Shoreline of the City and that portion of the creek
located on the site has been designated as Urban Environment. It is my
understanding that a minimum setback of 25 feet from the ordinary high water of the
creek is required for residential structures within the Urban Environment under the
shoreline regulations_ It is also my understanding (based on personal
communications with the project team) that the City of Renton has confirmed that the
shoreline regulations determine the required setbacks from the creek and not the
critical areas ordinance. Since the project proposes a 50-foot buffer- from the edge
of the creek, it would be in compliance with the shoreline regulations.
David Parry
March 26, 2007
Page 4
If you have any questions regarding the wildlife habitat assessment, please give me
a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
Cc: Jim Hanson
WETLANDS AREA h'
ARE,O A= 6�i3 S.F.
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AREA= 24,593 5?.
WETLANDS ,AREA r%52 � ` :. - - . V . ' . / i/i r \� `•
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MONOTYPIC
.. HIMAALAYAN WETLANDS AREA WB3
BLACKBERRY ARF,A= 22,926 s F./
AREA OF 40% OR
CPPZATER SLOPE
AREA- 1,360 S.F.
AA ((�� A FIGURE I. HABITAT TYPES 5c
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Cultural Resources Management Services
5418 20th Avenue NW, Suite 200, Seattle, WA 98107
March 19, 2007
Jim Hanson
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
sociates, Inc.
Re: Cultural Resources Review for the May Creek Development, King County, Washington
Mr. Hanson,
Per your request, Northwest Archaeological Associates, Inc (NWAA) has reviewed the above
referenced project for its potential to affect cultural resources. The review consisted of
checking site and survey records at the Washington State Department of Archaeology and
Historic Preservation (DAHP); King County Historic Preservation Office; Renton Historical
Museum; and University of Washington Libraries. NWAA also reviewed early maps for roads,
trails, structures and changes to the natural environment_ The following sections summarize
the natural and cultural history of area and concludes with a provability estimate for cultural
resources within the project area and recommendations for identifying potential resources.
Project Description and Location
The proposed May Creek Development (parcel 3224059081) will be a single-family residential
development located in north Kennydale approximately two miles north of Renton, Washington
in Section 32 of T. 24N., R. 5E., Willamette Meridian (Figure 1). The parcel consists of five
acres located near the outlet of May Creek along the east shore of Lake Washington between I-
405 and Lake Washington Boulevard (Figure 2)_ The proposed development will consist of 10
to 12 lots that will be constructed along the hillside immediately south of May Creels. A 50-foot
buffer will be maintained along May Creek and designated wetlands will be avoided during
construction_ The property north of May Creek (parcel 3224059043) will be left as open space.
Environmental and Cultural Background
While most of the parcel (forested hillside) has probably remained relatively unchanged for
some time, the May Creek delta and vicinity has experienced profound changes during the pre -
contact, ethnographic and historic time periods. Prior to the completion of the take
Washington Ship Canal in 1916, the level of Lake Washington was approximately nine -feet
higher than it is today. The mean water level of Lake Washington also fluctuated by as much
as seven feet over time due to changes in hydrology -and tectonic events that affected the lakes
outflow near Renton (Chrzastowski 1983). Earthquakes during the past 7000 years have
triggered underwater slumping, landslides, ground elevation changes, and tsunamis.
Tel: (M) 781-1909
Fax: r") 781-0154
Email mshong@northwesiamh.com
Cultural Resources Review for the May Creek Development 2
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Northwest Archa"docal Associates Inc. March 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
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Cultural Resoumes Review for (he Mrav Cnaek Development 4
A massive earthquake on the Seattle Fault 1100 years ago caused a forested hillside on the
southeast comer of Mercer Island to slide into Lake Washington (Atwater and Moore 1992).
This landslide, located just west of the project area, likely produced large waves that washed
over the May Creek delta. Changes to Lake Washington's shoreline are illustrated in an early
newspaper article written for the Town Crier. Carter (1917) stated that after Lake Washington
was lowered, a muddy delta was exposed at the mouth of May Creek. Carter reported that the
previously submerged landform was covered with tree stumps wom smooth to the ground level.
Carter also noted evidence of ancient campfires, or cooking features along the former shoreline
evidenoed by piles of rocks "cracked and broken by fire° in association with "charcoal in a
perfect state of preservation."
The project is within the traditional territory of the Duwamish, a Whulshootseed-spealdng
people who occupied villages along Elliot Bay, Salmon Bay, Lake Washington and along the
Duwamish, Black and Cedar rivers. Duwamish settlements were loosely connected through
social and political alliances. The Duwamish also maintained dose relations with neighboring
groups including the Snoqualmle, Suquamish, Puyallup and people living on the upper Green
and White rivers (Ballard 1951; Smith 1940). The Xalwlabc, or "Lake Indians' maintained a
separate identity from the Duwamish-proper, whose primary villages were located along the
Blade and Cedar rivers in Renton (Ballard 1929; Smith 1940).
The Lake-Duwamish village CbefF, a permanent settlement with at least two houses, was
located at the mouth of May Creek immediately north of the project area. The Whulshootseed
place name is roughly translated to "place where things are dried," or `dry house." Duwamish
informants in the early 20* century indicated that great quantities of red fish were taken at this
point (Waterman ca. 1920). The term 'red fish" is a reference to sockeye salmon taken
annually at this spot, probably by means of traps and weirs. The harvested fish were cooked
and dried on racks for immediate consumption, or prepared for winter storage in cedar plank
smokehouses (Smith 1940). The marshy setting at May Creek would also have been ideal
conditions for wapato, or Indian potato, an important food resource of the Duwamish and other
indigenous groups.
The Lake Indians were considered part of the larger Duwamish Tribe by the U.S. Government
and were subsequently assigned to five on the Port Madison Indian Reservation as a condition
of the Point Elliot Treaty of 1855 (Ruby and Brown 1992). The inhabitants of Cbaff probably
occupied their village for several years after 1855, however the pressure from Indian agents to
relocate to reservations combined with the influx of Eunoamerican settlers prompted Cboaf r to
be abandoned sometime before 1864. U.S. Government surveys in 1864 and 1865 recorded
an Indian Village on the Black River in Renton, however no village is recorded at May Creek,
suggesting the inhabitants of Cbeff had moved to reservations, or had settled elsewhere by
this time.
In 1875 James and Clarissa Colman purchased a 160-acre homestead bisected by May Creek
from Jeremiah Sullivan, who had acquired the property from the U.S. government several years
earlier (Fawcett 1979; McDonald 1979). The Colman's built a house where they lived with their
four children until his death in 1886 (McDonald 1979). Clarissa maintained ownership of the
property after .lames' death, however the property remained unused for several years. The
Clarissa Colman diaries make several references to Indians hunting, fishing and canoeing in
the vicinity of May Creek suggesting the area remained an important destination for the local
indigenous population (Coleman 1890). In 1903 the Northern Pacific Railroad acquired a right-
of-way through the Colman property and two years later constructed a spur line connecting the
town of Woodinville with Renton. Five stations were constructed along the spur line including
llkwOnvest Archasoto9W Assomtas Inc. March 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
Cultural Resources Review for the May Creek Development 5
one at May Creek (Bowden et al. 1997). Beginning in 1908 the Colman's began selling off
parts of the family homestead including parcels that would eventually become the Reilly Tar and
Chemical Corporation, Sound Timber Company and the Barbee Mill. Residential lots were also
sold including the Garden of Eden Tracts, which later became Kennydale (McDonald 1979;
Slauson 1976).
Historic Map Review
A review of historic and Contemporary maps show significant changes to the lower May Creek
vicinity including an expanded delta, changing stream course, and increasing development.
The first govemment survey of the area in 1864-1865 recorded an Indian trail connecting the
mouth of Honey Dew Creek (May Creek) to the confluence of the Cedar and Black River in
Renton (another Duwamish village site) (Figure 3). The trail was part of a larger system that
connected the Duwamish with interior Salish and Sahaptin-speaking peoples of the Plateau.
The 1902 Geodetic Survey map shows a large marsh at the mouth of May Creek and a
homestead including two buildings, plowed fields and a dock within and adjacent to the project
area (Figure 4). It is unclear if this is the original Colman homestead. The 1920 Army Corps of
Engineers map shows that the May Creek delta and shoreline expanded by 300 to 600 feet
after the lake was lowered in 1916. Historic maps produced between 1864 and 1920 show May
Creek meandering within 200 feet of its historic channel, however by ca. 1940, the creek had
been channelized 500 feet to 1000 feet south of its historic course.
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Figure 3. Genera# Land Office survey plat showing historic features in relation to the project area, 1865.
Northwest Archaeologkal Associates Inc. March 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
Cy&wal Resources Review for the May Creek Development 6
Historic Shoreline
Modern Shoreline
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0 40 160
urared s+eWes coeQ a Geodetic swvay topographic sheet T 2sos; meters
f as shore or Labe Vdashington. Meyds "Wr i Bay to Mey Crnet, feet
e, Vlkrairinglon, �ao2; scale: �:to,000 0 100 500
Figure 4. US Coast & Geodetic Survey T-Sheet, 1902, showing the historic shoreline and course of May
Creek, and structures within the project area.
Northwest Archaeological Associates Inc. March 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
Cultural Resources Review for the Mlay Creek Development - - - _ 7
Previous Archaeological Investigations
Because most property along Lake Washington is privately owned, few cultural resources
studies have been conducted along the lake. Consequently, no pre -contact archaeological site
has ever been recorded along Lake Washington, despite numerous ethnographic and historic
references to Duwamish Indian villages along the shoreline. Several pre -contact archaeological
sites have been recorded in the town of Renton, three miles south of the project, spanning the
time period between ca. 1860 and 400 AD (Chatters 1981, 1988; Lewarch 2006). Several
anecdotal accounts of Native American artifacts have been noted within one -mile of the project
including a report of two red -jasper projectile points found on the Mach on the southeast side
of Mercer Island (King County 1978). Additionally, a local resident stated that Native American
artifacts, including glass trade beads, were found near May Creels during construction of 1-405
and that the University of Washington (UW) investigated the discovery (Paul Dravland, personal
communication 2007). An inquiry with the UW confirmed that a collection of glass beads, a
button and several other hems were collected from a burial between Renton and Bellevue along
Highway 2-A (now 1-405) during construction. The items were collected by a local resident and
subsequently given to Douglas Osboume at the Burke Museum (Laura Phillips, personal
communication 2007).
Several archaeological surveys have been conducted within approximately one -mile of the
project, however none have identified significant cultural resources. Lorenz (1976) conducted a
survey for a sanitary sewer line extension along May Creek which terminated at the junction of
May Creek and 1-405. Archaeological and Historical Services conducted two surveys in the
area including a proposed park -and -ride in northeast Renton (Robinson 1983) and a survey of
SR 900 in the upper May Creek Valley (Robinson 19110). Murphy (2003) monitored a 2000 foot -
long stormwater pipeline along Lake Washington located just north of the project area, however
no significant cultural material was observed.
