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Lib & Penny Patricelli 9507 S 198th Street Renton, WA 98055 tel: (253) 854-0174 (party of record) Michael & Laura Skagen 12050 SE 178th Street Renton, WA 98058 tel: (425) 235-7508 (owner / applicant) PARTIES OF RECORD SKAGEN SHORT PLAT LUA11-089, SHPL-A Rodger Duncan 19721 92nd Avenue S Kent, WA 98031 (party of record) Phillip Kitzes PK Enterprises 23035 SE 263rd Street Maple Valley, WA 98038 tel: (206) 227-7445 eml: pkenterprises—mv@yahoo.com (contact) Updated: 02/03/12 (Page 1 of 1) V,/ Tell- Rd - ... � �—aoo'' eo x• eam� ki ec.oc• $.r�i - 0 �e � I pyy i t I I� I O MW l I mK4 11113 wig wok PON -0 G CD i. Jim j' 0Q�,� I PRELIMINARY SHORT PLAT 1 ^' ! PLAT GEOMETRICS i .ron� SKAGEN 5 LOT SHORT:„ ¢ ' . r r i nrr a I�rtw PLAT "Whoo m —..,....o Z c u u w � t Y .- - - ! r �r --� -- - �--. Cu O PRELIMINARY SIIGI PLAT vg 9! 8 a NEIGHHORHOOL-) DETAIL MAP ■ I °, o a , SKAGEN 5 LOT SNORT ••4.•. !q A N944 ��>� TIP K �c� �a s Taffint Rd i CD r4 0 uffl _ q� go Po NIP I PRELIMINARY SHORT PLAT 4 e 70 e z m J, 0 m N N 2 yA c e 3 COVER SHEET i �a SKAGEN 5 LOT SHORT I' Ul PLAT wAppaym a r m �G/ h 5�d A O h Uc� l7 -Z Gay Q a., t �g PRELIMINARY SHORT PLAT A ' ' DRAINAGE & UTILITY PLAN SKAGEN 5 LOT SHORT_fl_" PLAT . r 3 C, a � D i l ofaf C / w -- - - , 1lma bol Rd . _.._ I _ � - _ GIs• I Lo 61 r y, I •� /j s .I s I / i a I Ln m i R 4 pg � 10 � tl PRELIMINARY SHORT PLAT 9 �P$ P GRADING & ROADWAY PLAN iq„; SKAGEN 5 LOT SHORT ' PLAT r r anafmym .w � Denis Law CityOf Mayor _ � O� rq - 'V Department of Community and Economic Development February 11, 2014 C.E."Chip"Vincent,Administrator Phil Kitzes PK Enterprises 23035 SE 263`-d Street Maple Valley, WA 98038 SUBJECT: Request. for Extension Skagen Short Plat (LUA11-089) Dear Mr. Kitzes, We have received and reviewed your request, dated January 30, 2014, to'extend the period of validity for the Skagen Short Plat. The short plat was approved on February 2, 2012 and was valid for two years- RMC 4-7-070.M allows for the granting of one extension for one additional year of approval, provided the request is made prior to the expiration of the short plat. Your request meets requirements of Renton Municipal Code and qualifies for a one-time extension of one year. Therefore, the requested extension of the period of validity for the short plat is approved. You should be aware that this is the only.extension that will be granted. If the final short plat is not recorded by February 2, 2015 it will expire and cannot be extended again. Please contact Rocale Timmons, Senior_ Planner at (425) 430-7219 if you have any questions regarding this letter. Sincerely, Jennifer T. Henning, AICP Planning Director cc: Chip Vincent, CED Administrator Neil Watts, Development Services Director Vanessa Dol.bee, Current Planning Manager Rocale Timmans, Associate Planner Lisa MCElrea, Secretary Lara Lynn and John Michael Skagen 1205D SE 178th Street Renton, WA 980S8 Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 • rentonwa.gov r� l PK ENTERPRISES January 30, 2014 RE: A Request for a One -Year Time Extension for Skagen Short Plat — Application No. LUA11-O89; SHPL-A. Greetings: On behalf of the owrierfappficant for the abovementioned project, PK Enterprises is formally requesting a one-year extension for the purposes to complete required documents, obtain necessary approvals, and construct the development. To date, the delays are economic driven, as it has not been viable to move forward under current conditions_ The Skagens look forward to proceeding the project this year and are willing to wont with staff to make it happen. Thank you for your time and consideration in this matter_ Please let me know if therm are questions or if there is anything more you need at this time. Sincerely, PK ENTERPRISES Phillip Kitzes Principal CC Mr. & Mrs. Mike Skagen Mr. Chip Vincent, City of Renton ;�-3o:;!n `:F. 2%— �;"Y P, L7=T - 1'.1 PlIONC: l2u6; '-- ?-1-15 - I'}y};LV'I'trKPfiiJti3_htV( Cr€itiif..h.ST.t T i 1 i 'la glS6T S Mr1L44CLN � �`- i i AS 916'9 I 8 33YdS N3dt} o id I i o,Sl--� A650"L I o 1 i oICL t_ a yr .�'{ L------- ----- o t o I j 3S 66a'G ! � l PAL-- --- is L"'9 i f o L_ i. 30'Vd5 N3dQ or f' :����$r`� 1, 0 a CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: February 17, 2012 To: City Clerk's Office From: Stacy M Tucker Subiect: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. j Project Name: Skagen Short Plat LUA (file) Number: LUA-11-089, SHPL-A Cross -References: j AKA's: Project Manager: Rocale Timmons . 1 Acceptance Date: November 17, 2011 Applicant: Michael & Laura Skagen Owner: Same as applicant Contact: Phillip Kitzes, PK Enterprises PID Number: 7931000058 1 ERC Decision Date: ERC Appeal Date: Administrative Approval: February, 2012 Appeal Period Ends: February 16, 2012 I Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: I Council Decision: Date: i Mylar Recording Number: Project Description: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1,16 acre parcel into 5 lots for the future construction of single family residences. Location. S 198th Street & Talbot Road S Comments: Denis Law City Ol Mayor ��� ri PA Department of Community and Economic Development Alex Pietsch, Administrator February 17, 2012 Phillip Kitzes PK Enterprises 23035 SE 1781h Street Maple Valley, WA 98038 SUBJECT: Skagen Short Plat LUA11-089, SHPL-A Dear Mr. Kitzes: This letter is to inform you that the appeal period ended February 16, 2012 for the Administrative Short Plat approval. No appeals were filed. This decision is final and you may proceed with the next step of the short plat process. The enclosed handout, titled "Short Plat Recording," provides detailed information for this process. The advisory notes and conditions listed in the City of Renton Report & Decision dated February 2, 2012 must be satisfied before the short plat can be recorded.. If you have any questions regarding the report and decision issued for this short plat proposal, please call me at (425) 430-7219. For questions regarding the recording process for the short plat, as well as for submitting revised plans, you may contact Carrie Olson at (425) 430-7235. Sincerely, Roc a Timmons Ass ciate Planner Enclosures) cc: Michael & Laura Skagen / owner(s) Lib & Penny Patricelli, Rodger Duncan / Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton,Washington 98Q57 • rentonwa.gov DEPARTMENT OF COMPONITY City of-� AND ECONOMIC DEVELOPMENT r i ADMINISTRATIVE SHORT PLAT REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: February 2, 2012 Project Name: Skagen Short Plat Owner/Applicant: Michael John & Laura Lynn Skagen; 12050 SE 1781h St; Renton, WA 98058 Contact: Phillip Kitzes, PK Enterprises; 23035 SE 263`d St; Maple Valley, WA 98038 File Number: LUA11-089, SHPL-A Project Manager. ROcale immons, Associate Planner Project Summary: T ant is requesting Preliminary Short Plat approval for the subdivision of C, DNS ,N�1R ist'ac e parcel into 5 lots for the future construction of single family ooject site is located within the Residential - 4 (R-4) dwelling units ssification. The applicant is requesting the clustering of all 5 �✓ ,' i t A and B to be used to satisfy the open space requirements. The �t sed lots would range in size from 6,941 square feet in area to 7,099 square fe �.-,Irccess to the Lots 1-4 would be provided via two shared driveways extended ' "tom Tabot Rd. Lot 5 would be accessed via a driveway also extended from Talbot Rd S. Project Location: S 198th St and Talbot Rd S (Parcel #793100-0058) Site Area: 50,398 SF Project Location Map Short Plat Report.doc DEPARTMENT OF COMONITY y3 u clry°E. �{1 AND ECONOMIC DEVELOPMENT i •_ f I j1 ADMINISTRATIVE SHORT PLAT REPORT & DECISION A. SUMMARYAND PURPOSE OF REQUEST REPORTDATE: February 3, 2012 Project Nome: Skagen Short Plat Owner/Applicant: Michael John & Laura Lynn Skagen; 12050 SE 1781h St; Renton, WA 98058 Contact: Phillip Kitzes, PK Enterprises; 23035 SE 263rd St; Maple Valley, WA 98038 File Number: LLIA11-089, SHPL-A Project Manager: Rocale Timmons, Associate Planner Project Summary: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1.16 acre parcel into 5 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning classification. The applicant is requesting the clustering of all 5 lots with Tracts A and B to be used to satisfy the open space requirements. The proposed lots would range in size from 6,941 square feet in area to 7,099 square feet. Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd S. Lot 5 would be accessed via a driveway also extended from Talbot Rd S. Project Location: S 198`h St and Talbot Rd S (Parcel #793100-0058) Site Area: 50,398 SF ]u•7r 97��,�..�,b, °Pffi� NA ��° � t1x1 s ' �" ► f i. � •�a ., SJp��1 .. � °7as1r � a. �''' r "�'r09 917° SW ai 7 y2 9/T9 �E: 51�7 15°!: N 301 1; s °7 3�71 - anA r 1 A 5165;.'°4!0' 3b]�a •I -T94! f�gf y-d�J ! N :�' _ fy` r 7,. 't w. - ]1 ° 7nsly 34 S- W" r i .atia& S1s2 7w )7.�7A ;f tti3yr. t ''MIG5 711 Q=M.4iA tali: �i1100W11, � U47 T, Iwo i� 'SI,W' V ryt ti d bJ!J57'�.r R•4 y a516 791i7a0160,. '' - - - s. - S7?aF:T17 i1T]] 3 ' 'R]] .: T1110o-'SN ' f 57901. ': t t. , •' 'l1{ „y, ' :�'7. i3717J9001 - Project Location Map Short Plat Report.doc City of Renton Department of Comity & Economic Development AdOlistrative Short Plat Report & Decision SKAGEN SHORT PLAT LUA11-089, SHPL A Report of February 3, 2012 Page 2 of 11 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing applicant submittals, internal comments, notices, etc. Exhibit 2: Neighborhood Detail Map Exhibit 3: Short Plat Plan Exhibit 4: Landscape Plan Exhibit 5: Street Modification Approval Exhibit 6: Aerial Photo Exhibit 7: Grading and Roadway Plan Exhibit 8: Property Services Comments C. GENERAL INFORMATION. 1. Owner(s) of Record: Michael John & Laura Lynn Skagen 12050 SE 178th St Renton, WA 98058 2. Zoning Classification: Residential-4 du/ac (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Desnity (RLD) 4. Existing Site Use: Vacant 5. Neighborhood Characteristics: a. North: Vacant (R-4 zone) b. East: Single Family Residential (R-4 zone) c. South: Single Family Residential (R-4 zone) d. West: Single Family Residential (R-4 zone) 6. Access: 7. Site Area: D. HISTORICAL/BACKGROUND: Via one private, and two shared, driveways extended from Tabot Rd S. 50,398 SF (1.16 acres) Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 4924 11/1/2004 Zoning N/A 5099 11/1/2004 Annexation N/A 5327 3/1/2008 E. PUBLIC SERVICES: 1. Utilities a. Water: Water service is provided by Soos Creek Water and Sewer District Short Plat Report. doc City of Renton Department of Corrsity & Economic Development Aistrative Short Plat Report & Decision SKAGEN SHORT PLAT LUA11-089, SHPL-A Report of February 3, 2012 Page 3 of 11 b, Sewer: Sewer service is provided by Soos Creek Water and Sewer District. c. Surface/Storm Water: There is a drainage conveyance system along the west side of Talbot Rd S. 2. Streets: There are no street frontage improvements in Talbot Road S. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE., 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivisions b. Section 4-7-120: Compatibility with Existing Land Use and Plan — General Requirements and Minimum Standards c. Section 4-7-150: Streets — General Requirements and Minimum Standards d. Section 4-7-170: Residential Lots —General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element H. FINDINGS OF FACT. 1. The applicant is requesting a preliminary short plat in order to subdivide a 1.16 acre site into 5 single family lots and tracts for open space (Tracts A and 13). The proposal would result in a density of 4.39 du/ac. 2. The proposed plat would be located on the east side of Talbot Rd S just north of S 198'h PI. 3. The property is in the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential 4 (R-4) zoning designation. 4. As part of the short plat the applicant is requesting the clustering of Lots 1-5. Clustering would allow the lots to be developed with R-8 development standards, including lot size, width and depth. 5. The proposed subdivision would result in 5 lots ranging in lot size from 6,941 to 7,099 square feet and two tracts totaling 15,134 in dedicated open space. 6. The following table are proposed dimensions for Lots 1-5: Short Plat Report. doc City of Renton Deportment of Ccrr ity & Economic Development Abistrative Short Plat Report & Decision SK4GEN SNORT PLAT LUA11-089, SHPL-A Report of February 3, 2012 Page 4 of 11 As Proposed Lot Size Width Depth Lot 1 6,976 SF 80 feet 108 feet Lot 2 7,099 SF 80 feet 115 feet Lot 3 7,099 SF 80 feet 115 feet Lot 4 7,099 SF 80 feet 115 feet Lot 5 6,941 SF 60 feet 115 feet 7. Access to the Lots 1-4 would be provided via two shared driveways extended from Talbot Rd S. Lot 5 would be accessed via a driveway also extended from Talbot Rd S. S. Topographically, the site descends gently northward at about 10% to 15%, except for the eastern and northern portions of site where steeper slopes exists at approximately 30% to 40%. A geotechnical report for the site was submitted. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options were included. 9. A tree inventory indicates a total of 44 trees an the site, of which 19 trees would remain following development. 10. The conceptual landscape plan submitted with the application includes the installation of two street trees in the front yards of each lot located within a proposed 5-foot planter (Exhibit 4). Vegetation proposed includes: 10 Raywood ash trees; Springwood pink heather, Zabel laurel, rose glow Japanese barberry, and Hameln fountain grass shrubs. Groundcover consists of kinnickinnick and pink panda wild strawberry. 11. There are no critical areas located on site. There is a Category 2 wetland located to the north of the site for which the buffer extends onto the subject property and is located within the Open Space Tract A. The applicant is not proposing any impacts to the wetland buffer. 12. Except when located on lands covered by water, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 13. A street modification was approved, on June 7, 2011 by the Development Services Division Director, relieving the applicant from making required street improvements to S 198th Pl, the unimproved street abutting the subject property to the north (Exhibit 5). 14. A drainage plan and drainage report has been submitted with the short plat application. The report addresses compliance with 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The drainage report discusses meeting the area specific flow control requirement under Core Requirement #3. The engineer proposes 100% infiltration trenches to each lot. 15. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 1. CONCLUSIONS: SHORT PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Lands in the Short Plat Report. doc City of Renton Department of Comnity & Economic Development SKAGEN SNORT PLAT Short Plat Report & Decision LUAU-089, SHPL-A Report of February 3, 2012 Page 5 of 11 RLD designation are intended to guide development on land appropriate for a range of low intensity residential where land is either constrained by sensitive areas or where the City has the opportunity to add larger -lot housing stock, at urban densities of 4 du/net acre, to its inventory. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with: Policy LU-143. Within the Residential 4 du/acre zoned area allow a maximum density of 4 ✓ units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. Policy LU-148. Interpret development standards to support provision of landscape features as well as innovative site planning. Criteria should include: 1) Attractive residential streetscapes with landscaped front yards that are visible from the street; 2) Landscaping, preferably with drought- resistant plant materials; 3) Large caliper street trees; 4) Irrigated landscape planting strips; 5) Low -impact development using landscaped buffers, open spaces, and other pervious surfaces for surface water runoff; and 6) Significant native tree and vegetation retention and/or replacement. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be f sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. Objective CD-C. Promote reinvestment in and upgrade of existing residential neighborhoods ✓ through redevelopment of small, underutilized parcels with Infill development, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. Policy CD-12. 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. 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. 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The subject site is classified Residential-4 du/ac (R-4) on the City of Renton Zoning Map. RMC 4-2-110A provides development standards for development within the R-4 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with: Density: The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. Net density is calculated after the deduction of critical areas, areas intended for public right- of-way, and private access easements. Per Code Interpretation (C-14) calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: After subtracting approximately 800 square feet for private access easements; the net square footage is 49,598 square feet (1.14 net acres). The five lot proposal would arrive at a net density of 4.39 dwelling units per acre (5 lots / 1.14 acres = 4.39 du/ac), which falls within the permitted density range for the R-4 zone. Clustering: Small lot clusters of up to a maximum of fifty lots are allowed within the R-4 ✓ zone, when at least thirty percent of the site is permanently set aside as "significant open space." Such open space shall be situated to act as a visual buffer between small lot clusters Short Plat Report. doc City of Renton Department of Conity & Economic Development SKAGEN SNORT PLAT strative Short Plat Report & Decision LUA11-089, SNPL-A Report of February 3, 2012 Page 6 of 11 and other development in the zone. Staff Comment: The proposal for 15,134 square feet in open space would arrive at a 30% set aside (15,134 SF/50,398 SF = 30. ). The Tracts along the northern and eastern borders would act as a buffer to the abutting R-4 classified properties. The properties to the west and east would be buffered by improved and unimproved right-of-ways Talbot Rd S and S 198"' PI Lot Dimensions: The minimum lot size permitted in the R-4 zoning designation is 5,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. Lot depth is required to be a minimum of 80 feet. For a small lot cluster development in the R-4 zone, R-8 lot dimension standards would ✓ apply. Therefore the minimum lot size permitted, for Lots 1-5, is 5,000 square feet in area. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. Staff Comment: As demonstrated in the table above, all lots meet the requirements for minimum lot size, depth, and width. Setbacks: Setbacks in the R-4 zone are the following: front yard is 30 feet; a side yard along the street is 20 feet; interior side yard is 5 feet; the rear yard is 25 feet. For small lot cluster developments in R-4 zone (Lots 1-5), R-8 setback standards apply. The required setbacks are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage; interior side yard is 5 feet; side yard along a street is 15 feet for the primary structure and 20 feet for an attached garage; and the rear yard is 20 feet. ✓ Staff Comment: The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. in order to ensure the appropriate setbacks are applied appropriately at the time of building permit staff recommends, as a condition of approval, the applicant place on the face of the plot a covenant noting the R-8 zone setbacks apply on the clustered lots. The covenant shall be recorded concurrently with the Final Short Plat. Building Standards: Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story. The allowed building lot coverage for lots over 5,000 SF in size in the R-8 zone is 35 percent or 2,500 SF, N/A whichever is greater. The allowed impervious surface coverage is 75 percent. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Landscaping: Ten feet of on -site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Stoff Comment: As proposed the conceptual landscape plan does not comply with the 10- foot wide on -site landscape requirement. Additionally, the use of large maturing trees are Not required, for which the proposed Raywood Ash does not comply. Therefore the applicant is Compliant required to submit a revised landscape plan, depicting a 10 foot wide on -site landscape strip and an alternative species of tree along the frontage of the site. The final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to Final Short Plat recording. Parking: Each unit is required to accommodate off street parking for a minimum of two ✓ vehicles. Staff Comment: Sufficient area exist, on each lot, to accommodate off street parking for a minimum of two vehicles. 3. DESIGN STANDARDS: RMC 4-2-115 provides residential and open space standards for development within the R-4 zoning classification. The proposal is consistent with the following design standards if all conditions of approval are complied with: ✓ I Lot Configuration: One of the Following is required: Short Plot Report.doc City of Renton Deportment of Comity & Economic Development SKAGEN SHORT PLAT Short Plat Report & Decision LUAII-089, SHPL-A Report of February 3, 2012 Page 7 of 11 Lot width variation of 10 feet minimum of one per four abutting street fronting lots, or Minimum of four lot sizes (minimum of 400 gross square feet size difference), or A front yard setback variation of at least five feet minimum for at least every four abutting street fronting lots. 4. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements: ✓ Tree Retention: RMC Thirty percent of the trees shall be retained in a residential development. S. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Access: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: Frontage improvements are required to be constructed in the right of way fronting the site in Talbot Road S. To meet the City's new complete street standards, street improvements fronting this site will include a 5-foot sidewalk, 8-foot planter strip, curb, gutter and 32 feet of pavement from centerline, including a 5-foot bike lane. Per RMC4-6-060D.3 the grid pattern may be adjusted to a 'flexible grid" by reducing the number of linkages or the alignment between roads due to topographical constraints. Due to difficulties with constructing a roadway to safe and economical engineering standards for Not S 198`h PI a street modification was issued on June 7, 2011 (Exhibit 5). Therefore, the Compliant applicant is not required to complete the grid system. However, staff recommends as a condition of approval the applicant be required to comply with conditions as outlined in the approved street modification issued on June 7, 2011. The proposed short plat is also anticipated to generate additional traffic on the City's street system. in order to mitigate transportation impacts, staff recommends a condition requiring the applicant to pay an appropriate Transportation Impact Fee. Currently this fee is assessed at $75.00 per net new average daily trip attributed to the project. However, the City is planning an adjustment to the Transportation Impact Fees in the near future. Therefore the fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code prior to Short Plat recording. Alleys: Within the R-4 zone, alley access may be required by the Reviewing Official based on one or more of the following criteria: a. Minimum lot widths are reduced; or b. An increase in density is allowed; or c. Alley(s) are present in the surrounding area; or d. If significant trees and/or vegetation are preserved; or e. The clustering of homes is allowed; or Not f. If site characteristics allow for the effective use of alley(s). Compliant Staff Comment: Based on the proposed clustering, of the lots, the use of an alley is the preferred method of access. Due to topographical constraints a street modification was issued waiving the requirement to improvement of S 198rh P1, precluding the effective use of an alley. However, the reduction of curb cuts along the street and presence of garages along the streetscape can still be accommodated with the design as proposed. Access to the Lots 1- 4 would be provided via two shared driveways reducing the number of curb cuts along Talbot Rd. The presence of garages along the streetscape could be reduced with the orientation of garages to the side yard. As a condition of approval, the applicant would be required to Short Plot Report. doc City of Renton Department of Co m SKAGEN SHORT PLAT & Economic Development Short Plat Report & Decision LUAU-089, SHPL-A Report of February 3, 2012 Page 8 of 11 place a note on the face of the short plat, requiring garages on Lots 1, 2, and 4 to orient towards the southern side yard and Lots 3 and 5 to orient towards the northern side yard. The note shall also include language limiting the number of curb cuts for the short plat to 3 curb cuts; two shared and one single. The note shall be recorded concurrenity with or prior to the recording of the final short plat. 6. AVAILABILITY AND IMPACT ON PUBLC SERVICES: Police and Fire: Sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Therefore, staff recommends a condition requiring the applicant to pay an appropriate Fire ✓ Impact Fee. Currently this fee is assessed at $488.00 per each single family lot. However, the City is planning an adjustment to the Fire Impact Fee in the near future. The fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code prior to Short Plat recording. Schools: It is anticipated that the Kent School District can accommodate any additional students generated by this proposal at the following schools: Springbrook Elementary, Meeker Middle School and Kentridge High School. A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to Kent School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,486.00. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. d Water and Sanitary Sewer: A water availability certificate is required from Soos Creek Water and Sewer. An "approved" set of water plans from Soos Creek Water and Sewer will be required to be submitted with the civil plans. A sewer availability certificate will also be required to be submitted to the City prior to application. An "approved" set of water plans from Soos Creek Water and Sewer will be required to be submitted with the civil plans. L DECISION: The Skagen Short Plat, File No. LUA11-089, SHPL-A, is approved and is subject to the following conditions: 1. The applicant shall place on the face of the plat a covenant noting the R-8 zone setbacks apply on the clustered lots. The covenant shall be recorded concurrently with or prior to the recording of the Final Short Plat. 2. The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on -site landscape strip and an alternative species of tree along the frontage of the site. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to Final Short Plat recording. 3. The applicant shall be required to comply with conditions as outlined in the approved street modification issued on June 7, 2011. 4. The applicant shall be required to place a note on the face of the short plat, requiring garages on Lots 1, 2, and 4 to orient to the southern side yard and Lots 3 and 5 to orient to the northern side yard. The note shall also include language limiting the number of curb cuts for the short plat to 3 curb cuts; two shared and one single. The note shall be recorded concurrenity with or prior to the recording of the final short plat. Short Plat Report. doc City of Renton Deportment of Conity & Economic Development Aistrative Short Plat Report & Decision SKAGEN SHORT PLAT LUA11-089, SHPL-A Report of February 3, 2012 Page 9 of 11 5. The applicant shall pay an appropriate Transportation Impact Fee. The fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code prior to Short Plat recording. The applicant shall pay an appropriate Fire Impact Fee. The fee shall be payable to the City as specified by the Renton Municipal Code prior to Short Plat recording. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: 1 C.E. "Chip" Vincent, Planning Director Planning Division TRANSMITTED this P day of February, 2012 to the Con tact/Applicant/Owner(s): Contact: Phillip Kitzes, PK Enterprises 23035 SE 263`d St Maple Valley, WA 98038 Applicant/Owner: Michael John & Laura Lynn Skagen 12050 SE 178rh St Renton, WA 98058 TRANSMITTED this 3rd day of February, 2012 to the Party(ies) of Record: Lib & Penny Potricelli 9507 S 198th Street Renton, WA 98055 Rodger Duncan 1972192nd Avenue S Kent, WA 98031 TRANSMITTED this 3"' day of February, 2012 to the following: Nell Watts, Development Services Director Larry Meckling, Building Official Kayren Kittrick, Development Services Jan Conklin, Development Services Carrie Olson, Development Services Jennifer Henning, Current Planning Fire Marshal Renton Reporter L. LAND USEACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: 2_ 3 12, Date The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on February 17, 2012. An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110.13 governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, (425) 430-6510. Short Prat Report. doc City of Renton Department of Coity & Economic Development AMistrative Short Plot Report & Decision SKAGENSHORTPLAT LUAII-089, SHPL A Report of February 3, 2012 Page 10 of 11 EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. PLANNING 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m, to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. WATER 1. A water availability certificate is required from Soos Creek Water and Sewer. 2. An "approved" set of water plans from Soos Creek Water and Sewer will be required to be submitted with the civil plans. SANITARY SEWER 1. A sewer availability certificate will be required to be submitted to the City prior to construction permit application. 2. An "approved" set of water plans from Soos Creek Water and Sewer will be required to be submitted with the civil plans. SURFACE WATER 1. Surface water system development fee is $1,012.00 for each new lot. Fees are payable prior to issuance of the construction permit. 2. A geotechnical report for the site was submitted. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options were included. 3. A Construction Stormwater General Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. TRANSPORTATION/STREET 1. Transportation mitigation fees of $3,588.75 will be accessed. See Transportation Mitigation Fee sheet included. 2. Frontage improvements are required to be constructed in the right of way, unless replaced by impact fees, fronting the site in Talbot Road S. To meet the City's new complete street standards, street improvements fronting this site will include a 5-foot sidewalk, 8-foot planter strip, curb, gutter and 32-feet of pavement from centerline, including a 5-foot bike lane. 3. Two shared driveways for lots 1-4 have been approved through the modification process with a condition that each driveway provides an onsite turnaround. Turnarounds must be contained within mutual access Short Plat Report. doc City of Renton Department of Conity & Economic Development SKAGEN SNORT PLAT Short Plat Report & Decision LUA11-089, SNPL-A Report of February 3, 2012 Page 11 of 11 easements between the lots. Turnarounds and access easements will be required to be shown on the civil plans. 4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Separate permits and fees for storm connection will be required. PROPERTY SERVICES COMMENTS 1. See Exhibit 8 for comments from Property Services regarding information needed for final short plat Short Plat Report. doc R-3 R-14 R-I4 R 1 R-8 ZONING MAP BOOK - T2N RE 1/2. PW TECHNICAL SERVICES PRINTED ON 11/13/09 ma„av �„„a<awory a:�rw,v�so�a. 0 200 400 l§ry of Feel t C" r gi 1:4.800 J3 06 T22N R5E E 1 /2 5206 ZONING MAP BOOK Z4 ry nx—' 92 93 455 - >> 456 459 461.: I__ _B1 B2, �3' — 6: I - 26.T24N R4E 25 T24N R4E= — — ws �oezv .1 �� f 7 30.-T,24N A5E -'9 T24N R5 26 T24N R5E 27724N R5E; : ' 8 9Y Y Y 26 T24N ME 45W5� 458 460, 464 i - �1 C2 � �� �. ; — C3 —T _ — 064,j7 35'f24N R4E 36 T24N R4E 31 T24N R5E `, ~ 41 R5E 35 _&4N R5E xwl f ` 307 .nw 8 8 ' 0 -I 1 _ D -D _ 3 �D4_�� _ �-D7 'TZ1'R4-E S T23N R5E T2T23N R5E 3.T23N R5E 2 T23N R5E �j 319 369 pr - J6 � 6b, _ ,� _ _E �_ d I i 'TI R4E 12 T23N � �" - , j)1- s v J (; __ 7- ..... ..... T. N Fi5E 23N R5 9 T23N R5Er !6 10 T23N RWt- 1 i- N R5E 1i 32 = 3261 327 370 g i p z -' ■' I ' T4 TI 1 ''`5 — u - 4 T23FfT231aR4E 18 T23N R5ETi- 17 P2 \ ASE 16 T23N R5E `- 1 T231V R5E ' 14 T23N 1 33 ,ter . 33 I - 371 815 8 f 6 - 35 336+ - r -� T23N R4 19 Ti MN R5E' <`'-'` ' 20.T23Ni�5E - 2 _ 23WR5E. " G" G-4 24 T231� R4E } 22 T23 R5E - 23 T23N I _ 2 600 601 820 _r 821 { HH.7. .T23N R4E_ - 1 25T2304E 30 T23N RSE' "' . 29 T23N'RSE 28--TZ3N R5E " lly_ T23N R5E 26 T23N R5E = 25, 603 r . 604 i - 605, 825 826 8 jl r- 7 3 ✓n—;` 38 T23N Fi4E-' � 31 T23 R5E',, 32-123N 05E 33 T23N R $4 T23N R5E 35 T23N R5E 36 607 �r _. I_ — = 608' 1 `? 609 - 610 632 833 si J1 J 2 22N R4E - J-6�7 P 1 T22N R4E 6 T22N R5E. 5 i22(d R5E 4 T22N R5E 3 T22N R5E 2 T22N R5E t-1 TP RESIDENTIAL MIXED USE CENTERS INDUSTRIAL Rc (RC) Resource Conservation ev (CV) Center Village iH (IL) Industrial -Light R-i (R-1) Residential 1 du/ac LEE(UC-NI) Urban Center - North 1 m (IM) Industrial - Medium a -a (R-4) Residential 4 du/ac c-wa (UC-N2) Urban Center - North 2 F i (IH) Industrial - Heavy R-e (R-8) Residential 8 du/ac (CD) Center Downtown �wri (RMH) Residential Manufactured Homes R-is (R-10} Residential 10 du/ac COMMERCIAL R-ia (R-14) Residential 14 du/ac Renton city Limits tm_ (RM-F) Residential Multi -Family cox (COR) Commercial/Office/Residential - Adjacent City Limits Rm-T (RM-T) Residential Multi -Family Traditional cR (CA) Commercial Arterial F& a (RM-U) Residential Multi -Family Urban Center = (CO) Commercial Office KROLL PAGE (CN) Commercial Neighborhood PAGE#INDEX ao" met _ o ^•apnc ai 4 pie. easeer o� ire4°eesi'r,r,rmat�a, awi n� i t°ne ante arowr., this noR a for cisplo� p�r;,oses on y. — SECf/rOWNIPANGE WA _------� III III 111 I i W I r li 111 I III I{I � � I I I I p �r I 11 o +8? y Mimi Cz �CD05 o O z z rri Ln ri n N N z 0 m Ul rq I PRELIMINARY SHORT PLAT � I v ! PLAT GEOMETRICS ° �� �> SKAGEN 5 LOT SHORT a _ r >, r f nn' lollox PLAT IMlKIp, LJ w Denis Draw City IL t y r r t r June 7, 2011 Department of Community and Economic Development Alex Pietsch, Administrator Mr. Phillip Kitzes CitY of Renton PK Enterprises Planning Division 23035 SE 263ra Street Maple Valley, WA 98038 OCT 31 loll RE: Street Modification Request — South 198th Place ECEUV IL�✓J Proposed Skagen Property Short Plat Application Dear Mr. Kitzes: We have reviewed your street modification request for the normal code required street improvements associated with a proposed four lot short plat, located on the east side of Talbot Road S. and north of the undeveloped S. 198th Place right-of-way. The proposed short plat would typically be required to provide full frontage improvements along Talbot Road S., adjacent to the short plat, and half street improvements to the section of S. 1981h Place, adjacent to the development property. The project tentatively would also be required to provide for alley type improvements along the east side of the property for vehicular access to the proposed lots. Since Talbot Road S. is an arterial street at this location, driveway access to Talbot Road S. would typically be discouraged for newly created residential lots. The modification request is to eliminate the requirements for improvements to S. 198th Place. This would also require modification to the requirement for vehicular access from the east side of the parcel. The modification request is based on serious difficulties with constructing a roadway to safe and economical engineering standards with the existing grades within the undeveloped right-of-way. The construction of the new road would require extensive retaining walls, as high as 13 feet. There are also potential sight distant problems with the new intersection location on Talbot Road S. if this street connection were completed. Based upon these documented engineering constraints, the requested modification is granted, subject to conditions. The inability to create this street connection makes the rear alley also infeasible for construction and use for the new lots. Access will have to be accommodated from Talbot Road S. for the four proposed lots. Since this is an arterial street, the new short plat will be limited to two shared driveways for the four lots. Each of these driveways must include an on -site turnaround to allow for vehicles to turn around on the site, to discourage future owners from backing out onto Talbot Road S. These turnarounds must be contained within mutual acce Renton City Hall 0 1055 South Grady Way •Renton, Washington 98057 EXHIBIT 5 Mr. Phillip Kitzes Page 2 cf 2 June 7, 2011 between the subject lots, be fully paved, and constructed prior to completion of any houses on the future lots. Frontage improvements, including new curb, gutter, planting strip, and sidewalks are still required for Talbot Road S. adjacent to the property. The sidewalk width for the new sidewalk on Talbot Road S is modified from six feet in width to five feet in width, due to the lower density zoning of the area. The street standards modification does not become official until the short plat is approved, at which point it can be appealed, etc. The modification listed in this letter will be included as part of the CED approval for the future short plat application. If you have any further questions regarding street improvement or drainage requirements for this project, please contact Ian Illian at 425-430-7216 or iiIlian@rentonwa.gov . Sincerely, V Neil Watts, Director Development Services Division cc: Kayren Ksttrick, Development Engineering Supervisor Jennifer Henning, Current Planning Manager Jan Illian, Plan Reviewer Rocale Timmons, Associate Planner 7 - � ro a. f i 10� 9 N35VAS� i1dOHS j Ni ! ENV�d AVMCIVOa a * ON�daO u to W 0 It z N N F U W W Z H x W • ! EXHIBIT S DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 30, 2011 TO: Rocale Timmons FROM: Bob Mac Onie SUBJECT: Skagen Short Plat, LUA-11-089-SHPL Format and Legal Description Review I have reviewed the above referenced short plat submittal and have the following comments: Information needed for final short plat approval includes the following: Note the City of Renton land use action Humber and land record number, LUA-11-089- SHPL and LND-20-0567, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the short plat boundary was established. Include a statement of equipment and procedures used, per WAC322-130-100. Note the date the existing city monuments were visited, per WAC 332-130-150, and what was found. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. hAfile sysllod - land subdivision & surveying recordslLnd-20 - short p1ats105671rv113011.doc 1 1/3 2 of 3 11/6/2011 The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the short plat drawing. On the final short plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the short plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, do note the lot numbers and plat name on the drawing otherwise note them as "Unplatted". Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the short plat submittal. Note all easements, covenants and agreements of record on the short plat drawing. The City of Renton "APPROVALS" block is signed by the City of Renton Administrator, Department of Public Works. Include a declaration block on the drawing, titled "OWNERS' DECLARATION". A pertinent aggrova_I block is also needed for the King County Assessor's Office. Provide signature lines as required. All vested owner(s) of the subject short plat, at the time of recording, need to sign the final short plat submittal. For the street dedication process, include a current title report noting the vested property owner. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated document(s) are to be given to the hAfile sysllnd - land subdivision & surveying recordsllnd-20 - sbort plats105671ry 113011.doc Page 3 of 3 11 /3 0/2011 Project Manager as a package. Reference the associated document(s) on the short plat drawing and provide spaces for the recording numbers thereof. If there are new private easement(s) proposed with this short plat, include the following statement, juxtaposed to the subject easement: "Area for new private (utilities, access, etc.) easement". Since the new lots created via this short'plat are under common ownership at the time of recording, there can be no easement(s) until such time as the lots are conveyed to others, via conveyance documents. The conveying document(s) need to include a statement about the together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, i1the previous paragraph applies: DECLARATION OF COVENANT. - The owner of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easements shown on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this short plat. If there is a new private access /utilities easement, a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement should be noted on the short plat drawing. hAfile sysllnd - land subdivision & surveying recordsllnd-20 - short plats105671rv113011.doe City of Anon, Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT. � COMMENTS DUE: DECEMBER 1, 2011 APPLICATION NO: LUA11-089, SHPL-A DATE CIRCULATED: NOVEMBER 17, 2011 APPLICANT: Michael & Laura Skagen PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Skagen Short Plat PROJECT REVIEWER: Jan Illian SITE AREA. 50,938 square feet EXISTING BLDG AREA (gross): LOCATION: 197" & Talbot PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1.16 acre parcel into 5 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning classification. the applicant is requesting the clustering of all 5 lots with Tract B to be used to satisfy the open space requirements. The proposed lots would range in size from 6,941 square feet in area to 7,099 square feet_ Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd. Lot 5 would be accessed via a driveway also extended from Talbot Rd. 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/ Natural Resources 8. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS Element of the Environment Probable Minor Imports Probable Major Imports More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Trans ortation Public Services Historic/Culturol Preservation Airport Environment 10,000 Feet 14,000 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. or Authorized Representative dater �� 0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT d city of M E M O R A N D U M DATE: December 8, 2011 TO: Rocale Timmons, Planner FROM: Jan Illian, Plan Review Q1- SUBJECT: Utility and Transportation Comments for Skagen Short Plat Talbot Ave S and 197thAve S LUA 11-089, SHP-A I have reviewed the application for the Skagen Short Plat, located at Talbot Avenue S. and 197th Avenue S., and have the following comments: EXISTING CONDITIONS WATER Water service is provided by Soos Creek Water and Sewer District. SEWER Sewer service is provided by Soos Creek Water and Sewer District. STORM There is a drainage conveyance system along the west side of Talbot Rd S. STREETS There are no street frontage improvements in Talbot Road S. CODE REQUIREMENTS WATER 1. A water availability certificate is required from Soos Creek Water and Sewer. 2. An "approved" set of water plans from Soos Creek Water and Sewer will be required to be submitted with the civil plans. SANITARY SEWER 1. A sewer availability certificate will be required to be submitted to the City prior to application. 2. An "approved" set of water plans from Soos Creek Water and Sewer will be required to be submitted with the civil plans. SURFACE WATER 1. Surface water system development fee is $1,012.00 for each new lot. Fees are payable prior to issuance of the construction permit, Skagen Short Plat — LUA 11-089 Page 2 of 2 December 8, 2011 2. A drainage plan and drainage report has been submitted with the site plan application. The report addresses compliance with 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The drainage report discusses meeting the area specific flow control requirement under Core Requirement #3. The engineer proposes 100% infiltration trenches to each lot. 3. A geotechnical report for the site was submitted. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options were included. 4. A Construction Stormwater General Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. TRANSPORTATIONS REET 1. Transportation mitigation fees of $3,588.75 will be accessed. See Transportation Mitigation Fee sheet included. 2. Frontage improvements are required to be constructed in the right of way fronting the site in Talbot Road S. To meet the City's new complete street standards, street improvements fronting this site will include a 5-foot sidewalk, 8-foot planter strip, curb, gutter and 32-feet of pavement from centerline, including a 5-foot bike lane. 3. Two shared driveway for lots 1-4 have been approved through the modification process with condition that each driveway provides an onsite turnaround. Turnarounds must be contained within mutual access easements between the lots. Turnarounds and access easements will be required to be shown on the civil plans. 4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Separate permits and fees for storm connection will be required. H:\CED\Planning\Current Planning\PROJECTS\11-089.Rocale\Plan Review Comments LUA 11-089.doc City of An Department of Community & Economic D101opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:. i COMMENTS DUE: DECEMBER 1, 2011 APPLICATION NO: LUA11-089, SHPL-A DATE CIRCULATED: NOVEMBER 17, 2011 APPLICANT: Michael & Laura Skagen PROJECT MANAGER: Rocale Timmons CITY OF RENTQ� PROJECT TITLE: Skagen Short Plat PROJECT REVIEWER: Jan Illian NOV 18 2011 SITE AREA: 50,938 square feet EXISTING BLDG AREA (gross): LOCATION: 197`h & Talbot PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1.16 acre parcel into 5 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning classification. the applicant is requesting the clustering of all 5 lots with Tract B to be used to satisfy the open space requirements. The proposed lots would range in size from 6,941 square feet in area to 7,099 square feet. Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd. Lot 5 would be accessed via a driveway also extended from Talbot Rd. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Maor Impacts More information Necessary Earth Air Water Plants Land/Shorefine Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS VICE Q .k. Element of the Environment Probabie Minor impacts Probable Major impacts More Information Necessary Housing Aesthetics Li ht/Glore Recreation utilities Transportation Public Services Historic/Culturaf Preservation Airport Environment I0,000 Feet 14,000 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 9 0 0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 30, 2011 TO: Rocale Timmons FROM: Bob Mac Onie SUBJECT: Skagen Short Plat, LUA-11-089-SHPL Format and Legal Description Review City of I have reviewed the above referenced short plat submittal and have the following comments: Information needed for final short plat approval includes the followin : Note the City of Renton land use action number and land record number, LUA-11-089- SHPL and LND-20-0567, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the short plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited, per WAC 332-130-150, and what was found. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. hafile sysllrnd - land subdivision & surveying recordsllnd-20 - short plats105671n,] 1301 Ldoc Page 2 of 3 1 1130,�2011 The lot addresses will be provided by the city as soon as possible. Note said addresses and the street name on the short plat drawing. On the final short plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the short plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, do note the lot numbers and plat name on the drawing otherwise note them as "Unplatted". Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the short plat submittal. Note all easements, covenants and agreements of record on the short plat drawing. The City of Renton "APPROVALS" block is signed by the City_of Renton Administrator, artment of Public Works. Include a declaration block on the drawing, titled "OWNERS' DECLARATION". A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. All vested owner(s) of the subject short plat, at the time of recording, need to sign the final short plat submittal. For the street dedication process, include a current title report noting the vested property owner. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated document(s) are to be given to the hAfile sysllnd - land subdivision & surveying recordsllnd-20 - short plats105671rv11301 ].doe Pa-e 3 of 3 11/30/2011 Project Manager as a package. Reference the associated document(s) on the short plat drawing and provide spaces for the recording numbers thereof. If there are newprivate easement(51 proposed with this short plat, include the following statement, juxtaposed to the subject easement: "Area for new private (utilities, access, etc.) easement". Since the new lots created via this short -plat are under common ownership at the time of recording, there can be no easement(s) until such time as the lots are conveyed to others, via conveyance documents. The conveying document(s) need to include a statement about the together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, ffthe previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easements shown on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this short plat. If there is a new private access /utilities easement, a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement should be noted on the short plat drawing. hafile sysllnd - land subdivision & surveying recordsUnd-20 - short plats105671rv11301 l.doc 0 0 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: P _ (. ,aI I COMMENTS DUE: DECEMBER 1, 2011 APPLICATION NO: LUA11-089, SHPL-A DATE CIRCULATED: NOVEMBER 17, 2011 APPLICANT: Michael & Laura Skagen PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Skagen Short Plat PROJECT REVIEWER: Jan Illian SITE AREA: 50,938 square feet EXISTING BLDG AREA (gross): LOCATION: 197`h & Talbot PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1.16 acre parcel into 5 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning classification. the applicant is requesting the clustering of all 5 lots with Tract B to be used to satisfy the open space requirements. The proposed lots would range in size from 6,941 square feet in area to 7,099 square feet. Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd. Lot 5 would be accessed via a driveway also extended from Talbot Rd. 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/ Natural Resources B. POLICY -RELATED COMMENTS C: CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Housing Aesthetics Light/Glare Recreation utilities Transportation Public Services HistorirlCultural Preservation Airport Environment 10,0W Feet 14 000 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 0 0 S# 885 _ *� • Xr T o� TRANSPORTATION MITIGATION FEE Project Name: Skagen SHPL Project Address: 197'" & Talbot Contact Person: Michael & Laura Skagen Permit Number: LUA11-089 Project Description: 5 Lot SFR short plat Land Use Type: X Residential ❑ Retail ❑Non -retail Calculation: 5 x 9.57 = 47.85 ADT 47.85 x $75.00 = $3,588.75 Transportation Mitigation Fee: Calculated by: Date of Payment: 3,588.75 KXittrick Method of Calculation: X ITE Trip Generation Manual, 8t" Edition ❑ Traffic Study ❑ Other (210) SFR 9.57 trips/DU Date: 11/29/2011 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: — ` . COMMENTS DUE: DECEMBER 1. 2011 APPLICATION NO: LUA11-089, SHPL-A DATE CIRCULATED: NOVEMBER 17, 2011 APPLICANT: Michael &Laura Skagen OEVELOPROENT SERVICf PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Skagen Short Plat PROJECT REVIEWER: Jan Illian SITE AREA: 50,938 square feet NOV 1 EXISTING BLDG AREA (gross): LOCATION: 197`' & Talbot PROPOSED BLDG AREA (gross) RECEIVED SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1.16 acre parcel into 5 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning classification. the applicant is requesting the clustering of all S lots with Tract B to be used to satisfy the open space requirements. The proposed lots would range in size from 6,941 square feet in area to 7,099 square feet. Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd. Lot 5 would be accessed via a driveway also extended from Talbot Rd. 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/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor impacts Probable Major impacts More information Necessary Housing Aesthetics Li ht/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with porticulor 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 ity of NOTICE OF APPLICATION et A Mule, AppllcaNen has been Ned and'[,opted With the 0epertment of CommunllY & E[onomis 4... a—1 'I 14E01_Plan„Ing Qlvlslrn of the City of slrntnn. The foliawing bd fly deseribu She applicatlen and the mcessary PobVs APP,o o. OATS OF NOTICE OE APPLICATION: Nnvembl, 17, 2011 PROJECT NAMEINOMRER: 5+agen 3hcrt P1el / LUAll-0B9. SNPC-A PRO1ECpESCR1PYIQN: The apPIl is maoestloa Atlminlstra[iv! Prelimina Shari Plat opprmaal r roi the DES ision of an ellning 1.16 acre parcel into 5lots Mr the cw k_,lon al single hamily -al —el pmfecl site is Iv[aled within the Reskd en lial - 4 IR<I dweiling units per acre at, F c1a551 t-.n. a aPpi1ed 1 Is regoesling the duS,,Hhg Of ail 5lots with Tract R to be Iced tO Willy Sh! open spare re Lots s 1.4 wood .The proposed lots would range 1n sise ham 6,?41 stluare feet m ea to 7 Cld he dcressed via drive aTo he cp Ne+Ilnded tram Talbot Rd, v� ar y aisp two shred ddvrwaYa extended Item Tabol fld� laS 5'weu pROJELT LOCATION: 197%x Talbot Road S P09LICAPPROVALS', AdminislratM Short Plar appe0.21 APPLICANT/PR016CT CONTACT PERSON: 9903A Meet, eStelHse mY�yahno coin Skmel; Maple Valley, WA (pmmeab on the above appNcatlen must be mbmltted In w0d.i, S• Ro.le Timmons, Ail lets Planler, Department of [ommuni LY As Ecenomk 0taflePmanG 1055 54uth Grady W.,, Ronson, WA 91057, by 5I D A.. on Oetembe, 1. 2011. Ifro have ques[ipn'ab-t this proposal, or wish to be made a any bml[sgwpril[en remmellsiwl Ilk aw[ tmaHc y by mail, [o aract .. -a d kind Will beenotifed of anydecislen On this Pobjed. bereme a pain p PLEASE INCLUDE THE PR�IECT NUMBER WHEN CALLING FOR PROPER FILE @ENTIFICATIDN DATE OF APPLICAnON: OAtpber 31, 2011 NOTICE OF COMPLETE Il you vmuld 115e to he madeaparay pF rcco,d for E4 4la nhng Divislbnt 1o555outh Grady Way, Renton, WA complete this I—and return to: City of Renton. 9aoS7. File Name J No Skagen Short Plat I WA1J-08q, SHPL-A NAME: - MA,IIJNG ADDRESS: TELEPHONE NO.: � CON515TENCYQ tiNIEW: Residenli'�Resitllntia!` SoninglLand else: The suiilett site,!oeiignafetl Map a 95{R"0 thelCWS nn Cmprehensiv. ta,d Vse znn ng MaP- Environmental Oecumenls that 15EPA}t,"'M'nl Evaluate the P,opoi Pd Piolect: -vuenm en[al Oevelepmmt Regulations be sable,: to the Clly,, 5EPA o:cieance, RMC 4.2.t;CA and used per Project rdlsigetbo. The ",O ect will pc pr ptle. apphtable codes and :lRulalicn5 asa b late. Measures *I" likely he imposed en `,he oreta d MIHRatlpn Measures: The rullnwing MlHgalbn Measures addie55 project impat[5 no Proposed projec l These recommended Mingatinn toveled by existing cedes aad regulations As Vied'have. • she ePPlicunf wlll be re7u 1 ,o P ty the oPP,oPriele Iron Sau'IOGOn NdlgotlOn Fee; • The nFPlisonrwtll be rcqunred Ie _ the apPrporrOle fire Mrhlyelroo F" end • The e""ont edR be re gUlred lopoy the opPropn Parts fdtfiya[ion Fee. Comments on the above applYcabon rnuat be subm[ned In welkin' W Rocale Y}mmom, ASseclale Plan— CEP - Planning Divlilon, 1053 Saush Grady Wry, Renton, WA 9R1u7, by 590 PM on December 1, 2f711. Th11 Poe' a alsp !en[atly Ny f,:Ireduled tar a pu bllc he aring on Nnuary 17, 2012, a[ 9:RV a.,n_. council ptembeYs, seventh Fino�. Renton clh Halo 1953 South Grady Way, flenton, iF you are interested in ertrndinA the heating, Please contact the Planning p lvlsion rpo to enW,r that the hearing has net been re hpeled at (A25} — -7Z81 11 Comments an meets on the Prasal wrning by the data indketed abort, yea mar ,III aar at the a the Mari Idr wish to be made a party or recald and drrore the tteadng Eaaminer. If You 1 a Irase con." the project manager° Anyone wN Wbmi[5 woltel commence re[eire atldll'Ional infwmda by mf p e will buloma[lrelhl be[ome a party pF rlcwd and w111 be ngtiRed OF enY d!