Loading...
HomeMy WebLinkAboutReport 1Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 tel: (425) 260-3412 (contact) PARTIES OF RECORD WAGNER SHORT PLAT LUA08-034, SHPL-Fi Matt Grimm GEM Construction, Inc. 21501 Connells Praire Road E Buckley, WA 98321 tel: (206) 931-7274 (owner / applicant) Updated: 04/23/08 (page 1 of 1) "'��"' • CITY OF WAGNER SHORT PLAT o�/is/�aae REN70N, WASHINCTOM RENTON .o. rsrxmw w mm I Ny6°4 _ crL I.J N r Z 0 °z m o m T 1 2 m w A o Oa 71 �I 2 � Q m a Y O � _ e_SEMEa__ 3d��Ig4y m —} n Ir WATER WVN O hgBZo Q co s O n i - O z 10 Z N IV W 2 A m 2 �m m >s n a 0 m n y � n � 6 m ic s S S S n � P a a s a w..K. E r WAGNER SHOR T PLA T � a ®OFF6 FNGI�NS�SItS CFM CONSTRUCTION, INC.°'��'' — 017LIRES FLAN pool— oc" oo 0 cc:) C) T---q 12n- d St, 4 6 0.4 t A Chapel A pe L UoAc. Ac. F 17 :74FST 0.48 A( @130 T Q OL53AC. fat 3? 11 1 1 i r. Jco �e<awK>� _'R I'MCIUMBUKHOOD DETAIL MAP TRACT ti m N01'43'S0" 322.0Fq S�O� s9 � _ i "' ?� � �j• SS3�Ob o 5 D Gc .. _ raj■ - ' S01'44' 4 W 322.92 i ion,. 3 po OR w� _ �4(Fy `s 4 ■ x H _ M A V IF 6 N A J V N £�L LL9. c a. z�c�c H u i ff H HHH ffsaIT H >RM a I 1 r VVLEY, VAUY & VAUY a` I-MVAfdMaidsc. ear&&ct S r v cyan .. w��..m98 2 ° A25a1E69R5Q IONS � � WAGGER SHORT PI AT LANDSCAPE PLAN RENTON R rwW' 1 MIODM 8Y 011i 1/'� �+� r,wu s Is WACNER SNORT PLAT ®O€"E.NGNEERS r GEM CONSTRUCTION, INC. NECr UM�lM �E91GEi1Ct OMv.W 9v CNEdf®9( TOPOGRAPHY PLAN o o x.wmn �C.. C'.j.Y OF WAGNER SHORT PLAT os/i�/aooe .� RENTON RENTON, W0.5HINGTON = = '0/R Wwk� 0l m REw" Bt pillE MRI mow, rrew�• 1 1 y60 m 9 O a 1 J 0 N 0 Z i m ao I A d m F9 s m ao m IM W z n e i o 0 z q z r` z m z m a as r I r- m e � A $ �n r S � WAGNER SNORT PLAT ® O ENGISSRS GEM CONSTRUCTION, INC. TOPOGRAPHY PLAN 5z 0 a c� N3 (r= 0 i czw arc 0 s A PORTION OF THE SW 114 OF THE SE 114 OF SECTION 29, TOWNSHIP 23 N, RANGE S EAST, W.M. 0 O.0 5E T.72ND STREET .12"Cw 20"c 18"Cw 1 1 1 18"M / 1 12"M I l 1 S"M I p j \20"O 14"H L 1 / ` _ 12"M36"M� 18"M LEGEND 100 1 1 1 14"M n I TREES TO BE REMOVED 1 y _ ti2M I I Ic, 12"M 12 M 2"M 18"M.� 12"M t } TREES TO BE RETAINED - 1B� B j30"M 12"M 291 -„ ,J 12'M 1 • _� 24"M 18"M 1 CONIFER TREES - 5 EACH � 14'M S2"M 24'M 1 1 > 1 I 24.M 30" DECOUCOS TREES - 53 EACH 1 30.M M 24"M I CW - CUTTUNWpOD I 1 M - MAPLE 121.M 30"M I A - ALDER W 24"M 12"M 1 HL - HEMLOCK 1 3D"M 12"M 24"M I C - CEDAR 12"M I DF - DOUGLAS FIR 3-12"M 1z "HL J \ - 304M 15"M 15'M 12"M 1 „M. . 30"M (�rD ♦x 30" 30"M W o z 4-12"M cs 2"M 2-12"M GRAPHIC SCALE C� 36"M u w "ontt uauwaoe i ', M At,. - ry, mtt .ae N5. Yy mb: rr F CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: August 8, 2013 To: City Clerk's Office From: Stacy M Tucker SubJect: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Wagner Short Plat t,UA (file) Number: LUA-08-034, ECF, SHPL-H Cross -References: AKA's: Project Manager: Vanessa aolbee Acceptance Date: June 4, 2008 Applicant: GEM Construction, Inc. Owner: Same as applicant Contact., Darrell offe PID Number: 2923059023 ERC Decision Date: June 23, 2008 ERC Appeal Date: July 14, 2008 Administrative Denial: Appeal Period Ends: Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Dom: Mylar Recording Number: Project Description: The applicant is requesting and SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a S3,491 sq. ft. lot located at SE 172nd St. and 110th Ave. SE, Into 7 lots for single-family residential development. Location: SE 172"d Street & 110a' Avenue SE Comments: 4/23/08: Project placed on hold. 9/23/08, New information received. 10/3/08: Project placed on hold, Insufficient information. 6/28/11: 2nd notice of additional information needed to continue processing project. 7/23/12: Final notice sent, project void 6 months from date of letter if a written request to continue processina the application is not received. 5 24 13: Null and void notification sent to contact. Department of Community & Economic Development City Of., Is s ram. 1055 South Grady Way A Renton WA 98057-3232 Cr r- CO C3 M O 0 m CO r9 CO r- USE Postage Certified Fee Retum Receipt Fee Postmark (Endorsement Required) Here/ Restricted Delivery Fe; (EndorsementtRequired) Total Postage & Fees i PS Furm aaQO. August 2006 Sec Reverses 4or Vristruct�ans ■ Complete items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. ■ Print your name and address on the reverse so that we can return the card to you. ■ Attach this card to the back of the mailpiece, or on the front If space permits. 1. Article Addressed to: rrt�7- /��� �� ` El Agent Ti ❑ Addressee B sl edrnt J C. Date of Delivery Ae 7, Z ? D. Is del' from item 1? ❑ Yes If d�a`E14►ess below: ❑ No r 7?31 ]Yn 2f )'3 4 n 1 3.1.S�ery T N r� Certr press Mail �j Registered ❑ Return Receipt for Merchandise ❑ Insured Mail ❑ C.Q.D. 4. Restricted Delivery? VDft Fee) ❑ Yee 2. AdfcleNumber 7008 183p 0004 8759 1931 (transfer from service lab$ Ps Form 3811, February 2004 Domestic Return Receipt t s-o2-M-t34o ; UNITED STATES POSTAL SPRVICE First -Class Mail G _0 Postage 8 Fees Paid LISPS 111111 Permit No. GAO * Sender: Please print your name, address, and ZIP+4 in this box' Denis Law Mayor City tiSY .rj�` 44� June 24, 2013 Department of Community and Economic Development C.E.'Chip Vincent, Administrator .Darrell Offe Offe Engineers 13932 SE 159th Place Renton WA 98058 SUBJECT: Null -and Void Notice Wagner Short Plat/ LUAOS-034,ECF, SHPL-H Dear Mr. Offe: The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-100C.4 — Expiration of Complete Land Use Applications, the application submitted on April 10, 2008 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or.has'not been. reviewed by the Hearing Examiner in a public hearing. According to our records, an "On -Hold" notification (enclosed-) was mailed -on June 28, 2011, stating additional .information was necessary i.n order to continue processing the submitted application. A letter dated July 23, 2012 was sent notifying you that it was your final notice and if the City of Renton Planning Division did not receive a written request to continue processing.the application andathe.requested -information within six (6) months of the date of that letter, the application would be null and void. Such information was not received by December 28, 2011; and, therefore this project is now null and void.. . If you have any questions; please contact me at (425) 430-7314, Sincerely, Vanessa Dolbee Senior Planner Renton City Hall 1055 South Grady Way • Renton, Washington 98057 rentonwa.gov Denis Law Mayor July 23, 2012 Department of Community and Economic Development C.E."ChippVincent, Administrator Darrel Offe Off e Engineers 13932 SE 159th PL Renton, WA 98058 SUBJECT: "Final" Notice Wagner Short Plat / LUA08-034, ECF, SHPL-H Dear Mr. Offe: The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-100C.4 — Expiration of Complete Land Use Applications, .the application submitted on 04/10/2008 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a public hearing. According to our records, an "On -Hold" notification (enclosed) was mailed on.June 28, 2011, stating required information.was necessary in order to continue processing the submitted application. As of the.date of this letter, the requested information has not been received..Therefore, this is your final notice, if the City of.'Renton Planning Division does not receive a written request to continue processing the application and the requested information within six (6) months of the date of this fetter the application shall be null and void. If you have any questions, please contact me at (425) 430-7314. Sincerely, 4a �a�_v6t� Vanessa Dolbee Senior Planner Enclosed: "On -Hold". Letter— dated: June 28, 2011 CC". Matt Grimm - GEM Construction, Inc. / owner(s) / owner(s) Renton City Hall • 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov Denis Law Mayor City o1 / r Department of Community and Economic Development Alex Pietsch, Administrator June 28, 2011 Darrell Offe Offe Engineers 13932 SE 159th PL Renton, WA 98058 SUBJECT: Wagner Short Plat LUA08-034, ECF, SHPL-H "On Hold" Notice Dear Mr. Offe: The City of Renton would like to thank you for the documents submitted on June 13, 2011 in response to the "On Hold" notice dated October 3, 2008. During our review of the submitted documents, staff has determined that not all the requested information in the hold letter was addressed. The following information will need to be submitted so that we may continue the review of the above subject application: 1. SE 172"d Street extension is shown at 26-feet. The right-of-way is required to be 35- feet and shall be dedicated as a part of the subject plat. Please submit 3 copies of an updated short plat plan and one PMT of the plan, which complies with the street width and dedication requirements. 