Table 1. Cultural Resources Surveys Within Approximately One -Mile of the Project.
DATE AUTHOR TITLE LOCATION
1976 Lorenz, Thomas Archaeological Assessment, Army Corps of Engineers, Permit No. 071-OYB-1- 0.1 mile east
002916, Phase I, May Creek Interceptor, METRO" County Water District
1983 Robinson, Joan An Archaeological Reconnaissance of the Renton Highlands Park and Ride Lot, 1.8 miles SE
Renton, Washington
1990 Robinson. Joan A cultural Resources Survey of SR 900: Junction 5E may Valley Road, King County 1.6 miles
Washington east
1991 Bowden, Bradley Cultural Resource Assessment JAG Development. King County, Washington 50 feet north
2003 Murphy, Laura Final Ripley lane Pipeline Excavation Project (CIP#200799) Archaeological Resources 0.75 mile NE
The closest and most comprehensive cultural resources assessment was conducted
immediately north of the current project area. Bowden et al. (1997) conducted a survey fur the
JAG development, a proposed 60-acre mixed -use complex located immediately north and west
of the project on properties including the former Barbee Mill, Pan Abode Cedar Homes, Port
Quendal Log Yard and Baxter Property. At the time of the survey, approximately 90% of the
JAG development project area was not available for inspection as it was either paved, or
contained existing structures. The remaining 10% of the property was shovel tested to depths
reaching approximately one -meter (three feet). Fill, ranging between 30-90 cm (1-3 feet) thick,
was encountered in 10 of the 12 excavated shovel proves and four of the probes were
terminated before native sediment was encountered. A single fire -modified rock was
encountered in a probe excavated on the Pan Abode Cedar Homes property located
Northwest Archaeological Associates Inc. March 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
Cultural Resources Review ford* May Creak Devel nt 8
approxdmately 500 north of the project and represents the only evidence of Native American
activity encountered during the investigation (Bowden et al. 1997)_
Field Reconnaissance
Field reconnaissance was conducted on February 26, 2007. The intent of the field visit was to
gage the potential for cultural resources within the project area. At the time of the survey the
parcel was heavily overgrown with Himalayan blackberry, however several paths were cleared
through the vegetation by surveyors hired by the project proponent. No pre -contact, or historic
cultural resources were observed during the brief field visit, however no subsurface testing was
employed.
The project area is dominated by gently sloping to steeply sloping topography with some level
areas adjacent to May Creek. Channelization of May Creek is evident from a large, gravel
spoils pile along the southern margin of the creek. The near -surface sediments were observed
in the stream bank, tree tips, and in rodent burrows and consist of approximately 30 cm (12-
inches) of coarse sand overlying dense gravels. Cottonwood and red alder dominate the creek
margin while some cedar, fir, and big -leaf maple occur along the hillside. The understory is
dominated by Himalayan blackberry, sword fem, salmonberry, and tall grass (Figure 5). Skunk
cabbage was observed within designated wetlands in the central and eastern portions of the
property. A small clearing (area void of large trees) was observed in the westem half of the
parcel and corresponds to the location of a building shown on a 1902 map. Three very old fruit
trees were observed just west of the clearing supporting map references indicating the project
parcel encompasses part of an old homestead --possibly the Colman homestead.
Figure 5. Overview of the project area showing vegetation and typical conditions; view to the north.
!Northwest Archaeological Associates Inc. March 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
CuMiral R esoumn Review lbr the Alay Croak Deve/opnaeW 9
Conclusions and Recommendations
The proposed May Creek Development project area has a moderate to high probability for pre -
contact cultural resources based on the natural setting and proximity to a Native American
village site. The western hall' of the project has the highest potential for pre -contact cultural
resources based on the gentle slope and proximity to lake Washington. The sloping landform
would not have been ideal for long-term habitation, however activity areas associated with the
former village of CbaPf" could be present. Activity areas could be represented by
commmtradons of fire -modified rock and charcoal -stained sediments. Isolated artifacts, or
cvncx�ndMM" of artifacts could also be present and may ode projecft points, edge
modified cobbles and lakes, 111hic waste flakes and adze blade fragments. Native American
burials are also possible based on the proximity to Cba& and because the area may have
offered the closest high -ground. The project area also has a high probability for historic cultural
resources based on early settlement and historic maps showing buildings within and adjacent to
the parcel. Expectations for historic cultural resources within the proj®d parcel include refuse
pits and privy rniddens (abandoned outhouses). These features can contain historic artifact
assemblages that are considered significant under Federal criteria and can oontribute to the
understanding of hisbric settlement in the region.
Based on the high probability for bath pre -contact and historic cultural resources it is strongly
recommended that a cultural resources assessment be conducted Prior l o construction. The
most efticent and cost-effective means of identifying significant cultural resources would be
through nux1 apical exploration of western half of the project.. Please be advised that cultural
resources are protected under the Archaeological Sites and Resources Act [RCW 27.53) which
prohibits excavating or disturbing prehistoric and historic archaeological sites on public or
private land and the lrr ftn Gravies and Records Act [RCW 27.441 which prohibits destroying
American Indian graves and provides that inadvertent disturbance through construction or other
activity requires re4riterment under supervision of the appropriate Indian tribe.
I hope this letter sufficiently addresses your needs for determining the potential for cultural
resources within the proposed May Creels Development project area. Please do not hesitate to
contact me or Chris Miss with any questions or concerns regarding this letter, or the
recommendations made herein.
Sincerely,
Michael Shong
Staff Archaeologist
'A � �L .
Christian J. Miss
Principal Investigator
!Northwest Archaeological Associates Inc_ March 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
ti
Cultural Resources Review for the May Creek Developrnent 10
References Cited:
Atwater, Brian and A. L. Moore,
1992 A tsunami about 1000 years ago in Puget Sound, Washington: Science, v. 258, no.
5088, pp. 1614-1617.
Ballard, Arthur Condict
1929 Mythology of the Southern Puget Sound. University of Washington Publications in
Anthropology 3(2):131-150. University of Washington Press, Seattle.
1951 Deposition on Oral Examination of Arthur Condict Ballard, November 26, 27, 28, 1951,
Seattle, Washington. Before the Indian Claims Commission of the United States. The
Muckleshoot Tube of Indians on Relation of Napoleon Ross, Chairman of the General
Counct7, Claimant, VS. The United States of America, Defendant.
Bowden, Bradley, Leonard Forsman, Lynn Larson, and Dennis Lewarch
1997 Cultural Resource Assessment, JAG Development, Kng County, Washington.
Submitted to CNA Architecture, Bellevue, WA. , Prepared by LAAS,Ltd, Seattle, WA.
Technical Report #97-7 (R) 2 copies_
Buerge, David
1984 Indian Lake Washington. Published in the Seattle Weekly, August 1st, pp. 29-33
Carter, M. J.
1917 Lake Washington's New Beach Line. Town Crier April 14, 1917
Chatters, James
1981 Archaeology of the Sbabadid Site, King County, Washington. Office of Public
Archaeology, Institute for Environmental Studies, University of Washington
1988 Tualdad Attu: A e Century Village on the Black River, King County, Washington.
Report prepared for First City Equities, Seattle by Office of Public Archaeology,
Institute for Environmental Studies, University of Washington.
Chrzastowski, Michael
1983 Historical Changes to Lake Washington and Route of the Lake Washington Ship Canal
King County, Washington. Water Resources Investigation Open -File Report 81-1182.
Colman, Clarissa
c. 1890 The Colman Diaries. Excerpts from the diaries between 1888 and 1890. Provided
courtesy of the Eastside Heritage Center, Bellevue Washington.
Dravland, Paul
2007 Personal communication. Phone conversation with Mr. Dravland (Renton resident) on
February 261' regarding a report of Native American artifacts found near May Creek
during construction of 1-405.
Fawcett, Clarissa M.
1979 Colman Family History. Letter from Clarissa Fawcett to the Renton Museum on March
30. On file at the Renton Historical Society, Renton, Washington.
Northwest Archaeological Associates Inc. March 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
Curtural Resources Review for the May Creek Development 11
King County
1978 King County historic database reference number 01011. Report filed by Hat Kennedy
of local resident finding two "red stone projectile points on the southeast side of
Mercer Island.
Lewarch, Dennis
2006 Renton High School Indian Site (45KI501) Archaeological Data Recovery, King County,
Washington. Submitted to Renton School District No. 403 by Larson Anthropological
Archaeological Services, Gig Harbor, Washington. LAAS Technical Report #204-11
Lorenz, Thomas H.
1976 Archaeological Assessment, Army Corps of Engineers, Permit No. 071-0 YB- 1-002916,
Phase 1, May Creek Interceptor, METRO#Qng County Water District. Letter submitted
October 13°i, to Moore, Wallace and Kennedy, Inc., Seattle by the Office of
Archaeology and Historic Preservation.
McDonald, Lucile
1979 The Lake Washington Story. Superior Publishing Company, Seattle.
Murphy, Laura and Lynn Larson
2003 Final Ripley Lane Pipeline Excavation Project (CIP#200799) Archaeological Resources
Monitoring. Prepared for Parametric Inc., by Larson Anthropological Archaeological
Services Gig Harbor, Washington.
Phillips, Laura
2007 Personal communication. Email correspondence with Ms. Phillips (Collections Manger
at the UW Burke Museum) on March 11' and 151h regarding the possibility of an
archaeological investigation near May Creek by the UW.
Robinson, Joan M.
1983 An Archaeological Reconnaissance of the Renton Highlands Park and Ride Lot,
Renton, Washington. Letter submitted October 5' to Mr. Doug Murdock, Washington
Department of Transportation by Archaeological and Historical Services, Cheney.
1990 A cultural Resources Survey of 5R 900: Junction SE may Valley Raod, King County
Washington. Prepared fro the Washington Department of Transportation, Seattle by
Archaeological and Historical Services, Cheney.
Ruby, Robert H. and John A. Brown
1992 A Guide to the Indian Tarbes of the Pacific Northwest (Revised). University of
Oklahoma Press, Norman and London.
Smith, Marian W.
1940 The Puyallup-Nisqually. Columbia University Contributions to Anthropology, Volume
32. Columbia University Press, New York.
Slauson, Morda
1976 Renton, From Coal to Jets. Published by the Renton Historical Society, Renton.
Northwest Archaeological Associates Inc. March 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
Cultural Resources Review for the May Creek Development 12
United States Coast and Geodetic Survey
1902 Topographic Sheet T-2608; East Shore of Lake Washington Meydenbauer Bay to May
Creek, Washington.