<ifien on this p,o}e[t. CONTACT PERSON: ROCale Timmons, Associate Planner; Tel: (425) 430-7219; Enll: rtimm0ns@rentonwa-90V PLEASE INCLLJOE 7HE PROJECT NUMBER W}iEN CALLING FOR PRUPER FILE IDENTIFICATION `i7' 5 i r F l •,�k. 4tc1 �I ,..'PEM1SiON�AHEAta DF TyyFCUJ'�' _ �' .; :: CERTIFICATION I, C. +� +` t& 4ereby certify that copies of the above document were posted in conspicuous places or nearby the described property on Date: i 7 1i . _ Signed: STATE OF WASHINGTON ) j SS COUNTY OF KING ) certify that 1 know or have satisfactory evidence that -IIU < <<1 •, 1 1, signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print): 1-1 . My appointment expires: Denis Law City Of Mayor Department of Community and Economic Development Alex Pietsch,Administrator December 2, 2011 Donald Walkup, Supervisor of Transportation Kent School District 25211 104th AV SE Kent WA 90830-6438 Subject: Skagen Short Plat LUA011-089 The City of Renton's Department of Community and Economic Development (CED) has received an application for an 5-lot single family subdivision located at 197`h & Talbot. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Kent schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by December 1, 2011. Elementary School: Cyr. ' �;?— ` '"`-� : 0 cD �1 <-- Middle School: High School: Will the schools you have indicated be able to handle t e impact of the additional students estimated to come from the proposed development? Yes A No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at (42S) 430-7219. Sincerely, Roc a Timmons Associate Planner cc: Gwenn Derdowski, Planning Administrator — Kent School District Enclosure Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 0 rentonwa.gov City of Rpton Department of Community & Economic D01opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: -,_ COMMENTS DUE: DECEMBER 1, 2011 APPLICATION NO. LUA11-089, SHPL-A DATE CIRCULATED: NOVEMBER 17, 2011 , :r r APPLICANT: Michael & Laura Skagen PROJECT MANAGER: Rocale Timmons CITYOF 1F REN I Qh` PROJECT TITLE: Skagen Short Plat PROJECT REVIEWER: Jan Illian NOV 18 201i SITE AREA: 50,938 square feet EXISTING BLDG AREA (gross): LOCATION: 197`h & Talbot RECEIVE PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1.16 acre parcel into 5 lots for the future construction of single family residences. The protect site is located within the Residential - 4 (R-4) dwelling units per acre zoning classification. the applicant is requesting the clustering of all 5 lots with Tract B to be used to satisfy the open space requirements. The proposed lots would range in size from 6,941 square feet in area to 7,099 square feet. Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd. Lot 5 would be accessed via a driveway also extended from Talbot Rd. 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 Lond/Shoreline Use Animals Environmental Health Energy/ Noturat Resources B. POLICY -RELATED COMMENTS NoyE C. CODE -RELATED COMMENTS /yUNC; Element of the Environment Probable Minor impacts probable Major Impacts More information Necessary Housin Aesthetics Li hVGlare Recreation utilities Trans ortotion Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 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 whey odditional information "s neede o properly assess this proposal Si,Znature of Directar oPIC6orizWRepresentative Date ICE` City of *ton Department of Community & Economic DOlopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 1, 2011 APPLICATION NO: LUA11-089, SHPL-A DATE CIRCULATED: NOVEMBER 17, 2011 APPLICANT: Michael & Laura Skagen___7m PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Skagen Short Plat PROJECT REVIEWER: Jan Illian SITE AREA: 50,938 square feet EXISTING BLDG AREA (gross): LOCATION: 197th & Talbot PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1.16 acre parcel into S lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning classification. the applicant is requesting the clustering of all 5 lots with Tract B to be used to satisfy the open space requirements. The proposed lots would range in size from 6,941 square feet in area to 7,099 square feet. Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd. Lot S would be accessed via a driveway also extended from Talbot Rd. A. ENVIRONMENTAL IMPACT (e.g. Non -Cade) COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Earth Air Water Plants Land/5horeline Use Animals Environmental Health Fnergyj Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li hVGlore Recreation Utilities Transportation Public Services .� Historic/Cultural Preservotion Airport Environment 10,000 Feet 14, 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 "formation is needed to properly assess this proposol. Signature of Director or Authorized Representative Date 9 0 City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 1, 2011 APPLICATION NO: LUA11-089, SHPL-A DATE CIRCULATED: NOVEMBER 17, 2011 �n APPLICANT: Michael & Laura Skagen PROJECT MANAGER: Rocale Timmons=. PROJECT TITLE: Skagen Short Plat PROJECT REVIEWER: Jan Illian SITE AREA: 50,938 square feet U, EXISTING BLDG AREA (gross): R- co LOCATION: 197`h & Talbot PROPOSED BLDG AREA (gross) n — III SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1mcre parcel into 5 lots for the future construction of single family residences. The project site is located within the Residential - (R-4) dwelling units per acre zoning classification. the applicant is requesting the clustering of all 5 lots with Tract B to be used to satisfy the open space requirements. The proposed lots would range in size from 6,941 square feet in area to 7,099 square feet. Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd. Lot 5 would be accessed via a driveway also extended from Talbot Rd. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Elementofthe Environment Probable Minor Impacts Probable Major Impacts Mare information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources H. POLICY -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li ht%Glare Recreation utilities Trans ortotion Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet C. CODF RELATEDCOMMENTS f bul f *%-4 {/ . ��j r7LTc( W 0 rE,'{�!r S Fl VC4--( 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 additionai informat0p is needed to properly assess this proposal. Signature of Director or Authorized Representative l%--%f Date r DATE: TO: FROM: SUBJECT: 0 0 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM November 21, 2011 Rocale Timmoms, Associate Planner Corey Thomas, Plans Review Inspector Comments for Skagen Short Plat Environmental Impact Comments: The fire mitigation impact fees are currently applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. Code Related Comments: The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required_ A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz fittings,which they currently do not have. A water availability certificate is required from Soos Creek Water and Sewer District. 2. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Maximum grades of 15-percent. CT: ct skagensp Fire department strongely encourages the development of South 198th Place for emergency and primary access to both future and existing lots east of the proposed plat. There appears to be several properties with future development potential that would be required to complete this street in order to proceed. City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: i COMMENTS DUE: DECEMBER it 2011 APPLICATION NO: LUA11-089, SHPL-A DATE CIRCULATED: NOVEMBER 17, 2011 APPLICANT: Michael & Laura Skagen PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Skagen Short Plat PROJECT REVIEWER: Jan Illian SITE AREA: 50,938 square feet EXISTING BLDG AREA (gross): LOCATION: 1971h & Talbot PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 1.16 acre parcel into S lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning classification. the applicant is requesting the clustering of all 5 lots with Tract B to be used to satisfy the open space requirements. The proposed lots would range in size from 6,941 square feet in area to 7,099 square feet. Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd. Lot 5 would be accessed via a driveway also extended from Talbot Rd. 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 Environmentol Heolth Energy/ Natural Resources 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 Trons ortation Public Services Historic/Cultural Preservation Airport Environment 10, ODO Feet 14, QOD 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 as ss this proposal. 22 -- Z �_ 2 Signature of Director or Authorized Re resentative Date 0 CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 17th day of November, 7011, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application documents. This information was sent to; Name Representing 300' Surrounding Property Owners - NOA only See Attached Phillip Kitzes - Accpt Ltr Contact Michael & Laura Skagen - Accpt Ltr Owners (Signature of Sender): STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy M. Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the mentioned in the instrument. Dated: Notary PubE6 in and for the State of Washington Notary(Print): €P.._- My appointment expires: ajerVa' ' Skagen Short Plat -oj-t5w a LUA11-089, SHPL-A 793100000306 793100000108 BENNETT MARVIN R BENNETT RAY A 9607 S 198TH PL 9600 S 198TH PL RENTON WA 98055 RENTON WA 98055 793100011006 638512004000 BYSTEDT RENEE C DAWSON DANNY LEROY+KOESER C 19428 TALBOT RD S 9479 S 196TH PL RENTON WA 98055 RENTON WA 98055 794100013000 793100006204 FANT JAMES M+SANDI L GILL RUPINDER 9500 S 199TH ST 19818 TALBOT RD S RENTON WA 98055 RENTON WA 98055 794100012002 638512001006 KOCHEL MARC+ EMILY LE TAM N+PHAM TOAN N 19816 95TH AVE S 9497 S 196TH PL RENTON WA 98055 RENTON WA 98055 638512006005 794100008000 LIEU SUONG VU LOUGHRAN FAMILY LIVING TRUST 9467 S 195TH PL 9506 S 198TH ST RENTON WA 98055 RENTON WA 98055 794100009008 638512007003 MCCUE JOAN A NIKITINE ALEKSANDR+YEKATERI 9505 S 198TH ST 9461 S 196TH PL RENTON WA 98055 RENTON WA 98055 794100018009 794100010006 PARAISO JUAN D PATRICELLI LIB L 24720 132ND CT SE 9507 S 198TH KENT WA 98042 RENTON WA 98055 638512005007 793100006402 SHERMAN SAMUEL C+CARMITHA N SINGH LAKHBIR+KAUR GURDEEP 9473 S 196TH PL 9615 S 198TH PL RENTON WA 98055 RENTON WA 98055 793100005800 638512008001 SKAGEN MICHAEL J TILLEY JONATHAN H PO BOX 58279 9455 S 196TH PL RENTON WA 98058 RENTON WA 98055 793100000207 BENNETT RUTH ANN 9601 S 198TH PL RENTON WA 98055 794100017001 EBBERSON W E 19653 TALBOT RD S RENTON WA 98055 794100014008 HAESELER KENNETH G+LORETTA 9522 S 199TH ST RENTON WA 98055 793100006808 LE THAO 9616 S 198TH PL RENTON WA 98055 638512002004 MARTIN JORDAN L 9491 S 196TH PL RENTON WA 98055 794100016003 OLSON ALDEN G 19801 TALBOT RD S RENTON WA 98055 638512003002 RAJU ASHOK+MEENA+SHALVIN S 9485 S 196TH PL RENTON WA 98055 793100006006 SKAGENJAMES 19808 TALBOT RD S RENTON WA 98055 0 0 r City of NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development {CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: PROJECT NAME/NUMBER November 17, 2011 Skagen Short Plat / LUA11-089, SHPL-A PROJECT DESCRIPTION: The applicant is requesting Administrative Preliminary Short Plat approval for the subdivision of an existing 1.16 acre parcel into 5 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning classification. the applicant is requesting the clustering of all 5 lots with Tract R to be used to satisfy the open space requirements. The proposed lots would range in size from 5,941 square feet in area to 7,099 square feet. Access to the Lots 1-4 would be provided via two shared driveways extended from Tabot Rd. Lot 5 would be accessed via a driveway also extended from Talbot Rd. PROJECT LOCATION: 197XX Talbot Road S PUBLIC APPROVALS: Administrative Short Plat approval APPLICANT/PROJECT CONTACT PERSON: Phillip Kltzes, PK Enterprises; 23035 SE 263`a Street; Maple Valley, WA 98038; Eml: pkenterprises_mv@yahoo.corn Comments on the above application must be submitted in writing to Rocale Timmons, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on December 1, 2011. ifyou have questions about this proposal, or wish to be made a parry of record and receive additional notification by mail, contact the Project Manager at {425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: October 31, 2011 NOTICE OF COMPLETE APPLICATION: November 17, 2011 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No-: Skagen Short Plat / LUA11-089, SHPL-A NAME: MAILING ADDRESS: TELEPHONE NO.: 0 Denis Law City Of t� Mayor ti Department of Community & Economic Development November 17, 2011 Phillip Kitzes PK Enterprises 23035 SE 263rd Street Maple Valley, WA 98038 Subject: Notice of Complete Application Skagen Short Plat, LUA11-089, SHPL-A Dear Mr. Kitzes: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Roc le Timmons As ociate Planner cc: Michael & Laura Skagen/ Owner(s) Renton City Hall * 1055 South Grady Way * Renton, Washington 98057 • rentonwa.gov {N 3SPM; ; 42520444S5 xF i 3 Denis Law City of Y Mayor A I November 17,1011 Department of Community & Economic Development Nancy Rawls Department of Transportation . Renton School District 420 Park Avenue N Renton, WA 98055 Subject: Skagen Short Plat LUA11-089, SHPL-A The. City of. Renton"s Department of Community and Economic Development (CED) has received an application for a 5-lot single-family subdivision located at 197th & Talbot.. Please see the enclosed Notice of Application for further details_ In order to process this application, CED needs to know Which.Renton schools would be Attended by children living. in residences _at the location indicated above. Please fill in the"appropriati3-schools 'on `the list below artd return this- letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by December 1, 2011. _ Elementary School: Middle School: High School: Will the schools you have indicated be able to handle the impact of the additional students estimatW1ocfromthe pro osed development? Yes -No YAn Comments:— ' Renton City Hall • 1055South Grady Way Renton, Washington 98057 • rentonwa.gov i Sewall Wetland Consulting, Inc. C'ty Of Rentot, tars ,rig D,iv,Sion m 31 ZU11 ncD C c, Zqg V o SKAGEN SHORT PLAT CITY OF RENTON CRITICAL AREAS REPORT Prepared For: Mike Skagen 12050 SE 178' Street Renton, Washington 98058 October 21, 2011 Job#11-141 Sewall Wetland Consulting, Inc_ Phone: 253-859-0515 27641 Covington Way SE #2 Fax: 253-852-4732 Covington, WA 98W2 Sewall WevmW Consulting, im okington Way SE #2 Phone: _ 5 Ca-)vington VIVA ")42 Fax:21Z3- 52-4732 SKAGEN SHORT PLAT CITY OF RENTON CRITICAL AREAS REPORT 1.0 INTRODUCTION This report describes our findings in regards to jurisdictional wetlands, streams and buffers on or within 100' of the 1.15 acre proposed Skagen Short Plat located on the east side of Talbot Road South in the City of Renton, Washington (the "site"). Specifically, the site consists of an irregular shaped parcel (Parcel #7931000058) in a portion of the SW '/4 of Section b, Township 22 North, Range 5 East of the Willamette Meridian in King County, Washington. 1�ici�rih' r�iu� The site consists of an undeveloped parcel containing both forest and pasture areas. Skagen/#11-141 Sewall Welland Consulting, Inc. fxlober 21, 2011 Page 2 The site is proposed to be subdivided into 4 single family residential Lots with associated roads and infrastructure. 2.0 METHODOLOGY Ed Sewall of Sewall Wetland Consulting, Inc. inspected the site on August 10, 2011. The site was reviewed using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Renton and the State of Washington for wetland determinations and delineations. The site was also inspected using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24, 2010, as required by the US Army Corps of Engineers. Sail colors were identified using the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). The Washington State Wetlands Identification and Delineation Manual and the Corps of Engineers Wetlands Delineation Manual/Regional Supplement all require the use of the three -parameter approach in identifying and delineating wetlands. A wetland should support a predominance of hydrophytic vegetation, have hydrie soils and display wetland hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species in an area must have an indicator status of facultative (FAC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part". Anaerobic conditions are indicated in the field by soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%-12.5% of the growing season may or may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all three parameters will be present in wetland areas. Since the only wetland was one located off -site, it was located with a gps and approximated with good accuracy on the site plan. 3.0 OBSERVATIONS 3.1 Existing Site Documentation Skagenf#11-141 Sewall Wetland Consulting, Inc. October 21, 2011 Page 3 Prior to visiting the site a review of several natural resource inventory maps was conducted. Resources reviewed included the King County Soils Survey, King County iMap website with sensitive areas layers activated, and the National Wetlands Inventory map. 3.1.1 Sail Survey According to the Soil Survey, King County Area, Washington (Snyder et at 1973), the entire site is mapped as containing Alderwood gravelly loam soils (AgC ). Alderwood soils are moderately -well drained soils formed in glacial till under conifers. Alderwood soils are not listed as a "hydric" soil according to the publication Hydric Soils of the United States (USDA NTCHS Pub No.1491, 1991). Soil ;iMap of the site 3.1.2 National Wetlands Inventory According to the National Wetlands Inventory there are no wetlands are located on the site. "the closest wetlands is an emergent and forested wetland snapped across Talbot road approximately 500' to the northwest of the site. National Wetlands Inventory map 3.1.3 King County iMap Skagenl411-141 Sewall Wetland Consulting, Inc. October 21, 2011 Page 4 A review of the King County iMap webpage with wetland and stream layers activated shows no wetlands or streams on or near the site, Ahove: King Grunty iMap website depiction ofsite with wetland and stream layers activated Skagen/#11-141 Sewall Wetland Consulting, Inc, October 21, 2011 Page 5 3.2 Field Observations 3.2.1 Uplands The site is located on a north sloping hillside which slopes gently on the majority of the site and at the north edge of the site starts to slope off more steeply towards the off -site wetland. The site is characterized by a mowed grass pasture, vegetated with orchard grass, which is part of an old gravel pit, surrounded by mature big leaf maples. The site generally has a disturbed plant community, with understory species including giant knotweed, Himalayan blackberry, stinging nettle, Indian plum and a few scattered ornamental pines as well as small Douglas firs. Soil pits excavated throughout the site revealed a dry gravelly loam with high chroma colors and no hydric characteristics. 3.2.2 Wetlands On -site There are no areas meeting wetland criteria found on the site. Off -site Off -site to the north, is the south edge of a forested, slope -type wetland. The wetland was delineated by our company in 2007 for a previous study never submitted to the City of the parcel to the north (Bystedt property -Parcel #7931000110). A small well house is located along the north edge of the site near the wetland. This wetland is a slope type forested wetland that has been historically disturbed by historic gravel mining. The portion of the wetland abutting the site is dominated by red osier dogwood, salmonberry, and Himalayan blackberry. Soils in this portion of the wetland consist of black mineral soils that have some visible seeps. The wetland edge although not flagged, was located via gps and transferred to the site plan. The wetland was found to be at its closest point approximately 35' north of the site. The off -site wetland has areas that would be classified as PSSIE (palustrine, scrub -shrub, broad leaved deciduous, saturated) and PFOI E (palustrine, forested, broad leaved deciduous, persistent, saturated) according to the US Fish and Wildlife Wetland Classification methodology (Cowardin et al, 1979). The City of Renton classifies wetlands utilizing the following criteria under (RMC) Chapter 4-3-050.A I,: Skagen/#11-141 Sewall Wetland Consulting, Inc. October 21, 2011 Page 6 i. Category 1: Category 1 wetlands are wetlands which meet one or more of the following criteria: (a) The presence of species fisted by Federal or State government as endangered or threatened, or the presence of essential habitat for those species; and/or (b) Wetlands having forty percent (40%) to sixty percent (60%) permanent open water (in dispersed patches or otherwise) with two (2) or more vegetation classes; and/or (c) Wetlands equal to or greater than ten (10) acres in size and having three (3) or more vegetation classes, one of which is open water; and/or (d) The presence of plant associations of infrequent occurrence; or at the geographic limits of their occurrence; and/or ii. Category 2: Category 2 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlands that are not Category 1 or 3 wetlands; and/or (b) Wetlands that have heron rookeries or osprey nests, but are not Category 1 wetlands; and/or (c) Wetlands of any size located at the headwaters of a watercourse, i.e., a wetland wish a perennial or seasonal outflow channel, but with no defined influent channel, but are not Category 1 wetlands; and/or (d) Wetlands having minimum existing evidence of human -related physical alteration such as diking, ditching or channelization; and/or iii. Category 3: Category 3 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlands which meet the following criteria: (1) Are characterized by hydrologic isolation, human -related hydrologic alterations such as diking, ditching, channelization and/or outlet modification; and (2) Have soils alterations such as the presence of fill, soil removal and/or compaction of soils; and (3) May have altered vegetation. (b) Wetlands that are newly emerging. Newly emerging wetlands are: (1) Wetlands occurring on top of fill materials; and (2) Characterized by emergent vegetation, low plant species richness and used minimally by wildlife. These wetlands are generally found in the areas such as the Green River Valley and Black River Drainage Basin. (c) All other wetlands not classified as Category 1 or 2 such as smaller, high quality wetlands. The off site wetland does not meet the Category 1 criteria as the overall size of this wetland is approximately 0.75acres, has no known use by any listed species based upon Priority Habitat map review, and has no plant associations of infrequent occurrences. In addition it does not meet the criteria of a Category 3 wetland either. This off -site wetland best meets the criteria of a Category 2 wetland, as a wetland with minimum evidence of recent human related physical alteration, but not meeting the criteria of a Category I or Category 3 wetland. Typically, Category 2 wetlands have a 50' buffer measured from the wetland edge. Skagen/#11-141 Sewall Wetland Consulting, Inc. October 21, 2011 Page 7 4.0 FUNCTIONS AND VALUES Off -site Wetland — The off -site wetland was rated using the Washington Department of Ecology Wetland Rating System to determine approximate functional values of the wetland. This wetland (from our previous work on the off -site property) scored a total of 35 points indicating a Category 3 wetland under this system which indicates moderate overall functional value. Its score for water quality function was 14 points, which is of moderate value, and its hydrologic function was relatively low at S points, and its habitat value moderate, at 17 points. Factors reducing its hydrologic function include the fact it is a slope wetland and it has little flood storage value. Habitat value for this wetland is moderate due to the lack of any unique features, and the close proximity of development near portions of the wetland. 5.0 REGULATIONS In addition to the wetland regulations previously described for wetlands and streams, certain activities (filling and dredging) within "waters of the United States" may fall under the jurisdiction of the US Army Corps of Engineers (ALOE). The ACOE regulates all discharges into "waters of the United States" (wetlands) under Section 404(b) of the Clean Water Act. Due to the increasing emphasis on Endangered Species Act compliance for all fills of Waters of the United State and Waters of the State, both the Corps of Engineers and Washington Department of Ecology should be contacted regarding permit conditions, compliance, and processing prior to commitment to any fill of wetlands or streams for this project. 6.0 PROPOSED PROJECT The proposed project is the construction of a 4 Lot plat with associated infrastructure. No impacts to the off -site wetland or its buffer are proposed. The 50' wetland buffer extends a short distance onto the site and is in an area designated as an Open Space Tract in the plat. 5kugen/#11-141 Sewall Wetland Consulling, Inc, October 21, 2011 Page 8 If you have any questions regarding this report, please call us at (253) 859-0515 or at escwall@sewallwc.com Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 Olympus Villa Sewall Wetland Consulting, Inc. December 16, 2010 Page 9 REFERENCES Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States, U.S. Fish and Wildlife Service, FWS/OBS-79-31, Washington, D. C. Daubenmire, R. 1959. A canopy -coverage method of vegetational analysis. Northwest Science 33:43-64, Diers, R. and J.L. Anderson. 1984. Development of Soil Mottling. Soil Survey Horizons, Winter 1984, pg 9-15. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U. S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, Mississippi. City of Renton Municipal Code Hitchcock, C. and A. Cronquist. 1976. Flora of the Pacific Northwest. University of Washington Press, Seattle, Washington. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States, USDA Misc. Pub]. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St. Petersburg, Florida. Reed, P.B. Jr, 1993. 1993 Supplement to the list of plant species that occur in wetlands: Northwest (Region 9). USFWS supplement to Biol. 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'� s Y _ i. 4 yr a � a 'Y.�GY „'T.�a � i'N m3c• �g � a r �i �: gia�pF� ❑a �� „�n$� � � ® ■ - � ]�g � &t 7 /\2ag / } )9«]$ ,- \]-1Al ]�Ld\4;rfBB\ }§ \$ /aid\: ,o s ,§ .� REPORT OF GEOTECHNICAL INVESTIGATION PROPOSED SKAGEN PLAT RENTON, WASHINGTON S&EE JOB NO. 1115 OCTOBER 14, 2011 1115rpt Orv�sf�r� 1 oc3 U71 Qo�G�, S&F.E I 15dGe SOIL & ENVIRONMENTAL INGINF..ERS. INC. 0625 R dmond Way. Suite M 124, Redmond. Washington 980521. 425 868-5868 i49r. Phil Kitzes PK Enterprises 23035 SE -163"' Street Maple Valley, WA 98038 October t 4, 2011 Report Geotechnical Investigation Proposed Skagen Short Plat Talbot Rd S and S 198`h PI, Renton, WA We are pleased to present herewith our Report of Geotechnical Investigation for the referenced project. Our services were authorized by Mr. Mike Skagen on July 28, 2011, and have been provided in accordance with our proposal dated July 27, 2011. We appreciate the opportunity to provide our services. Should you have any question regarding the contents of this report or require additional information, please call. (AEMi � zei�� G aNALG iZU/Z CC: Mr_ Steve Lee Very truly yours, SOIL & ENVIRONMENTAL ENGINEERS, INC. O —/e" C. J. Shin, Ph.D.. P.E. President S & F. F TABLE OF CONTENTS Section Pa_e 1.0 INTRODUCTION .............................. 