2. The submitted tree cutting.and land clearing plan is sufficient, however an updated tree retention worksheet is required to be submitted identifying the number of trees needed for replacement. When recalculating tree retention, the trees located in the coal mine hazard area should not be deducted under "criticbl areas". Please submit two copies of the Tree Retention worksheet (enclosed). 3. As discussed in the meeting held on July 29, 2008, the applicant indicated that a new landscape plan would be provided indicating that the new proposed trees would be increased from 1.5-inch caliper trees to 2-inch caliper trees, as to qualify for replacement trees for tree retention requirements. An updated landscape plan was not provide with the submittal documents received on September 23, 2008 or on June 13, 2011. Please also update the Landscape Plan to reflect the new plat layout. Please Submit four (4) full size and one PMT of the updated Landscape plan Renton City Hall * 1055 South Grady Way + Renton, Washington 98057 0 rentonwa.gav Mr. Darrell Offe 40 Page 2 of 2 June 28, 2011 4. The subject project has been on hold for a number of years, since this project has . been on hold the large notice sign required to be placed on the site is no longer there. Staff recommends this sign be replaced/updated to reflect the subject project, and shall remain in place until the end of the appeal period for the short plat decision. 5. Please Submit four (4) full-size and bne PMT of any new plan sheet submitted. At this time, your project will remain "on hold" pending receipt of the requested information, Please contact me at (425) 430=7314 if you have any questions. Sincerely, f4u W -D a/ Vanessa Dolbee Senior Planner End: Tree Retention Worksheet M. Matt Grimm - GEM Construction, Inc. / Owner(5) Vanessa Dolbee From: Offe Engineers, PLLC [darrell.ofl'e@comcast.net] Sent: Thursday, June 23, 2011 10:31 AM To: Vanessa Dolbee Subject: RE: Wagner Short Plat Follow Up Flag: Follow up Flag Status: Flagged Please move forward with this submittal. The owner wants to go as submitted. Thanks Darrell Offe, P.E. 13932 SE 1591h Place Renton, WA 98058-7832 Office: 425-260-3412 Fax:425-988-0292 Darrel L offe (d co m ca s t . net From: Offe Engineers, PLLC Finailto:darrell.offe@comcast.netl Sent: Tuesday, June 21, 2011 10:03 AM To: Vanessa Dolbee Subject: Wagner Short Plat Please place this project on hold for a few days. I'm trying to get clarification from owner on direction. Thanks Darrell Offe, P.E. 13932 SE 1591h Place Renton, WA 98056-7832 Office: 425-260-3412 Fax:425-988-0292 Da rrell .oPfeC80 comcast. net Vanessa Dolbee From: Vanessa Dolbee Sent: Tuesday, June 21, 2011 11:48 AM To: 'Offe Engineers, PLLC' Subject: RE: Wagner Short Plat Darrell, The City will not take the Wagner Short Plat, LUA08-034, off hold, per your request below. Please notify the City if you would like to continue with the Wagner Short Plan review. Thank you, Vanessa OoCbee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall - 6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 From: Offe Engineers, PLLC Lmail :darrell.offe comcast.net Sent: Tuesday, June 21, 2011 10:03 AM To: Vanessa Dolbee Subject: Wagner Short Plat Please place this project on hold for a few days Thanks Darrell Offe, P.E. 13932 SE 159th Place Renton, WA 98058-7832 Office: 425-260-3412 Fax: 425-988-0292 Darrell.offeC@comcast.net I'm trying to get clarification from owner on direction. 1 _<1r CITE. aF RENTON Department of Community and Economic Development Denis Law, Mayor Alex Pietsch, Administrator October 3, 2008 Darrel O ffe Offe Engineers 13932 SE 159th PL Renton, WA 98058 SUS,JECT: Wagner Short Plat LUA08-034, ECF, SHPL-H "On Hold" Notice Dear Mr. Offe: The City of Renton would like to thank you for the documents submitted on September 23, 2008 in response to the "On Hold" notice dated July 21, 2008. During our review of the submitted documents, staff has determined that not all the requested information in the hold letter was addressed. The following information will need to be submitted so that we may continue the review of the above subject application: 1. The street modification, request received did not address the specific justifications required by Renton Municipal Code. Please provide an amended street modification request for a 28-foot right-of-way instead of the required 35 feet for the extension of SE 172nd Street and to provide a park in the space of the extended right-of-way instead of improving it at this time. Please submit 3 copies of each modification request that address the following justifications; a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(s) in the vicinity; d. Conform to the intent and purpose of the Code; e, Can be shown to be justified and required for the use and situation intended; and f, Will not create adverse impacts to other property(s) in the vicinity. 2. Recalculate tree retention, eliminating the two trees that are proposed to be retained that are not on the subject site (as discussed in the July 29th meeting). Please submit four (4) full size and one PMT of the updated Tree Retention plan sheet and Tree Retention worksheet. 1055 South Grady Way - Renton, Washington 98057 MThis papermo&ns 501% recycled material, 30%post omsumer RENTON AHEAD OF THE CURVE Wagner Short Plat LUA08-034,1 CF, SHPL-H On -Hold Notice Page 2 of 2 3. As discussed in the meeting held on July 29, 2008, the applicant indicated that a new landscape plan would be provided indicating that the new proposed trees would be increased from 1.5-inch caliper trees to 2-inch caliper trees, as to qualify for replacement trees for tree retention requirements. An updated landscape plan was not provide with the submittal documents received on September 23, 2008. Please Submit four (4) full size and one PMT of the updated Landscape plan 4. Provided with the submittal was a "Park Narrative", which indicated a park plan would be attached to the submittal documents. The City did not receive a park plan, please provide the City with a park plan indicating how your plan will satisfy the following Comprehensive Land Use Policies: a. Policy LU-168: "Residential developments should include public amenities that function as a gathering place within the development and should include features such as a public square, open space, park, civic or commercial uses in the R-14 zone. The central place should include amenities for passive recreation such, as benches and fountains and be unified by a design motif or common theme"; and b. Policy LU-160: "Support projects that create neighborhoods with diverse housing types that achieve continuity through the organization of roads, sidewalks, blocks, setbacks, community gathering places, and amenity.features." 5. Please Submit four (4) full-size and one PMT of any new plan sheet submitted. At this time, your project will remain "on hold" pending receipt of the requested information. please contact me at (425) 430-73 i4 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner cc: Matt Grimm - GEM Construction, Inc. / Owner(s) LETTER OF TRANSMITTAL OFFE ENGINEERS 13932 SE lWh Place Renton, Washington 98058-7832 Business: (425) 260-3412 Fax: (425) 988-0292 darrell.offeft�mcast-ne September 18, 2008 TO: Vanessa Dolbee Associate Planner RE: Wagner Short Plat L UAOB-034 RETCFIVFD SEP 2 3 2008 8UILDINGDIUISION Please find attached FOUR copies of the revised site plan, tree retention plan, and utilities plan. New PMrs have been provided for these three updated plans. The net lot sizes on the site plan reflect the revised calculation of the lot areas along the coal mine hazard area. A road modiCxation request and Park Narrative (LU-168 and W-160) have been provided. Please let me know if there is anything further you need to move this project bD public hearing. Sincere , r II CO) Me T WAGNER SHORT PLAT 3 �y�g Ile Avenue SE&SE172"0S&eoet P 2 King County Tax number 292305--9023 LUAOdB-034 R���4�� Park Narradve The proposed 7-lot Wagner Short Plat has been requested by the City as part of the Comprehensive Plan to provide public amenities within the R-14 zone. The proposal would this project would be to provide behind the public sidewalk (within the SE 172"d Street unimproved right-of-way) a bench area and picnic table. This area is central to the project where homeowners can gather. The area comprises of approximately 1,400 sq. feet. Please find a park plan attached to the submittal for City review. DENSITY WORKSHEET OV City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 WAGNER SHORT PLAT LUA08-034 1. Gross area of property: 1. 