United States Surveyor General
1864 General Land Office Map, Township 24 North, Range 5 East, Willamette Meridian.
Washington State Department of Natural Resources, Olympia
1865 .General Land Office Map, Township 23 North, Range 5 East, Willamette Meridian.
Washington State Department of Natural Resources, Olympia
Waterman, T.T.
c. 1920 Puget Sound Geography. Original Manuscript from T.T. Waterman. Edited by Vi
Hilbert, Jay Miller, and Zalmai Zahir 2001. Lushootseed Press, Zahir Consulting
Services, Federal Way, Washington.
Northwest Archaeologrcal Associates Inc. Mares, 19, 2007
CONTAINS CONFIDENTIAL INFORMATION NOT FOR GENERAL DISTRIBUTION
d�V
C1�0F;'(,g1VN
PACIFIC NORTHWEST TITLE COMPANY
OF
2215WColumbiaNStreet APB ��']0?
Seattle, Washington 98104-1511
Senior Title Officer, Mike Sharkey (mikesharkey@pnwt.com) ���`4/
Title Officer, Curtis Goodman (curtisgoodman@pnwt.com)
Assistant Title Officer, Charlie Bell (charliebell@pnwt.com)
Unit No. 12
FAX No_ (206)343-1330
Telephone Number (206)343-1327
Hanson Consulting
17446 Mallard Cove Lane
Mt. Vernon, Washington 98274
Attention: Jim Hanson
Your Ref_: 4008 Meadow Avenue N.
PLAT CERTIFICATE
SCHEDULE A
GENTLEMEN:
Title Order No_ 634519
CERTIFICATE FOR
FILING PROPOSED PLAT
In the matter of the plat submitted for your approval, this Company has
examined the records of the County Auditor and County Clerk of King
County, Washington, and the records of the Clerk of the United States
Courts holding terms in said County, and from such examination hereby
certifies that according to said records the title to the following
described land:
As on Schedule A, page 2, attached.
IS VESTED IN:
THE ROB-CLARISSA PARTNERSHIP, as to a portion of said premises and
CLARISSA M. FAWCETT, as her separate estate, as to the remainder
SUBJECT TO THE FOLLOWING EXCEPTIONS:
As on Schedule B, attached hereto.
CHARGE: $250.00
TAX: $ 22.00 TOTAL CHARGE: $272.00
RECORDS EXAMINED TO: September 26, 2006 at 8:00 a.m.
ACIFIC NORTHWEST LE COMPANY OF
ASH GTON, INC.
Mike Sharkey
Senior Title Officer
Unit No. 12
Order No. 634519
PLAT CERTIFICATE
SCHEDULE A
Page 2
The land referred to in this certificate is situated in the State of
Washington, and described as follows:
Lots 1 and 2, City of Renton Lot Line Adjustment Number LUA-05-069-
LLA recorded under Recording Number 20051012900009, said lot line
adjustment being a portion of Government Lot 1, Section 32, Township
24 North, Range 5 East, W.M., in King County, Washington.
END OF SCHEDULE A
PLAT CERTIFICATE
Schedule B
GENERAL EXCEPTIONS:
Order No. 634519
1_ Rights of claims of parties in possession not shown by the public
records.
2. Public or private easements, or claims of easements, not shown by
the public record.
3. Encroachments, overlaps, boundary line disputes, or other matters
which would be disclosed by an accurate survey or inspection of the
premises.
4. Any lien, or right to a lien, for services, labor or material
heretofore or hereafter furnished, imposed by law and not shown by
the public records, or Liens under the Workmen's Compensation Act
not shown by the public records.
5. Any title or rights asserted by anyone including but not limited to
persons, corporations, governments or other entities, to tide lands,
or lands comprising the shores or bottoms of navigable rivers,
lakes, bays, ocean or sound, or lands beyond the line of the harbor
lines as established or changed by the United States Government.
6. (a) Unpatented mining claims; (b) reservations or exceptions in
patents or in Acts authorizing the issuance thereof; (c) water
rights, claims or title to water.
7. Any service, installation, connection, maintenance, capacity, or
construction charges for sewer, water, electricity or garbage
removal.
B. General taxes not now payable or matters relating to special
assessments and special levies, if any, preceding the same becoming
a lien.
9. Indian tribal codes or regulations, Indian treaty or aboriginal
rights, including, but not limited to, easements or equitable
servitudes.
PLAT CERTIFICATE
SCHEDULE B
Page 2
SPECIAL EXCEPTIONS:
Order No. 634519
1. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE: Newport Hills Sewer District and The
Municipality of Metropolitan
Seattle, municipal corporations
PURPOSE: Sanitary sewer
AREA AFFECTED: Easterly portion of said premises
RECORDED: June 23, 1971
RECORDING NUMBER: 7106230529
2. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NUMBER:
City of Renton, a municipal
corporation of King County,
Washington
Public utilities
Portion of said premises
March 7, 1973
7303070370
3. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NUMBER:
City of Renton, a municipal
corporation of King County,
Washington
Public Utilities
Portion of said premises
March 7, 1973
7303070371
4. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE: City of Renton, a municipal
corporation of King County,
Washington
PURPOSE: Public utilities
AREA AFFECTED: Easterly portion of said premises
RECORDED: October 8, 1975
RECORDING NUMBER: 7510080741
(continued)
4b 0
Order No. 634519
PLAT CERTIFICATE
SCHEDULE B
Page 3
5. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING,
BUT NOT LIMITED TO, THE FOLLOWING:
GRANTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NUMBER:
City of Renton, a municipal
corporation of Icing County,
Washington
Public utilities
Easterly portion of said premises
October 8, 1975
7510080743
6. RELINQUISHMENT OF ACCESS TO STATE HIGHWAY AND OF LIGHT, VIEW AND AIR
BY DEED TO STATE OF WASHINGTON:
RECORDED: February 14, 1952
RECORDING NUMBER: 4210056
7. RELINQUISHMENT OF ACCESS TO STATE HIGHWAY AND OF LIGHT, VIEW AND AIR
BY DEED TO STATE OF WASHINGTON:
RECORDED:
RECORDING NUMBER:
February 16, 1956
4673375
B. Matters disclosed on a survey recorded under Recording Number
7610129015, a copy of which is hereto attached.
9. Matters disclosed on a survey recorded under Recording Number
7707159003, a copy of which is hereto attached.
10. Right of the state of Washington in and to that portion, if any, of
the property herein described which lies below the line of ordinary
high water of the May Creek.
11. Any prohibition of or limitation of use, occupancy or improvement of
the land resulting from the rights of the public or riparian owners
to use any portion which is now or has been formerly covered by
water.
12. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1,
IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID:
YEAR: 2006
TAX ACCOUNT NUMBER: 322405-9081-02
LEVY CODE: 2157
AFFECTS: Lot 1
CURRENT ASSESSED VALUE: Land: $411,600.00
Improvements: $0.00
(continued)
Order No. 634519
PLAT CERTIFICATE
SCHEDULE B
Page 4
AMOUNT BILLED
GENERAL TAXES: $4,916.59
SPECIAL DISTRICT: $2.04
$10.00
TOTAL BILLED: $4,928.63 PAID: $2,464.32 TOTAL DUE: $2,464.31
13. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1,
IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID:
YEAR:
2006
TAX ACCOUNT NUMBER;
322405-9043-09
LEVY CODE:
2151
AFFECTS:
Lot 2
CURRENT ASSESSED VALUE: Land: $314,400.00
Improvements: $148,000.00
AMOUNT BILLED
GENERAL TAXES: $5,523.40
SPECIAL DISTRICT: $1.86
$10.00
TOTAL BILLED: $5,535.26 PAID: $2,767.63 TOTAL DUE: $2,767.63
14. Terms and conditions of the partnership/joint venture agreement, and
any amendments thereto, for The Rob -Clarissa Partnership.
15. Matters of record, if any, against the names of the undisclosed
partners/joint venturers which may affect the interest of the
following partnership/joint venture:
The Rob -Clarissa Partnership
16. Matters which may be disclosed by a search of the records against
the name of the spouse of Clarissa M. Fawcett, if married.
END OF SCHEDULE B
Title to this property was examined by:
Dave Clasen
Any inquiries should be directed to one of the title officers set forth
in Schedule A.
DO/81122801782/8310210965
4b 0
Lot Line Adjustment No. LUA-05-069-LLA
ME. TABLE
LWAX
U -A TED
LOT 2
�.LOTI
J.!DT 2
a
a t6
PACIFIC NORTHWEST T=
Company of Washington, Inc.
LoT A
Order No. 634519
IMPORTANT: This is not a Plat of Survey. It is furnished as a
convenience to locate the land indicated hereon with reference to
streets and other land. No liability is assumed by reason of reliance
hereon.
N
I
i
Q U I -T - C L A I i1 O-.E�.E �.
. _ �
THIS INDENTURE; Made tu.os'' �2 ,d day of a.} '
in the year of our Lord, One Thousand Nine HundregTity�One '
Between ROBERT A. PAWCETT and CLARISSA Ek--FAWCETT, husband and
wife, the parties of the first pa-t and TKk ROB-CLARISSA PARTNERSHIP,
the party of the second part:
WITNESSETH':- That the -'said parties: of the first part, for and iri .
consideration of the sum of ONE DQLLAR AND OTHER VALUABLE CONSIDER-
ATION to them in hand paid by the said party of the second part,
the receipt whereof is hereby ackowledged, do by these.presents,
remise, release, and 'forever quitclaim unto the said party. of the
second part and to its"heirs and assigns all right title, interest
and estate of said parties.in and to all the certain lot, piece
or parcel of land situate lying and be.ng,-in the County of King,
State of Washington, and particularly described as follows, to wit:
That portion of Goi.'r::ment Lot 1, Section 32, Township
24 Forth, Range 5 E.W. described as follows: Beginning
on the east line of Government'Lot 1, South 1042'13"
west 30 feet from -the northeast corner thereof 8hence
south 1042'13"-west-963.80 feet thence north 88 43155"
west 6C4,44 feet thence south 10T1'02" west 329.-55 feet
to'a point'T1 fSet north of south -line of said Lot 1
thence north 88 48' 58" west 20 fSet. thence north 1011 , 02"
east 151.5$ feet thence north 53 5f''5"•west 416.57-feet
thence north 77 10'30 west 405..- easterly
RA of Lake Washington Boulevard•thence north
30 56'13"e•ast along sa.d easterly. margin 907.39 feet
thence: on Curve° to right' Radius 65.49.feet distant 68.84
:. feet to point 38 feet soot} of north line of Lot 7
thence siout�h88 50'10" east 907.541 feet to beginning:
Liss Couftty Roads, Less State Highway,' .ass -pardon ,
westerly -of Stat8 Highway 2-A and northerly of line
running, north 62 59105" west from point'986.45 feet
south -of! northeast corner of said Government Lot,
exciept`.the following, part: TSegin at a paint 125: feet
=distant Easterly, whei► measured at right.:angles and/or
radi ally from.the_Center Line Survey of Primary_State
Highway No, 1, Renton to Kennydale at H-ig'hway: Eng ineer
.Station:451,106'.1 T.S.: thence Norheasterly.315'feet,
more or le$s,'to a point 250 feet distant Easterly,`
when measured radically from said Center Line.at°8ighway
E3igineer'-s. Station 454/06.1. S.C. ; thesice Northeasterly
380 feet, more or less, :o a point 510 distant South-
easterly, when measured radi.ally-from said ^.enter Lie
at aighWay_ Engineer's Station 457,150, -and the end of -
this line description,.situated in the Co+lnty of King,
State of Washington. .