2.0 SCOPE OF SERVICES ...................................... k 3.0 SITE CONDITIONS ..................................... 3-1 SURFACE CONDITIONS 3 .................... 3.2 GEOLOGIC INFORMATION E.; ................................................................. 3.3 COAL MINE HAZARDS 7 .............................................................. .................. 3.4 TEST PIT FINDINGS ....................................... 4.0 CONCLUSIONS AND RECOMMENDATIONS. 2 4.[ GENERAL................................................................... FOUNDATION a4.2 SUPPORT...............................................................................................................................4 4.2.1 SPRFAD FO OTING5....................................... 4 4 2.2 PIN -PILL FoUNDA HON5 ................. 4.3 LATERAL EARTH PRESSURES ' .............................................."."......,.,.................,......-.-................-.........,..... 4.4 SITE PREPARATION, STRUCTURAL FILL AND DRAINAGE 6 ;i ..................... .............................................. 4.� SITE INFILTRATION 7 ................... ....... ............................................................. 4.6 TEMPORARY AND PERMANENT EXCAVATIONS. ................................ c.................................................. ) 4.7 PROTECTION AND SETBACK FROM STEEP SLOPE ......................... 4.8 SLAB SUPPORT....." 9 i a .................. ................ ......................... ........................................"................................... 4.9 FLEXIBLE PAVEMENT i0 .................................................................................. 4.10 SE ISM fCCONS] DERATIONS ............................. " 4,11 ADDITIONAL SERVICES 1I ��---�-.......,,......-.-.....,.,......... I I 5.0 CLOSURE ........................ ................................................................................................................................. 12 FIGURE L SITE LOCATION MAP FIGURE ?: SITE AND EXPLORATION PLAN FIGURE 3: SURCHARGE LOAD ON SUBSURFACE WALLS APPENDIX A- FIELD EXPLORATION LOGS AND KEY REPORT OF GEOTECHNICAL INVESTIGATION PROPOSED SKAGEN SHORT PLAT RENTON, WA for Mr. Mike Skagen 1.0 INTRODUCTION We present in this report the results of our geotechnical investigation for the proposed development. The site is located at the intersection of S 198'h Place and Talbot Road in Renton, Washington. A site location map is shown in Figure I and a site and exploration plan is shown in Figure 2, both are included at the end of this report. We understand that the proposed development will involve 5 single-family lots, new access roads, and storm water infiltration trenches. For the purpose of this study, we have assumed that the structural load of future houses will be typical of residential homes. 2.0 SCOPE OF SERVICES The purpose of our geotechnical investigation is to develop geotechnical recommendations regarding site preparation and foundation support. Specifically, our services included: I . Review of available geologic information for the site and its vicinity_ 2. Review of published information for potential coal mine and landslide hazards. I Recommendations regarding type of foundation support, 4. Recommendations regarding active and at -rest earth pressures to be used for the design of any retaining structures. 7. Recommendations regarding passive soil resistance and coefficient of friction for the resistance of lateral loads_ 6. Recommendations regarding temporary and permanent cut slopes. 7. Recommendations re+yarding support for slab -on -grade. S&EE m ii :S S. Recommendations regarding paNement design. 1 i 9. Recommendations regarding type of soil for seismic design. a 10. Recommendations regarding site preparation, including removal of unsuitable sails, suitability ofonsite soils for use as fill, rill placement techniques, and compaction criteria. 11. Five copies of a written geotechnical report containing a site plan, test pit logs, a description of subsurface conditions, and our findings and recommendations. 3.0 SITE CONDITIONS 3.1 SURFACE CONDITIONS The property is located in a residential area. Talbot Road borders the site to the west and the un-opened S 198 Place borders the site to the south. Single-family residences are present to the east and an open space is present to the north. Topographically, the site descends gently northward at about 10% to 15%, except for the eastern and northern portions of the site where steep slopes on the order of 30% to 40% are present. At the time of this report, the slope areas of the site are covered with dense trees whereas the flat area was covered with tall grass. 3.2 GEOLOGIC INFORMATION Published geologic information (Geologic Map of The Renton Quadrangle, King County. Washington by D. R, Nfullineaux, 1965) indicates that the site area is underlain by Stratified drift (Qsr). The materials include well sorted, virtually un-weathered sand and pebble gravel. 3.3 COAL MINE HAZARDS Ond mine hazards nrap prepared by City of Renton, Public Works Department, Technical Services, May 21, 2009 indicates no known mine at the site..S'ensilive,Irecrs :tifap published by King County indicates that landslide hazards areas are located to the south of subject property. r I5rp1 N&EE ,-1 i �.4 "PEST PIT FINDINGS 1A The subsurface conditions underlying the site were explored by the excavation of 5 test pits, TP- I to FP-5. The approximate test pit locations are shown on Figure 2. Details of the field exploration program and the lu test pit logs are included in Appendix A. Test pits TP-1 to TP-4 were excavated in the proposed residential lots. These test pits reveal that the lot areas are covered by about 4 to 7 feet of un-documented fill. The fill materials include brown and dark brown silty sand with gravel, trace (about 5% by weight) organic matters and trace debris such as plastic, glass, brick and metal. The fill soil was loose to medium dense. Except at TP-2 where two feet thick of dense silty sand was found below the fill, the till is underlain by sand with trace gravel. This sand is medium dense to dense. Judging from its color, constitution and density, we believe that this material is a native soil identified as the stratified drift in the geologic map. A]I our test pits were terminated in this unit at a depth of 10 feet. TP-5 was excavated on a steep slope in the northern portion of the site. The pit encountered dense native sand from the ground surface to a depth of 10 feet. No groundwater was encountered in any test pit. However, the moisture contents of the subsoils generally increase with depths. 1 i 5rpt ti&F'F f"y L, 1-" # 4.0 CONCLUSIONS AND RFCOMMENDATIONS �i --_ 4.1 GENERAL It is our opinion that the proposed development is feasible from a geotechnical standpoint. Our explorations indicate that the site area is covered by un-document till which is underlain by competent native soils. Due to the unknown nature of the fill, we believe that the risk of excessive Foundation settlement is too high if the building load is founded on the fill. Therefore, we recommend that conventional spread footings penetrate the existing fill and be founded on the native dense sand. As an alternative, building load can be supported on grade beams and small diameter pipe piles (pin piles). Details of our recommendations are presented in the following sections. 4.2 FOUNDATION SUPPORT 4.2,1 Spread Footings As indicated above, spread footings must penetrate the existing till and be founded on the native, dense sand below the till. Recommendations for footing design and construction are presented below. ~ Allowable Bearing loads: Footings may be designed using an allowable bearing load of 3,000 psf (pounds per square feet). This value includes a safety factor of at least 3, and can be increased by one-third for wind and seismic loads. Settlement: Interior column footings designed in accordance with the above recommendations are expected to experience approximately 1/2 inch of total settlement. Continuous wall footings should experience settlement of about 1 /4 to 1 /2 inch. Differential settlement between adjacent footings is expected to be about 1/4 inch. The settlement will occur rapidly, essentially as the loads are applied, Lateral Resistance: Lateral resistance can be obtained from the passive earth pressure against the footing sides and the friction at the contact of the footing bottom and bearing materials, The former can he obtained using an equivalent fluid density of 250 pounds per cubic foot (pet), and the latter using a coefficient of l'riction of 0.5. These values include a safety factor of 1.5. Fnotin = Near Slopes, For any footings near slopes of 15 percent or steeper, the bottom of the f«otinc must be positioned in such a way that the horizontal distance from the outside footing edge to the slope face is at least 10 feet. r 1151PI 4 - S&EF r-� i '.1 Footing Construction: All footing subgrade should be observed by an engineer from our office. Our engineer shall confirm the bearing capacity of the subgrade material and provided recommendation for { ' subsrade preparation, if necessary. If our test pits coincide with the future footing locations, the upper 4 feet of the backfill in the test pits should be removed and then backfilled with structural till. All exterior footings should be founded at least 18 inches below the adjacent finished grade to provide protection against frost action, and should be at least 18 inches in width to facilitate construction. 4 2.2 Pin -Pile Foundations The pin piles should be 2-inch diameter, galvanized, steel pipe piles. Each pile should penetrate the existing fill and be driven to refusal. We anticipate that the pile embedment depths will range from 15 to 20 feet. The pile installation should be monitored by an engineer from our office. Our engineer shall confirm the capacity of each pile and provide recommendation when necessary. The Following pile capacities are recommended for design purposes. These capacities include a safety factor about 2, and can be increased by one-third for wind and seismic loads. Maximum pile settlement is expected to be less than '/2 inch. Pile Diameter Downward Pile Capacity Upward Pile Capacity Minimum Hammer inches) (kil2s perpile) (kips perpile) Weight(Pounds) 2 4 125 Lateral Resistance: Lateral resistance can be obtained from the passive earth pressure against the grade beam sides. this pressure can he obtained using an equivalent fluid density of 250 pounds per cubic foot (pct)_ The value includes a safety factor of 1.5. Due to their small diameter, the lateral capacity of vertical pin piles is relatively small. Ifadditioual lateral resistance is required, tine recommend the use of battered piles. The lateral capacity of such battered pile is equal to one-half of the lateral component of the downward capacity. r r 1 sr�t S& F: E rz 9 1 r ° 4.3 11ATERAL EARTH PRESSURES Lateral earth pressures on retaining walls or permanent subsurface walls, and resistance to lateral loads may be estimated using the following recommended soil parameters: I Equivalent Fluid Unit Weight (PCF) Coefficient of Friction Active At -rest Passive Native Soils or 40 50 250 0.5 Structural Fill Note: Hydrostatic pressures are not included in the above lateral earth pressures. The active case applies to walls that are permitted to rotate or translate away from the retained soil by approximately 0.002H, where H is the height of the wail. This would be appropriate for a cantilever retaining wall, The at -rest case applies to unyielding walls, and would be appropriate for walls that are structurally restrained from lateral deflection such as basement walls, utility trenches and pits. SURCHARGE INDUCED LATERAL LOADS 1) Additional lateral earth pressures will result from surcharge loads from floor slabs or pavements for parking that are located immediately adjacent to the walls. The surcharge -induced lateral earth pressures are uniform over the depth of the wall. Surcharge -induced lateral pressures for the "active" case may be calculated by multiplying the applied vertical pressure (in psf) by the active earth pressure coefficient (Ka). The value of Ka may be taken as 0.3. The surcharge -induced lateral pressures for the "at -rest" case are similarly calculated using an at -rest earth pressure coefficient (Ko) of 0.5. For surcharge loads that are not adjacent to the wall, the induced lateral earth pressure will depend on the magnitude of the surcharge and the distance from the wall. Such induced lateral load can be estimated using the equations shown on Figure 3. ' 2) The slope -induced lateral earth pressure can be accounted for by increasing the effective height of -4` the wall by one-half the slope height. For back slope continues beyond a horizontal distance equal to the height of the wall, only the part of slope -rise within this horizontal distance should be considered. 11 isrpt 6 S&GEE 3) The traffic -induced lateral earth pressure can be accounted for by increasing the effective wall height by Z feet. SEIS;YIIC INDUCED LATERAL LOADS Seismic induced lateral loads should be included for the design of retaining walls with imbalanced lateral loads. The dynamic force can be assumed to act at 0.6 H above the wall base. The magnitude can be calculated as 8H (pst), a uniform load over wall height H. BACKFILL IN FRONT OF RETAINING WALLS rq A Backfill in front of the wall should be structural fill. The material and compaction requirements are presented in Section 4.4 of this report. The density of the structural fill can be assumed to be 130 pounds per cubic feet. BACKFILL BEHIND RETAINING WALLS r' Backfill behind the wall should be free -draining materials which are typically granular soils containing less than 5 percent fines (silt and clay particles) and no particles greater than 4 inches in diameter. The backfill material should be placed in 6 to 8-inch thick horizontal lifts and compacted to at least 95 percent of the maximum density in accordance with ASTM D-1557 test procedures. Care must be taken when compacting 1" backfill adjacent to retaining walls, to avoid creating excessive pressure on the wall. i .- DRAINAGE BEHIND RETAINING WALLS Rigid, perforated drainpipes should be installed behind retaining walls. Drainpipes should be at least 4 F�? 6 inches in diameter, covered by a layer of uniform size drain gravel of at least 12 inches in thickness, and be connected to a suitable discharge location. An adequate number of cleanouts should be installed along the drain line For future maintenance. Y 4.4 SITE PREPARATION, STRUCTURAL FILL AND DRAINAGE Site preparation should begin with stripping vegetation and topsoil of the structural areas including the driveway, building, and slab. 1'he subgradcs should then he thoroughly proof -rolled using heaNy t1*Srpt 7 N&EF construction equipment. Areas which are found to be loose or soft, or 'Miich contain organic soils should be over -excavated. An engineer from our office should observe the proof -roiling and evaluate the over - excavation requirements. After stripping, over -excavation and excavation to the design grade, the top 12 r .g� inches of the native soils should be re -compacted to at least 92% of their maximum dry density as t determined using ASTIv1 D-1557 test procedures (Modified Proctor test). Structural fill can then be i- placed in the over -excavation and till areas. The structural fill materials should meet both the material and compaction requirements presented below. Material Requirements. Structural fill should be free of organic and frozen material and should ►.;t consist of hard durable particles, such as sand. gravel, orquarry-processed stone. The on -site till soils are suitable only a selected basis whereas the native sand is suitable for structural fill. Due to their silty nature, these soils are ioisture-sensitive and should be moisture -conditioned to +/- 2% from their optimum moisture contents prior to use. Suitable imported structural till materials include silty sand, sand, mixture of sand and gravel (pitrun). and crushed rock. The use of quarry spalls and crushed recycled concrete should be evaluated by our engineer. All structural fill material should be approved by our engineer prior to use. Placement and Compaction Requirements: Structural fill should be placed in loose horizontal lifts not exceeding a thickness of 6 to 12 inches, depending on the material type, compaction equipment, and number of passes made by the equipment. Structural till should be compacted to at least 95% of the maximum dry density as determined using the ASTM D-1557 test procedures. t SITE DRAINAGE 1 The site surface should be graded so that surface water is directed away from the structural areas. Standing water should not be allowed. Final site grades should be sloped away from the building unless the area is paved, or yard drains installed to collect surface runoff, 4.5 SITE INFIL (RATION It is our opinion that infiltration to the native sand is feasible. Based on our field observation and experience with the material, %4e recommend an infiltration rate of one inch per hour. We believe that this value include, it safety factor of at least 3. r } 15rpr 6 f' ` f Setback from Structures: In facilities can cause local mounting f S* g o�roundwater table, This mounting may result in seepage at ground surface in the neighboring properties or facilities. To mitigate .71 such risk, Nve recommend that the infiltration facilities be located at least 15 feet from any' structures. :i 4.6 TEMPORARY AND PERMANENT EXCAVATIONS When temporary excavations are required during construction, the contractor should be responsible for the safety of their personnel and equipment. The followings cut angles are provided only as a general reference: For temporary excavations less than 3 feet in depth, the cut bank may be excavated vertically. For temporary excavations greater than 3 feet in depth, the cut should be sloped no steeper than 1 H: I V (one horizontal to one vertical). Flatter slopes for all temporary cuts maybe required if seepage occurs. All permanent slopes should be no steeper than 2H: I V. Water should not be allowed to flow uncontrolled over the top of any slope. Also, all permanent slopes should be seeded with the appropriate species of vegetation to reduce erosion and maintain the slope stability. 4.7 PROTECTION AND SETBACK FROM STEEP SLOPE Based on our evaluations, the onsite steep slopes (over 30%) are stable. Provided that the recommendations in this report are followed, we believe the stability of these slope will not be adversely impacted by the development. Please be aware that there is always an inherent risk of slope movement for any development on or near a steep slope. In addition to natural factors (soil, groundwater, heavy rainfall), other factors that may affect stability include excavations, tills, leaking or broken utility, improper drainage, lack of maintenance of drainage facilities or vegetation cover, or unwise actions by adjacent property owners. Therefore, the property owner must be alert of any adverse impacts on the slope and seek immediate consultations from a qualified geotechnical engineer_ We recommend the followings for slope protection. I . The existing vegetation on the steep slopes should be protected. Should any part of the slope face becomes bare for any reason, the area must be re -vegetated immediately. .i 1115(pt S& V E i 1� r � ?. We recommend that a 20-foot buffer from the top and toe of steep slopes (over 30%). No grading and disturbance should be allowed in this buffer. Building setback from the buffer is not necessary. 4-8 SLAB SUPPORT Assuming that the site is prepared per recommendations presented in Section 4.4 of this report, all slabs can r' be soil -supported. We envision that the slab subgrade will be disturbed and loosened by construction activities at the time of slab construction. We therefore recommend that the slab subgrade be proof -rolled prior to concrete placement. Any wet and loose areas should be over -excavated and backfilled with structural fill. In order to promote uniform support and provide a capillary break, we recommend that slabs be underlain by a 6 mil. vapor barrier over a 4-inch thick layer of free draining gravel. 4.9 FLEXIBLE PAVEMENT We recormend that the subgrade for flexible pavement be prepared in accordance with the e�R 1 :a recommendations presented in Section 4.4 SITE PREPARATION. Based on the subsoil conditions, we believe that the prepared subgrade will have a California Bearing Ratio (CBR) of at least 12. We therefore recommend the following flexible pavement sections for light and medium traffic conditions: Light traffic (Daily EAL = 5 or less): 2 inches asphaltic concrete over 4 inches base course Medium traffic (Daily EAL = 20 to 80): 3 inches asphaltic concrete over 6 inches base course The base course should be compacted to at least 95 percent of the maximum dry density as determined by ASTM D-1557 test method. The material should meet WSDOT aggregate specification 9-03.9(3) and have the following gradation: Sieve Size Percent Passing I '/a -inch 100 � 5/8-inch 50-80 1/4-inch 30-50 US No. 40 3-18 US No. 200 7.5 max. % Fracture 75 min. 11 15rpf l) S& F E S 4.10 SEISMIC CONSIDERATIONS We recommend that Site Class C as defined in the 2009 IBC be considered for the building design. The site is underlain by dense soils. As such, the liquefaction potential is negligible. 4.11 ADDITIONAL SERVICES Additional services may be required during the design and construction of the project. We envision that these additional services may include the following: 1. Review of design plans. 2. Provision of construction monitoring services. The tasks of our monitoring service typically include the followings: 2.1 ,Monitoring of site preparation. 2.2 Monitoring of foundations installation. Our representative will confirm the capacity, of the foundation bearing soils, and will assist the contractor in evaluating the over -excavation requirements, if any, 2.3 Monitoring the placement and compaction of structural fill. Our representative will confirm the suitability of the fill materials, perform field density tests, and assist the contractor in meeting the compaction requirements. 2.4 Monitoring the installation of subsurface drains. Our representative will confirm that these drains are installed in accordance with our recommendations. 3_ Other geotechnical issues deemed necessary. 11 15rpt S&EE 5.0 CLOSURE The recominendatioils presented in this report are provided for design purposes and are based on soil conditions disclosed by field observations and subsurface explorations. Subsurface information presented herein does not constitute a direct or implied warranty that the soil conditions between exploration locations can be directly interpolated or extrapolated or that subsurface conditions and soil variations different from those disclosed by the explorations will not be revealed. The recommendations outlined in this report are based on the assumption that the development plan is consistent with the description provided in this report. If the development plan is changed or subsurface conditions different from those disclosed by the exploration are observed during construction, we should be advised at once so that we can review these conditions, and if necessary, reconsider our design recommendations. 1 i 15rpt S&EE S 5 TH ST SE 192ND ST C6- 194 ST cgb SE 194TH I LbTH SITE SE 196TH in ST L" uj V) V) < < < sT Ln U-) 200TH ST a SE 200TH V) Ln Lj Ln LLJ LAJ in W v) s 2 02ND —ST a_ S[ 1 2( 'if Nil VICINITY MAP SITE ADDRESS: 197XX Talbot Rd S Renton,, WA 98055 Reference: Prefered Engineering, LLC. 9129111 S&EE loh m) I 1 13 Lire I Map ,�ite Location �d N$1 a r i02. TYPE I1-72'— 'ALL TO EXIST ' � I TYPE 1 —� JECT To 102. J 10T DISTURB ' WATER I -12"CPEP i i W Svc TO WM— I „i OPEN' SPACE 1 Y TRACT A 7P-1 I+ !, O ;i1lt TP S 'SS VC �,I,I IFII - - �AFlClRICIIOA TROQ ,i'- - - 1 r SYSTEM -PER `RENTOlWor i sr0 PLAN 225.20. x FULTYL 1 R U A OIN*OR 1 s� 1 Flfi'SS SVC t I TP 2 1 I ji�'Iil�f#I�I� TP•3 ; --- 6'SS SVC 1 I I I I 1 --——— — — —--- — — 1 — — — OPEN SPACE --------------- TPA TRACT B1 6'SS SVC I 1 S �`t1D .�.�•- .4�1i ,ry � �yy IIINIRFJ�I�- K—a y�p�RIOT It1 II.H�I k''nnji! r S 198th P1, 30 15 0 30 80 Reference: Drainage & Utility Plan by Prefered Engineering, LLC, 9129111 Sc'�CEE lor f1 } III; TP-1: Test pit number and approximate location tiit� .srr�1 E yf+lratl+yn}'Ic�n r+ 1 NEW mom NSA 04 MEN 2'wi mmomm.mmomm mommmmmmom MENERJANNEEMER mmummmomme ,w'NN■■.■■■ I.0 0 2 .4 .6 $ VALUE OF a-H (zy-) LINE LOAD QE FOR m 0.4= X =m H _Q_��� �H(NHL)_ (0.1ZIO5+n2)2 Z=nH PH- 0.550L FOR m) 0.4.' H ( H )_ i.ztim-n jRESULTANT �(m2+-n2)2 P = 0.64 QL H (m2+I ) PRESSURES FROM LINE LOAD QL (BOUSSINESQ EQUATION MODIFIED BY EXPERIMENT) Reference: Foundations and Earth Structures, Design Manual 7.2, Department of the Navy, May 1982 m 01 ■ NONE NEENEARW ONESEEN�v .5 Lu 2 1.5 VALUE OF G-H (-) POINT LQAD Op op P Z=nH AA►►H ■ � H 11H R FORm0.4; H2 O.2t3n2 :rH(�1= (Q16�n )3 FOR m )0.4 ( H2) 1.77m2n2 H --&P (m2+n2)3 CrH'=9HCOS 2(I.i9) -H _ ap X=mH SECTION A -A PRESSURES FROM POW LOAD Op (BOUSSINESQ EQUATION MODIFIED BY EXPERIMENT) Calculation of Surcharge Loads I, on Subsurface Walls ■ Figure 3 APPENDIX A FIELD EXPLORATION AND LOGS The soil conditions underlying the project site were explored by the excavation of 5 test pits on August 4, 2011. The approximated test pit locations are shown on Figure 2 - Site and Exploration Plan which is included at the end of this report. The test pits were excavated with a track -mounted excavator. A representative from S&EE was present throughout the exploration to log the subsurface soil conditions. All test pits were backfilled with the excavated soils. The backfill were placed in 2-foot thick lifts and compacted with the trackhoe bucket. Test pit logs are presented in this appendix. A chart showing the Unified Soil Classification System is included at the end of this appendix. S&EE b b N Q as ti Test Pit TP-1 a v j Soil Description sM I 4 to a inches topsoil and roots j Brown and dark brown silty sand with some fine to medium gravel, i i it I trace debris (asphalt, clay pipe), trace organics (medium dense)(dry to moist)(FILL) III J� 1i s Brown fine to medium sand with trace silt and trace fine to medium gravel (dense)(dry to moist) 10 Test pit completed at a depth of 10 feet. No groundwater and no caving encountered during drilling. Client: PK Enterprises Exploration Method: Trackhoe Excavator Exploration Date August 4, 2011 Figure A-1 S&EE Proposed Short Plat at Talbot Rd. S. & S. 198th St., Renton r -r m m aGi a y q 4 a° Test Pit TP-2 � o cs a O m t m 0 � Soil Doscnphon r 0 snn 4 to 6 inches topsoil with grass roots. s ; Dark brown silly sand with trace fine to medium gravel, trace debris (plastic), trace organics I (loose to medium dense)(dry Io damp)(FILL) i'I ill i ,� i1I 11 _-4 isM i Brown silty fine to coarse sand with fine to coarse gravel (dense)(damp) etd 6 sP I Grayish brown fine to coarse sand with trace fine to coarse gravel (medium dense to dense)(dry to moist) 1 - brownish gray below 8 feet r.. I - less gravel below 9 feet 10 i Test pit completed at a depth of 10 feet. No groundwater and no caving encountered during drilling. Client: PK Enterprises Exploration Method: Trackhoe Excavator Exploration Date: August 4 2411 Figure A-2 S&EE Proposed Short Plat at Talbot Rd. S. & S 198th St., Renton A N Test Pit TP-3 3 m m p c c 4- rn ul j Soil Descrrption —0 SW 4 to 6 inches topsoil with grass roots. Dark brown silty sand with trace fine to medium gravel, trace debris (plastic, glass), trace organics I I li (loose to medium dense)(dry to damp)(FILL) i j I sp Grayish brown fine to coarse sand with trace fine to coarse gravel, trace silt l and occasional cobbles (dense)(damp to moist) -10 Test pit completed at a depth of 10 feet. No groundwater and no caving encountered during drilling. Client: PK Enterprises Exp oration Method: Trackhoe Excavator Exp oration Date: August 4, 2011 Figure A-3 SEE Proposed Short Plat at Talbot Rd. S & S. 198th St., Renton 00 io a Test Pit TP-4 oitoU O m c CO U 5 Soil Descrip6orr —a SM i 4 to 6 inches topsoil with grass roots. I j I I I it Brown and dark brown silty sand with some fine to coarse gravel, trace debris (plastic, glass, brick, clay pipe), trace organics (loose to medium dense)(dry)(FILL) 6 I 11 i I'I II i 10 Brownish gray fine to coarse sand with trace fine to mediurn gravel, trace silt and occasional cobbles (dense)(moist to wet) Test pit completed at a depth of 10 feet. No groundwater and no caving encountered during drilling. Client: PK Enterprises Exploration Method- Trackhoe Excavator Exploration DateAugust 4 2011 Figure A-4 SUE Proposed Short Plat at Talbot Rd. S. & S. 198th St , Renton v "' 5 a c� av -a 6 10 0 U a Soil Qescripbon Test pit completed at a depth of 10 feet. No groundwater and no caving encountered during drilling. Test Pit TP-5 Client: PK Enterprises Exploration Method: Trackhoe Excavator Exploration Date' August 4, 201 1 Figure A-5 S&EE Proposed Short Plat at Talbot Rd. S. & S 198th St., Renton IGC '!C 11,,5 .'A UNIFIED SOIL CLASSIFICATION SYSTEM a� y DESCRIPTION MAJOR DIVISIONS GW WELL -GRADED GRAVELS OR GRAVEL -SAND MIXTURES, - -- CLEAN LITTLE OR NO FINES GRAVELS LL y' -y GP POORLY -GRADED GRAVELS OR GRAVEL SAND MIXTURES, (LIME OR o ° z w Y y 0. LITTLE OR NO FINES NO FINES) LLI Q � L r GM SILTY GRAVELS, GRAVEL -SAND -SILT GRAVELS ¢ 3 y • MIXTURES x �, �'�' y WITH FINES (D �"a" o 6 GC CLAYEY GRAVELS, GRAVEL -SAND -CLAY (APPRECIABLE 0 c01 = x i MIXTURES AMOUNT OF FIN£SI z SW WELL -GRADED SAND OR GRAVELLY SANDS, CLEAN a LITTLE OR NO FINES LL w --- - - --- - .. SANDS z - POORLY -GRADED SANDS OR GRAVELLY SANDS, p °z N > $P {LITTLE OR � � Q - LITTLE OR NO FINES NO FINES) Q U w t---. ... ..