53,492 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 10,915 square feet 2,693 square feet 0 square feet 2. 13,608 square feet 3. 39,884 square feet 4. 0.92 acres 5. 7 unitsllots 6. 7.7 = dwelling unitslacre *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 deductedlexcluded. ** Alleys (public or private) do not have to be excluded. CAOM Engifx=\l PROJECI'SIMm GrimmlWagnerlCoorespondoF=\dcmity.doc - l - 03108 WAGNER SHORT PLAT DEVELOPMENT PLAN 41W 11& Avenue SE & SE 172"0 Street em' OF PFNTON Ring County Tax number 292305--9423 SEP ? 3 2008 LUA08-034 Road ModificaMw Request �i ilk; L i VED The proposed 7-lot Wagner Short Plat has been requested by the City to extend SE 172"d Street to the easterly boundary of the project and provide a half -road improvement and dedication. SE 172"d Street is a King County half road section from Benson Road South (20' asphalt) to the westerly property line. When the road is extended onto the project and a cul-de-sac installed, the road will reach the maximum length allowed by the Eire Marshall of 700 feet. Any further road extension beyond the cul-de-sac would require the development to either the north or east to provide a secondary access point. The Wagner Short Plat does not abut any other right-of-way to be able to extend for a secondary access point. Therefore, SE 172nd Street will only be extended to the east if further development occurs and additional access provided off other roads. We request the City grant the Wagner Short Plat the following conditions: (1) The extension (and dedication) of SE 172"d Street be provided to the easterly property line; (2) The right-of-way be reduced to 28 feet from the cul-de-sac to the easterly property line; (3) And the road section beyond the cul-de-sac is left unimproved to the easterly property line. This proposal (Road Modification Request) would allow for the property to the east and north to develop with SE 172"d Street as secondary access, would not create a hardship on the Wagner Short Plat developer to construct improvements that could not be used by his development, and provide an area to be used for park amenities far the Wagner Short Plat home owners. Please grant this Road Modification Request. City enton Department of Community & Econom _ivelopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JUNE 18, zoos APPLICATION NO: LUA08-034, ECF, SHPL-H DATE CIRCULATED: JUNE 4, 2008 APPLICANT: Matt Grimm, GEM Construction, Inc. PLANNER: Vanessa,o PROJECT TITLE: Wagner Short Plat PLAN REVI : Ameta Henninger SITE AREA: 53,491 square feet EXISTING LDG AREA ross LOCATION: SE 172i' Street & 110th Avenue SE PROPOSED BLDG AREA(gross) NiA WORK ORDER NO: 77890 PLEASE RETURN TO VANESSA DOLBEE IN CURRENT PLANNING 6TH FLOOR SUMMARY OF PROPOSAL: The applicant is requesting and SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 110th Ave. SE, into 7 lots for single- family residential development. The lots would range is size from 5,000 sq, ft to 7,326 sq. ft. resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be access from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. Due to the presence of the Critical Areas, the applicant provided a wetland investigation and a Geotechnical Report within the application materials. The applicant is proposing to retain 18 trees 4 or which are protected. The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. 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 LandlShoreline Use Animals Environmental Health Energyl 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 L' htlGlare Recreation Utirittes Trans rtation Public Services HistonclCultural Preservation Airport Environment 10,000 Peet 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 informations needed to property assess this proposal. Signature of Director or Date �Y Q CIT-1 -OF RENTON + ♦ Department of Community and Economic Development Denis Law, Mayor Alex Pietsch, Administrator July 24, 2008 Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 SUBJECT: Wagner Short Plat LUA08-034, ECF, SHPL-H Dear Mr. Offe: This letter is to inform you that the appeal period ended July 14, 2008 for the Environmental Review Committee's (ERC) Determination of Non -Significance - Mitigated for, the above - referenced project. No appeals were filed on the ERC determination therefore, this decision is final. The applicant trust comply with all ERC Mitigation Measures outlined in the Report and Decision dated June 23, 2008. Asper my previous correspondence, your project has been placed on hold pending receipt of the materials requested. The Hearing Examiner public hearing will be rescheduled once the secondary review of the requested materials has been completed and a copy of the Preliminary Report to the Hearing. Examinerwill, be forwarded to you prior to the scheduled meeting, The applicant or representative(s) of the applicant are required to be present. If you have any questions, please feel free to contact me at (425) 430-7314. For the Environmental Review Committee, Vanessa Dolbee Associate Planner cc: Matt Grimm - GEM Construction, Inc. / Owner(s) 1055 South Grady Way- Renton, Washington 98057 E lr . 1 it AHEAD OF THE CURVE This paper contains 50 % recycled material, 30% post consumer 1 RLDnis La,, Mayor July 21, 2008 Darrel Offe Offe Engineers 13932 SE 159th PL Renton, WA 98058 SUBJECT: Wagner Short Plat LUA08-034 "On Hold" Notice Dear Mr. Offe: CIT-V ]F RFJNTON Department of Community and Economic Development Alex Pietsch, Administrator The Planning Division of the City of Renton accepted the above master application for review on June 4, 200$. During our review, staff has determined that additional information is necessary in order to proceed furlher. . The following information. will need to be submitted so that we may continue the review of the above subject application: • The Short Plat shalt be redesigned in oreder to refelect the required street extention of SE 172nd Street to the east property line. Please Submit 4 fdll size and one PMT of the redsinged Short Plat. • A street modification request for a 28 foot right-of-way instead of the required 35 feet for the extention of SE 172d Street. Please Submit 3 copies. • Provide recalculations for lot net size to include the Coal Mine Hazard for lots 3 - 6. • Provided Plat Maps that consistently represent the access easement as an easement throughout instead of a tract. Please Submit 4 full size and one PMT of any new plan sheet submitted. • Recalculate tree retention, eliminating the two trees that are proposed to be retained that are not on the subject site. Please Submit 4 full size and one PMT of the updated Tree Retention plan sheet. • Recalculate density after the extension of SE 172nd Street. Please provide 2 copies. • Show how the subject Short Plat addresses Comprehensive Land Use Policy LU- 168: "Residential developments should include public amenities that function as. a gathering place within the development and should include features such as a public square, open space, park, civic or commercial uses in the R-14 zone. The 1055 South Grady Way - Renton, Washington 98057 R E lr T O 1 V AHEAD OF THE CURVE This nanar rnniainc F(1W mryrJ.Xk mar�riai �flry m�ctmnrt�imor CITY 7F -RENTON Department of Community and Economic Development Alex Pietsch, Administrator July 7, 2008 Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 SUBJECT: Wagner. Short Plat LUA08-034, ECF, SHPL-H Dear Mr. Offe: This letter is to inform you that the public hearing scheduled for July 29; 2008 for the above subject project has been rescheduled for August 5, 2008: The applicant or representative(s) .of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you priorlo the scheduled hearing. Ifyou have any questions; please;contact me at (425) 430-7314, Sincerely, Vanessa Dolbee Associate Planner cc: Matt Grimm - GEM Construction, Inc, / Owner(s) , .7 . . ................. 