TOGETHER with ;all and si.dgular 'the tenements„ herediaments. and `
appurtenances'thereunto belonging, or in -anywise appertaining,
and.the`reversioh'and reversions, remainder and remainders,
rents, issues and profits thereof.
O HAVE AND TO HOLD.'all and singular the said premises, together.
with the appurtenances- unto said party- of the second part and
to.its.heirs and assigns forever.
KING C.'IJkT"
NC E�t;1SE7,f'
�.�F•S_I • _ ' �� � ems._
}
= z
f
IN WITNESS waEREOF, The said parties of the first part have
hereunto .set --their hands -arid seals the Say and. year first
- above written.
ROBER A. FAWCETT _
�CLARISSA .M. FP.WCHTT
i On this -day of , 1982. _. before me
j O personally appeared ROBER A a__ TT APiD CLMSSA M. FAWCETT, to
roe known as the persons described in, and whd executed, the
=.- foregding instrument, and acknowledged that.they executed the
r4 ." s their free act and deed,
NOTARY PUBLIC "
•_ << STATE OF r
_ COUNTY OF Jivers id
-MY 0--MISSION. WIRES.
Request at
9toz
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-YSGnai represnntative or the estate of
_ R606tt -A. YXQFW'--L7—
C"o.l"%v dif _ �sn7 - -- �4.t�,i.i� �,•�► i•,r .m,f tin Dne Dollar
V4 - a-
!':AR}.55A H. 1'Awti'F.TT
cr►ll4t'y _ _ .1nrj tl,ftl-l.l.tim _ lu
of _ 4008 Meadow Avenue )forth �
in C;il} at pen'On _ Cuuniti uT #' State of wash#neltnt: ,
RU ink. eat in the futlowtax destnbed Real F;slatu.
M7ftion of Gaweramrnt. Let 1. Soct&cm 32. 'Cowaahi 24 Ilorth. Range S East. W.M. deSCribod d*
o.sr - Begqinning at 6 point tiff the eclat iine or said Lot from xniah the northeast corner t"96-
of bears rlortts 1, 47, 13" Faa% a distance of 993.80 foot, and runbiuy thence South It 42' 131M%"t,.
along the [rest i3w. fit rairi Lot, 34G.55 Feet t,v 0-0 �b :t'Ltnt' • "n't. the-Ce0f : thrx e. aia= the
south line df said Lac, Iforen 8s" 481 10' Kett $41.35 feoti thence Borth V 11" 02- rest 340055
'Pr, Lhit-ce ab.th -E- 6" 5.' r r: S+`.d' feat .e the paint of bo-715:ing, `•ze—"" tric Lharefssrs
that p60-:,,n of the above described !tent lyi^$ mirth vL Me fallowing ¢elrcrlbtd linrst *8s!ji1MLag -
et. a ¢hint 1 feet tlorth of the southea¢t Corner oC the tbove de:-ctil)ed ttavt afA rafla rl thawr .
.,-tally 559 feet, more ar JOSS, to a point ■fhiCh fa 13 f!VCC north ^t the south 11oe of jh4 t9gat
heret,eratove dessesibedg t.honee continuing westerly 52 feet, more of tars. Co a point [its the veeteri+f
linw 4f said tract distant i1 feet north of the south line of said Coveraram-9 Lot V , the Aftvd
deserlt*e parael of land containing 4.85 acres, jwce or less. AND Ya addition thorsta grant ff
perpetual easement of ingress " ageee s twenty t291) toot wide running north afsd ■oath adjaEifii:.
t0&thr fB2l width of the neat end at thr db*vt described [tact, ouch easement to be perpetftslly.
ava13ab3e to the grantors and grantees for lags ssa 3nv egresw ro their plopert:y situate adj'acont,
to the said twenty toot strip told AitAing an trieit hairs, exacutare pr astignt.
ANP AlPSD that stripp Of land Lxarty t70) Xoet in width, the east r-otmdasy line oC u!►iait •trip- is �•
th6 venC iine of t"t cettain pareel of land hotatafnre conv6vad W the above named pd ttiet of tile'•
second part and recorded in vof, 2492 of dfeds, page 179 records of sting County, WAlahington,,
AND that bil tK49 instrument do hereLf [suit 4
11 rtrlht title or intecoot In thb ¢rlvriadd 6( +-
ingreps and ag.:"v in the aforesa).. twenty (28) foot strip of land.
i
Situated to the trypunly nl ding . StalL off W�a3hington. }
DAted thi` _ Q day of y.�c�f� - )N_.[...✓ �__y
04
C f
oo 2-1 -
STATH OF WA HIN
roftnty of
King ss. (facrividftial Acknowledgmeafl
*ifs rAru (pour. in Anil for ihd State of wethingtOs.
r1n hrrrelry rertiry lhaf rib this dray of October .- 10 -M personally
a¢ arod befMe nit ,C2Azlssa !?}, ?awcett . - - to me known ro be the inJividual_.__. slearrfhed in and ti•ho execuled the within inalruffmat and
neknosvledged lbaf, ghee-- -- -- signpil The flame as._. her _ �—lrer. aril vnluntnry act
andAdt+d for the use_ anti purpusas heroin nianfinnrnt.
GIVEN I)NDF.K irlY}FANI)A1iDOFF[CIALSFAI ihi.S : l z daiyof October
to .83
in will! Yrrr The ;tilrin rr4 Wa.Aun}31nM. rr.siolinK at ■e.d's-, io e0141 6u0
J6 yrgl51,Fr1, , ;
A
Aft
0WACA rlrtra�{l�r�rfalrrrlN � '!
ti.. rrri tlto ffigb* f•a lfM1to", 'RA ice•• • -+
+1AftlI3+SL*fAj(4(ffKKrSWWnt PMkff7rr'r file •: Piz 01. I�Yr.rlrtlrll.tr,StrvFK
Branch :PNK,User :ODA2
P '-
After recording return to:
Title Officer: 12 Order: 634519
Comment: CLS
SMITH BROWN STERLING, P.S.
P o. Box 940
Fall City, WA 98024
•
Station Id :DFDU f
20060909003320.001
20050909003320
STEUMT TITLz OcD 33.eO
PAGMI OFFs 002
KI15-33
NG COUNTY , f A
QUIT CLAIM DEED"
The GRANTOR, CLARISSA M. FAWCETT, as Trustee of CLARISSA M. FAWCETT
LIVING TRUST dated August 14, 2002, does hereby grant and distribute to the GRANTEE, the
ROB-CLARISSA PARTNERSHIP, for ten dollars and other valuable consideration, without
warranty, all of GRANTOR's right, title and interest in that certain parcel of real property
commonly known as 4008 Meadow Avenue N„ Renton, WA 98056, and legally described as:
(SEE ATTACHED)
MUMMY RECORDING ONLY
Tax Parcel # 3224059043 No LIABILRY FOR VALIC_,Y
"3R AC^I}RACY A5SU.'.� }
Dated this 29th day of August, 2005
CLAMI SA M. FAWCETT, GRANTOR
STATE OF WASHINGTON) MIN. 1_,eceA, 6ove mkr%*--1- - 4 j
) ss, Townw,4 2M 0
County of King ) ec,-'e-e& 5— e. co.
On this day personally appeared, CLARISSA M. FAWCETT, to me known to be the
person, and who executed the within and foregoing instrument and acknowledged to
me that she signed the same as her free and voluntary act and deed for the purposes
therein mentioned.
GIVEN under my hand and official seal this 29th day of August, 2005.
dV��LC . &
Laura . Duvall
NOTARY PUBLIC in and for the State
of Washington, residing at: North Bend
My appointment expires: 9-9-08
E2153702
09/09/2905 15:32
KING( COUNTY, = 90
SALE E�.00
PAGE001 OF 001
KING,WA Page 1 of 2 Printed on 9/22/2006 12:56:01 PM
Document: DED QCL 2005.0909003320
$ranch :PNK,User :QDA2 Title Officer: 12 Order: 6345I9 Station Id :DF'DU
Comment; CLS 0
20060909003320.002
EXHIBIT A
............. _._.........
That portSt n Ica Gt►Va nr_ Lot '!, 9ect3. m 32, TOW05hip 24
-North,, Mmga E E.W. des=ibed a8 9011 wt 5 ginalag asp the vast
1#.ue Oi G"erumnt Lot 1, South i 42W13,0 west 30 feet from the
&*r haa$t cornos thereof 'thence south 1a42043- trust 9fi4.90 feet
theace north 83 48 455" west 644.44 feet tboxce south 3 1 1' 02"
bleat 329.S5 feet to a -point 11 fa0t uorth of Wrath%. liens !B iaai,d.
Lat 1 t S$ t=th 48' S8" waist 20 ftte0 th&=9 nartb I 1 V 92a
least 15708 fast theme north 53 55*450 vest 411S.57 best ttence
a6rth 77 34413V vast 408.2 fast to eaatesiy .margAA of Lake .-
Weakilm9 = 13013levars then=t3 north 30 66 91VA cast aloes said
eaatexly margin 5P07.,39 i=wet the=ia = auzve to right. Radixts
,6549 feet district 69.94 feet to p{ lztF 30 feet south Of uOrth
line of Lot 4 thence south 88 50' 10" east 901.54 :Seek to begAmning;
Less Cry Roads,, Lees State .Hlqyr Leas p=tivoa wo*. .W.of
5tet,0-Ui fhWay 2-4% and northerly al 7.1ne ruanlag north 62 59`05"
.west from point 986.45 feert south *E nort beAst cornet of said
Cvovt rMmat Lot, except the falZo%ria9` Fps Selin at a V044t
125 beet dist"t Easterly, whet, measured art right angles aacV*r
radi 411Y &M the Center Line Survey df ]PrIMWy State Highway
NO. 1: RiMton to Uxs'itydale at Highway Engi.tltsex Sxatloa 461;06.1
T S. i tines Northeasterly 3 15 feet, mwe or less r -to a point
i50 teat dtstaat $aaterly, Vhen M0aV=ftd xadially fzvat src3d
Caritex Lane 'at lalSbWay Zn9inaux"s Station 454,�i96.l 5;C.; the=e
rrortheastatly 360 feet., muyre or Leas, to a point 510 feat
dte-tatt Souttheasterly, when measured xadicsai3.y from ee.3.d
Ca tev Line at flighwV ftsri-neer'a StatUm 457;50, aced the and
of 'this litte description, situated in the County of Xing, State
tsf Washirrgt M.