__.—_._.. W J W Q j SM SILTY SANDS, SAND -SILT MIXTURES SANDS WITH FINES o�� sy SC CLAYEY SANDS, SAND -CLAY MIXTURES �i (APPRECIABLE l oo g o' AMOUNT OF FINES) ML INORGANIC SILTS, VERY FINE SANDS, ROCK FLOUR SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAY5 OF LOW TO MEDIUM PLASTICITY, GRAVELLY CL SILTS &CLAYS CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS i LIQUID LIMIT LESS THAN 50 OILORGANIC SILTS AND ORGANIC SILT -CLAYS OF LOW PLASTICITY MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SANDY OR SILTY SOILS, ELASTIC SILTS IF[ - - INORGANIC CLAYS OF HIGH PLASTICITY, FAT CH CLAYS SILTS &CLAYS I LIQUID LIMIT GREATER THAN 50 - -� OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS PT PEAT AND OTHER HIGHLY ORGANIC SOILS HIGHLY ORGANIC SOILS DEPTH OF STANDARD PENETRATION TEST DEPTH OF UNDISTURBED (SHELBY TUBE) SAMPLE 7 DEPTH OF GROUNDWATER DURING DRILLING S&EE SOIL CLASSIFICATION CHART AND KEY TO EXPLORATION LOG 4+ ut rienton ltil'1r11C1C} Division ��� c; 0 q 7011 SKAGEN 5 LOT SHORT PLAT (197xx Talbot Road S., Renton, WA 98055) Drainage Report December 8, 2011 For: MIKE SKAGEN PO BOX 58279 RENTON WA 98058 By: Preferred Engineering, LLC 11627 SE 58`' Street Bellevue, WA 98006 Table of Contents TASK 1: DEFINING & MAPPING STUDY AREA: ................................................................................ ............. 3 TASK 2 : RESOURCE REVIEW.........................................................................................................................5 TASK 3: FIELD INSPECTION.................................................................. ...........7 TASK 4: DRAINAGE SYSTEM DESCRIPTION & PROBLEM DESCRIPTIONS......................................................8 TASK 5: MITIGATION OF EXISTING OR POTENTIAL PROBLEMS..................................................................11 APPENDIX........................:................................................................................................. ...12 ....................... A. CORE & SPECIAL REQUIREMENTS DISCUSSION S. DOWNSTREAM ANALYSIS MAPPING C. RENTON BACKGROUND INFORMATION D. BASIN DELINEATION MAP E. HYDROLOGICAL CALCULATIONS USING KCRTS TASK 1: DEFINING & MAPPING STUDY AREA: The Skagens project is located near the intersection of S. 198th Street (un-constructed) and along Talbot Avenue. More specifically north of S.198`h Street and east of Talbot Avenue in the City of Renton. (See vicinity reap below.) The existing use of the lot is as a single family residence with some spread out sheds. The proposed short plat wishes to develop 5 lots from the 50,399 square feet lot (1.16 acres) and to leave much (30% or more) of the remaining land as open space without clearing or grubbing the space. The open space will be left natural. Accesses will be from shared, short joint driveways that will allow two houses access onto Talbot Avenue S from each driveway. The remaining 51h lot to the north will have it's own driveway onto Talbot Avenue South. This stormwater report will comply with the the 2010 City of Renton Surface Water Design Manual that amends the 2009 King County Surface Water Design Manual Site OFFSITE ANALYSIS: An upstream and downstream analysis is provided in the following section. Upstream areas are primarily from vegetated runoff via S. 1981h Place and from the open space to the southeast. The downstream analysis is provided in more detail and shall extend approximately more than 1/4 mile downstream. This analysis includes a qualitative evaluation of fish habitat, groundwater levels, groundwater quality, or other environmental features that may significantly be impacted by the proposed project due to it's proximity and project size. A Level 1 analysis is provided for this project site that includes defining and mapping the study area (Task 1), reviewing resources (Task 2), inspecting the study area (Task 3), describing the drainage system and problems (Task 4) and proposing mitigation measures (Task 5). The study area aerial map is provided in the appendix along with the downstream analysis flow direction and basin boundary limits. The following sections (Core Requirement #3 and #8) will be further evaluated and analyzed later during the full drainage review with a TIR submittal. This preliminary analysis is provided for planning purposes only and may change due to increases or decreases in the proposed impervious areas. TASK 2 : RESOURCE REVIEW Resources review include use of Renton existing and potential flooding and erosion data. The following resource review includes any basin plans (basin reconnaissance summary reports), FEMA maps, sensitive areas folios, USDA sols reports, King County Soils Survey, wetland inventory maps, Renton erosion maps, Renton landsclide maps, and any Washington State Department of Ecology's latest Clean Water Act Section 303d list of polluted waters. • Basin Reconnaissance Summary Reports: There exists a Lower Springbrook Basin report that describes flooding in the lower basin valley area. • FEMA Maps: Within the Lower Springbrook Creek System, which this system drains into, is the creek system that has some localized system flooding areas. Most of the area west of I- 167 is within the 100 year floodplain. • Renton Flow Control Application Map: The project site is within the FLOW CONTROL DURATION STANDARD area with Forested Conditions dictating the modeling requirements. • Sensitive Areas Folios: o Groundwater Protection Areas: The project area is just outside of the Renton Groundwater Protection Area in the City of Renton. Upstream is the Uppser Springbrook Springs collection area. o City of Renton Soils Survey Map: The City of Renton soils in the project area is mostly AgD soils. The USDA textural type soils is sandy loam with an SCS classification of type C soils. o Steep Slope Areas: The project site is not within any steep slope protection areas. o Landslide Flooding Areas: There exists no landslide flooding areas within 1 mile downstream of the facility. o Seismic Hazard Areas: There exists no seismic hazard areas on the site or within 1 mile downstream on the flowpath. o Wetland Areas: There is a SAO wetland in the S. 192"d Street area that is downstream approximately 0.5 miles. This is in the area that the City/USAGE is working in for their box culvert. o Erosion Areas: There exists no highly erosive areas within the project area or 1 mile downstream. o Drainage Complaints: There have been drainage complaints in the Upper Springbrook Creek area with the valid parcels as shown in the appendix. Complaints include turbid waters flowing downstream to higher flows showing up in the creek system periodically not related to precipitation. This was noted by March McChord, a resident, in the downtream area along S. 192" d Street. General Soils Information: The project site is primarily AgC or Alderwood gravelly, sandy loam material with up to 6% to 15% slopes. AgC is the soil designation found using the custom soil resource report for the King County area via the USDA Natural Resources Conservation Service. The capacity of the most limiting layer to transmit water (Ksat) is very low to moderately low with the majority of the soil drainage classified as moderately well drained. The depth of the water table is about 18 to 37 inches deep for AgC soils with the depth to the restrictive feature being from 24 to 40 inches to dense material. (See soils report by SSEE for more details on soil type and infiltration rate. TASK 3: FIELD INSPECTION A field visit was conducted on August 15`h, Monday, at 10am. The weather was cool and in the mid 50s. No visible rain precipitation was evident during this site visit. The downstream pathway was walked and any erosion or other problems were not immediately found within the quarter mile pathway. A field inspection was conducted on the 15'' of August with inspection of any potential or visible erosion issues. Most of the upstream runoff is vegetated and does not appear to affect the project site. The ditch system along Talbot Road South is adequate to support and route the runoff to the culvert that crosses Talbot Road South. There appears to be no existing or potential problems on site, downtream of the discharge point or from upstream areas that drain into the project site. There is not existing or potential sedimentation, scouring or bank sloughing problems. TASK 4: DRAINAGE SYSTEM DESCRIPTION & PROBLEM DESCRIPTIONS Upstreamn Analysis: The upstream areas of the project site includes a small vegetated area to the east with heavy forest and brush cover. This area is proposed to be left in it's natural condition after construction also. There does not appear to be much or any indications of erosion or heavy runoff coming from the offsite to onsite. Along the southern border is the S. 198"' Street vegetated area. This area does not appear to have any runoff draining to on -site due to it's natural condition. The southern runoff most likely drains into the subsurface with assistance from the forested cover. The western edge of the site is bounded by the Talbot Road South ditch system. Upstream areas along Talbot mostly is redirected to the catch basin, pipes and ditch system that is on the west side of Talbot Road South. Downstream Analysis: The downstream release point of the system is back into the Talbot Road South ditch system to the east. The ditch system appears to be in decent condition with mostly undeveloped areas to the east draining into the system. A X mile detailed downstream analysis is provided in the following page. This analysis qualitatively provides condition assessments downtream as well as structure details. X Mile Downstream Qualitative Analysis Distance ID STRUCTURE TYPE CONDITION NOTES D.S. A Catch basin that receives runoff from Rim in good Good condition. Apprx. 2 % 0 ft. the project site. 12-inch CNT D.S. condition. downstream pipe slope. CB has a thru curb inlet with a vertical curb. B Vegetated ditch with slopes from 1% Good_ Upstream portions have 0 ft to 537 ft to 6%. Averages 4% slope. gravel shoulder with no ditch Downstream ditch has a V type ditch system. Good condition, no with 2.5 feet wide top. indications of erosion. Vegetated ditch. Existing culvert located at 537 feet downstream that crosses westward on Talbot Road. C Vegetated ditch. Appears to be Grassed ditch in okay 537 to 805 ft vegetated and in condition. Hard to walk okay condition. private property site. Observed from a distance. D Ditch appears to enter forested Good. Good condition. Apprx. 60/a 805ft to 1032 portion downstream. downstream. ft Vegetated/treed canopy. E Stream (private property was not Good. Tree canopy ditch/stream. 1032 ft to 1598 walked) ft F Construction evident on August 15`b. Good. Clear Upstream appears to be in 2524 ft D.S. USACE specified that a box culvert stream flow. good condition with stream was going to be built that crosses S. bed consisting of spawning 55d' Street. Downstream is a built gravels. Flow was present spawning channel that is during this summer visit on approximately 5% to 7% in grades. August 15, 2011. Downstream of the 1,598 feet from the project discharge location (Point A) as described above and shown in the dowstream flowpath figure provided in the Appendix, the system is much less than 15% of the overall Basin area at that point, therefore there is no reason for a more detailed analysis of Tasks 3, 4 and 5 per Section 2-10 of the City of Renton Surface Water Design Manual. The existing drainage system from the site currently either infiltrates into the ground or is carried downstream via the small roadside ditch east of Talbot Road South. Runoff from the site is not significant or causes problems in the immediate project discharge location or within '/. mile downstream. Existing Conditions: The existing site conditions is presently grassed with weeds and blackberries. As recently was 4 to 5 yeas ago, the site was mostly used as a dirt bike area. Most of the site (approximately 70%) is weeded/grassed. The eastern 30% of the site is treed and consists of steeper slopes. The frontage ditch is small and appears to convey upstream roadside areas. Along the eastern border is a basin divide for the project boundary. The eastern boundary is vegetated and shared with a single family residence. The southern boundary is vegetated and the site of a potential S. 198t' Street that does not appear to be a connector street in the future due to the steep grades. Proposed Conditions: The project site proposes to develop 5 single family residences, leave 30% of it's area vegetated and forested. In addition, frontage improvements is required by the City including sidewalk, curb/gutter and a planter strip. It is antcipated that runoff will be intercepted from the upstream areas to the east and south via a proposed vegetated small ditch. This will allow the existing, vegetated runoff to be bypassed away from the proposed single family homes. The proposed drainage system will try to mimic the existing runoff by infiltrating clean roof runoff into the ground and minimizing the downstream ditch system runoff with a difference in 100 year flowrates of less than 0.1 cfs between existing and proposed condition flows. TASK 5: MITIGATION OF EXISTING OR POTENTIAL PROBLEMS The proposed 5 lot plat with proposed individual site full roof runoff infiltration of stormwater will not produce a significant impact to the downstream drainage system. The total 100 year peak flow increase is less than 0.1 cf& In addition, the additional new vehicular impervious runoff is not substantial enough to require water quality treatment. Potential temporary problems may occur if the site is left opened up during heavy storm events so erosion and sediment control BMPs must be used during construction if continuous rainfall is expected. A temporary erosion and sedimentation control plan will be created during the final engineering design phase to minimize transport of sediment laden runoff to the downstream system. During construction the use of stabilized entrances, CB inserts to protect downstream inlets and slope/soils erosion BMPs (silt fence, seeding, straw waddles, plastic covering on stockpiles, etc.) will be utilized to reduce impacts to the storm system. PRELIMINARY CORE AND SPECIAL REQUIREMENTS ANALYSIS SECTION TO BE USED DURING FINAL ENGINEERING DESIGN: Core Requirement #1: Discharge at the Natural Location This project proposes to discharge to the existing discharge location to the northwest portion of the site towards Talbot Road. Existing runoff drains North to Northwest and along the roadside ditch that parallels Talbot Road. All proposed runoff shall be the same as the existing runoff pathways. No adverse impacts are anticipated from this development since no diversion of flows is being proposed and flow increases from the lot is expected to be minimal (less than 0:1 cfs increase for the 100 year peak flowrate using KCRTS to generate the flows with the existing landuse modeled as forested per the City of Renton Flow Control Map Requirements.) Core Requirement #2: Offsite Analysis An offsite analysis is provided in this report (See Task #4 located on page 8 of this report and Task 1 page 4) that contains the offsite, upstream and downstream analyses. This report provides a Level 1 downstream analysis (Task 1 through Task 5) as required by the Renton Storm -water Manual Section 1.2.2.1. Requirement #3: Flaw Control The project site is proposing over 2,000 square feet of new or replaced impervious surface and is subject to the area specific flow control facility requirement. The project area is within the Flow Control Duration Standard with matching forested conditions modeled as the existing landuse per Renton Surface Water Design Manual Section 1.2. The project proposes to utilize sizing credits for flow control BMP with use of full infiltration trenches for each roof runoff facility which allows subtraction of it's impervious area that is fully infiltrated. (See 2009 Renton Surface Water Design Manual Amendment). The modeling of each roof area will be credited towards the developed site conditions since the roofs will propose full infiltration by using proposed depressed infiltration areas in the front yards. Preliminary soils information from a soils engineer specifies that sandy loam is the USDA textural soil classification with 1.0 in/hr infiltration rate after applying all safety factors (3.0x) on the infiltration capacity of the site soils. Use of this full infiltrated credit for preliminary modeling using infiltration areas assists in reducing runoff from the proposed development to less than 0.1 cfs difference between the existing, forested conditions and the proposed developed site. Therefore the project flow control requirement is waived as allowed by 'exception' per Section 1.2.3.1.A, page 1-36, #1. The following existing and proposed land use is summarized below that includes existing frontage improvement areas included in the area totals: Existing Area (full forested) = 0.898 acres Proposed Area a Sidewalk = 1641 Sq-ft (0.038 Acres) New Asphalt = 1614 sq-ft (0.037 Acres) • Each Building = 2,400 x 5 (0.055 acres x 5) = 0.275 Acres • Each Driveway = 400 sq-ft x 5 = 0.046 Acres • Grass = 0.502 Acres • Total Project Area = 0.898 Acres EXISTING (FORESTED CONDITIONS PEAK FLOW RESULTS) RETURN PERIOD PEAKS (CFS) 2 0.025 10 0.044 25 0.057 50 0.067 100 0.073 0 Note: The existing site developed area was modeled as fully forested. DEVELOPED CONDITIONS PEAK FLOW RESULTS RETURN PERIOD PEAKS (CFS) 2 0.051 10 0.077 25 0.092 50 0.140 100 0.164 • Note: Houses were modeled with 2,400 square feet for roof areas. This includes only the main building and garage areas. In addition, each lot modeled an additional potential 350 square feet of impervious area from driveways. Actual roadway and sidewalk areas were planimetered using cadd. 100 year Existing (forested condition) = 0.073 cfs 100 year Post -developed = 0.164 cfs Difference in Existing 100 year to Developed 100 year = 0.091 cfs Therefore the project is exempt from flow control with 100% fully infiltration of each lots roof runoff. Care Requirement #4: Conveyance System This project will safely convey runoff from the site using 12-inch cpep pipe which is an acceptable storm pipe by the City of Renton. The pipe system will be on Talbot and will mostly convey the new sidewalk, on -site grass and existing Talbot Road runoff. The pipe system will discharge into the existing ditch system along the eastern side of Talbot Road South. The final engineering design shall refine this section of the Core Requirements since `real' invert elevations for each catch basin and pipe system is not currently available during the preliminary plat approval process. It is anticipated that 12-inch storm pipe systems will work well for Talbot Road South since the upstream basin area boundary is not too far to the south along Talbot. Care Requirement #5: Erosion and Sediment Control This project proposes to practically utilize erosion and sediment control BMPs to the extent that the site can contain erosion and sediments from discharging downstream/offsite. The site is less than 1 acre so will not require a Department of Ecology stormwater discharge permit with any SWPPP or monitoring during construction. The erosion and sediment control plans will be developed during final engineering plans submittal. Some BMPs that will be utilized include use of silt fencing, downstream ditch protection dams, straw mats, straw bales, baker tanks (if needed), a construction entrance, debris pile coverings, and water trucks. ESC BMPS that will be used during final engineering include clearing limits, cover measures, perimeter protection, traffic stabilization, sediment retention, surface water collection, dewatering control and dust control using water tanks. Core Requirement #6: Maintenance and Operation The C&M for this project and property will be the responsibility of the property/developer as stipulated within the Renton stormwater Manual 1.2.6. Maintenance responsibilities will be clearly defined during final engineering design and will coordinate what facilities and who will be responsible for the built system, using City covenant forms. Typically the developer will be responsible for maintaining the system until the City takes over the facility after 2 years of performance. It is understood that the private facility may have inspections by the City and deficiencies must be fixed by whoever is responsible for maintenance. Core Requirement #7: Financial Guarantees and Liabilities The project will post a bond during / after final engineering in accordance with RMC 4-6-030J via an assignment of funds or certified check. In addition, the applicant shall maintain liability insurance prior to a permit issuance for construction to the amounts of $1,000,000 for commercial general liability insurance with a $2,000,000 aggregate. Copies of this insurance policy shall be provided to the City during / after final engineering. In addition, the applicant will furnish a Construction Maintenance Bond for any new public improvements to be deeded to the City for 2 years. The bond calculation worksheet will be furnished during final engineering submittal. Core Requirement #8: Water Quality The project proposes to add less than 5,000 square feet of new PGIS and is exempt from core requirement #8 per the 2009 Renton Surface Water Design Manual, 1.2.8, page 1-61, #1. The total amount of new pollution generating vehicular surface is less than 3,700 square feet. Special Requirement #1: Other Adopted Area Specific Requirements The proposed project's drainage basin is within the WRIA 9 Watershed that contains the Springbrook Creek and Black Rive r/Duwamish/Green River Basin. The City of Renton has adopted the WRIA 9 within it's Ordinance for protecting Salmon and other wildlife draining Slack River. Any and all endangered species must comply with the WRIA 9 plan for this basin, which this project is within. The project is located upstream of the lower Springbrook Creek system within the Black River Basin. Springbrook Creek, as it's name suggest, is comprised of springs discharging into the creek system. Just downstream of the natural discharge location is a manmade trout farm. This ditch system bypasses this trout farm pond .and discharges into the new box culvert built by the Corps along S. 55`h Street (along S. 192"d Street). There appears to be no known area specific basin plan for this basin except for the lower Springbrook Creek Basin Plan. The lower Springbrook Creek Basin Plan does not list the project's location as an area of concern. Special Requirement #2: Flood Hazard Area Delineation There exists no flood hazards within the project area or immediately downstream of this discharge location. Special Requirement #3: Flood Protection Facilities There exists no known flood protection facilities in this area, upstream, or downstream. Special Requirement #4: Source Control This project shall not contain any stored materials which may contaminate the land and runoff that may infiltrate into the ground. This basin is not part of the City of Renton's aquifer protection plan. No short or long term gasing trucks, containers, or other flammable or toxic chemicals will be stored on -site without proper containment methodologies. Special Requirement #5: Oil Control Oil control is not necessary for this development since traffic through the intersection of NE 12`" and Monterey does not exceed 1,000 ADT or more. Special Requirement #S: Aquifer Protection Area The proposed project is not located within Renton's Aquifer Protection Plan. lust to the east is the aquifer boundary for upper SpringBrook Creek. Talbot Rd S Oownstream http://rp08appOI/aspnet client/ESRFWebADF/PrintTaskLayoutTeinp... Talbot Rd s Downstream :ry 1 of 1 09/27/2011 3:56 PM Talbot Rd S Dawristmau)2 http://rpOSappOI/aspnet client/ESRJ/WebADP/PrintTaskLayautTemp... Talbot Rd S Downstream 2 , _r, nn Y]'7f )nl 1 '3-47 UE6 2.3.1 ENGINEERING PLAN SPECIFICATIONS--TIR 3. Show existing discharge points to and from the site. Show routes of existing, construction, and future flows at all discharge points and downstream hydraulic structures. 