1055 South Grady Way- Renton, Washington 98057 R E N 1 Q`N AHEAD OF THE CURVE This paper contains50% recycled material, 30% post consumer - - f ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE Of A DETERMINATION Of NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERES ­FD PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Wagner Short Plat PROJECT NUMBER: LUAOB-034, SkPL-H, ECF LOCATION: SE 172"° Street & 110`" Avenue SE DESCRIPTION: The applicant is requesting (SEPA) Envlronmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide u 53,491 sq. ft. lot located at SE 172nd St. and 110th Ave. SE, info 7 lots for single-family residential development The lots—uld range in size from 5,000 square feet to 7,326 square feet resulting In a net density of 7,2 dwelling units per acre. The subject site is cone Residential 141R-14) and is currently vacant- The subdivision would be accessed from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. The applicant is proposing to retain 16 trees, 14 of which are located in a Medium Coal Mine Hazard Area. The applicant proposes to provide minor improvements 10 SE 172nd Street and provide a new stormwater drainage co llectlon system. THE CITY OF RENTON ENViRCNA1E4TAL REVIEV7 COMMITTEE (ERG) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be hied In writing on or before 5:00 PM on July 14, 2008. Appeals must be tiled in writing together with the required S75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98067, Appeals to the Examiner are governed by City of Renton Municipal Code Section 4.8-110.B. Additional information reyardVng the appeal process may be obtained from the Renton City Clerk's Office, 1425I a30-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THB 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON JULY 29. 2008 AT 9:00 AM TO CONSIDER THE SHORT PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONoNlic DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION CERTIFICATION hereby certify that copies of the above were posted by mein conspicuous places or nearby the described property Q �YNN H� DATE: - Z'7' SIGNED: ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing N fs on thee© — day of 4_�,t.Vl.� __ V NO Y PU$L C SIGNA ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Wagner Short Plat PROJECT NUMBER: LUA08-034, SHPL-H, ECF LOCATION: SE 172"d Street & 11 Oth Avenue SE DESCRIPTION: The applicant is requesting (SEPA) Environmental Review and a Hearing Examiner Short Plat approval_ The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 110th Ave. SE, into 7 lots for single-family residential development. The lots would range in size from 5,000 square feet to 7,326 square feet resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant_ The subdivision would be accessed from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. The applicant is proposing to retain 16 trees, 14 of which are located in a Medium Coal Mine Hazard Area. The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 14, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON JULY 29, 2008 AT 9:00 AM TO CONSIDER THE SHORT PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING, FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. Y 'De is Law, Mayor ,U7 June 25, 2008. Darrell Offe Offe Engineers: 13932 SE 159th Place Renton,.WA 98058 SUBJECT: Wagner Short. Plat LUA08-034, SHPL-H, ECF Dear Mr. Offe: CITY IF RENTON Department of Community and Economic Development Alex Pietsch, Administrator This letter is written on behalf of the Environmental Review Committee (ERC)to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non -Significance -Mitigated with Mitigation Measures. Please. refer to the enclosed ERC Report and Decision, Part 2, Section B for 'a Iist of the Mitigation Measures. Appeals of the environmental `determination must be filed in writing on. or before 5:00 PM on July 14, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady. Way, Renton, WA .98057.. Appeals to the Examiner are governed by City of Renton Municipal Code. Section 4-8-110.B. Additional -information regarding the appeal process : may be .obtained from the Renton City Clerk's. Office, (425) 430=5510.' A Public Hearing will be held by. the Renton Hearing Examiner. in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on Nate of hearing] at 9:00 AM to consider the Short Plat. The applicant orrepresentatives) of. the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing: If the Environmental Determination is appealed, the appeal will be heard as part of this -public hearing. The preceding information will assist you in planning 'for implementation of your project. and enable you. to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425.) 430-1314. For the Environmental Review Committee, _D0662, Vanessa Dolbee Associate Planner Enclosure cc: Matt Grimm - GEM Construction, Inc. 1 Owner(s) 1055 South Grad Way- Renton, Washington 98057 E.. N N AHEAD OF THE CURVE �T'hispap�contains50%recycledma6eriaf,3fl46p�sttlonsumer 0'Y o CITY OF RENTON �- Department of community and ru Economic Development LDenisw, Mayor Alex Pietsch, Administrator June 25, 2008 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject; Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on June 23, 2008: DETERMINATION OF NON -SIGNIFICANCE -MITIGATED PROJECT NAME: Wagner Short Plat PROJECT NUMBER: LUA08-034, SHPL-H, ECF LOCATION: SE 172ad Street & 110tb Avenue SE DESCRIPTION: The applicant is requesting (SEPA) Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a. 53,491 sq. tit. lot located at SE 1720d St. and 110th Ave. SE, into 7 lots for single-family residential development. The lots would range in size from 5,000 square feet to 7,326 square feet resulting .in a net density of 7.2 dwelling units per. acre. The subject"site is zone Residential 1.4 (R-14) and is currently vacant. The subdivision would be accessed from SE "172nd Street. The site.-con#ains'Ai Coal Mine Hazard area and a small non -regulated: wetland. The applicant is proposing to retain 16 trees, 14 of which are located in. a Medium Coal Mine Hazard Area. The applicant .proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system, Appeals of the environmental determination must be filed: iti writitrg on ar before 5:00 PM on July 14, 2008. Appeals must be filed in. writing together with the, required $75.00 , application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057." Appeals to the Examiner are governed by City of Renton Municipal Code,Section 4-8_110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7314. For the Environmental Review Committee, Vanessa Dolbee Associate Planner Enclosure cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT; Northwest Region Duwat fish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe 1055 South Grady Way -Renton, Washington 98057 �Thispaperoontars5a% recycled material, 3fl%postconsumer RE N T 0 N AHEAD OP THE CURVE CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA08-034 SHPL-H, ECF APPLICANT: Matt Grimm, Gem Construction, Inc. PROJECT NAME: Wagner Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting (SEPA) Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 11Oth Ave. SE, into 7 lots for single-family residential development. The lots would range in size from,5,000 square feet to 7,326 square feet resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be accessed. from SE 172nd. Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. The applicant is proposing to retain 16 trees, 14. of which are located in a Medium Coal Mine Hazard Area. The. applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. LOCATION OF PROPOSAL: SE 172nd Street & 11Oth Ave. SE LEAD AGENCY: ;The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 1.. The applicant shall be required. to comply with the reccsrrimendations included in the geotechnical report, "Geotechnical Engineering Report, Prepared for Wagner Pr6I erty, LLC," by Cornerstone Geotechnical, Inc. Woodinville WA, dated. October lfj 2g06. 