KING,WA Page 2 of 2 Printed on 9122/2006 12:56:02 FM
Document: DED QCL 2005.0909003320
t a
UTILITY BAST-I'MrNT
The undersigned Grantor(s), his Weir„ successors and assigns
(hereinafter referred to as "Grantor") for vaivable consideration,
the receipt of which is hereby acknowledged, Hereby warrants,
'conveys and grants to Newport hills Sewer District, and to the
Municipality of Metrorolltan Seatt.1e, municipal corporations in
King County, %ashington, th^ir successors and assigns (hereinafter
together referred to as "Grantees") a periaanent easement over,
across„ alo.,, in, upon and under the following described tracts
1'1- bf land located in King County, washington:
(1) Tax Lot 43, in the HW 114 of Section 32, Township 24
17orth, 'Range 5 Last, H.1.1. , describcd as Eollo%Fs: Beginning
on the East line of Govt. Lot 1 in said Section 32 at a point
993,80 feet Soutrerly from the Northeast corner thereof; thence
South 1042113" hest along said Last line 340,55 £ect to the
Southeast corner of said Govt. Lot 1; thence North 89°49'50"
filest 641.35 feet; thence North 1°11'02'' East 340.55 feet;
thence sout)) SU-46'55" East 644.44 feet to the point of
beginning.
LLSS a portion lying South of a line beginning 11 feet 14orth
of the SonLhanst corner of the above dercrxbea tract; thence
Wastarly 559 feet, more or 1c y, to a point 13 feet North of
the South line thereof; thence Westcrly 82 feet, more or less,
to a point 11 feet North of tlic Southwest corner of said tract.
L1_SS F.A.1.11. No 405.
LESS the: r•.ast 30 feet for street.
(2) Tax Lot 10 in the NV? 1/4 of 5ccti.on 32, Township 24
h1orth, Ran:,e 5 East, l:.M., described as follo%.Ys: Beginning
on the Lust line of Govt. Lot 1 in said SeoLlurr 32 at a point
30 foot Southerly from the Northeast corner thereof; thrTocc
South 1047')3" Hest along said r.ast line 963.00 feet; thence
North E151140155" Wert 644.44 feet; thence South 1511'02" test
329.55 fet:t to a point 11 feet [+ortla of the :south ling of said
Gov: Lr?t 1; thence :'.orth 3304']' 50' ..vst 2v feet; tile, -ice North
1011'02" Eant 151.58 feet; ::hcnce North 53055'41" ITest 416.57
feet; thence Nort>> 77'10' 30" 1;ost• 40B.20 feCt to the masterly
wazgi n of L,1; c V achington Ooul ward ; t1it nee Noy th 30"56' 13"
East aJonq said rar-turlf margin 907.39 f'c'C::; thence on a curve
to the rir3hL havinc3 a radius of 61, 49 focL, a distance of
68.84 feet to a point 30 icet South of the: 1;orth line of said
Govt. Lot 1; thence :south n;l'50110" ;.;t;t 907.54 feet to the
point of beginning.
LLSS F'.A,I.11, No. 405,
LLSS tiro last 30 feat for street.
LLSS portion 1.'estorly of F.A.I .li. 1�o. 405 anti mrtlierly of .t
ai_:e runninrl 1+Ox'tll 62159' 05 ' r'r.;;t fron a point can tita afore, -
oa!J r::.::C lint of Covt. Lot 1 .ouLl,er1y '.:'.TC,.^5 frrl frr,nl L1tt_
corner u: ::aid GOV L . Trot 1.
t
The aforesaid casement being more particularly described
as follows:
A strip of land 10 feet wide, ling 5 feet on each side. of the
following described center -line:
Commencing at the North 1/4 corner of Section 32, Township 24
- North, Range 5 East, W.M.; thence South 1°42'13" West along
the forth --South center -line of said Section 32 for 1097.92
feet; thence north B6659157" liest 30.01 feet to the Easterly
line of Tax Lot 43 in Govt. Lot 1 of said Section 32, the true
point of beginning; thence continuing North 86'59'24" West
460 feet, more or less, to a point 5 feet Westerly, measured
at right angles, from the Wesceriy margin of F.A.Y.H. No. 405;
thence Northerly, 5 feet Westerly of and parallel to said
margin, 100 feet, more or less, to the Northerly boundary of
the aforesaid Tax lot 43 and the Southerly boundary of Tax
Lot 10 in the aforesaid Govt. Lot 1; th6nae continuing
Northerly parallel to the aforesaid Westerly margin of
F.A.I.H. No. 405 for 250 feet, more or less, to a point
5 feet Southwesterly, measured at right angles, from the
Northeasterly boundary of the aforesaid T&A Luc iu, thence
Northwesterly, 5 feet Southwesterly of and parallel to said
boundary, 730 feet, more or less, to the Southeasterly margin
of Lake Washington Boulevard, the terminus of the foregoing
described center -line.
All right, title and interest granted by this easement may be
exerciser) by either or both of the Grantees, and either Grantee
may assign and transfer all of its right, title and interest
obtained by reason of this easement to the other Grantee,
provided such assignment and transfer is accepted by such
other Grantee.
Said easement is for the purpose of installing, constructing,
operating, maintaining, removing, repairing, replacing, and using
a sanitary sewer, With all connections, manholes, and aprurtenances
thereto, together with the )right of inorens tY and egress fron,
said described property for the ioregoing purposes.
Grantor does furtha.L bargain, sell, convey and grant to the Grantees
a temporary construction casement for all purposes during the con-
Strblrt inn of t-)'- said faciii.Lies for any and all purposes related
to such construction, over, across, along, in, upon and under the
following described property, together with the right of ingress
to and cgrc::s from the following described property for the fore-
going purposes, said temporary construction casement to commence
on the elate of i.iiia inst-rujitont and to trrminate on the date Actual
Use of Fair) casement area small terminate, or upon December 31,
1973, whichever shall first occur.
Page. 2 of 5 jonq�%5
A strip of land lying 25 feet on each sido of the following
described center --line:
Commencing at the North 1/4 corner of Section 32, Township 24
North, Range 5 East, W.M.; thence South 1042'13" West: along the
North -South center -line of said Section 32 for 1097.92 feet;
thence North 86058'57" west 30.01 feet to the Easterly line of
Tax Lot 43 in Govt. Lot 1 of said Section 32, the true point
of beginnings thence continuing north 86159124" West 505 feet,
more or less, to a point 50 feet Westerly, measured at right
angles, from the Westerly margin of F.A.x.H. No. 405, s+ati
point being the terminus of the foregoing described center -line.
NC\j ALSO a strip of land 50 feet wide, lying 45 feet to the left,
and 5 feet to the right, looking in the direction of the
LO
traverse, of the following described line:
Commencing at the North 1/4 corner of Section 32, Township 24
North, Range 5 East, W.M.; thence South 1042413" nest along
M1 the North -South center -line of said Section 32 for 1097.92
feet; thence North 86°58'57" West 30.01 feet to the Easterly
line of Tax Lot 43 in Govt. Lot 1 of said section 32, thence
continuing North 86058157" west 460 feet, more or less, to a
point 5 feet Westerly, measured at right angles, from tries
Westerly margin of F.A.I.H. No. 405, the true point of be-
ginning; thence Northerly 5 feet Westerly of and parallel to
said margin, 100 feet, more or less, to the Northerly boundary
of the aforesaid Tax Lot 43 and the Southerly boundary of Tax
Lot 10 in the aforesaid Govr r.nt I; thence continuing Northerly
parallel to the aforesaid Westerly margin of F.A.I.H. No. 406
for 250 feet, more or less, to a point 5 feet Southwesterly,
measured at right angles, from the Northeasterly boundary of
the aforesaid Tax Lot 10: thence Northwesterly, 5 feet South-
wcstorly of the parallel to said boundary, 730 feet, more or
less, to the Southeasterly margin of Lake Washington Boulevard,
the terminus of the foregoing described line.
Pa ent f permanent easement shall he $ F!66 7youj&.*_ ,v0 A' pd L-44S
a�-
°°
or The Grantor hereby, and the Grantees, by accepting and recording
this easement, mutually covenant and agree as follows:
1. Each Grantee separately and individually covenants that it will
indemnify and save the Grantor harmless from any liability arising
to third persons from and on account of anything done or maintained
by such Grantee on such easements; that if, at the commencement of
any work therein by such Grantee the surface to be disturbed thereby
shall be in a natural condition, ouch Grantee shall reasonably grade
and plant grass seed on such surface on completion of the work and
that if, at the cor.z=ac«_rt of such wQxn, the surface to be dis-
turbed thereby has been landscaped, such Grantee shall restore such
landseapina to the condition existino prior to the commencement of
the work; provided that in no event shall iuch Grantee be liable to
restore any trees destroyed or damaged by the work. No liability
shall attach under this paragraph except to the Grantee performing
the act or omission complained of.
Page 3 of 5 pages
w •
2. All right, title and interest which may be used and enjoyed
without interfering with the easement rights herein conveyed are
reserved to the Grantor. However, the construction, installation
t or maintenance after the date of this agreement of structures of
a permanent nature within the above -described permanent easement
area at any time, or within the temporary construction easement
area until such temporary construction easement shall have been
terminated,.without the written consent of the Grantees, shall be
deemed an interference with said easement rights and as to such
structures the provisions of paragraph 1 shall not apply.
ry3. Grantees shall remove as few trees as reasonably possible from
the temporary construction easement area granted herein. Those
trees located within said easement and mutually agreed upon. by
Grantor and grantees shall be saved.
4. Grantor shall have the right to pave the permanent easement area
for a driveway access after the original installation and if such
pavement is damaged or destroyed by Grantees use, maintenance, repair
or replacement, shall be restored to as good a condition or better as
said pavement existed at the tune such damage or destruction occurs.
5. Stubs for future connections shall be left on the sewer line at
the following points:
a) one stub to the north and one stub to the south at a point
25 feet, more or less, east of Highway 405,
b) One stub to the south and one stub to the north at the most
southerly manhole located 5 feet west of Highway 405.
c) one stub to the sour: aL central. manhole on the north reach
r of the trunk sewer line.
h All arrangements to connect to these stubs must be made by Grantor
with the appropriate local sewage agency including any assessments
or charges required by said local sewage agency.