5: Topographic map as a base for the figure comparable to USGS or better. Show (and cite) the length of travel from the farthest upstream end of a proposed storm system in the development to any proposed flow control facility. Figure 4. Soils Show the soils within the following areas: 1. The project site 2. The area draining to the site 3. The drainage system downstream of the site for the distance of the downstream analysis (see Section 1.2.2). Copies of King County Soil Survey maps may be used; however, if the maps do not accurately represent the soils for a proposed project (including offsite areas of concern), it is the design engineer's responsibility to ensure that the actual soil types are properly mapped. Soil classification symbols that conform to the SCS Soil ,Survey for King County shall be used; and the equivalent KCRTS soil type (till, outwasb, or wetlands) shall be indicated (see Table 3.2.23). Projects may need to evaluate the soils on each lot for applicability of the full infiltration flow control BMP as specified in Section 5.2. Single family residential projects must evaluate ofsite soils for suitability for roof downspout infiltration as detailed in appendix C of the King County Surface Water Design Manual. This soils report, as well as geotechnical investigations necessary for proposed infiltration facilities, should be referenced in the TIR Overview and submitted under Special Reports and Studies, TIR Section VI. A figure in the required geotechnical report that meets the above requirements may be referenced to satisfy 1, 2, and 3 above. ❑ TIR SECTION 2 CONDITIONS AND REQUIREMENTS SUMMARY The intent of this section is to ensure all preliminary approval conditions and applicable requirements pertaining to site engineering issues have been addressed in the site improvement plan. All conditions and requirements for the proposed project should be included_ In addition to the core.requirements of this manual, adopted basin plans and other plans as listed in Special Requirement ##1 should be reviewed and applicable requirements noted. Critical area requirements, conditions of plat approval, and conditions associated with development requirements (e.g., conditional use permits, rezones, variances and adjustments, SEPA mitigations, etc.) should also be included. ❑ TIR SECTION 3 OFFSITE ANALYSIS All projects in engineering review shall complete, at a minimum, an Offsite Analysis, except for projects meeting the exemptions outlined in Section 1.2.2. The Offsite Analysis is usually completed as part of the initial permit application and review process, and is to be included in the TIR. Note: If offsite conditions have been altered since the initial submittal, a new offsite analysis may be required. The primary component of the offsite analysis is the downstream analysis described in detail below. Upstream areas are included in this component to the extent they are expected to be affected by backwater effects from the proposed project. Other components of the offsite analysis could include, but are not limited to, evaluation of impacts to fish habitat, groundwater levels, groundwater quality, or other environmental features expected to be significantly impacted by the proposed project due to its size or proximity to such features. 2009 Surface Water Design Manual Amendment City of Renton 2-9 SECTION 2.3 PLANS REQUIRED FOR DRAINAGE REVIEW Levels of Analysis The offsite analysis report requirements vary depending on the specific site and downstream conditions. Each project submittal shall include at least a Level 1 downstream analysis. Upon review of the Level I analysis, RDSD may require a Level 2 or Level 3 analysis. If conditions warrant, additional, more detailed analysis may be required. Note: Potential impacts upstream of the proposal shall also be evaluated. Level 1 Analysis The Level 1 analysis is a qualitative survey of each downstream system leaving a site. This analysis is required for all proposed projects and shall be submitted with the initial permit application. Depending on the findings of the Level 1 analysis, a Level 2 or 3 analysis may need to be completed or additional information may be required. If further analysis is required, the applicant may schedule a meeting with RDSD staff. Level 2 or 3 Analysis If problems are identified in the Level 1 analysis, a Level 2 (rough quantitative) analysis or a Level 3 {mare precise quantitative) analysis may be required to further evaluate proposed mitigation for the problem. RDSD staff will determine whether a Level 2 or 3 analysis is required based on the evidence of existing or potential drainage problems identified in the Level I analysis and on the proposed design of onsite drainage facilities. The Level 3 analysis is required when results need to be as accurate as possible. for example, if the site is flat; if the system is affected by downstream controls; if minor changes in the drainage system could flood roads or buildings; or if the proposed project will contribute more than 15 percent of the total peak flow to the drainage problem location. Additional Analysis Additional, more detailed hydrologic analysis may be required if RDSD determines that the downstream analysis has not been sufficient to accurately determine the impacts of a proposed project on an existing or potential drainage problem_ This more detailed analysis may include a point of compliance analysis as detailed in Section 3.3.6. Scope of Analysis Regardless of the level of downstream analysis required, the applicant shall define and map the study area (Task 1), review resources (Task 2), inspect the study area (Task 3), describe the drainage system and problems (Task 4), and propose mitigation measures (Task 5) as described below. Task 1. Study Area Definition and Maps For the purposes of Task 2 below, the study area shall extend downstream one mile (minimum flowpath distance) from the proposed project discharge location and shall extend upstream as necessary to encompass the offsite drainage area tributary to the proposed project site. For the purposes of Tasks 3, 4, and 5, the study area shall extend downstream to a point on the drainage system where the proposed project site constitutes less than 15 percent of the total tributary drainage area, but not less than one -quarter mile (minimum flowpath distance). The study area shall also extend upstream of the project site a distance sufficient to preclude any backwater effects from the proposed project. The offsite analysis shall include a site map showing property lines, and the best available topographical map (e.g.,- from RDSD and Renton Topographic map) with the study area boundaries, site boundaries, downstream flowpath for a distance of one mile, and potential/existing problems (Task 4) shown. Other maps, diagrams, photographs and aerial photos may be helpful in describing the study area. Task 2. Resource Review To assist the design engineer in preparing an offsite analysis, Renton has gathered information regarding existing and potential flooding and erosion. For all levels of analysis, all of the resources 2009 Surface Water Design Manual Amendment City of Renton 2-10 2.3.1 ENGINEERING PLAN SPECIFICATIONS — TY described below shall be reviewed for existing/potential problems in the study area (upstream and one mile downstream of the project site): • Adopted basin plans available at King County DDES, King County DNRP, and RDSD. For areas where there is no adopted basin plan, Basin. Reconnaissance Summary Reports maybe useful. • Floodplain/floodway (li EMA) maps available at RDSD and the library. • Other offsite analysis reports in the same subbasin, if available (check with RDSD records staff). • Sensitive Areas Folio available at King County DDES, King County DNRP, and the library (see also the City website: h ://rentonnet.or mterneta s/m s/index.cfm?fuseaction— roducts must be used to document the distance downstream from the proposed project to the nearest critical areas_ • U.S_ Department of Agriculture, King County Soils Survey available at King County DDES and the library. • Wetlands Inventory maps available at RDSD. • Washington State Department of Ecology's latest published Clean Water Act Section 303d list of polluted waters posted at the following website: h"-.1/4pps_ecy.wa.izovfwgawa/viewer.htrn. • City of Renton Erosion Maps and Landslide Maps. Potential/existing problems identified in the above documents shall be documented in the Drainage System Table (see Reference Section 8-13) as well as described in the text of the Level 1 Downstream Analysis Report. If a document is not available for the site, note in the report that the information was not available as of a particular date. If necessary, additional resources are available from King County, the Washington State Department of Fisheries and Wildlife (WDFW), the State Department of Ecology (DOE), the United States Army Corps of Engineers (Corps), and the public works departments of other municipalities and utility districts in the vicinity of the proposed project site. Task 3. Field Inspection The design engineer shall physically inspect the existing on- and offsite drainage systems of the study area for each discharge location. Specifically, he/she shall investigate any evidence of the following existing or potential problems and drainage features: Level 1 Inspection: 1. investigate any problems reported or observed during the resource review. 2. Locate all existing/potential constrictions or lack of capacity in the existing drainage system. 3. Identify all existing/potential downstream drainage problems as defined in Section 1.2.2.1. 4. Identify existing/potential overtopping, scouring, bank sloughing, or sedimentation. S. Identify significant destruction of aquatic habitat or organisms (e.g_, severe siltation, bank erosion, or incision in a stream). 6. Collect qualitative data on features such as land use, impervious surfaces, topography, and soil types. 7. CoIlect information on pipe sizes, channel characteristics, drainage structures, and relevant cntical areas (e.g., wetlands, streams, steep slopes). 8. Verify tributary basins delineated in Task 1. 9. Contact neighboring property owners or residents in the area about past or existing drainage problems, and describe these in the report (optional). 10. Note the date and weather conditions at the time of the inspection. 2009 Surface Water Design Manual Amendment City of Renton 2-11 SECTION 2.3 PLANS REQUIRED FOR DRAINAGE REVIEW Level 2 or 3 Inspectign: 1. Perform a Level 1 Inspection. 2. Document existing site conditions (approved drainage systems or pre-1979 aerial photographs) as defined in .Core Requirement 93. 3. Collect quantitative field data. For Level 2, conduct rough field survey using hand tape, hand level, and rod; for Level 3, collect field survey profile and cross-section topographic data prepared by an experienced surveyor. Task 4. Drainage System Description and Problenr$escriptions Each drainage system component and problem shall be addressed in the offsite analysis report in three places: on a map (Task 1), in the narrative (Task 4), and in the Offsite Analysis Drainage System Table (see Reference Section 8-B). Drainage System Descriptions: The following information about drainage system components such as pipes, culverts, bridges, outfalls, ponds, tanks, and vaults shall be included in the report: 1. Location (corresponding map label and distance downstream/upstream from site discharge) 2. Physical description (type, size, length, slope, vegetation, and land cover) 3. Problems including copies of any relevant drainage complaints 4. Field observations. Problem Descriptions: All existing or potential problems (e.g., ponding water, high/low flows, siltation, erosion, listed water bodies, etc.) identified in the resource review or field inspection shall be described in the offsite analysis. These descriptions will help in determining if such problems require special attention per Core Requirement #2 (see Section 1.2.2.1).because they are one of three defined drainage problem types . Special attention may include more analysis, additional flow control, or other onsite or offsite mitigation measures as specified by the problem -specific mitigation requirements set forth in Sections 1.2.2.2 and 1.2.2.3. The following information shall be provided for each existing or potential problem: 1. Description of the problem (ponding water, high or low flows, siltation, erosion, slides, etc.). 2. Magnitude of or damage caused by the drainage problem (siltation of ponds, dried-up ornamental ponds, road inundation, flooded property, flooded building, flooded septic system, significant destruction of aquatic habitat or organisms). 3. General frequency and duration of drainage problem (dates and times the problem occurred, if available). 4. Return frequency of storm or flow (cfs) of the water when the problem occurs (optional for Level 1 and required for Levels 2 and 3). Note: A Level 2 or 3 analysis may be required to accurately identify the return frequency of a particular downstream problem; see Section 3.3.3. S. Water surface elevation when the problem occurs (e.g., elevation of building foundation, crest of roadway, elevation of septic drainfields, or wetland/stream high water mark). 6. Names and concerns of involved parties (optional for all levels of analysis). 7. Current mitigation of the drainage problem. 8. Possible cause of the drainage problem. 2009 Surface Water Design Manual Amendment City of Renton 2-12 2.3.1 ENGINEERJNG PLAN SPECIFICATIONS — TIR Whether the proposed project is likely to aggravate (increase the frequency or seventy of) the existing drainage problem or create a new one based on the above information. See Section 1.2.3.1 for more details on the effectiveness of flow control standards in addressing downstream problems. 10. Major receiving water bodies. Task 5. Mitigation of Existing or Potential Problems For any existing or potential offsite drainage problem determined to be one of the three defined problem types in Section 1.2.2.1, the design engineer must demonstrate that the proposed project neither aggravates (if existing) nor creates the problem as specified in the drainage problem -specific mitigation requirements set forth in Section 1.2.22. The engineer must review each relevant drainage complaint found and include a narrative explaining how each complaint problems is addressed or mitigated. Actual copies of the relevant complaints must be included in the Analysis. To meet these requirements, the proposed project may need to provide additional onsite flow control as specified in Table 1.2.3.A (see also Section 3.3.5), or other onsite or offsite mitigation measures as described in . Section 3.3.5. ❑ TIR SECTIONA FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN Existing Site Hydrology (Part A) This section of the TIR should include a discussion of assumptions and site parameters used in analyzing the existing site hydrology. The acreage, soil types, and land covers used to determine existing flow characteristics, along with basin maps, graphics, and exhibits for each subbasin affected by the development, should be included. The following information must be provided on a topographical reap: 1. Delineation and acreage of areas contributing runoff to the site 2. Flow control facility location 3. Outfall 4. Overflow route. The scale of the map and the contour intervals must be sufficient to determine the basin and subbasin boundaries accurately. The direction of flow, the acreage of areas contributing drainage, and the limits of development should all be indicated on the map. Each subbasin .contained within or flowing through the site should be individually labeled and KCRTS parameters referenced to that subbasin. All natural streams and drainage features, including wetlands and depressions, must be shown. Rivers; closed depressions, streams, lakes, and wetlands must have the I00-year floodplain (and floodway where applicable) delineated as required in Special Requirement #2 (see Section 1.3.2) and by the applicable critical areas requirements in RMC 4-3-050, Developed Site Hydrology (Part B) This section should provide narrative, mathematical, and graphical presentations of parameters selected and values used for the developed site conditions, including acreage, soil types and land covers, roadway layouts, and all constructed drainage facilities and any required flow control BMPs. Developed subbasin areas and flows should be clearly depicted on a map and cross-referenced to computer printouts or calculation sheets. Relevant portions of the calculations should be highlighted and tabulated in a. listing of all developed subbasin flows. All maps, exhibits, graphics, and references used to determine developed site hydrology must be included, maintaining the same subbasin labeling as used for the existing site hydrology whenever possible. If the 2009 Surface Water Design Manual Amendment City of Renton 2-13 SECTION 2.3 PLANS REQUIRED FOR DRAINAGE REVIEW boundaries of the subbasin have been modified under the developed condition, the labeling should be modified accordingly (e.g., Subbasin "Am" is a modified version of existing Subbasin "A"). Performance Standards (Part C) The design engineer shall include brief discussions of the following: • The applicable area -specific flow control facility standard determined from the City of Renton Flow Control Applications Map per Section 1.2.3.1, any modifications to the standard to address onsite or offsite drainage conditions, and applicable flow control BMP requirements determined from Sections 1.2.3.3 and 5.2; • The applicable conveyance system capacity standards per Section 1.2.4; and • The applicable land use -specific water quality requirement determined per Section 1.2.8.1, and any applicable special requirements for source control or oil control determined from Sections 1.3.4 and 1.3.5. Flow Control System (Part D) This section requires an illustrative sketch of the flow control facility (or facilities), -required flow control BMPs, and appurtenances. The facility sketch (or sketches) must show basic measurements necessary to calculate the storage volumes available from zero to the maximum head, all orifice/restrictor sizes and head relationships, control structure/restrictor orientation to the facility, and facility orientation on the site. The flow control BMP sketch (or sketches) must show basic measurements and dimensions, orientation on the site, flowpath lengths, etc. The applicant should include all supporting documentation such as computer printouts, calculations, equations, references, storage/volume tables, graphs, and any other aides necessary to clearly show results and methodology used to determine the storage facility volumes. KCRTS facility documentation files, "Compare Flow Durations" files, peaks files, return frequency or duration curves, etc., shall be included to verify the facility meets the performance standards indicated in fart C. The volumetric safety factor used in the design should be clearly identified, as well as the reasoning used by the design engineer in selecting the safety factor for this project. If flow control BMP credits are used as allowed in Section 5.2.2, documentation must be provided, explaining how the credits will be used and how the criteria for use of credits will be met. If the flow control system is an infiltration facility, the soils data, groundwater mounding analysis, or other calculations used to determine the design infiltration rate shall be provided. Water Quality System (Part E) This section provides an illustrative sketch of the proposed water quality facility (or facilities), source controls, oil controls, and appurtenances. This sketch (or sketches) of the facility, source controls, and oil controls must show basic measurements and dimensions, orientation on the site, location of inflow, bypass, and discharge systems, etc. The applicant should include all supporting documentation such as computer printouts, calculations, equations, references, and graphs necessary to show the facility was designed and sized in accordance with the specifications and requirements in Chapter 6. If the water quality credit option is used as allowed in Section 6.1.2, documentation must be provided, identifying the actions that will be taken to acquire the requisite credits. ❑ TIR SECTION 5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN This section should present a detailed analysis of any existing conveyance systems, and the analysis and design of the proposed stormwater collection and conveyance system for the development. This section would also include any analysis required for the design of bridges to convey flows and pass sediments and debris per Section 4.4.3. Analysis information should be presented in a clear, concise manner that can be easily followed, checked, and verified. All pipes, culverts, catch basins, channels, swales, and other stormwater conveyance appurtenances must be clearly labeled and correspond directly to the engineering plans. 2009 Surface Water Design Manual Amendment City of Renton 2-14 ANLI-I -Np 046 [[' skag2ex.out Flow Frequency Analysis Time series File:skag2ex.tsf Project Location:sea-Tac ---Annual Peak NOW Rates--- -----Flow Frequency Analysis ------- Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.057 2 2109101 18:00 0.073 1 100.00 0.990 4.015 7 1/06/02 3:00 0.057 2 25.00 0.960 4.042 4 2/29/03 3:00 0.044 3 10.00 0.900 0.002 8 3/24/04 21:00 0.042 4 5.00 0.800 0.025 6 1/05/05 8:00 0.036 5 3.00 0.667 0.044 3 1/18/06 20:00 0.025 6 2.00 0.500 0.036 5 11/24/06 4:00 0.015 7 1.30 0.231 0.073 1 1/09/08 9:00 0.002 8 1.10 0.091 computed Peaks 0.067 50.00 0.980 Page 1 skag2pr.out Flow Frequency Analysis Time series File:skag2pr.tsf Project Location:5ea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis------- FlowRate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.074 4 2/09/01 2:00 0.164 1 100.00 0.990 0.049 7 1/05/02 16:00 0.092 2 25.00 0.960 0.092 2 2/27/03 7:00 0.077 3 10.00 0.900 0.040 8 8/26/04 2:00 0.074 4 5.00 0.800 0.051 6 10/28%04 16:00 0.071 5 3.00 0.667 0.077 3 1/18/06 16:00 0.051 6 2.00 0.500 0.071 5 11/24/06 3:00 0.049 7 1.30 0.231 0.164 1 1/09/08 6:00 0.040 8 1.10 0.091 computed Peaks 0.140 50.00 0.980 Page 1 skag2.out KCRTS Command ------------- CREATE a new Time series ------------------------ Production of Runoff Time series Project Location sea-Tac Computing series skag2ex.tsf Regional scale Factor 1.00 Data Type Reduced Creating Hourly Time Series File Loading Time Series File:C:\KC_SWDM\KC_DATA\STTF60R.rnf Till Forest 0.90 acres - - Total Area :0.90 acres Peak Discharge: 0.072 CFS at 9:00 on ]an 9 in Year 8 storing Time series File:skag2ex.tsf Time series computed KCRTS Command ------------- CREATE a new 'time Series - Production Of Runoff Time series Project Location : sea-Tac computing series skagg2pr.tsf Regional scale Factor 1.00 Data Type Reduced Creating Hourly Time Series File Loading Time series File:C \KC_SWDM\KC—DATA\STTG60R.rnf Till Grass 0.50 acres Loadingg Time series File:C:\KC_SWDM\KC_DATA\STE16OR.rnf impervious 0.12 acres -------------- Total Area 0.62 acres Peak Discharge: 0.163 CFS at 6.00 on ]an 9 in Year 8 storing Time Series File:skag2pr.tsf Time series computed KCRTS Command - Enter the AnalysisTOOLS Module ------------------------------- Analysis Tools command ---------------------- compute PEAKS and Flow Frequencies ---------------------------------- Flow Frequency Analysis Loading stage/Discharge curve:skag2pr.tsf -------------------------------------------------------- Time series File:skag2pr.tsf Project Location:sea-Tac Frequencies & Peaks saved to File:skag2pr.out Analysis Tools command - - Compute PEAKS andFlow Frequencies ---------------------------------- Flow Frequency Analysis Loading Time series File.skag2ex.tsf -------------------------------------------------------- Time series File:skag2ex.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:skag2ex.out Analysis Tools Command ---------------------- RETURN to Previous Menu ----------------------- KCRTS Command ------------- eXit KCRTS Program ------------------ page 1 Structures Conveyance Facilities Renton Maintained Renton Maintained FacllityType ■ Type 1 Calchbasin or Inlet Pipe = Pond ■ Type 2 Calchbasin Culvert ® Tank 0 Access Riser Privately Maintained Vault ® Vaull Pipe o Bioswale 91 Unknown Culvert InfiltaBon Trench Privately Maintained Unknown Maintenance ® FterStrip M Type 'I Calchbasin orINet Pipe Rain Garden • , Type 2 Catchbesln Culvert ^ ,}I{, Stonnwater Welland ab Access Riser Other Conveyance 0 Natural Welland a Vault Channel Other liff Unknown ------ Ditch Unknown Unknown Maintenance ■ Type 1 Catchbealn or Inlet Pumpstations O Type Catchbasln _� Quarter -Section Boundary IN Unknown 10rt Contour O Cleanoul ■war w Renton Cily Limits �iwuer�; PotentdAnnoxationArea 26 61 4425 B2 5330 5429 B3,� f 5428 B5 - f4�7' 66 5426 Ej 5425 138 4435 C1 036 C2 I ,b4.3.1 5'432 C3 4 5433 C5 5434 C6 5435 C7 5438 CB — 5344 D51 M03 D6 5302 5301 302 D1 4301 D2 5306 5� 05 D3 B4 1 5308 E3, F4 5309 E5 5310 E6 D7 5311 E7 D8 531z2 it Ei 43123D7 E2 EB 44 F,P 4 13• F2 5318' . 5 1'7 F3 5316 F5 5315 F6 53914 531 �F4 F8 323 � " 43224 5 5320 G4 5321 G5 S12? 324 _ y{3 H1 ;432 53 - 2 H-, 5329 H4 5328 H5 5327 146 5326 5325 H7 HB. 6 33 11 ! A3 6 5113"1 12 34 5 32 5333 5134 5325 5326' . g I 18 17 ` 18 J12 4201 5.1 6 5205, 520 520 6 5202 '5201 6 i 4 J5 J7 .J8 Disclaimer: This inventory information is schematic only. It was compiled from numerous sources. It is the best D City of information available at this time and should be used w 5 �-for general guidance only. The City of Renton is not ��� �� f Of"; responsible for errors or omissions. Wnen this information l �.,? �,� ,i ,,l w is used for planning, design, andfor construction purposes, users are to field verify this information. Surface Water Utility Asset Inventory July 2011 0 150 300 600 Feet 06 T22 N R05 E NE 114 5206 J,3NE 13SW - 31 T23N R05E SW 1/4 V r- LU Z LU 0 !.Y z N N H r C LL Z LN J3SW - 06 T22N R05E SW 114 Structures Conveyance Facilities Renton Maintalned Renton Maintained Facility7ype ■ Type I Gatchbasin or I Hal, -•-'—r Plpe = Pond • Type 2 Ca"basln =---W= Culvert ® Tank Access Riser Privately Maintained 0 vault [Q} Vaulter Ppe r.�� 90swale gl Unknown Culvert InrlltraHanTrench Privately Maintained Unknown Maintenancee ®� FllterSUp * Type 1 Calrhbasin orinlet —* Ppe Rain Garden • Type 2 Calchbasin ^'� ^�' Culvert -- .!+„ 8loimwater Weiland Access Riser Other Conveyance Natural Welland [] Vault Channel Other IZT Unknown --- Ditch unknown Unknown Maintenance Pumpstatians ra Type 1 Cetchbasln or Inlet A Type 2 Calchbasin II Quarter Section Boundary W1 Unknown IMContour Q Cleanaut li■i}II Renton City Llmtts Potential Annexation Area Surface Water Utility Asset inventory July 2011 0 150 300 600 Feet Q6 T22N RASE NW I 14 Disclaimer: This inventory information is schematic only. it was compiled from numerous sources, It is the best City of , information available at this time and should be used D �l for general guidance only. The City of Renton is not responsible for errors or omissions. When this informationDT� 520J3NW 6 ,_,._ �• is used for planning, design, and/or construction purposes, users are So field verify this information. 4428 4425 5330'E1542g 5428 542, 5426 5425 B1 i B2 r 133/ B4 B5 B6 • B7}. B6 4435 4436 5431 5432 5433 5434 5435 5438 C1 , C2 i :C3 P,4 C5 C6 C7 Ca 3C2 9001 D1 D r 5306 i D3 9305 p4 4_ 53g4 6303 D5r 06 5302 1J7 5301 Dg 1 4312 53017 Q8 5309 5310 5311 534-2 E1 F2 E3, E5 i 6 E17 EB 314 4 13i 5 P7 I 5316 5315 5a1 3 F,1 J F2 F-3 F4 F5 F F7 FB 23 1 4324 2 1:9- 3 5320 532111 ,5a22 3c 67 324 4 II G4 G5 - ;'• 6'-. 1 2 53 5329 532E 5327 532B 5325 6 H16 1 2 H' H4 H5 Fib H7 H5 335: 11 4 3fi 11 31 5332 5333 Ir4 5334 5335 `I7 3361, fi ,' 12 i3 I IB I6 i02 201 .2 6 5205, 520 52a 5202.I,5201 6 J1 J2 J�4 J5 Jfi J7 '-JB Reference 11-A F_� � D Uj N Flow Control Standards m Peak Rate Flow Control Standard (Existing Site Conditions) W >W Flow Control Duration Standard (Existing Site Conditions) Flow Control Duration Standard (Forested Conditions) Renton City Limits ti kw l.w.w. .. AE 82n ■w■ Potential Annexation Area th t S• tV 1g y �N i; Fan'fsn .. qua., I; "'•, .- _ 1J N 24 f lSt NE 25th S d/ j�f o i Uj a SE 02 5i;1 tlml (A� r )61 9 fh xiP E SE 112th St °S E 10th t SE 116 u4 J N ih5 JEBthS z gA 1 I' X c W m z rn ,. 4th S OE LI o � N 2r 2 St N S3 t 169 CD n t CO S 19th t 1 ` rn ar r � 3: 60ti �y 7 - F Ss s err LU q _ y v' SW 34th 167 S ] n a 36 I i C stco W 39t St w sw 1st t Al -. w ¢ SE 180th Sty ¢ th PI n 48 ., ti T S 1134th St' 7� S 88th St ti S>_ 18 U) 1 1 Mh S 190th S 55th u7 l� 1 1 t St w I w 1b4Y l w q 3 4 196t S o u Q �N n w a w r C 199th I R S OOtl St ¢ �' r 0� c N w r/7 m 7 ti45t PI rein A Rd n m ¢ ¢ o 4 ■ ;*1 (n U) a Q c to ED Flow Control Applica Printed 1/14/2010 City of 120th S 120th St w 5 121 t PI S, 1 SE 23r PI 2 SE 128th 132nc St ■ w r Q y .r Ra rt.Ma "all CPed ■+ 160t PI 11 n L-_ _i S• SE 170U E 8t IT2n fi ■ S/Q1 ■ A yd ■ ■M. ' s %'- � � c F� 182�d t ■ th r U)j r� i' � CO 01 g� S tion Map. N 0 1 2 Miles Refere --,.e 11 -B Lake Washing ram4 Z 9f IA CL 6th St *,n • Q th St U S 2r)d JVd \x, RIA 1�x <Xxx ix X" ✓ C1. le L 44 Pw- J L rw 11 JZ PW-10' �k X X k % . . .... .... . . .... F, J V P '96 ti SE 176th -3 DW4 St S LLI Z4 Shady Luke Al...... Lake Youngs K. Se Groundwater Protection Areas in the City of Renton sr�0 Production Well Welifield Capture Zones Springbrook Springs In, One Year Capture Zone City Limits Five Year Capture Zone Public Works Department, Cedar Valley Sole Source Ton Year Capture zone Water Utility, Aquifer Project Review Area Engineering Division, Aquifer Protection Area Zones J. Wilson, D. Ellis, C. Boatsman Strearnflow Source Area Zone 1 City of Cedar Valley Sole Source Aquifer Zone I Modified 0 750 1.500 aouo oc- Q;J zone 2 Feel Referenck- 1 1-C . Cityof Renton Soil Survey Map 0 Groundwater Protection Area Boundary Public Works Aquifer Protection Area Zone 1 Surface Water lltllltjl —000 city of, a 0•5 Aquifer Protection Area Zone 1 ModifiedG. Del Rosario r) ` 92/2212D09 11., 1 l' .J. ,'� �It IZJ Renton City Limits �^ Miles 0 0 City of Renton LAND USE PERMIT MASTER APPLICATI PROPERTY OWNER(S) NAME: ADDRESS: i -05a 5e t-7 ?5T%4 Sr. CITY: ZIP: TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP -- TELEPHONE NUMBER CONTACT PERSON NAME: [::"141LLL.ii7 COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER AND E-MAIL ADDRESS: 'Z cam,& . -2 2-7, i 44 5/ P r�tJ Tt=1� PlZ i S LS a y of Renton r'innning Division 3CT 3 T lull PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: S r-A.G ti�j S - Lo-r PL-,t,`r PROJECTIADDRESS(S)/LOCATION AND ZIP CODE. �Z xx TRt.r�i tZ��p S , KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): ?