2 ,' The applicant shall be required,to comply with the rec endaticins included in the Coal Mine Hazard Evaluation "Coal Mine Hazard Eyalua# Report, Prepat0d for Matt Grimtri; Gem Construction, Inc, by Icicle Creek Engineers, Issaquah; WA, dated September 1'2, 2007 3: 'The applicant shall be required to place a note on the -face of'th'61,'Wagner Short Plat stating` "The lots created herein fall. within a coal mme faazard area as id6htifed by ,a geotechnical engineer at the time of this subdivision. Presence of such a hard may it on measures at the time of construction" CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA08-034 SHPL-H, ECF APPLICANT: Matt Grimm, Gem Construction, Inc. PROJECT NAME: Wagner Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting (SEPA) Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a.53,491 sq: ft. lot located at SE" 172nd St. and 110th Ave. SE, into 7 lots for single-family residential development.; The -lots would range.in size from 5,000 square feet to 7,326 square feet resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be accessed from. SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. The applicant is proposing. to retain 16, trees, 14 of which are located in a Medium Coal Mine Hazard Area. The applicant proposes to provide minor improvements to SE 172nd. Street and provide a new stormwater drainage collection system: LOCATION OF PROPOSAL: SE 172nd Street & 110th Ave. SE LEAD AGENCY:. The City of Renton Department of Community &;Economic Development Planning Division: Advisory Notes to ApplicUnta The following notes are supplemental information provided 4n conjunctrdn with the environmental determination: Because these notes are provided as information onilY t ear; are not subject to -the appeal process far;' environmental detsrl#stions. Planning: 1. `RMC section 44-030 C.2:Llmtts.";haul hours between 8 3klrn to 3.30 pm,, --Monday throughFriday unless otherwise approved by the. Developrrian�`Services Divisiarti The-IDeaalofrner�t Services Division reserves the right to rescind the approved extended haul hours at any if coal. are received. 2. Within thirty (30)-days of c6mpletion f Trading work, th? applicaht shall hydroseed or plant an appropriate ground cover over any portion of the sl e,that is graded or cleared-of.vegetation and where no -further construction work, will occur within ninety. (90)-days. Alternative measures such as mulch, sodding; or plastic covering -as specified in the current King County. Surface Water Management. Design Manual:as adopted by the City of Renton may be proposed between.the dates of November 1 st and -March $1 st of each year. The Development Services .Division's approval of this work is required prior to final inspection and approval .of the permit. 3. Construction activities shall be restricted to the hours between seven o'clock �7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday,. Work on Saturdays shall .be.restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall -be permitted. o.n.Sundays. . Construction: 1. Applicant shall comply with IRC, NEC, IMC and UPC. Plan Review: Water: 1. Watermain improvement plans_shall be designed to City of Renton standards. The;plans even though it is in`Soos Creek Water District;:ne'ed to also be submitted to the City of Renton for. review.. ERcAdvisory'Notes Page 7 of 2 2. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along -a travel route. Per the City of Renton Fire Marshal, if the proposed single-family structures .exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. 3. All Fire'Hydrants shall be per City of Renton standards and specifications. 4. Lateral spacing of.fire hydrants shall be predicated on hydrants being located at street intersections. Sanitary Sewer: 1. The plans, even though it is in Soos. Creek Sewer District, need to also be submitted to the City of Renton for review. Street Improvements: 1. This project needs to extend the street in the short plat to th.e east property. line of the parcel being developed and provide for a temporary hammerhead turnaround. This street (28' of right of way) needs to be dedicated to the City as a requirement of the short plat. The applicant needs to submit a request for a modification of 28' and staff will support it. 2. Per City of Renton code projects that .are 5 to 20 residential lots in size are required to provide full pavement width with (vertical) curb; gutter, sidewalk and streetiighting on the project side: In addition the project needs to provide a minimum 20' pavement section:ori'SE 172nd St out to the arterial (108th Ave SE) 3. The short plat needs to show how, it will provide access to the rerhairing lots. 4.. Street lights will. be required to be installed by this project: along the fui��frantago of the parcel being developed and in the new plat All street lights shall. 4e.designed and installed per. City of Renton standards and.specifications. Private street lighting systems including``Pu.get Energy are not allewed 5. All :new electrical, -phone and cable services and lines osst.bd.under "rounded. The construction -of these franchise utilities must: be, inspected and approved by: a City ofRenton .public works. inspector prior to recording the=plat.. 6. The applicant shall pay. the Traffic. Mitigation Fee of .$5,024.25 prior to recording the plat. This is would be a condition of. the plat, Storm Drainage: 1 A conceptual drainage plan and report is required with the formal .application for the subdivision. The report shall address detenti0h.and water quality requirements as outlined in the King County•Surface Water Manual.. Staff will recommend a condition that the project.comply with .the.2005. King County Surface Water.Design Manual to meet both detention:and water duality improvements: . 2. The Surface Water SDC fees are $1,012 per new unit.. Those fees are collected at the time a construction permit is issued. General: 1. All required utility, drainage and street improvements will require separate plat~ submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer: 2. All'civil engineering. plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits,and. the remainder when the -permits are.. issued. See Drafting Standards: Ek Advisory. Notes Page 2 of 2 CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA08-034 SHPL-H, ECF APPLICANT: Matt Grimm, Gem Construction, Inc. PROJECT NAME: Wagner Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting (SEPA) Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 53,491 so, ft. lot located at SE 172nd St. and 110th Ave. SE, into 7 lots for single-family residential development. The lots would range in size from 5,000 square feet to 7,326 square feet resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be accessed from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. The applicant is proposing to retain 46 trees; 14 of which are located in a Medium Coal Mine Hazard Area. The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. LOCATION OF PROPOSAL: SE 172nd Street & 110th Ave. SE LEAD AGENCY: The City of Renton Department of Community&:.Economic Development Planning Division The City of Renton Environmental Review Committee has determined that.it does not have. a probable significant adverse impact on the environment. An Environmental: Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed' as mitigation measures by the Environmental. Review Committee under their authority -of Section 4-6-6 Renton' Municipal Cole.. These conditions are necessaryto mitigate. environmental impacts identified during the environmental review process: Appeals of the environmental determination must be filed 1;f1.WrIt1ng.on or before.5:00:PM on July 14, 2008.. Appeals must be filed In writing together wit he required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton; WA 98057 ,_Appeals to the Examiner ate governed by City of Renton Municipal Code Section 4-8-110:B,. Additional, information r igat4, ing the appeal process may be obtained frarn the ,Renton;City Clerk's Office, (425) 430-6510. PUBLICATION DATE: June 28, 2008, DATE OF DECISION: June 23, 2008 SIGNATURES: regg Zim m Adm�nis rator Date David Daniels, Fire Chief Data Public W Fire Department Terry Higashiyarna, Administrator Date le ietsc ; A mi ' ai6r D to Community Services Department of Comrrmunity & Economic Development ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE June 23, 2008 To: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, CED Administrator From: Jennifer Henning, CED Planning Manager Meeting Date: Monday, June 23, 2008 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Waa ner Short Plait (Dolbee LUA08-034, SHPL-H, ECF Location: SE 172" d Street & 1101h Avenue SE. Description: The applicant is requesting (SEPA) Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172"d St. and 110" Ave. SE, Into 7 lots for single-family residential development. The lots would range in size from 5,000 square feet to 7,326 square feet resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be accessed from SE 172"d Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. The applicant is proposing to retain 16 trees, 14 of which are located in a Medium Coal Mine Hazard Area. The applicant proposes to provide minor improvements to SE 172"d Street and provide a new stormwater drainage collection system. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director D. Pargas, Assistant Fire Marshall N. Watts, Development Services Director @ F. Kaufman, Hearing Examiner C. Duffy, Deputy Chief/Fire Marshal J. Medzegian, Council P. Hahn, Transportation Systems Director R. Lind, CED Planning Manager L. Warren, City Attorney STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW Renton Reporter COMMITTEE AND PUBLIC. HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non- a bi-weekly newspaper, which newspaper is a legal newspaper of project the Non - Significance -Mitigated for the following project under the authority of the Renton general circulation and is now and has been for more than six months Municipal Code, prior to the date of publication hereinafter referred to, published in Wagner Short Plat LUAOM34, SHPL-H, ECF the English language continuously as a bi-weekly newspaper in King Location: SE 172nd Street& l IOthAvenue County, Washington. The Renton Reporter has been approved as SE.Applicantproposes tosubdividea1.22 a Legal Newspaper by order of the Superior Court of the State of acre site into 7 lots. Density is estimated at 7.2 duiac. Access would be via SE Washington for King County. 172nd Street. A Coal Mine Hazard Exists The notice in the exact form annexed was published in regular issues on site. Site is zoned R-14. Appeals of the environmental deter i nation of the Renton Reporter (and not in supplement form) which was must be filed in writing on or before 5:00 regularly distributed to its subscribers during the below stated period. PM on July 14, 2009. Appeals must be The annexed notice, a: filed in writing together wirh the required 375,00 application fee itith, Hearing Public Notice Examiner, City of Renton, 1055 .South Grady Way, Renton, WA 98057. Appeals to the Ex11111iner are governed by City of Renton Municipal Cotle Section 4-8-1 10.13 published On June 28 200�3. Additional information regarding the appeal Was p a process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council The full amount of the fee charged for said foregoing publication is chamber, City Hall, on July 29, 2008 at the sum of $100.80. 9:00 AM to consider the Short Plat. If the Environmental Determination is appealed, r„} the appeal will be heard as part of this public hearing. interested parties are invited to nda M. Mills attend the public hearing. Published in the Renton Reporter on June Legal Advertising Representative, Renton Reporter 8, 2008. #90384. Subscribed and sworn to me this 30th day of June, 2008.116A Ll;7_19� A � s a =2 Kathy D g otary Publi r the State of Washington, ResidfngT�/^",,;rQ- i g_�!__= �Q in Covitron, Washington P. O. Number: 4�5' A, L o 35, A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 29, TOWNSHIP 29 N, RANGE S EAST, W.M. -- 1 IS09'30 i• 165.93' 1 n i Q ,,. I SHORT PLAT INFORMATION: of d R-5a.0' hFpM1 , TOTAL AREA; 1.228 ACRES (53.491.7 50, IT.) ,lye PROPOSED NUMBER OF LOTS: 7 ZONING: R-14 J ii�f/ fll _J �., R/W TO BE DEDICATED: K8,364 SO. FEET> - - PRIVATE ACCESS EASEMENT; <2.693 SO,. FEET> COAL MINE HAZARD AREA: C10,430 SO.FT. > I ti PROPOSED NET DENSITY: 10 I ec ,I LEGAL DESCRIPTION: - 'r THE NORTH QUARTER OF THE WEST HALF OF THE WEST HALF ,OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER !1 OF SECTION 29, TOWNSHIP 23 NORTH, RANCE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, 4 OWNER: FRONT o� I GEM CONSTRUCTION. INC. 42 5• ATTN: MATT GRIMM p j it --`- J �, 1 215OI CONNELLS PRAIRIE ROAD EAST BUCKLEY. WASHINGTON 93321 SURVEYOR: g99hI L6ti9,``� 4 I KENNETH R. ANDERSON k ASSOC. INC. PS +`1• s '�' Ib' ; :1 I x 1720 SOUTH 341ST PLACE �. �} SUITE C-4 FEDERAL WAY. WASHING70N 98003 } r 1 NAZIR9LINE. ENGINEER: cap uw OFFE ENGINEERS, PLLC 1 ° I 13932 SE 1591h PLACE 1 RENTON, WASHINGTON 98058-7832 .40.5' � 9w i GRAPHIC SCALE � +el� • 39 nxnx VICINITY RAP SCALE: 1". 1/4 VILE *0 L o.t� a.a 911LM. wr owc xo. Fie.. OF gryplatmailing 08/07/2008 NA�ME'., 1 2 3 17202 17208 17214 110TH AVE SE ;WAGNER SHORT PLAT ----._..... 110TH AVE SE ;WAGNER SHORT PLAT —--------- .....__....._..._...._ __. 110TH AVE SE WAGNER SHORT PLAT 4 17222 110TH AVE SE _ ;WAGNER SHORT PLAT 5 17221 110TH AVE SE_ 'WAGNER SHORT PLAT 6 17213 110TH AVE SE WAGNER SHORT PLAT 7 17207 114TH AVE SE :WAGNER SHORT PLAT Page 1 ERG City of Renton REPORT Department of Community and Economic Development ENVIRONMENTAL REVIEW COMMITTEE REPORT ER MEETING DATE: June 23, 2008 Project Name: Wagner Short Plat Owner: Gem Construction, Inc. 21501 Connells Prairie Rd. E. Buckley, WA 98321 Applicant: Matt Grimm Gem Construction, Inc. 21501 Connells Prairie Rd. E_ Buckley, WA 98321 Contact: Darrell Offe Offe Engineers 13932 SE 150 Place Renton, WA 98058 File Number• LUA08-034 SHPL-H, ECH Project Manager, Vanessa Dolbee, Associate Planner Project Sumtnary: The applicant is reclucstiiig (SEPA) Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172" " St. and 110"' Ave. SE, into 7 lots for single-family residential development. The lots would range in size from 5,000 square feet to 7,326 square feet resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant (continued next page). Project Location: SE 172"d Street l 10"' Ave. SE Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): NIA Proposed New Bldg. Area (gross): NIA Site Area: 53, 491 sq, ft. Tolyd Building Area GSF.• NIA STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION. Determination of Non -Significance - Mitigated (DNS-M). Project Location Map ERC REPORT 08-034.doc City of Renton Department of Com 'ty & Economic Development E nmental Review Committee Report Planning Division WAGNER SHORT PLAT LUA08-034 SHPL-H, ECF Report of June 23, 2008 Page 2 of 6 PART ONE: PROJECT DESCRIPTION 1 BACKGROUND The subdivision would be accessed from SE 172"° Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. The applicant is proposing to retain 16 trees, 14 of which are located in a Medium Coal Mine Hazard Area. The applicant proposes to provide minor improvements to SE 172°d Street and provide a new stormwater drainage collection system. The applicant is requesting an Environmental (SEPA) Review and Hearing Examiner Short Plat approval for the subdivision of a 53,491 square foot lot into 7 lots (Exhibit 1). The project site is comprised of one vacant lot located at the end of SE 172nd Street (Exhibit 2) and is zoned Residential 14 (R-14) dwelling units per acre (Exhibit 3). The proposed gross lot sizes are as follows: Lot 1 would be 5,582 square feet, Lot 2 would be 6,696 square feet, Lot 3 would be 7,326 square feet, I.ot 4 would be 5,924 square feet, Lot 5 would be 6,619 square feet, Lot 6 would be 5,916 square feet, and Lot 7 would be 6,783 square feet. As proposed, a 7 lot Short Plat would result in a net density of 7.2 dwelling units per acre, which is less then the minimum required by the R-14 development standard of 10 dwelling units per acre. As such, the applicant has requested that the minimum density requirements be reduced by the Reviewing Official. A Medium Coal Mine Hazard area is located along the southern 1/5 of the subject site (Exhibit 4). Pursuant to the provided geotechnical report, this Coal Mine Hazard area has a moderate risk for sinkhole hazards. The Coal Mine Hazard area spans the rear of proposed lots 3 through 6. The site also contains a small category 3 wetland that is approximately I I I square feet. The applicant provided a Wetland Assessment prepared by J.S. Jones and Associates, Inc., dated March 5, 2008, and an addendum to that report dated, May 13, 2008. The report indicates the subject wetland meets the criteria of RMC 4-3-050C_5.f to be a non -regulated (exempt) wetland; as such, the wetland has not been delineated on the subject Short Ptat. The site is primarily vegetated with grasses, blackberries, and brush as well as deciduous and fir trees. The site contains a total of 68 trees of 6-inch caliper or larger, 14 of which are in critical areas, 13 within the proposed public right-of-way, and 6 more within the proposed access easement_ The applicant has proposed to retain 2 trees, 12 and 18-inch caliper Maples (Exhibit 5). Access to the site would be via an extension of SE 172" `� Street into a cul-de-sac on the subject parcel. To access lots 3 through 6 the applicant has proposed a private access easement through lots 2 and 7. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Report, Prepared for Wagner Property, LLC," by Cornerstone Geotechnical, Inc. Woodinville WA, dated October 11, 2006. 2. The applicant shall be required to comply with the recommendations included in the Coal Mine Hazard Evaluation "Coal Mine Hazard Evaluation Report, Prepared for Matt Grimm, Gem Construction, Inc." by Icicle Creck Engineers, Issaquah WA, dated September 12, 2007. 