6. Grantees shall secure a release from Grantor stating that the
property included within the above easements has been restored in
accordance with Sections 1 and 3 above to the Grantai's reasonable
satisfaction.
oA
"1 tx 7 rk'fc�c.P
Jf� r`�I+ r1 i t' _Lq J— 2 C�+xF h 41) C+'IA�tCd Lrr
J ��� �' i� i �i ,� �•{l<}•}h d �'�4' �' c�-lk.: L�-���`r� .�ti l./ '1f���C2'i+ L�4+I '{ (/r��frf
.= n t t1 I�.0 , �c ! �. 114rs,� � � t� �J t lY�i'f/ Cf'1 ZC'� Lie•-Cd � •' (j c%' iC,,'`
s i r h •, Li.
(••�• : �` ` ! c (�,=.,.,t�,� r-ti cRa(tu r�.. A♦!fr �l �i h gage 4 of 5 pages
4b 0
CD
Q
RECORDED
YOL ....
OF
PAGE OF
1971 ,JLI PM 4 14
DIRECTOR
RFC.,JIOS & E6 C7i7`,$
ICING COOK
L—
I'd
M
lV
FILED for Record at Request of
Name
5
WOSM-
THIS fNSTRVWdT, made .this 6th day of March 19 73
by and between Robert A. Fawcett and wife Clarissa M. Fawcett
and
and ;
and
ZD
hereinafter called "Grarrtor(s)", and the CITY OF RENTON, a"Nunicipal Corporation
jof _King County, Washington, hereinafter called °Grantee'- _
WLTNESSETN:
That said Grantor(s), for and in consideration of the sum of S
-- _ aid by Grantee, and other -valuable cm rat an,
y these presents, grant, bargain, sell, convey, and warrant unto the said
Grantee, its successors and assigns, an easement for public utilities (including
water and sewer) with necessary appurtenances over, through, across and upon the
following described property io King County, Washington, more particularly
described as follows:
A utility easement 15 feet in width over the following described property;
BEGINNING on the East line of Government Lot 1 in Section 32, Township 24'_
North, Range 5 East; W.M., South i° 42' 13" West a distance of 30 feet from.
the Northeast corner of said Government Lot I. thence South 1° 42' 13" hest a
distance of 963.80 feet;•thence North 88' 48' 55'.West a distance -of 64.44 feet;
thence South 1' 11' �" West a Aistance of'329-55 feet to a point 11 feet North.'.
of the South line of said Government Lot 1; thence North 83'�48'..5V West a'
distance of 20 feet; thence North 1° 11' 02" East a distance of %1.58 feet;
thence North 53' 55' 45" west a distance -of 416.57 feet; thence North 77' 10' 30"
West a distance 408.2 feet to.the Easterly margin of Lake; Washington Boulevard;
thence North 30" 56' 13".-fasf"along said. Easterly margin."a distance of 907.39
feet;`thence on a curve to the right a distance of 60.84 feet to a
point 30 feet South of the North 1-ine of said Governmwt Lot i; thence Easterly
30 feet Southerly Af'and parallel ..to said North Idle to the, Northeast 'corner of
0. ' 1 " t di We staste of 30 feet to the
said Government Lat 1; thence South 1 42 3 s a
point of•beginning;
The centerline of said utility easement being deserrbe as o
BEGINNING .at the intersection of the celterline of North 40th Street with -
the centerline of Meadow Avenue North; thence South 88' 48' 56" East a distance
of 12.5 feet to the point of beginning of said easemeat;..thence North 1'.40' 47"
East a distance of 218.26 feet; thence South. 879 30' 49" East a _distance of 165.5 feet
to. the Westerly- margin -of FA1 0405, the termination of said util'aty easement centerline.
Together k.:th.a temporary construction easement described as:
Said temporary construction easement shall remain in force during construction
and until such time as the utilities and appurtenances have been accepted for the
operation and maintenance by the Grantee but not later than ^ — '-
741A =_�w
Said heretofore mentioned grantee, its successors or assigns. shall have
the' right. without prior notice or proceeding at_IM a at Stich times L as My be
neces"sary to enter upon said above described property frrr the purpose of con-
strvctingi wtaintaining, repairing. altering or reconstructing said utility, or
"l making'! -any connections therewith, and such canstruction, maintaining. repairing,
alteriag,or reconstruction of such utility shall be -accomplished in such a wanner
that the privata improvements existing in the right right(s)-of-way shall not be '
disturbed or.dasiaged, or in the event they are disturbed<or dainaged, they will
be replaced in as goad a condition as they were irarediately before the property
was entered upon byc.the Grantee.
The Grantor shall fully use and enjoy tht' aforedescribed premises, -
including the right to retain the i,ght.to use the surface of said right-of-way
if'guch use does not interfere with installation-and:maintenanee of the utility -
line. However, the grantor shall not erect buildings Or structures over, under
-or across. the right -Of -why during the existence 6f such utilityt.
This easement, shall be a covenant running with the land and shall be bind-
ing on the Grantor, his successors, heirs emd, assigns. Grantors covenant that
they are the l awful- owners of the above •proVperties and -that they•,have a good and
Jar I right toe ecute this agreement.
anJ
--. --- and
- and - —
STATE OF WASHINGTOH } _
• i 55 - _
COLINTY OF K.H6
I, the undersigned; a notary-pubTic in and for the State of .Washington, hereby R
certi fy that .on this day of ' 197l personally appeared
be forr e ire
and f—�----
and _
and'
and to REown to be in rva 5 sc
.in and who executed the rument, and.acKriowledged that
signed and sealed the sang as � free and voluntary act and dee for tie uses
and purposes-the►ein mentioned.
notaryy � in ano to
Washi•r' , residing at
M1. )t 7 )•
- - -
� �
.•fit;. t, :�,r �`
� --- .
i
r
ja cr
O' OMWM OF TM CITY Ci f
q
-
�+01
1 •
Fy
EASE. jttT _
THIS INSTRUMENT, made this _day of March 14 73 ;
by and between Robert A. Fawcett and wife Clarissa M. Fawcett ;
- aid - --�
_ - and
and- ------------------
hereinafter called "Grantor(s)", and th- CITY OF PENTON. a Municipal Corporation.
of King County, Washington, hereinafter;called "Grantee.
WITNESSETH:
That said-Grantor(s)-, for and in consideration of the sum of $"
aid by Grantee, and other. valuable co0_nMoaration.
do y these presents, grant, bargain, sell, convey, and warrant unto the said
Grantee. its successors and assigns, an.easement for -public utilities (including
.water and sewer) with necessary, appurtenances over, through, across and upon the
following described property in King County, Washington, more particularly
described as follows:
A Utility easement T5 feet in width over the following descffbed property.
BEGINNING on the East line of Government Lot 1 in Section 32, ToWphip 24
-.:North. Range 5 East;. W.R., at a point 993:0 feet. South of 'the Northeast Lorne.
thereof;_thence South 10 42' 13" West along said East line a distance of 340:5a
'feet to the Southeast. corner of said Government Lot l ; theme North 88' 48' 58"
West a distance of 641.35 feet; thence North -I' .11' 02" East a distance of
340.55 feet; thence South 88' 48' 55' East a distance of"644.44-feet to'a point
of beginning;
"LESS that portion lying South of a line begin6ing:ll feet North ofthe
Southeast corner of the above described Tract; thence West=559 feet, more or less,
.to a -point 13 feet North of the South line -'thereof; thence West 82 feet,.,wa a or
less, t6,a point.11 feet North of the Southwest corner of said Tract;°LESS E`ate
Highway; LESS Streets. 1
The centerline of said 15 foot wide easewnt being described as follows:
BEGINNING at the intersection of the centerlines of North 40th Street and
Meadow Avenue 'North; thente-South. 88' 48' 58"°East a distance .of.12.5-feet to.
the-true:point of beginning of.-sai-d:easeoent.;-theace North V" 40'-47' East a
distance of 218c26 feet; thence South 87° 30' 49" East.a distance of 165.5 feet '
to the Westerly margin of FAI 1405, the terminus of said -easement centerline. .
Together witi: a temporary con,truction'easement.described ai:
Said temporary construction easement shall rerr,ain in force during construction
and until such ti-e as the utilities and appurtenances have been accepted for the
Operation end=�ainter,znce by the Grantee but not later than _ _
T
-- - - .--Said heretofore aentioned-graerf—its-sucsors�r assi-gns,=shall have _
the -right, itithout prior -notice or proceeding at law, at such Mal Ott W bw -
necessary to enter Won said above described property for the Purpose af' con- Y
strvcting. maintaining; repairing, altering or reconstructing said -Utility, -or
making any connections therodth, and such construction, maintaining. repairing; --
altering or reconstruction of such. utility shall be accomplished in such a manner
D that -the private imhprovemmehts existing in the right rights)-of4ay shall not be -
disturbed or damaged, or in the event they are disturbed or'damaged, they will
be replaced in at good a condition as they were immediately before the property
was entered upon by the Grantee.
~ The Grantor shall fully use and enjoy the aforedescribed premises,
including the right to retain tha right to use the surface of said right-of-way
if such use does not interfere with installation and maintenance of the utility
line. .Howl the grantor shall not erect buildings or structures over, under
or, across the right-of-way during the iexistenM of such utility.
This easement, shall be a covenant running with the land and shall be bind-
'ing on the Grantor, his: successors, heirs and assigns. Grantors covenant 'that
they are the lawful owners of the above properties and that they have a good and• -
1,wfy right to a ute this agreemeph , .
J
I '
�-� and
and
STATE OF WASHINGTON }
SS
COUNTY OF KING
I•, the understlyned, a notary public -°in and for the State -of washington, hereby 4.
certify that on this iay of ��� }-- '_ --197� .personally appeared
before me lea✓-7r AN. C T
and GL &Ci r all
and, ---
and.
and — - ;' to ;i nown to i ndi vi,duali s s:c
in and who,.execute cregoing instruaent, and acknowledged that
signed and; sealed the same as -I[ e and voluntary act and"deee forte uses
and purposes therein mentioned.
)Ibr.a
J sE' �`L.
.�
- �, _ § - ._ T�•"?!' -�:: i� 3! -
•._mt.��, �+-s°�" nT..9:ivli�y�+�Jw�-: �?`y�_,;s!'}i_.'-.,4n._
_ ��.
r..0'r
�H2i .^
RECMD
=
��►1) w Beta it tik4uaat
W y Ak-. l0, '03= .:.
oFf" of IIM n-ff cE
pRZECTOR
p
Z`
30 VML A� SOUT 1
RECORD ELEtTSf3 :S
4
jjZiK YA PONE�
-KING'Ct N
O
�C?
H
i
tjo _�91
E A S E M t N T
r� T6IS INSTRI Q=- made this -r27--7�day of� 19T5;
by and betwcea-� r/ %:i•_1ya�id��!.�:..