` lac)- p9sS EXISTING LAND USE(S): v1�.�o�i, u at31�L�L�P l PROPOSED LAND USE(S): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: R-4 01rl 1AA, PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: PROPOSED ZONING (if applicable):_ SITE AREA (in square feet): fy SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 600 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 4, -� D NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): 14-Tn=0P1anninvlmact&.mnn rinr, - 1 - M107 0 PROJECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): `rI3r—> SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 1\,IJA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 1�,j ZA 0 � I IUN (continued PROJECT VALUE: Pi "7 6, C� IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): a AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft_ ❑ SHORELINE STREAMS AND LAKES sq, ft. WETLAND-Sri7Ar ()hL O) sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION G, TOWNSHIPL.213 RANGE, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. S qov« 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Namels) L f qg q- L-y,0� V kA /U declare that I am (please check one) A the current owner of the property involved in this application or 'the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that 1 know or have satisfactory evidence that f I- A 1, 5i � signed this instrument and acknowledged it to be his/her/their free and voluntary act for tht, "e uses and purposes mentioned in the instrument. (Signature of 0114r/Reprosenta ve) (Signature of Owner/Representative) Not Aublic in and for the State of Wa gtan • Notary (Print)___ --7-1 f/Lt fl1U L; C •�,~ �f%fffl!!1l1���1 My appointment expires:,&L� j/- � , 'Fel L- S{�11-'nrmcl Form No. 1068-2 AM Pialn Language Commitmen mitment No.: 4215-1746420 Page 9 of 9 5 K AG. B• ► '�>P - (._( /-,dL b �-� cz 1 PT 10�j PIRSTAMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: MICHAEL J. SKAGEN AND LAURIE L. SKAGEN, HUSBAND AND WIFE Real property in the County of king, State of Washington, described as follows: Lot 1, King County Short Plat Number 1182029 (revision) recorded under Recording Number 8607010588, in King County, Washington. Tax Parcel Number: 793100-0058-00 Situs Address: 197XX Talbot Road South, Renton, WA 98055 �r Jr�i -r, _. if %n PLANNING DIVISION WAIV& OF SUBMITTAL REQUO&E-MENTS FOR LAND USE APPLICATIONS This requirement may be waived by: _ 1. Property Services PROJECT NAME: S'l� �l S7+ T 2. Public Works Plan Review 3. Building DATE: zo 4. Planning H:1GED\Data\Forms-TemplateslSelf-Help HandoutsTlanninglwaiverofsutrmittalregs.xls 06/09 PLANNING DIVISION WAIVEF&F SUBMITTAL REQUIRE&ENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services PROJECT NAME: 2. Public Works Plan Review 3. Building DATE: 4. Planning H:\CEDOata\Farms-Templates\Setf-Help Handouts\Planning\waiverofsubmittairegs.xls 06109 J PREAPPLICATION MEETING FOR SKAGEN SHORT PLAT PREAPPLICATION NEC OF TALBOT RD S AND S 1 9BTH PL CITY OF RENTON Department of Community and Economic Development Planning Division PREI I -0I 6 May 19, 2011 Contact Information: Planner Rocale Timmons Public Works Reviewer: Jan Illian Fire Prevention Reviewer: Dave Pargas Building Department Reviewer; Craig Burnell Phone: 425.430,7219 Phone: 425.430.7216 Phone: 425.430.7023 Phone: 425.430.7290 City Of Penton �s,,„ ,�,n OCT 31 [O11 RECL'Sflyleu Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non -binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). A CITY OF RENTON �� + FIRE PREVENTION BUREAU i4 To MEMORANDUM DATE: May 19, 2011 TO: Rocale Timmoms, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Skagen Short Plat I . The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz tittings,which they currently do not have. A water availability certificate is required from Soos Creek Water and Sewer District. 2. The fire mitigation impact fees are currently applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. 3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-tan vehicle with 322--psi point loading. Access is required within 150-feet of all points on the buildings. Maximum grades of 15-percent. Fire department strongely encourages the development of South 198th Place for emergency and primary access to both future and existing lots east of the proposed plat. There appears to be several properties with future development potential that would be required to complete this street in order to proceed. CT:ct skagensp r 11 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT CilY Or /Z113CS��J M E M O R A N D U M DATE: May 18, 2011 TO: Rocale Timmons, Planner FROM: Ian Illian, Plan Review SUBJECT: Skagen Short Plat Talbot Road S. and S. 19Sth Street PRE 11-016 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision -makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above -referenced proposal. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. Water 1. Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. - - Sanitary Sewer Sewer 1. Sewer service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City with the site plan application. Storm Drainage 1. There is a drainage conveyance system along the west side of Talbot Rd S. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King -County Surface Water Manual and the City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site fails within the Flow Control Duration Standard, Forested Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations o approprlate ow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. H:/CED/Planning/Current Planning/PREAPPS/11-016.Rocale/Plan Review Comments — PRE 11-016.doc Skagen Short Plat Page 2 of 2 May 18, 2011 4. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of the site exceeds one.acre: 5. Surface Water System Development fees are $1,012 per each lot. This is payable prior to issuance of the eonstructii t permit. Transportation Street 1. Existing right-of-way width in Talbot Road South is 60 feet. This street has been identified as a neighborhood collector. To meet the City's new complete street standards, street improvements fronting this site will include additional paving as needed to provide 16 feet of pavement from centerline, including a 5-foot bike lane, curb, gutter, 8-foot planter strip, and 5-foot sidewalk. This cross section reflects a modification from the strict standards to conform to the anticipated use and eventual development of this road section, Due to the lack of improvements in this vicinity, staff will consider a fee -in -lieu request for the Talbot Road frontage. i q-�ht` 2. Half street improvements in SE 1.6e , along the project side, will also be required. This will include 26 feet of paving, curb and gutter, 8-foot planter strip, 5-foot sidewalk, and storm drainage improvements. 3. Current traffic mitigation fees are 717.75 er new single-family lot. These fees are payable prior to I recording of the plat. A fee increase is anticipated in late July 2011. 4. The joint use driveways shown in Talbot will not be allowed. Primary access to the 4 lots will be by a 16-foot paved alley located on the easterly side of the property with access from SE-160 Street. General Comments,r;} 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. 3. All subdivisions shall provide water, sewer and storm stubs to each new lot prior to recording of the plat. W:/CED/Planning/Current Planning/PREAPPS/11-016.Roca le/PIan Review Comments— PRE 11-016.doc DEPARTMENT OF COMMUNITY crtvof AND ECONOMIC DEVELOPMENT S I' M E M O R A N D U M DATE: May 18, 2011 TO: Pre -Application File No. J 1-016 FROM: Rocale Timmons, Associate Planner SUBJECT: Skagen Short Plat (Parcel #793100-0058) General: We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code_ The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa_goy Project Proposal: The subject property is located on the northeast corner of Talbot Rd S and 5 19f`h Pl. The project site is currently vacant, totals 1.15 acres in area, and is zoned Residential-4 dwelling units per net acre (R-4). The proposal is to subdivide the existing parcel into 4 lots for the future construction of single family residences_ Access to the site is proposed via two small access easements extended from Talbot Rd S. Current Use: The property is currently vacant. Zoning/Density Requirements: The subject property is located within the R--4 zoning designation. The maximum density allowed in the R-4 zone is 4.0 units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. Using the gross square footage the proposal for 4 lots arrives at a gross density of approximately 3.47 du/ac (4 lots /1_15 acres = 3.47 du/ac), which is within the density range permitted in the R-4 zone. However, since the area of the land within right-of-way dedications, proposed access easements, and critical areas on site was not provided with the pre -application materials, the net density could not be calculated. The project would need to meet density requirements using "net" square footage. Development Standards: The project would be subject to RMC 4-2-110A, "Development Standards for Single Family Zoning Designations' effective at the time of complete application (noted as "R-4 standards" herein). i:\rtimmons\preapps\11-016 {r4 4 lots possible wetlands).doc 1 Skagen Short Plat, PREI1-016 Page 2 of 3 May 19. 2011 Minimum Lot Size, Width and Depth —The minimum lot size permitted in the R-4 is 8,000 square feet. A minimum lot width of 70 feet for interior lots and 80 feet for corner lots, as well as a minimum lot depth of 80 feet, is also required. Staff was unable to verify whether the proposed lots complied with the minimum lot size, width and depth requirements. Building Standards — R-4 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Building height is restricted to 30 feet from existing grade. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations_ The proposal's compliance with the building standards would be verified at the time of building permit review for the new residences to be located on all lots. Setbacks — Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-4 zone are 30 feet in front for the primary structure. However, the front yard setback of the primary structure may be reduced to 20 feet if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. The rear yard setback is 25 feet. Interior side yard setbacks are 5 feet. Side yards along -a -street (including access easements) are 15 feet for the primary structure and 20 feet on side yards along streets (including access easements) for the attached garage gaining access from the side street. The setbacks for the new residences would be reviewed at the time of building permit. Access/Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles. Access to the site is proposed via two access easements extended from Talbot Rd S. The applicant would be prohibited from providing access from Talbot Rd S. The proposal shall be revised to provide rear access, extended from 5196"' Pl, to all four lots. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Planning/Building/Public Works Administrator is required. Landscaping — Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought -resistant vegetative cover_ The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on -site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). A conceptual landscape plan shall be submitted at the time of Preliminary Plat application. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Critical Areas: There appears to be critical slopes (40% or greater) onsite; therefore, a geotechnical report would be required to be submitted with a formal land use application. iArtimmons\preapps\11-016 (r4 4 lots possible wetlands)_doc Skagen Shcrt Plat, PRE11-0 Page 3 of 3 May 19. 2011 There is the potential that a wetland and/or wetland buffer may exist on site. The applicant will need to provide a preliminary reconnaissance, and if wetlands are present, delineation and a report will be required. The City's approved consultant list is enclosed in an information packet. If there is any other indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. Environmental Review: If wetlands are present on site Environmental (SEPA) Review would be required for the project. Permit Requirements: The proposed subdivision would require Short Plat Approval and possibly Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 6-8 weeks. The Short Plat Review application fee is $1,400. The application fee for SEPA Review (Environmental Checklist) is $1,000. There is a technology fee, of 3 %, based on the total land use application fees for the project. if addition, the applicant will be responsible for 100% of the costs if secondary critical areas review is necessary. Detailed information regarding the land use application submittal is provided in the attached handouts. Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. lm act Lees, which would re lace mitigation fees, may be adopted prior to construction. Those fees are to be determined. The following are current fees: • A Fire Mitigation fee of $488.00 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 Parks Mitigation Fee based on $530.76 per new single family residence. • A School District Impact Fee based on $6,310 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. is\rtimmons\preapps\11-016 (r4 4 lots possible wetlands).doc w City of Renton w TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter' on project site: 1 t V1,1#I ��l ri�rr7 Ditfi io GET ,31 ZU11 4 4 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 trees Trees in proposed public streets trees Trees in proposed private access easements/tracts trees Trees in critical areas3 and buffers trees Total number of excluded trees: 2. trees 3. Subtract line 2 from line 1: 3. 4-44 trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. trees 5. List the number of 6" or larger trees that you are proposing5 to retain 4: 5. 1�) trees 6. Subtract line 5 from line 4 for trees to be replaced: 6. Co trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7. 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. 9. Divide line 7 by line 8 for number of replacement trees6: (if remainder is .5 or greater, round up to the next whole number) inches inches per tree 9. trees Measured at chest height. 2 Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). Count only those trees to be retained outside of critical areas and buffers. s The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a e Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. It'Divisioji Fomis/TreeRetentionWorksheet t I?b7 DENSITY PiLjr-,�i�,�4 Division 0 C1 3 1 1011 WORKSHEET City of Renton Planning Division 1055 south Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. `�, 2� square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets*" square feet Private access easements** 8 bC�> square feet Critical Areas* square feet Total excluded area: 2. F-5 0 0 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 by line 4 for net density: square feet 3. � `; c F-D square feet 4. t , 1 4 acres 5. 5 units/lots 6. 4g = 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. H;TonusTlannin&ensity_doc - I - M/08 SKAGEN S-LOT SHORT PLAT nrr��7 �rl.�icr? NE CORNER OF TALBOT ROAD & S 198TH STREET, Renton, WA 98056 OCT 3 October 24, 2011 Project Narrative: The proposed Skagen Short Plat is for five (5) lots located at the northeast corner of Talbot Road S. and 19e Street South, In the City of Renton, 98056. As required, the following information is being provided as a basic description of the proposal: • Project Name: • Assessor's Parcel Number: • Section/Township/Range: • quarter Section: • Project Size: • Project Location: • Zoning Designation: • Zoning (Adjacent Properties): • Current Use: • Special Features: Soil Type: • Soil Drainage Conditions: • Proposed Use: • Proposed Number of Lots: • Net Density: • Lot Sizes: • Off -site Improvements: Skagen Short Plat 793100-0058 Section 6, Township 22, Range 5 E Northeast 1.16 Acres (+/-50,398 Square Feet) NE Corner of Talbot Rd. & S 19e ST R-4 R-4 Vacant, Undeveloped None Silt, Gravel and Sand (Please see Geotechnical Report) Please see Geotechnical Report Single -Family Residences 5 New Lots 4.39 DU/Acre Range from 6,941 to 7,099 SF Frontage Improvements along Talbot Road. 23015 J I • 263R1) �4I'IZ1:F.'1' • .A1All 1.1; VA1.1.kY, WA • 9Hu1N 11IRINT;i 2o6.227 -1445 • 11KFN'I'IlR11RISFS_MV(uYAI141[).f:(lM • Estimated Construction Costs: Shared Driveways 800 SF $150/SF $12,000 Frontage Improvements 305 LF $300.00/1-F $91,500 Grading/Lot. Prep.. 5 Lots 10 000 Lot 50 000 Sub -Total $153,500 Contingency 15% 365 400 23 000 Total Estimated Cost $176,500 • Fair Market Value: • Earthwork Quantities: • Tree Removal: • Job Shacks, Model Homes, etc.: • Modifications: • Distance to a Wetland/Stream: • Distance to High Water Mark: • Shoreline Description: • Obstruction of View: Moderate Income Housing To be balanced on site. TBD (At construction of residences.) TBD Road Modification (Approved) for no improvements to South 198t' Place. 50 feet. Not Applicable Not Applicable Not Applicable Denis Law Mayor `-'lty Ak Department of Community and Economic Development June 7, 2011 Alex Pietsch,Administrator Mr. Phillip Kitzes CitY of Renton PK Enterprises P[anning Division 23035 SE 263rd Street Maple Valley, WA 98038 OCT 3 X ail EUV RE: Street Modification bequest — South 198th Place J2[ Proposed Skagen Property Short Plat Application Dear Mr. Kitzes: We have reviewed your street modification request for the normal code required street improvements associated with a proposed four lot short plat, located on the east side of Talbot Road S. and north of the undeveloped S. 198'h Place right-of-way. The proposed short plat would typically be required to provide full frontage improvements along Talbot Road S., adjacent to the short plat, and half street improvements to the section of S. 1981h Place, adjacent to the development property. The project tentatively would also be required to provide for alley type improvements along the east side of the property for vehicular access to the proposed lots. Since Talbot Road S. is an arterial street at this location, driveway access to Talbot Road S. would typically be discouraged for newly created residential lots. The modification request is to eliminate the requirements for improvements to S. 198th Place. This would also require modification to the requirement for vehicular access from the east side of the parcel. The modification request is based on serious difficulties with constructing a roadway to safe and economical engineering standards with the existing grades within the undeveloped right-of-way. The construction of the new road would require extensive retaining walls, as high as 13 feet. There are also potential sight distant problems with the new intersection location on Talbot Road S. if this street connection were completed. Based upon these documented engineering constraints, the requested modification is granted, subject to conditions. The inability to create this street connection makes the rear alley also infeasible for construction and use for the new lots. Access will have to be accommodated from Talbot Road S. for the four proposed lots. Since this is an arterial street, the new short plat will be limited to two shared driveways for the four lots. Each of these driveways must include an on -site turnaround to allow for vehicles to turn around on the site, to discourage future owners from backing out onto Talbot Road S. These turnarounds must be contained within mutual access easements Renton City Hal! e 1055 South Grady Way . Renton, Washington 98057 0 rentonwa.gov Mr. Phillip Kitzes Page 2 of 2 June 7, 2011 between the subject lots, be fully paved, and constructed prior to completion of any houses on the future lots. Frontage improvements, including new curb, gutter, planting strip, and sidewalks are still required for Talbot Road S, adjacent to the property. The sidewalk width for the new sidewalk on Talbot Road S is modified from six feet in width to five feet in width, due to the lower density zoning of the area. The street standards modification does not become official until the short plat is approved, at which point it can be appealed, etc. The modification listed in this letter will be included as part of the CED approval for the future short plat application, If you have any further questions regarding street improvement or drainage requirements for this project, please contact Jan Lilian at 425-430-7216 or Lillian@rentonwa.f?ov . Sincerely, Neil Watts, Director Development Services Division CC Kayren Kittrick, Development Engineering Supervisor Jennifer Henning, Current Planning Manager Jan Illian, Plan Reviewer Rocale Timmons, Associate Planner First American Title Team One Fax No. (866) 904-2177 Pat Fullerton Jennifer Salas (206)615-3055 (206)615-3011 pfullerton0firstam.com jsalawlsum.com To: John L Scott 4735 NE 4TH ST RENTON, WA 98059-4821 Attn: Mark DeWitt Amedcart Title lhwrance Company 8 Stewart St, Ste 800 Seattte, WA 98101 Phn-(206)728-0400 (800)82EV, Fax - l ii Of Re: Property Address: 197XX Talbot Road South, Renton, WA 98055 SECOND COMMITMENT FOR TITLE INSURANCE Issued by Tina (206) 615-3012 tkotasOfirgam.com File No.: 4215-1746420 Your Ref No.: FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment bate, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-I. The General Exceptions and Exceptions in Schedule B-II. The Conditions, This Commitment is not valid without Schedule A and Section I and II of Schedule B, FhstAfnakan Me Form No. 1068-2 ALTA Plain Language Commitment oommltment No.: 4215-1746420 Page 2 of 9 SCHEDULE A 1. Commitment Date: October 18, 2011 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT PREMIUM TAX General Schedule Rate Standard Owner's Coverage $ To Follow $ To Follow $ To Follow Proposed Insured: To Follow Simultaneous Issue Rate Extended Mortgagee's Coverage $ To Follow $ To Follow $ To Follow Proposed Insured: To Follow 3. (A) The estate or interest in the land described in this Commitment is: Fee (B) Title to said estate or interest at the date hereof is vested in: MICHAEL J. SKAGEN AND LAURIE L. SKAGEN, HUSBAND AND WIFE 4. The land referred to in this Commitment is described as follows: Real property in the County of king, State of Washington, described as follows: The land referred to in this report is described in Exhibit A attached hereto. First Amencan title Form No. 1068.2 0 ALTA Plain Language Commitment 40ommitment No.: 4215-1746420 Page 3 of 9 SCHEDULES SECTION I REQUIREMENTS The following requirements must be met: (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following information: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULES SECTION II GENERAL EXCEPTIONS PART ONE: A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgages) thereon covered by this Commitment. FlrstAnwkan TGe Form No. 1068-2 0 ALTA Plain Language Commitment commitment No.: 4215-1746420 Page 4 of 9 SCHEDULE B SECTION II EXCEPTIONS PART TWO: Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions From the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.78 %. Levy/Area Code: 2167 2. Taxes which may be assessed and extended on any subsequent roll for the tax year 2011, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 3. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Michael 1. Skagen and Laurie L. Skagen, husband and wife Grantee/ Beneficiary: Nellie Skagen, an unmarried individual Trustee: Washington Title Company, a Corporation Amount: $80,000.00 Recorded: March 15, 2002 Recording Information: 20020315001420 4. Potential lien rights as a result of labor and/or materials used, or to be used, for improvements to the premises. The Company reserves the right to make additional requirements prior to insuring. An indemnity agreement to be completed by Michael J. Skagen and Laurie L. Skagen, is being sent to The Closing Escrow Company and must be submitted to us prior to closing for our review and approval. All other matters regarding extended coverage have been cleared for mortgagee's policy. Items A through E and G and H on Exhibit 8 herein will be omitted in said extended coverage mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat recorded under recording number 8502261125. 6. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat No, 1182029 (Revision) recorded under recording number 8607010598. Agreement and the terms and conditions thereof: Between: Renton And: King County Recording Information: 9111080587 Fir& An7ertwn rifle Form No. 1668-2 0 ALTA Plain Language Commitment *ommitment No,: 4215-1746420 Page 5 of 9 8, Agreement and the terms and conditions thereof: Between; Benton 9. And: King County Recording Information: 9111260960 The terms and provisions contained in the document entitled "Ordinance No. 3096" Recorded: Recording No.: June 22, 1993 9306221928 10. The terms and provisions contained in the document entitled "Ordinance No. 3108" Recorded: Recording No.: June 22, 1993 9306221933 First Afna7can Ttk Form No. 1068-2 0 ALTA P{ain Language Commitment loommitment No.: 4215-1746420 Page 6 of 9 INFORMATIONAL NOTES A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment Capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below if necessary to meet standardization? requirements. The full text of the description must appear in the document(s) to be insured. LOT 1, SP. NO. 1182029 (REVISION) REC. NO. 8607010588, ICING COUNTY APN: 793100-0058-00 E. The following deeds affecting the property herein described have been recorded within 24 months of the effective date of this commitment: NONE 6. General taxes for the year 2011, which have been paid. Tax Account No.: 793100-0058-00 Amount: $ 2,799.79 Assessed Land Value: $ 205,000.00 Assessed Improvement Value: $ 0.00 Property Address: 197XX Talbot Road South, Renton, WA 98055 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. NOTE: A FEE WILL BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY. first American ride Form No, I468-2 *ommitment No.: 4215-1746420 ALTA Plain Language Commitment Page 7 of 9 CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B - Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B - Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B - Section I or eliminate with our written consent any Exceptions shown in Schedule B - Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. S. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. cc: Marie DeWitt, John L Scott cc: To cc: Michale Fist American Tithe Form No. 1068-2 ALTA Plain Language Commltmen ommitment No.: 4215-1746420 Page 8 of 9 First American FrrstAmaritan Title Inwrarnme Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn - (206)728-0400 (800)826-7718 Fax - First American ride Privacy Information We Are Committed to Safeguarding Customer Inforration In order to better serve your needs now and in the Future, we may ask you to provide us with certain information. We. understand that you may be concerned about what we. will do with such rformation ' wil particularly any personal or financial information. We agree that you have a right to know how we l utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Polity to govern the use and handling of your personal information. Applicability This Priyacy Policy governs our use of the information that you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as 'nfarrni obtained from a public record or from another person or entity. First American has also adopted broader gudelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values. Types of Information Depending upon which a our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you an appfigtions, forms and in other communications to us, whether In writing, in person, by telephone or any other meal • Information about yaw trarksadions with us, our affiliated companies, or others; and + Information we receive from a cahsunler r"rg agency. Use of Information We request information from you for our own legitimate business purposes and not for the berhdR of any nonaffiliated party. 1Txrefore, we wilt not release year inforinVron to nonaffiliated parties except', (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such informatlon indefinf lift including the period after which any customer relatforiship has ceased. Such informarial may be used for any internal purpose, such as "ity control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies Include financial service providers, such as title insurers, property and casualty insurers, and taut and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies, Furthermore, we may also prol all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our of ;Mated companies or to other financial institutions with whom we or our affiliated companies have pint marketing agreements. Former Custorrrtre Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confldentlall and Sensfty we will use our best efforts to ensure that no una ithoriad parties have access to any of your information. We restrict access to nonpublic Personal information about you to those individuals and entities who nerd to know that information to provide products or services to you. We will use our best efforts to train and oversee our etypbyees and agents to ensure that your informal will be handled respon9Wy and in accordance with this Privacy Policy and First American's Fair Informatlen Values. We curial maintain physical, electronic, and procedl safeguards that comply with Federal regulations to guard your nonpublic personal information. Information Obtalad Through Our Will Site First Amerkan Financial Corporel is sensitive to privacy issues on the frternd. We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can wish First American or its affiliates' Web sites on the World Wide Web without telling us who you are or revealing any information about yourself. Our Web severs cited the domain names, not the e-mail addresses, of visitors. This information is aggregated to measure the number of visits, average tine spent an the sae, pages viewed and similar information, First American user: this information to measure the use of our site and to derveiop ideas to improve the content of our sae. There are times, however, when we may need information from you, surd as your name and email address. When information is needed, we will use our best efforts to let you know at the time of collection how we will use the personal information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or allow you to access specflc account/protile information. If you choose to share any personal information with us, we will only use it in aorordance with the policies outline} above. Business Relationships First American Financial Corporation's site and its affiliates' sites may contain links to other Web sites- While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content or the privacy practices employed by other sites. Cooirdes Some of First American's Web sites may make use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send lit your browser, which may then stare the cookie on your hard drive. _iiy tm uuji uses stored cookies. The goal of this technology is to better serve you when visiting our site, Save you time 'when you are here and to provide you with a more meaningful and productive Web site expenence. Fair Information Values FairrieW We consider consumer expectations about their privacy in all our ousioesses. We only offer products and services that assure a favorable batance, between consumer berrehts and consumer privacy, Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey the laws gavelning the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct iratcurate information. When, as with the public recofd, we cannot correct inaccurate wfprrrlatiOn, we will take all reasonable steps to assist consurners in identifying the sourre of the erroneous data Sn that the consumer can secure the required corrections. Etlucatiom We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy. We will instruct our employees on our fair information values and on the responsible collection and use of data, We will encourage others in our industry to co€lest and use information in a responsible manner. Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form 50-PRNACY (811/09) Page 1 of i Privacy Information (2001-2010 First American rnil lal Corporation) RfStAmerrean Tr8(e Form No. 1068-2 40ommitment No.: 4215-1746420 ALTA Plain Language Commitmen Page 9 of 9 FIRSTAMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: MICHAEL 3. SKAGEN AND LAURIE L. SKAGEN, HUS13AND AND WIFE Real property in the County of king, State of Washington, described as follows: Lot 1, King County Short Plat Number 1182029 (revision) recorded under Recording Number 8607010588, in King County, Washington. Tax Parcel Number: 793100-0058-00 Situs Address: 197XX Talbot Road South, Renton, WA 98055 FirstAme'k807 ride • 'his Kpd j y of LIN, nzo:� ?-"Lmr: apt ld c 0 0 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Division „rjty of Renton 1055 South Grady Way, Renton, WA 98057 "fanning Division Phone: 425-430-7200 Pax: 425-430-7231 OCT 31 2a STATE OF WASHINGTON ) COUNTY OF KING ) PP1 L,L.l tom , l't�'�- being first duly sworn on oath, deposes and says. 9. On the 2--?3TH day of C1--,T0P'b0z, , 20 I installed public information sign(s) and plastic flyer box on the property located at for the following project: KAc-A - Lc3,r �> t- oro _.T r-L.AT Project name I'1 iz * i, IZS . S r- ti Owner Name 2. 1 have attached a copy of the neighborhood detail map Marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Informatio Instaliia 'onn handout pa age. Installer Ign ure 'SUBSCRIBED AND SWORN to before me this ZC " day of !(' a'b�� , 20 :RAMONA T. RAETARY P�1�� ICNOTAR PUBLIC in and for the State of Washington, OF WASHINGTON�u5slo EXPIRESresiding at �,�i �� �lAY t9 2012 My commission expires on is 19 H:%CEDWalal-orms-Temptates\Self--Help HandoutsTtanninglpubsign.duc -3 - 03/06/2009 0 Ll 4" a 0, PROPOSED LAND USE ACTION � �-�'------- Typee �f Action: (Provided by Applicant) I �^ ^ SITE MAP � Project Narne: (Provided byAppticani) i Laminateb I o Site Address: (Provided by Applicant) Installed by Applicant TO SUBMIT COMMENTS OR OBTAIN tr..___—..____--------� ADt MONAL INFORMATION PLEASE CONTACT CITY OF RENTON STAFF AT: O v Devetaptnent Services Civision Space l 1055 South Grady Way reserved for i i PLASTIC i Renton, Washington 98055 I City Provided! 11 CASE fl (425)430 72U0 PUBLIC j installed by NOTICE applicant Please reference the project rtumber. It no $ 5' x 14" ' number is listed mrerance the project name. ;t Installer Instruct ors: Please ensure the bottc-m of the sjgn does not exceed 48" fr•crt the (jr.,und. x 6 "m "1'41,1Vftw OF - NOTES: .� Uso 4' x 4' x 12' POSTS : USC 4' x b' x 1.Q" PL` VOCD Usc 112" x 3" GALV, LAG BOLTS. WffVASHERS %4 LETTERING: Use HELVETICA LETTERING, t5 13LACK ON WHITE BACKGROUND, f 4' TITLE 3" ALL CAPS i OTHER 1112" CAPS and 1" LOWER CASE t4:10EDIDatalForms-TemptatesLSelf-Help Handouts\Planninglpubsign.doc -4 - 0310&2009 Printed: 10-31-2011 CITY OF RENTON 4p 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA11-089 Payment Made: 10/31/2011 03:02 PM Total Payment: 1,442.00 JTTEN Current Payment Made to the Following Items: City of Renton Planning Di0sion OCT 3 1 All REC W D Receipt Dumber: R1104389 Payee: MIKE SKAGEN & LAURA L SKAGEN Trans Account. Code Description Amount 3080 503.000000.004.322 Technology Fee 42.00 5008 000.000000.007.345 Binding Site/Short Plat 1,400.00 Payments made for this receipt Trans Method Description Amount ---------- -------------------------------------- ---------------- Payment Check 1442 1,442.00 Account Balances Trans Account Code Description 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 Technology Fee 3954 650.000000.000.237 Special Deposits 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/Waivers 5008 000.000000.007.345 Binding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000,000000,007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Home Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine Vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000.007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/EIS/Copies 5941 000.000000.007.341 Maps (Taxable) 5998 000.000000,000.231 Tax Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 0 :) Im SCALE: 1 "= 30' 30 15 0 30 SURVEY NOTES DATUM BASIS OF BEARINGS: HELD N01'48'26"W BETWEEN CITY OF RENTON CONTROL POINTS #1872 4"X4" CONC MONUMENT DOWN 1,0' IN CASE AT THE INTERSECTION OF S. 192ND STREET AND 99TH PLACE S. CONTROLPOINT #1 876 (AKA. W. Y4 CORNER SEC. 5 T22N R5E., W.M.) A 1-�-1 /4,y DOMED BRASS DISC WITH A PUNCH 0.4 DOWN IN CASE AT THE INTERSECTION. OF SE 200TH STREET AND 100TH AVE. S.E. HORIZONTAL DATUM: NAD 83/91, WA NORTH "GROUND" ORIGINATING BENCHMARK: HELD CITY OF RENTON CONTROL POINT #1927 A KING COUNTY CONCRETE MONUMENT AND CASE IN GRAVEL SHOULDER 3.9' WEST OF WEST EDGE OF ASPHALT OF TALBOT ROAD SOUTH AND 50' SOUTH OF CENTERLINE OF 192ND STREET. VERTICAL DATUM: NAVD '88, ELEVATION: 127.70' -o- TBM #1 = CHISLED "X" ON SW TOP BONNET BOLT OF FIRE HYDRANT EAST SIDE OF TALBOT ROAD, APPROXIMATELY 45' NORTH OF SOUTH PROPERTY LINE OF SITE. ELEVATION: 213.79) -{b- TBM #2 = TOP OF RIM ON SDCB #1133, WEST SIDE OF TALBOT ROAD, APPROXIMATELY 19' SOUTH AND 55' WEST OF NORTHWEST PROPERTY CORNER. 1 x ELEVATION:187.32' COMBINED SCALE FACTOR: TO GET FROM GROUND COORDINATES TO GRID COORDINATES MULTIPLY BY A COMBINED SCALE FACTOR - 0.99999189629 LEGAL DESCRIPTION LOT 1, KING COUNTY SHORT PLAT NUMBER 1182029 (REVISION) RECORDED UNDER RECORDING NUMBER 8607010588, IN KING COUNTY, WASHINGTON. (PER TITLE REPORT BY FIRST AMERICAN TITLE COMPANY DATED AUGUST 5, 2011 AT 7:30 A.M.) GENERAL NOTES UTILITY LOCATIONS SHOWN HEREON ARE BASED UPON ASBUILT FIELD LOCATION OF EXISTING STRUCTURES. FIELD LOCATION OF UTILITIES BASED ON LOCATOR PAINT. MARKINGS AND LOCATIONS BASED ON UTILITY MAPS FROM CITY AND UTILITY DRAWINGS INDICATING REPORTED UTILITY INSTALLATIONS, OTHER UTILITIES MAY EXIST, NO SUB —SURFACE EXPLORATION WAS MADE TO VERIFY UTILITY ROUTINGS AND THE ROUTING OF ALL BURIED UTILITIES SHOULD BE CONFIRMED WITH THE UTILITY PURVEYOR AND EXPOSED IN AREAS CRITICAL TO DESIGN FOR VERIFICATION. PRIMARY CONTROL POINTS AND ACCESSIBLE MONUMENT POSITIONS WERE FIELD MEASURED UTILIZING GLOBAL POSITIONING SYSTEM (GPS) SURVEY TECHNIQUES USING LEICA SYSTEM 1200 EQUIPMENT. MONUMENT POSITIONS THAT WERE NOT DIRECTLY OBSERVED USING GPS SURVEY TECHNIQUES WERE TIED INTO THE CONTROL POINTS UTILIZING LEICA ELECTRONIC 1103 TOTAL STATIONS FOR THE MEASUREMENT OF BOTH ANGLES AND DISTANCES. THIS SURVEY MEETS OR EXCEEDS THE STANDARDS SET BY WAC .332 130-090. EVIDENCE OF OCCUPATION OF LAND (FOR EXAMPLE: FENCES, STRUCTURES, PAVING, GRAVELED SURFACES, ETC.) MAY NOT COINCIDE WITH THE DEEDED BOUNDARY LINES AS SHOWN ON THIS DRAWING, THERE ARE AREAS ON THIS SURVEY APPEARING TO HAVE DISCREPANCIES BETWEEN THE DEEDED BOUNDARY LINES AND CERTAIN EVIDENCE OF OCCUPATION, WHERE DISCREPANCIES EXIST AXIS RECOMMENDS THAT THE OWNER OR POTENTIAL PURCHASER CONSULT WITH LEGAL COUNSEL TO DETERMINE HOW BEST TO INTERPRET THEIR PROPERTY RIGHTS AND ADDRESS ANY POTENTIAL BOUNDARY DISPUTES. 1 � 8gJ ig2 20 20 �pN o )0,4 I � � w Ld LL �0 s w LO LU F I m ;ry mil' d fl i I / o 0 NE 1/4, SEC. 6, TWP. 22N., RGE. 5E., W.M. GAR SUG� CR��E.R p `- VYCINITY MAP SITE ADDRESS: 197XX Talbot Rd S Renton, WA 98055 3 d k PROJEC DATA 'SITE-,ADDRE5S;1' . 197XX Talbot R S Renton, WA 9855 t � PARCEL No.: 73 00w0058 ZONING. R EXISTING -. SITE � AREA: 50, 398 SF _i PROPOSED DWELLING Y.-NITS: 5 JC�UD FEtJGE \ / / ti W d �� _P_/ or 01/ /593 CL Y I / / 1\1 1A,, / P 0 � All, Iv r t .,�.RO �d OF GGRNFFZ �o pJ� 0,Lj S N � � L `1 � C. r V f l 10 p n V C 111 2°11 SSAI r / N75 04 34 W� ,rir,t�,-`?�� O. p 2.52 U) p` ,a� �. � , N 73'1 S 8 / --8,. MEMO .�i �. r 8 p / W w w / ,S 198th PL I H73'19 58 W ' (/12 16 4 p 4' �� WRE FFf�CF N a1t1 f NCw �.... - � -rrrr-rrrrrrrrrrrrrrrrrrm J 1 i NGUSE 30 1 CONTACT C`ATA .. k OWNER.IDEVELOPER: PLANNER: MR. & MRS. MICHAEL SKAGEN PK ENTERPRISES 12050 SE 178TH STREET PHIL KITZES RENTON, WA 98058 23035 SE 263RD STREET j MAPLE VALLEY, WA 98038 t. (206) 227-7445 SURVEYOR: AXIS Survey & Mapping OFFICE: (425) 823-5700 FAX: (425) 823--6700 13005 NE 126th PL KIRKLAND, WA 980,34 CIVIL ENGINEER: Rick Blair, PE Preferred Engineerl� gig, LLC 11627 SE 58th Street Bellevue, WA 98006 (360) 661-6656 .5 LANDSC PE ARCHI t'ECT: BACKYARD BOTANICAL CONTACT: LEANNE _KUHLMAN, ASLA 24419 30TH AVENIJE CT E SPANAWAY, WA 95387 (253) 846-9878 ►, SHEET INDEX 1 * * * * * COVER SHEET & EXISTING FEATURES 2 * * * * * PLAT GEOM ETRICS 3 * * * * * GRADING &. ROADWAY PLAN 4 * * * * * DRAINAGE &. UTILITY PLAN Q 0 F (Y Q z NOTE: Plarinln EX. UTILITIES ARE APPROXIMATE ONLY CALL 0C 1 —800-424-5555 BEFORE DIGGING & POTHOLE UNKNOWN EX. UTILITIES BEFORE CONSTRUCTION BEGINS, Fw 11 0 �wLol SCALE: 1 "'=30' 15 a �Ef NE 1/4, SEC. 6, TWR, 22N., RGE. SE., W.M. TEGORY 2 1 WETLAND I 1 ' 4 A Ail Q . M'' o r w OPEN SPACE,1 49491 SF 1 ic; TRACT A 108.38 I 1to 69941 SF UILDING SETBACK 1 15 1 �) LANE (T'YP) I c�� � v i z W w 4 I Q N 7,099 SF o 1_ t 1 - L_ � - —_—..,..._.------_....�....,�....� A�l99 —4tcoo ! 15'--- _� ` f l (TYP) Q a ems' 0o I I 7,099 SF tow 4 —" ,tin? t s—j�`IS i QQs cti � I I I 7 099 SF I I (Typ) 0. I I Q I I 1 L.._ N73' 19 58,E W 110.5 OPEN SPACE I TRACT B 69976 SF I i I I © 1 -- 30,30' ( I O I I 0 2.52' _\ R=5.0' I N75.04'34"W _...----..�. .. ..� ._.-- 2.52 N7 oo oa 3'19 58 W E 71.03 77.03 2a4 wlrlr t I S 198th PL I I �% 0 do 30' 30' cis SOO,, O C\VC J�(%iy f SMALL CLUSTER CALCULATION. TOTAL AREA (SITE} =- 50,398 SQ-FT ; AREA IN OPEN SPACE REQUIRED (30%)=151119 SCE --FT AREA IN OPEN SPACE SHOWN=15,134 SQ-FT PERCENTAGE OF OPEN SPACE=30% NOTE: PER CHAPTER 4, CITY OF RENTON CITY-WIDE DEVELOPMENT STANDARDS, SECTION 4-2-110D, NUMBER 10, SMALL LOT CLUSTERS SHALL BE ALLOWED IN THE R-4 ZONE, WHEN THIRTY PERCENT (30%) OF THE SITE IS PERMANENTLY SET ASIDE AS "SIGNIFICANT OPENSPACE." IN THE EVENT THERE IS A SMALL LOT CLUSTER DEVELOPMENT, R-8 STANDARDS APPLY, THIS PROJECT COMPLIES WITH THIS DEVELOPMENT STANDARD. ZONING INFORMATION FOR PLAT. FRONT YARD SETBACK = 15 FEET SIDE YARD SETBACK 5 FEET REAR YARD SETBACK 15 FEET MINIMUM LOT WIDTH, INTERIOR. = 50 FEET MINIMUM LOT WIDTH, CORNER = 60 FEET MINIMUM LOT SIZE = 4,500 SQ-FT 1 MINIMUM LOT DEPTH = 65 FEET�_,� ~ ^ REVISIONS M w9m • E By Jr i0 o � 4 r. o 4 �D • z 0 z V) CE L.d :2 < Li --•� (OD L0 n_ EL Z R. z w oc LL. JOB NO.: 2011—?? DWG. NAME: MAIN_CML,DWG DESIGNED BY: STL DRAWN BY: JK CHECKED BY: STL DATE: 9/29/11 DATE OF PRINT: SP_02 2 OF 4 SHEETS city off4enton pl:a nirig DiviSiOn 0 Cl 31 10 a P v ca Im SCALE: 1" 302 30 1S O 30 60 S SAWCUT�1 8 5' W&K mwr cu ! & GUTTER PROPOSED. ASPHALT,�� i° b- { 5:1 ASPHALT TAPES._, 17" �z NE 1/4) SEC. 6, TWP. 22N, RGE. SE., W.M. R� r.�N 1 CF��F1� 0151Ri0ii 1 ' � Sao ©����� 0 G ' o�� �•� ° °�5 �F WETLAND gop 782 — �� 182 J" cl / f ' �,/3 Zg� 10A�loi WETLAND BUFFER rr, ` 5' WIDE ASPH P -- xf . / t �p � • •e � Sv �1 � 20 ��� �� � 113 l " r%nNC ePi L Ji `a 04 Al �� 4 w,Y 7• � \ I f .. JJ F 1� 4 z a } 1� ` 5 `., 0 ji�s� P �� d a t� �-y� i , �• ; r+%r► �` ,1 wwwww ..mow � �f 7/AR ,r� S. U- Y° �d00_ � ; Eli .- I / • ' MIT OF IV, `0 - /GRADIN , TYP a. ` • Y r ! Gar' ��, TO BE INDIV, WAQED 0 BXV UI�t D �, V :l J 1 �� "-,�' jk #.. _% f f • OPEN E ' TRT l'l' 'r � I ✓� ,��} 'fir 51�� S3 � I _tee r -_..} . / � �\ � / �. � � � • � / U" � A� �� �1 p2 �� • " •, I � n1�A=�1�'�� � Di `1 ttl�� / � / 1 0 � FO���� � � Zgs �NL� , ??d` k�� �' . �,� f�� / 1 °, P � nq —s ° — i r N 5'04 34 W �`al N73`19 58"W 171.03' 2.52 c�RPv° i�� „•_ .- _ Air 7'(1N r/ "5' WIDE ASPHALT RAMP S 198th PL t �2.1' PVC (UNOPEKW I I Is „Z y 1 GA dT N. �b / / `- E 001 6 s 4' vVIPE FENCE r __...-_._ 1 �---�_ rL CIA 1 f { I 1 HO 3V � d 49 Q9o R/W C/L 18' SAWCUT do APPLY TACK COAT. EXIST ASPHALT,, 3" COMPACTED DEPTH ---j CLASS B ASPHALT CONC 2 1 /2" COMPACTED DEPTH CRUSHED SURFACING TOP COURSE 5" COMPACTED DEPTH CRUSHED SURFACING BASE COURSE NATIVE SOILS COMPACTED TO 95i6 mvLpf s -30, .CURB & PLANTER 2.00Noago _ 5' _ WALK 2,00x CONC SIDEWALK 3.5' EAST R/W VERTICAL CURB & GUTTER Talbot Rd IMPROVEMENT SECTION NOTE: EX. UTILITIES ARE APPROXIMATE ONLY CALL 1-800-424—'5555 BEFORE DIGGING & POTHOLE UNKNOWN EX. UTILITIES BEFORE CONSTRUCTION BEGINS. REVISIONS NO. DESCRIPTION DATE BY J. 3687 X �Oq►iAL 1� �41 u rA W CL (� w � _V Z 0 8 Z s z n V Q 0 < 0 00-0" ^lk LO f z n V ) Z 0 ILL 0 JOB NO.: 2011-7? DWG. NAME: MAtN_CIVIL.©WG DESIGNED BY: STL DRAWN BY: JK CHECKED BY: STL DATE: 9/29/11 DATE OF PRINT: SP"03 3 OF 4 SHEETS City Of Renton Planning Division OCT 31 Z011 ifs REVISIONS. [N7O."DESCRIPTION/DATE I BY PJ. _ ov wk` J F- No (". hw 6874 PA s�ORAL ti to i O J Ln f Z 8 S JOB NO.: 2011-?? DWG, NAME: MAIN-CI1/iL.DWG DESIGNED BY: STIFF., � m DRAWN BY: JK vif, C CKED BY: STL DATE: 9/29/11 DATE OF PRINT: SP-04 4 OF 4 SHEETS M n: 41't+. i .I� W�4 �n4- NE 1 /4, SEC. 6, TWP. 22N., RGE. SE., W.M. 4(A0 5 / -53 % pA A !�S-:FA 1 ,r .i s T A-< �--- 4 'ps - z 5� DSCAPE EASEMENT OM f - PUBLIC R . PER, \ CITY OF RENTON— TYP. 1 :. I WATER M ETER— SEE CIVIL PLANS ---202 V 1•---� I � �} INFILTRATION TRENCH SYS TYP. / ` SEE CIVIL PLANS n s � F< yi S 6 �f �• .v,.l.... � (I 1 4 r ! F r t 1 Oda CD 3 L7 gip, •' I1 �: �. � • ��.� � I~° r J, il STREET�./ TREE— TYPr� ep REFER TO SHEET I._A---02 FOR SPECIES w pe - --fib. • .� I x s 1 SHRUBS AND GROUNDCOVER WITHIN 5`-- `y LANDSCAPE EASEMENT TYP. REFER TO SHEET LA-02 FOR SPECIES S 'a e' f�JFf d a•` e4P. �� _ •' __' - n._. _...`..•.,.�nu_.r. s ___:.—n.........:-+.nd._...:......,..:r...,. __r.� _--.—� .rn—w CE 3 a I ti >00 [ \ I .-- ........... .. .. ... I Pr 0 V 1 Of 4 \ I csy 1 : - :• /FW%L + I - LIT ev ..,e.._� ___�._+�._._ .��..�.,�.� �,�5 ...awn_ �—.....V........—...._—_�.�.....,�..,�`7� -•, ) �...�.__,.._.....�.-_ ____.---�'--• >..� 4.,=..,\.,.......,�..,..._,.�._,.:----- � ,� `� ...._..,��.�.�........,. ..�_...�,_..:...___..._�� � �..:� �..��.....u._..__,._...�__.._.�_�, Du SCALE: 1 "-- 20' 20 10 0 20 .m NOTE: EX. UTILITIES ARE APPROXIMATE ONLY -CALL 1-800-424-5555 BEFORE DIGGING & POTHOLE UNKNOWN EX. UTILITIES BEFORE CONSTRUCTION BEGINS. RE:VISIaNS NO. DESCRIPTION/DATE BY STATE OF 103-11 WASHINGTON REGISTERED NDSCAPE ARCHITECT .4"ma,14- LEANNE D. KUHLMAN CERTIFICATE No. 743 Qj 4 ad O Q � X 4 0 a o w 0- 0 o �o z � W w Lc zi uj 1 uiw w n J a� 04� a �m W Q_ Lij a V z Q I I, z 0 J n u� LLJ CL /^l v u (f) � J W z z (J� 0 LLJ cl� U JOB NO.: 2011-10 DWG. NAME: LA-01.DWG DESIGNED BY: LDK DRAW+J BY: LDK CHECKED BY: LDK DATE: 10/20/ 11 DATE OF PRINT: Of P� ; ning I)ivis. 'j !otl SHEETS r '- NE 1 /4, PLANT LEGEND SEC. 6, TWP. 22N., RGE. SE., W.M. S mbol 50tanical / Common Name Size Quantitu Comments Fraxinus americana 'Raywood' / RAYWOOD ASH 5erberis thunbergii 'Rose Glow' / ROSE GLOW JAPANESE 5AR5ERRY Prunus laurocerasus 'Zabeliana' / ZA5EL LAUREL Pennisetum a lopecuroides 'Hameln' / HAMELN FOUNTAIN GRASS Erica carnea 'Springwood Pink' / SPRINGWOOD PINK HEATHER Arctostaphylos uva -ursi / KINNIKINNICK Fragaria chiloensis 'Pink Panda' / FINK PANDA WILD STRArU5ERRY LANDSCAPE NOTES 2" ca 1. 5 GALLON 5 GALLON 1 GALLON I GALLON 1 GALLON I GALLON 1. DO NOT DIG BEFORE LOCATING UTILITIES. 2. 5U5GRADE5, INCLUDING 5ERM5, TO WITHIN MOTH FOOT PROVIDED 5Y GENERAL CONTRACTOR UNLESS OTHERW15E NOTED. 3. SU5GRADE SHALL 5E SCARIFIED OR ROTOTILLED IF CONDITIONS REQUIRE. 4. APPLY 6" DEPTH TYPICAL 3-WAY MIX TOPSOIL IN ALL PLANTING AREAS OR AS OTHERWISE NOTED, 5, APPLY 3" DEPTH MEDIUM/COARSE GRADE BARK MULCH IN ALL PLANTING AREAS. MULCH TO 5E FREE OF WEED SEED, 5A.UDU5T, RESIN OR TANNIN AND SHALL NOT CONTAIN ANY COMPOUNDS DETRIMENTAL TO PLANT GROWTH. ro. CONTRACTOR 15 RESPONSIBLE FOR BRINGING ANY PROPOSED SUBSTITUTIONS OR UNFORESEEN FIELD CONDITIONS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT. 1. LANDSCAPE ARCHITECT MAY ADJUST PLANT QUANTITIES OR VARIETIES BASED ON AVAILA5ILITY OR FIELD CONDITIONS. 5. ,ALL PLANT MATERIAL SHALL 5E DISEASE FREE AND ARRIVE IN A VIGOROUS GROWING CONDITION, 9, ALL PLANT MATERIAL SHALL CONFORM TO AAN STANDARD FOR NURSERY STOCK, LATEST EDITION. 10. ALL MASS PLANTINGS SHALL HAVE TRIANGULAR SPACING. WHERE MASS PLANTINGS A3UT A HARD EDGE BEGIN FIRST ROW WITHIN 5" OF HARD EDGE 11. ,ALL MASS PLANTINGS ARE CONTINUOUS THROUGHOUT PLANTING BED. IF NO SYMBOL 15 SHOWN, REFER TO PLAN NOTE ,AND/OR PLANT LEGEND. 12. SPECIFIED PLANT SPACING IN PLANT LEGEND SUPERSEDES SYMBOLS SHOWN ON PLANTS. CONTRACTOR IS RESPONSIBLE TO REVIEWING PLAN SET ,AND CLARIFYING ANY QUE5TION5 PRIOR TO 51DD ING. 13. STREET TREE -LOCATIONS AND QUANTITIES ARE APPIROXIMATE AND SHALL 5E ADJUSTED PEF FINAL DRIVEWAY ,AND UTILITY LOCATIONS. 14. ALL TREE PITS SHALL 5E INSPECTED TO INSURE PROPER DRAINAGE. PLANTING IN HEAVY SOILS REQUIRES ADDITIONAL DRAINAGE PROVISION. SEE TREE PLANTING DETAIL TH15 SHEET. 15. STREET TREES SHALL HAVE UNIFORM BRANCHING HEIGHT OF 5 1/2' MINIMUM A50VE GRADE OR AS OTHERWISE NOTED. l(o. STREET TREES NEAREST INTERSECTIONS SHALL CONFORM TO LOCAL SIGHT DISTANCE REQUIREMENTS. 11. INDIVIDUAL HOMEOWNERS ARE RESPONSIBLE FOR WATERING THE STREET TREES AND PLANTINGS ON THEIR LOTS. 10. CONTRACTOR AGREES TO WARRANTY AND MAINTAIN ALL PLANT MATERIAL FOR ONE FULL GROWING SEASON PAST INSTALLATION AND SHALL REPLACE .DEAD PLANT MATERIAL WITHIN THAT WARRANTY / MAINTENANCE PERIOD WITH NO OBLIGATION TO THE OWNER. 19. ALL TREES SHALL 5E DOUBLE STAKED AS SHOWN ON THE DETAILS. STAKES TO 5E REMOVED AFTER ONE FULL GROWING SEASON. TREES THAT HAVE DIED WITHIN THE ONE YEAR WARRANTY / MAINTENANCE PERIOD SHALL 5E REPLACED AND RE -STAKED PER THE DETAIL. AT NO ADDITIONAL COST TO THE OWNER 20. LANDSCAPE CONTRACTOR SHALL MAINTAIN SITE UNTIL FINAL INSPECTION AND ACCEPTANCE BY OWNER. R 11 3ro Full, balanced branching, 545 24" O.G. TRIANGULAR SPACING CONTINUOUS WITH THE FIRST ROW STARTING NO MORE THAN 5" FROM EDGE OF SIDEWALK OR EDGE OF R.O.W. STAPLE RE INFORCED RUBBER NOSE OR VINYL WITH I(o GAUGE GALVANIZED STEEL III== TIES DETAIL PRUNE DISEASED AND BROKEN BRANCHES NOSE AND WIRE TIES, SEE DETAIL A50VE 2x2 PINE TREE STAKES SET STAKES PERPENDICULAR TO PREVAILING FIND REMOVE BINDING MATERIAL AND TOP 1/3 OF BURLAP WATERING BASIN 2" SETTLED DEPTH FINE GRADE 5ARK MULCH AMEND NATIVE SOIL WITH 6" DEPTH 3-WAY MIX TOPSOIL SLOW RELEASE GRANULAR FERTILIZER (OSMOCOTE OR EQUAL) SCARIFY PIT SIDES ,AND 50TTOM FIRM NATIVE SOIL MOUND CONIFEROUS TREE PLANTING & STAKING DETAIL NOT TO SCALE EQUAL SPACING 1/2 D IA. OF PLANT OR AS SHOWN ON DRAWING EDGE OF PAVING OR PLANTING BED SHRUB AND GROUNDCOVER SPACING DETAIL NOT i0 SCALE 6 AMEND NATIVE SOIL UJ/ - 6" DEPTH 3-WAY MIX PLANTING SOIL UNDISTURBED GROUND - 12" MIN. FOR WOOD STAKES 4 15" FOR REBAR STAPLE /-TREE REINFORCED RUBBER HOSE OR VINYL WITH I(o GAUGE GALVANIZED STEEL WIRE TIES 12ETAIL PRUNE DISEASED AND BROKEN BRANCHES HOSE 4 WIRE TIES, SEE DETAIL A50VE REMOVE BINDING TWINE 4 TOP 1/3 OF BURLAP. 2" SETTLED DEPTH FINE BLEND BARK MULCH FERTILIZER TABLETS (4-21 GRAM-20-10-5) SCARIFY PLANTING PIT SIDES AND 50TTOM 6" DEEP, FIRM, NATIVE SO 1 L MOUND � Zx ROOTBALL UJIpTFf IN NAVY SOILS, AUGER 8"x6' DEEP HOLE (OR tNROUCxN HARDPAN) SILL WITH CRUSHED ROCK VERIFY GOOD DRAINAGE PRIOR TO PLANTING. DECIDUOUS TREE PLANTING 8c STAKING DETAIL NOT TO &CAL E PLANT 1" HIGHER - THAN IN NURSERY FINISH GRADE PRUNE DISEASED AND BROKEN BRANCHES REMOVE TOP 1/3 OF BURLAP /--2" SETTLED DEPTH FINE GRADE BARK MULCH FERTILIZER TA5LET5 (4-21 GRAM-20-10-5) AMEND NATIVE SOIL WITH Go" DEPTH 3-WAY MIX TOP501 L COMPACT AND WATER THOROUGHLY FIRM NATIVE 501 L MOUND � 7n R0016ALL WIDTH SHRUB PLANTING DETAIL NOT TO SCALE NOTE: EX. UTILITIES ARE APPROXIMATE ONLY CALL 1-800-424-5555 BEFORE DIGGING 8c POTHOLE UNKNOWN EX. UTILITIES BEFORE CONSTRUCTION BEGINS. REVISIONS NO. DESCRIPTION/DATE BY V� STATE OF 10-3-1I WASHINGTON REGISTERED NDSCAPE ARCHITECT LEANNE D. KUHLMAN CERTIFICATE No. 743 OD 0 x 4 ! o U-) o �] v a- x w o w w °D� Ld w r,�j' coJ Q rm w Q_W z 0 z L� C� W o Ln Q z C-D z (� o Qf 0 U JOB NO.: 201 1--10 DWG. NAME: LA-02.DWG DESIGNED BY: LDK DRAWN BY: LDK CHECKED BY: LDK DATE: 10/20/11 DATE OF PRINT: LA- ❑ 2 2 OF 2 SHEETS S jqq,,,----� � NE 1/4, SEC. 6, TWP. 22N., RGE. SE., W.M. /4� S 200TH ST COMPILED :STABLISHED BY IE ED UPON AS A REVISIONS NO. DESCRIPTION/DATE BY C �� a a a'oo ri CV N 0� 00 �+ zQ'n� c�N o o a w v �a O �o O�ODo 00 oodao z 0 z Q CL 0 Z Q o� 0 o Ln z z 0 m z � C� LdZ. � u� z 0 z ry Lj- JOB NO.: 11-090 DWG. NAME: NEIGHBOR.DWG DESIGNED BY: SPJR DRAWN BY: SPJR CHECKED BY: TJO DATE: 10/18/201 1 DATE OF PRINT: NH-01 1 0F ofl 1 �� wnfa SCALE: 1 *9 30' 30 15 w 30' i NE 1/4, SEC. 6, TWR, 22N., RGE. 5E., W.M. CATEGORY 2 WETLAND 040 r • r „n. of".� y1i t � � �r r r SMALL CLUSTER CALCULATION: TO ■ AL AREA (SITE) = 50,398 SQ-FT AREA IN OPEN SPACE REQUIRED (30%)=151119 SQ-FT AREA IN OPEN SPACE SHOWN=15,1,34 SQ-FT PERCENTAGE OF OPEN SPACE=30% NOTE: PER CHAPTER 4, CITY OF RENTON CITY:WIDE DEVELOPMENT STANDARDS, SECTION 4-2-110D, NUMBER 101 SMALL LOT CLUSTERS SHALL BE ALLOWED IN THE R-4 ZONE, WHEN THIRTY PERCENT (30%) OF THE SITE IS PERMANENTLY SET ASIDE AS "SIGNIFICANT OPEN SPACE.' IN THE EVENT THERE IS A SMALL LOT CLUSTER DEVELOPMENT, R-8 STANDARDS APPLY, THIS PROJECT COMPLIES WITH THIS DEVELOPMENT STANDARD. ►ca � ry �r til t` ,. ,L- ZONING INFORMATION FOR PLAT: FRONT YARD SETBACK — 15 FEET SIDE YARD SETBACK 5 FEET N REAR YARD SETBACK = 15 FEET MINIMUM LOT WIDTH INTERIOR. = 50 FEET" < w o MINIMUM LOT WIDTH, CORNER = 60 FEET _j MINIMUM LOT SIZE = 4,500 FTCIL MINIMUM LOT DEPTH = 65 FEET ry 0 z Of cf) z Ld fy REVISIONS . ii r 4 14 r o � � m a 4 a n Li z 0 �T i w W Lo L.L Z O LL. 0 0 JOB NO.: 2011 -?? DWG. NAME: MAIN-CML.DWG DESIGNED BY: STL DRAWN BY: JK CHECKED BY: STL DATE: 9/29/11 DATE OF PRINT: SP_02 2 OF `T SHEETS City Of Rtlltool Planning Division OCT 31 ZU11 'RD E E 8 V/ g.�- no w� NE 1/4, SEC. 6, TWP. 22N., RGE. SE., W.M. Q lot —5 aSCAPE EASEMENT 0 m PUBLIC R . PER - CITY OF RENTCN— - 1 TYP- 1� SCALE: 1 "= 20' 20 10 0 20 40 NOTE: EX, UTILITIES ARE APPROXIMATE ONLY CALL 1-800-424-5555 BEFORE DIGGING &'POTHOLE UNKNOWN EX. UTILITIES BEFORE CONSTRUCTION BEGINS. REVISIQINS NO. DESCRIPTION/DATE BY STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT LEANNE D. KUHLMAN CERTIFICATE No. 743 U co O o � � I Q � Q co ti o (� [V �] U cl- o t ry a w o cc,) U 00 J Cr) d w U-) � W � J cD J Q a� v �M w 0 C7 z 0 z. Q u l u \J / L-n z 7 0 LL- W 0 JOB NO.: 2011--10 DWG. NAME: LA-01.DWG DESIGNED BY: LDK DRAWN BY: LDK CHECKED BY: LDK DATE: 10/20/11 DATE OF PRINT: LA-01 I OF 2 SHEETS ,ATY oT tienton Planning Division OCT 3 1 all RECEPYED rl OCT 31 IU1l REVISIONS NO. DESCRIPTION/DATE BY c , r � CD ti O Ln oc 00 W Ln Q LnLn o rn W v 00� o 00 vo z 0 CD z 0 � o Ln rill", 0 m W T o Q z 0 z W [if LL- U JOB NO.: 1 1-090 DWG. NAME: NEIGHBOR.DWG DESIGNED BY: SPJR DRAWN BY: SPJR CHECKED BY: TJO DATE: 10/18/2011 DATE OF PRINT: NH-01 i OF 1 SHEETS