—and i
and y
and +
hereinafter called "Grantor(s)," and the CITY OF FiLi70:1, a Municipal Corporation
of King County, Wsohington. hereinafter called "Grantee."
WITNSS5I>" PII:
That said Grantar(s), for and in consideration of the sum of
id by Grantee, and other valuable consideration,_
-by theue presentso grant. bargain, sell, convey* and warrant unto the said Grantee.
its successors and Msaigns, an easement for public utilities (including water and
sever) with geceaaary appurtenances over, through, across and upon the following
described property in King County, W"hington, more particularly described
as follows:
THE WEST 14 FEET OF THE EAST 15 FEET OF THAT PORTION OF THE SOUTH
HALF OF THE 50VTH HALF OF GOVERNMENT LOT 1, SECTION .32, T24N,
R-5�, W.M., IN KING C"TY, WASHINGTON, LYING WESTERLY OF
PRIMARY STATE HIGIVAY NO. 1, RENTOIJ TO KEtIVDALE (AKA INTERSTATE 4O°�),
AW LYING NORTHERLY OF THE SOUTH PrJO FEET OF SAID GOVERIFENT LOT 1,
TOGETHER WITH A TEMPORARY CUNMUM UN EASEMENT DESCRIBED AS:
THE FAST Jr� FEET OF THAT PORTION OF THE SOUTH HALF OF THE SOUTH HALF
OF GOVEWIKNT LOT 1, SECTION ,1; T14N, RSE, W.M., IN KING COLNTY,
WASHINGM4, LYING WESTERLY OF PRIMARY STATE HIGHWAY ND.1, RENTON TO
KENNYDALE CAKA INTERSTATE 405), AND LYING NORTHERLY OF THE SOUTH 200
FEET OF SAID GOVERNMENT LOT 1,
:'utu tempararq conzztructiun easement shun remain in rorce durinh
crsn',tructicr, ana until s-rch tinc a; the _;-ilYties and appurtenances
liavr.• beerl accepted i'or the �.Fhrotif,n w.1 maintenance by the ;runtee but
nut latr=r th+ui :Iovemuer 30, 19'f5• --'
. ;1
Said heretofore mentioned grantee, its successors or assigns, shall have
the right, without prior notice nr proceeding at law, at such Limes as any be
necessary to enter upon said above described property for the purpose of construct-
ing, maintaining, repairing, altering or reconstructing said utilities, or mRking-
any connections therewith, without incurring any legal obligations or liability therefore,
provided, that such construction, maintaining, repairing, altering or reconstruction
of said utilities shall be accomplished'in such a manner that the private Improve-
ments existing in the right(s)-of-way shall not be disturbed or damaged, they will
be replaced in as good a condition as they were ir=ediately before the property
was entered upon by the Grantee.
Z
The Grantor shall fully use and enjoy the eforedescribed premises, including
tie right to retain the right to use the surface of sold r1ghL-or-way if such use
r? does not interfere with installation ani maintenance of the utilities. however,
the grantor shall not erect buildings or structures over, under or across the
right-of-vay during the existence of such utilities.
This easement, shall be a Covenant running with the land and shall be bind-
ing on the Grantor, his successors, heirs and assigns. Grantors covenant
that they are the lawful owners of the above proper4A es and that they have a good
awful ri$bt to execute this agrees+ent,
f
STATE OF WASHINGTON
SS
COUNTY OF KING
and
an d
' 1, the undersigned, a notary public in and for the State of Washington, hereby
certify that on this 1 V day or 4?.4,g r _ 1975 personally appeared
berore me
and h• t ;
and c i
and s
and 9
to me known to be individuals descred i
instrument, and acknowledged that
signed and sealed the same as free
and purposes therein mentioned,
who executed the foregoing ,-
let e
voluntary act and deed for the uses
Notary Public in and for a "State of
Washington, residing at
AOL
rd
LLJ
-if,
cl
Ul
0
rk
pit
ov
-9 —S40
I
rae
015*0
;'10 :Zli
E A S E M E N T
71
THIS 1375T$II�IT. made this''' day of 1975�f.
O by and betveep�JD
and �
Ln
r _ and
and
hereinafter calle4+ %rantor(s)," and the CITY OF REIM11. a 1'lunicip..1 Corporation
of King County, Washington, hereinafter called "Orantee."
Witt SS>'1'II
That said Grantor(s), for and in consideration of the sum of $ . O Q
paid by Grantee, and other valuable considerstion, d
by these presents, grant, bargain. sell, coarey, and warrant unto the said Grantee,
its successors and assigns, an essenent for public utilities -(including rater and
serer) with nreeaaary appurtenances over, througJb, across and upon the folloviog
described property is King Coaaty, Washington, more particularly described
sa follows:
THE WEST 20 FEET OF THE EAST 25 FEET OF THAT PORTION OF THE
NORTH HALF OF THE SOUTH HALF OF GOVERNMENT LOT 1, SECTION 32,
T2110; R5E, W.M.,'IN KING COUNTY, WASHINGTON, LYING WESTERLY
OF PRIMARY STATE HIGHWAY NO. 1, RENTON TO KENNYDALE (AKA
INTERSTATE 405), " LYING SOUTHERLY OF A LINE WHICH
BEGINS AT A POINT ON THE EAST LINE OF SAID G.L. 1 FROM
WHICH THE NORTHEAST CORNER OF SAID G. L. 1 SEARS
N 1042'13" E ()a6,85 FEET AND RUMS THENCE N 6r5glo5l' w
TO THE SNFnIEASTERLY MARGIN OF LAKE WASHINGTON BOULEVARD.
TOGETHER WITH.A TEMPORARY CONSTRUCTION EASEMENT DESCRIBED AS:
THE EAST 45 FEET OF THAT PORTION OF THE NOkTH HALF OF
THE SOUTH HALF OF GOVERNMENT LOT 1, SECTION 32, T24N, R5E, W.M.,
IN KING COUNTY, WASHINGTON,- LYING WESTERLY OF PRIMARY STATE
HIGHWAY NO. 1L, RENTON TO KENJYDALE (AKA INTERSTATE 405),
AND LYING SOUTHERLY OF A LINE WHICH BEGINS AT -A POINT ON
THE EAST LINE OF SAID G.L. 1 FROM WHICH THE NORTHEAST CORNER
OF SAID G. L. 1 BEARS N 1042113" E 9%.95 FEET AND RUNS
THENCE N 620591051' W TO THE SOUTHEASTERLY MARGIN OF LAKE
WASHINGTON BOULEVARD.
Said temporary construction-eaSeme4t snap remain in force during construction
and until such time as the utilities and appurtenances have been accepted for the
operation and maintenance by the f;rantee but nr,t later than November 30, 1975•
V
Said heretofore mentioned grantee, its successors or assigns, shall have
the right, without nrior-notlee or proceeding at lav, at such times as may be
necessary to enter upon said above described property for the purpose of construct-
ing, maintaining, repairing, altering or reconstructing said utilities, or making
any connections therewith, without incurring any legal obligations or liability therefor.,
presided. that such construction, maintaining, repairing, altering or reconstruction
of said utilities shall be accomplished in such a manner that the private improve-
ments existing in the. right (s)-of-way shall not be disturbed or damaged, they will
be replaced in as good a condition as they were immediately before the property
was entered upon by the Grantee.
The Grantor shall fully use and ensoy the aforedescribed premises, including
the right to retain the right to use the surface of said right-of-way if such use
does not interfere with instal'Rtion and maintenance of the utilities. However,
the grantor shall not erect buildings or Structures over, under or across the
right -of -ray during the existence of such utilities.
This easement, shall be a covenant running wivh the land and shall be bind-
ing on the grantor, his successors, heirs and assigns. Grantors covenant
that they are the lawful owners of the above properties and -that they have a good
ead-%lawful{rright W exeeute this sgreement. j
-an d
and
STATE OF WASHIRMN
SS
COUNTY OF x1NG
1, the undersigned, a notary public in and for the State of Washington,hereby
certify that on thi811day Of 975 personally appeared
before sK
ind O Irf ilr'/yam!!IIt_ ;
and
and ;
and ;
to me known to be individual B described in and who executed the foregoing
instrument, and acknowledged that ,444"'* .,id. 1,� /—.e1'j4A.I a I/%'l-,la, ✓e-ly
signed sad pealed the Bass as free and voluntary act and deed for the uses
and purposes therein mentioned.
Kota Public in and for 'Ut Slate r
Washington, residing at
4
1
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l" F
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C+c+rfrr
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r
6�
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q � •
�sox�ai •�`�
T To
t roe
1 -Joe
p Fob 14-51 4210056
:on 3-5! *1*, 66" (TAX 33484)
To the motor of desev %ry d ta.t* Noy We 2 Itoger" le IOa''#It
QWV Lathrop Colftn 'K %,,3 N*rguo rl to Mitebol l CObwx !fit
to state Of "W 'too
Fp cy seta wrr to a toe fdre to bfu
t11 tht of a t� of 14 to be h1matftear s lying sad befts
My of a d94M plw and Cot or 30 f t eeirvhmt +aaoaur*4
at rt argl*o aod/TAr radially from they seater line survey
of iteWorery e*a Red so SoeevWary 8ta10 1hW No d-A
Iouvdale # , amid atteeMi fi'rra SWO dto 7+68.0 40 a
earve t rt wl.th a rad3 04r. A.5 ft to 07 a"" ato
4+65.
Tha Mom f wm% t t of Id to d C f
0 rht Pte of € r lot 1 toe 31 'fp 94 nrb5 era lying 1L of �
now •xiatint $iaeadarf $tat* HW 1e 2-4
Th• Ids 1itioghia ed epata l ee a total o rrr of 0.3 •e orl
the apeelfte detpolle somoaralog all..Of weft are to be fsmd
within tht ce6taiee aaa V
defietite Mies air of roe
and set file to the Offthe 104,r 0 W. -s at 01 18,0 OVA
'b"rING date of OPPftws.l Fob T-50 revleted -51
It ?.a umdorstoe4 owA adxaed tht the 4*1 *f this deed to
h1y tooftred aed tbt %he term aa# ohliptlaw hot
atMil not b"olmo 1ai.eAISS 40 t1* Is to of Was% ftloatr and aatil
aeeepted and apprrred 1w is aritiag for the State of Leh
Dept of My& 1w the rt of way **Sr
0entod sad approved this :go 11-52
41#" Zatbrep CoUmm
marevortte mitehon Cal qea
a to to of Mob Dept of �
By M? At of W*y Negr
kov Pw 3-52 by Geier" Lathrop a s aid Narguorite
kitalbrell COUWR boo A.W.Carr, ,fir. up for ar ros at At*il
na Apr 1Tw53
4b 4
1 �
D tear 16— a6 4673375
Fab 18-56 $10. &oVC
In the Matter of Secondary State Fi.ghwtay No. 2--A, Rlo%ton
to Kepny dale,
Robe`+t A. 9swcett and 01arimsa M. .awceatt, hue & wx
to State off' Washington
A strip of l.aEnd 250 ft wide, bin,g 125 ft wide on each side
of the center. In of secondary State Highway No. 2-A
Manton to 1CMWftVclae1y, as survoved over amd &crows the 3f
following dose Parcel "A"; except, . that from Highwa
atlU v cation 444X+15.9 Sty to the 3 In of ad Fa rot
A, ad strip of land shall be 175 ft wide, g being 125
wide on the Ely ;aide of ad Center In,
act
PARCEL "A"
That, par of G :)verrr-rsnt a lot I la sec 32--24-5 H.W.M.
der,c as follows
Be & at a pt, on the Ely In of sd Government lot .l, !
from woh the HE cor t'hof bears H I°42413" $ a distance
of ()9 3. 8C fly; th S ] ° 42, 13" W, a lg 5d Ely In, 340.55 ft
to the SE cor of sd Government lots; th N 88048''S8" w, alg
they Sly In thof, 6G!, 3 ft; th N 1011102" E 344.55 ft,
more or less, to a pt from woh the pt of beg bears S '
88648155" g; th S 86*48*5 * S 664.44 ft more or less, to j
the pt of beg, except tha� pox° lying Sly of the followirMg
deec In In Beg at a Pt 11 ft g of the DSE cor of
the above desc tt and running th Wly 559 ft to a pt and wrote
Is 13 ft H or the Sly in of the tt b*reinabove dame; th xx
c ontauing y1y" 102 ft more .e!asl to a pt l.n the_
4b 4
4Q74/�j/;W
Wly In of the tt herenabbve dose wan a g 11 ft N of the
Sly In of ad £government ,e lcr ' ; any: 6;caept Co. goad;
oituate In the Co. of King, Silatea o.' Wn -
,sae la,ids *ing cyd hare; contain n area or 2.09 ao
morm or .: , yhe specific dotaile cc.-jseraing all of wah
are to be -oar:d within that certain map or definite
loscation now of recordsx and on file in the of find
of the Director of I.ghways at Olympia ad bearing dater
of approval 1Apri 12, 19�5, Relsod 1t b 7-56.
Also, k the Grantors h4rin cy and w to the ap all
rights of Ingress and egz*am (including all existing
future or potential easznts of access, s.1ght, view and
air) to., from and between secondary Melts Highway No. 2-a
g Renton to Keny"ale ar-�d the rawerinder oV ad Paroel "A*
It to expressly intended that terse covenants, it
burdens and restns shall run with Lhe land and foraver
hind the grantors, thier heirs, successors and assign,
a ppi-oved tar 14- 56
xen ok
m]. t o ep, Department of Hi nways,
ON)
0
i
M 4ti O y "a
~ Y N
�n
Yea IN, c 'r
v
y
i
a q M
3
v� lr.J C
tArae Arcn.•N g00r -!`�/ A6'3!'E - 90f.T3 •p
0 4 ' Af"wPy I- d
3
T 'a jJ+7jj dti �4•y �h .� �r
11Y� 4;1� � 4 Y��'�l r• is§�
4 R Ctie�y �� �ottOA.i'.
` S Y
°
O D � 01rag
$4100 $aa��3�y'
A A ry R
V1
-271
Q3
T
l
�
V
sp Q SO Aw ILb FFir
1K 4of m s (.if Q7TN. ST.J
TdAa&In
NL,.rc G.L. /• Kf. fs 6�
Nur Jl
'fT+AB'K
V
t$,
p �
Y
LEG<!L Dt: SCR7RTJ0N
THAT Awrtew D! e0VCRNMENr 407 / SEC74W Jd,
rOWNSM/P P4 IV. RArv(,£ S E W d7 , IN K/NS ep'&AY£Y
yg1SH1NCTL7N LYING Jp!TN Di THE S L/NE Cw SE
OO TH S T AMD „pyIY..ICAS TFRL I' A'VO SOVT, "Z v
CF T/IC jr Li, LINE Pr LAA'E µ&#JWlHF?'iXV 81.V0.
AND PF 7wy7r CC,VTLIN FWRCFL 0& LdNG .SAL TO•
FaPE CJK✓CYEL = G T✓[ STATE' Or W. 4""JVOTaV
GEED A [`?PLED .AM.kR A4071TLfWS r4C NO 4&ICVfi
NV rflAV C06N7Y,.4r4C LVINO NCS rCRLV 4& YNE
+1' L1I&I Or SECGI10A4/ Srd YE Mt4PV F' /110 O•A
ds r.ESCPILiCG /H OEEOl Rrcoelora L,910CR AVG+rf.WJ
rILC I.'0 466eRd2 AVvV LYING NE L P' LY rAA<
ZINC LLrSCRlArp 4S rouvwS. Bnr#,, n1lNG AT d
H7fNr 4w rAC E' LINC Ow SA/G GOVFRIYh1NT LOT
/, rRO.W WA/ICH 6i71NT r"C N E. CCWIVCR Ar Sf/O
LOr BEADS N I.4B'13' E AT 4 D/STANCE Ar
.SilddS sCET Ts CNCC N 62'SV'OO'W IPWPS FETT
70 TI/E SF LY LINE aF LAA'E W MSAe WrRV dLVO
NO
l7ap�r fLEVAT1ON: S A.t *W fICREQM1+ RCrCR TO VEC I GS
04 rL4W NCAhSEA LEVEL 0' VW 4YD AR£ AATC0
RV 6 Ad '04allW STATlON; FLCK4710A, PS.JY,
ELfVArl7:.5 _4okW AROUND NEW BU4LOIAC ARE A' r.F
_r &1h T11 ScmO r
c,JFv (OPS r-RrlFrGg-M
?/1S ALiP Ce44rCTLY glRRf�Fnr_ s ••'RYEY AfA SY
N( Ce4 �rypLrF L�l ifn'r_ -.'•t .H Lz w' cgm�fl:, Miff
Tyf RfGL REA':lTr rp rnE Pe °rE� f_CWWMO ACr
IT 711E JPL`k �_r'r� •y� Sao,_ �;qg lfl (xT R fJ75.
v •.�,c arC .mow .eAr1t�.R.
RE_'GRDM.i _UWT--rICA T7�7/39G
LE F_;R Rn:,Q.' r: 'ar ;� Or7 Ar
Ar 7XE REL7tiESr & re -V v N£BRq#K .k
OIYIJIdf Ar ALcavo 00 [LLlT/LWS
CI.IAIT C W-enm
' �qYIJK/R JL.P£kIN;E1N=fl. ,� ..:JQO$
31J ,SIlibai►'
'r.-" m NE V4 ofkW V4 d SEC 3Z, T24 N, RSE, W. IYI,
.r..�..-.�---�•-- �•---�-•-•- --� PAN aHODE INC. 1009A
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
City of Renton Development Services Division ')EV E 0 Ad
1055 South Grady Way, Renton, WA 98055 C17y��Nr�'�N
Phone: 425-430-7200 Fax: 425-430-7231
APR-3
STATE OF WASHINGTON ) RiECEIVE
COUNTY OF KING
JA ME'5 C So A) _ _ _ being first
duly sworn on oath, deposes and says:
WW-
1. On the 3 0 day of AAA- Ra.k , 2002, Ignstalled public
information sign(s) and plastic flyer box on the property located at
N/co &A ALt wmh 8 i Ad for the following project:
LAk, \414c&" y0&7 VI F w EST�T�S
Project name
t�at3- GL-Af�rSss� �Asafiue��.�rr�� Cl�i� rsS:A
Owner Name j=A,"J0'6rTr
2. 1 have attached a copy of the neighborhood detail map marked with an "X" to
indicate the location of the installed sign.
3. Thistthese 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. -�
Installer Signature
SUBSCRIBED AND SWORN to before me this a)�t" day offj](] t'c-k-; , 20 Cr
NOTARY ROBLIC in and foithe State of Washington,
residing at`1'1_1Cj1,s a� \)e r'y--
My commission expires on f f3 - I l (-)
http:/hentonwa.gov/upioadedEiles/Business/PBPW/DE VSERV/FORMS_PLANNING/pubsign.doc 03/27/07
Printed: 04-03-2007
Payment Made:
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA07-039
04/03/2007 11:48 AM
Total Payment: 2,500.00
DEVELOPMENT LLC
CEvELQP
C; 7y pr' R� �� 1NG
API - 3 2007
RECE►VEL)
Receipt Number
Payee: VOLAREHIGH LAND
Current Payment Made to the Following Items:
Trans Account Code Description Amount
------------------------------------------------------ ----------------
5010 000.345.81.00.0007 Environmental Review 500.00
5011 000.345.81.00.0008 Prelim/Tentative Plat 2,000.00
Payments made for this receipt
Trans
Method Description
Amount
---------- -------- ----------------------------
Payment Check #1001
---------------
2,500.00
Account Balances
Trans
Account Code
Description
Balance Due
------
3021
------------------
303.000.00.345.85
------------------------------
Park Mitigation Fee
---------------
.00
5006
000.345.81.00.0002
Annexation Fees
.00
5007
000.345.81.00.0003
Appeals/Waivers
_00
5008
000.345-61.00.0004
Binding Site/Short Plat
.00
5009
000.345.81,00.0006
Conditional Use Fees
.00
5010
000.345.81.00.0007
Environmental Review
.00
5011
000.345.81.00.0008
Prelim/Tentative Plat
.00
5012
000.345.81.00.0009
Final Plat
.00
5013
000.345,81.00.0010
PUD
.00
5014
000.345.81,00.0011
Grading & Filling Fees
.00
5015
000.345.81.00.0012
Lot Line Adjustment
.00
5016
000.345.81.00.0013
Mobile Home Parks
.00
5017
000.345.81.00.0014
Rezone
.00
5018
000.345.81.00.0015
Routine Vegetation Mgmt
.00
5019
000.345.81.00.0016
Shoreline Subst Dev
.00
5020
000.345.81.00.0017
Site Plan Approval
.00
5021
000.345.81.00.0018
Temp Use or Fence Review
.00
5022
000.345.81,00.0019
Variance Fees
.00
5024
000,345.81.00.0024
Conditional Approval Fee
.00
5036
000.345.81.00.0005
Comprehensive Plan Amend
.00
5909
000.341.60.00.0024
Booklets/EIS/Copies
.00
5941
000.341.50.00.0000
Maps (Taxable)
.00
5954
650.237.00.00.0000
Special Deposits
.00
5955
000.05.519.90.42.1
Postage
.00
5998
000.231.70.00.0000
Tax
_00
R0701432