3. The applicant shall be required to place a Note on the face of the Wagner Short Plat stating: "The lots created herein fall within a coal mine hazard area as identified by a geotechnical engineer at the time of this subdivision. Presence of such a hazard may trigger mitigation measures at the time of construction" ERC REPORT 08-034. doc City of Renton Department of Corn ty & Economic Development Ei nmental Review Committee Report Planning Division WAGNER SHORT PLAT LUA08-034 SHPL-H, ECF Report of June 23, 2008 Page 3 of 6 C. Exhibits Exhibit 1 Site Plan Exhibit 2 Neighborhood Detail Map Exhibit 3 Zoning Map Exhibit 4 Icicle Creek Engineers, Site Plan Exhibit 5 Tree Cutting / Land Clearing Plan Exhibit 6 Topography Plan Exhibit 7 Icicle Creek Engineers, Vicinity Map Exhibit 8 Landscape Plan Exhibit 9 Utilities Plan D. Environmental Impacts The Proposal was circulated and revi":ed by various City Departments and Divisions to determine whether the applicant has adequately ident{fied and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts, 1.. Earth Impacts: The Geotechnical Engineering Report prepared by Cornerstone Geotechnical, Inc. (dated October 11, 2006) states that the project site is generally level and the estimated elevation change across the site is less then 10 feet (Exhibit 6). The site explorations conducted by Cornerstone Geotechnical, Inc. indicated the site is comprised of variable materials, consisting of silty sand with varying amounts of gravel, consistent with glacial till, as well as weathered sandstone, siltstone, and coal seams, consistent with the Renton Formation. Cornerstone Geotechnical, Inc. observed light groundwater seepage approximately 11.5 feet below the existing grade. They expect that a perched water condition may develop during the wetter times of the year at, or near the contract between the weathered and unweathered glacial till layers, and within sand interbeds in weathered areas of the Renton Formation. The Cornerstone Geotechnical Report indicated that the subject site has a low potential for liquefaction and amplification of ground motion. Cornerstone Geotechnical, Inc. concludes the site is suitable for development; the underlying medium dense to very dense native soil deposit area is capable of supporting the planned structures and pavements. Staff recommends the project proponent follow the recommendations presented in the geotechnical study regarding site preparation (including vegetation removal and subgrade compacting), structural fill (including density tests, fill materials, and fill placement), cut slope stability (including slope height, incline and erosion protection) foundation support (including placement and dimensions of footings, bearing pressure, lateral resistance and foundation settlement tolerance), slab -on - grade design (including construction support and capillary break layer), Detention Vault construction, Erosion and Sediment Control, Drainage. Utilities, and Pavement installation. The site is underlined with the Upper and Lower Splits of the Springbrook No. 3 Coal Seam (Exhibit 7). The applicant provided a Geological Engineering, Goal Mine Hazard Evaluation prepared by Icicle Creek Engineers dated September 12, 2007. Icicle Creek Engineers conducted a drilling test on August 23, 2007, boring to a depth of about 71.5 feet. The boring results indicated soft drilling resistance; the blow count data and rock samples indicated the boring encountcred caved rock from a depth of 23 feet to 67 feet (44-foot thickness). The caved rock consisted of very loose to medium dense coal and sandstone fragments. A 2- foot thick void was encountered at about 45 to 47 feet below ground surface. At a depth of about 67 feet, the drilling resistance increased suggesting intact bedrock to the completion depth of the boring at about 71.5 feet. Ground water was observed during drilling at a depth of about 18 feet. The report concludes that it is ERC REPORT 08-034. doc City of Renton Department of Com, y & Econornic Development En imental Review Committee Report Planning Division WAGNER SHORT PLAT L UA08-034 SHPL-H, ECF Report of June 23, 2008 Page 4 of 6 probable that progressive caving, over time, of the two coal seams and bedrock interlayer has occurred causing the unstable and loose caved rock encounter in the test drilling. Icicle Creek Engineers recommend that the area in the south portion of the property, south of the north edge of the Lower Split Coal Seam, maintain the classification as a "Moderate Risk Sinkhole Hazard Area" and would be best suitable for open space and trail use. Staff recommends the project proponent follow the recommendations presented in Icicle Creek Engineers, Coal Mine Hazard Evaluation_ Mitigation Measures: 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Report, Prepared for Wagner Property, LLC," by Cornerstone Geotechnical, Inc. Woodinville WA, dated October 11, 2006. 2. The applicant shall be required to comply with the recommendations included in the Coal Mine Hazard Evaluation "Coal Mine Hazard Evaluation Report, Prepared for Matt Grimm, Gem Construction, Inc." by Icicle Creek Cngincers, Issaquah WA, dated September 12, 2007, 3. The applicant shall be required to place a note on the face of the Wagner Short Plat stating: "The lots created herein fall within a coal mine hazard area as identified by a geotechnical engineer at the time of this subdivision. Presence of such a hazard may trigger mitigation measures at the time of construction" Nexus: SEPA, RMC 4-4-060 Grading, Excavation and Mining Regulations, RMC 4-3-050J Geological Hazards. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination Aaaeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, July 14, 2008. Renton Municipal Code Section 4-8-110.13 governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with a S75.00 application fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, 1055 S. Grady Way, Renton WA 98057. 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 isifiwmation 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 S:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30)-days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90)-days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the pen -nit. 3_ Construction activities shall be restricted to the hour; between seven o'clock (7:00) a.m. and eight o'clock ERC REPORT 08-034. doc City of Renton Department of Comr 'ty & Economic Development Er nmental Review Committee Report Planning Division WAGNER SHORT PLAT _ LUA08-034_SHPL-H, ECF Report of June 23, 2008 Page 5 of b (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8.00) p.m. No work shall be permitted on Sundays. Construction: 1. Applicant shall comply with IRC, NEC, IMC and UPC. Plan Review: Water: 1. Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Soos Creek Water District, need to also be submitted to the City of Renton for review. 2. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure_ This distance is measured along a travel route. Per the City of Renton Fire Marshal, if the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. 3. All Fire Hydrants shall be per City of Renton standards and specifications. 4. Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. Sanitary Sewer: 1. The plans, even though it is in Soos Creek Sewer District, need to also be submitted to the City of Renton for review. Street Improvements: 1. This project needs to extend the street in the short plat to the east property line of the parcel being developed and provide for a temporary hammerhead turnaround_ This street (28' of right of way) needs to be dedicated to the City as a requirement of the short plat. The applicant needs to submit a request for a modification of 28' and staff will support it. 2. Per City of Renton code projects that are 5 to 20 residential lots in size are required to provide full pavement width with (vertical) curb, gutter, sidewalk and street lighting on the project side. In addition the project needs to provide a minimum 20' pavement section on SE 172nd St out to the arterial (108th Ave SE) 3. The short plat needs to show how it will provide access to the remaining lots. 4. Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications_ Private street lighting systems including Puget Energy are not allowed. 5. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. b. The applicant shall pay the Traffic Mitigation Fee of $5,024.25 prior to recording the plat. This is would be a condition of the plat. Storm Drainage: l . A conceptual drainage plan and report is required with the formal application for the subdivision. The report shall address detention and water quality requirements as outlined in the King County Surface Water Manual. Staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. 2. The Surface Water SDC fees are $1,012 per new unit. These fees are collected at the time a construction permit is issued. General: 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. ERC REPORT 08-034.doc City of Renton Department of Comi ry & Economic Development En imental Review Committee Report Planning Division WAGNER SHORT PLAT LUA08-034 SHPL H, ECF Report of June 23, 2008 Page 6 of 6 See Drafting Standards. ERC REPORT 08-034. doc A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 29, TOWNSHIP 28 N. RANGE B EAST, W.M. l 3 I I I I � 1�,r I YY`` r crryy0 I ' COµ W1 4po' 4s.a" NI"3'03'W I � i I I T -- iNE~ ~ ~ L iRlrR'Lis" 4a5 40.�. SHORT PLAT INFORMATION: TOTAL AREA: 1.228 ACRES (53,491.7 50. FT.) PROPOSED NUMBER OF LOTS: 7 ZONING: R-14 R/W TO BE DEDICATED: <8,364 SO. FEET> PRIVATE ACCESS EASEMENT: 42,693 SQ,. FEET> COAL MINE HAZARD AREA: 10,430 SOFT. > PROPOSED NET DENSITY: 10 LEGAL DESCRIPTION: THE NORTH QUARTER OF THE WEST HALF OF THE WEST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29. TOWNSHIP 23 NORTH, RANGE 5 EAST, W.Y., IN KING COUNTY, WASHINGTON. OWNER: , GEM CONSTRUCTION, INC. ATTN: MATT GRIMM 215M CONNELLS PRAIRIE ROAD EAST BUCKLEY, WASHINGTON ON321 SURVEYOR- N � KENNETH R ANDERSON & ASSOC„ INC. PS 9 1720 SOUTH 341ST PLACE SUITE C-4 FEDERAL WAY, WASHINCTON 98003 ENGINEER: OFFS LNCINEERS, PLLC 13932 SL 159th PLACE b K RENTON. WASHINGTON 95055-7932 II � N W i YNCMW YAP GRAPHIC SCALE SCALE I"- 1/4 11 L p `VEVrIfOPMENT PLANNI CITY OF RENTON f _ 044w I om awrm rw dad xp. EXHIBIT 1 RECEIVED ? wk a � co CD T---1 '2nd St.. • ' � L - zz 0.41 Ac. =9 6 ; n1 95: 4.5 �a 14G LR? . 3�Q r qI II & r `• I ! I .71 I y Aj FMVIUD It P'= J314 ` N d M.' 4 $ PHILM eumrm Ma OV � � r s •:q 90 lStd n !4Q 17 3 RD ST. � r S.E., •aY i ti 3 �— 4 3 — $ 7 .� _..... 111Ai N m mm�A 1.1�44Ac. x W rAm _ � : I PHASE 2 15 UNITS 'r. ! 5a•il in ,,,, n--------- ; g25 � , F 4 74 _- s 96 UNITS � z r+ k.hapelt-------------_I �r sv PAL 4UNTINGTON HEIGHTS,' a ;• fNR 1 t- f10 OL69 '- -- V N 0 1-14 I U m _ Wa 5 1 rMAUt I-' 4 r L-16 UNITS - WA Ft I I i7Cil NEIGHBORHOOD DETAIL MAP 5 j Renton Renton City Limitsft Parcels `?_ - ------------ Zoning Conv.. -, F--•---- - .. -m- - .-r- ----_ ---------- -'-'-'-"-'-"Resource - - lrF-----.--- _--r - �.-------- - Residentia[ 1 dul. , , ' = _ �¢� - - Residentia! 4 du. >, : .�.--------------------------------- ----------- ----------- I_ - - == ::-- _-- �. _ __ _ Residential 8 du. - _� = _ ' -__- ---m _-- _ _ =--=- Residentia! Man. - = - = - ' = ' -- _ - ------- -------------------------- ------------ Residential--===== 10d... - ____- -_- Residential=_ — __ ==_ r -�= = — ------- Residential Mult... *+�«�r. }••mot., •., 1. - - �-.- ------ '� N' ! +k 1 i t ♦ -r-i--O- M Mult...-------------------- Residential-"' M Residential Mult... - - ---- -=-_--"-- t'M#s•+►f# i • s 4S6 �+r�.wi�--`-iw.'-rrriF-:•� f a� s -�-4 r.- Center Village a.�ia+;a#a;.atiai'a — ;;; --- ly ♦+rrwataat , - ••era+*rr R — — — — -- Urban Center N... o�g�a�s*ego *�a" tf�i g — —' -- _-- Urban Center N...��":�.;+': _ #:�•. �. = Z Center Downtown *'�. - --- —_ Commercialloff.. $ - - - _-= - -= x '9` - Y! a 1 - -'`- - �.� Y.1 ..- �- N _— Commercial Art...L r.�� -1 i .J- WIMI Commercial Off... ---°-- --- - -s----r--- A- 1. -- _ -- -r r-r Commercial Nei... _=_„�-•- - _ 4 .-2 Industrial - Heavy a ' .•`.• ;- °i '- ��;. - -- - -- -- =_= '- .� -- Industrial - Medi...- Industrial - Light _- Renton Aerial '` ..•• 8* ►¢, - - �•' o- �a SCALE 1 : 4267 200 0 200 400 600 FEET � httpalrentonnet.org/MapGuide/maps/Parce1.mwf Tuesday, June 17, 2008 10:05 AM N KD Boring Location (ICE, August 23, 2007) Base map reference: Su6Terra, Inc., SeptemW 22, 20N, Figure 2. TT-1 Test Trench Location (ICE, May 9, 2007) 0 40 , 80Trench , I: r Test Trench and Pit Location (Cornerstone Geotechnical, 2006) Approximate Scale in Feet Moderate Risk Sinkhole Hazard Area (aWminrafe -see ICE UW, =7 report for adcWbnar derail} - Icicle Creek Engineers Site Plan - Figure 2 A PORTION OF THE SW 114 OF THE SE 1/4 OF SECTION 29, TOWNSHIP 23 N, RANGE 5 EAST, W.M. LEGEND TREES T6 BE REMOVED , I 1 .3 r TREES TO BE RETAINED - 10 I I CONIFER TREES - 4 EACH 1 ----1 1 I '; DECIDUOUS TREES — 66 EACH s I a. �a r1 s'a - •, 1 DEV EXHIBIT 5 F-- Q dU +x Lu � GRAPHIC SCALE r� r.r.,oiw Q R G� ONE NAvao� As m as ow >1140 or RECEIVED ciTy OF WAGWR SHORT PLAT RENTON RENTON. WASHINGT(A Pk-AMV%-*4/hbk . Q.L m co L rn WAGNER SHORT PLAT OFFE ENCMMEMRS GEN CONSTRUCTION, INC. TOPOGRAPHY f - j OFF 0 C? to z 0 Lf Pdr1w 2,000 mmmmmmmr7-- Scale in Feet 4,000 L i W 'L Icicle Creek Engineers Vicinity Map - Figure 1 �ss R 4' s E V.�aIS N n r D a I i ; WAGNER SHORT PLAT J (j wuy, VAI y & VAMEY _-�v^uy��A 1211)4 MAW. .s W-6w.Y=1AR712 Ti5-0b6 jamolm� ■ A PORTION OF THE SW 114 OF THE SE 1/4 OF SECTION 2E, TOWNSHIP 28 N, RANGE a EAST, W.M. R F'hClt.l7Y I BD' M 2Q' X 7 OEFF]P1k711} I PTFLOMI ELEV-4M0 1 �1 I i i � ! £ fj J + I II I if II I GRAPHIC SCALE �p I Mdf ..♦0 /w1 ti M Q 1 �4rF ! r �M[ D Liu Z etas V- 1/4 HU .�1 G.b 011[ AI/AA� Il �R�SLL1L:i� XM MD. Yfn OF EXHIBIT 9 RECEIVEri City of Ru.,.on Department of Community & Economic De _ ,. opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ->y- COMMENTS DUE: JUNE 18, 2008 APPLICATION NO: LUA08-034, ECF, SHPL-H DATE CIRCULATED: JUNE 4, 2008 APPLICANT: Matt Grimm, GEM Construction, Inc. PLANNER: Vanessa Dolbee PROJECT TITLE: Wagner Short Plat PLAN REVIEWER: Ameta Henninger SITE AREA: 53,491 square feet EXISTING BLDG AREA (gross): N/A LOCATION: SE 172"d Street & 110t' Avenue SE PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77890 SUMMARY OF PROPOSAL: The applicant is requesting and SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 110th Ave. SE, into 7 lots for single- family residential development. The lots would range is size from 5,000 sq. ft to 7,326 sq. ft. resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be access from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. Due to the presence of the Critical Areas, the applicant provided a wetland investigation and a Geotechnical Report within the application materials. The applicant is proposing to retain 18 trees 4 or which are protected. The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. 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 Zan&Shoreiine Use Animals Environmental Health Energy/ Naturai Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More lnfonna6on Necessary Hotising Aesthetics Zi ht/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment f0,000 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 property assess this proposal. Signature of Director or Authorized Representative Date A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." City of Re..ton Department of Community & Economic De....opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JUNE 18, 200$ APPLICATION NO: LUA08-034, ECF, SHPL-H DATE CIRCULATED; JUNE 4, 2008 0 c.-. APPLICANT: Matt Grimm, GEM Construction, Inc. PLANNER: Vanessa Dolbee C C r'_n PROJECT TITLE: Wagner Short Plat PLAN REVIEWER: Arneta Henninger SITE AREA: 53,491 square feet EXISTING BLDG AREA (gross): NIA CINmrt LOCATION: SE 172"d Street & 7141h Avenue SE PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77890 m SUMMARY OF PROPOSAL: The applicant is requesting and SEPA Environmental Review and a Hearing%xaminer Short Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 110th Ave. SE, into 7 lots for single- family residential development. The lots would range is size from 5,000 sq. ft to 7,326 sq. ft. resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be access from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. Due to the presence of the Critical Areas, the applicant provided a wetland investigation and a Geotechnical Report within the application materials. The applicant is proposing to retain 18 trees 4 or which are protected. The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. 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-RELA T€D COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li ht/Glare Recreation Utilities Transportation Public Services Histondcultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with p9dry1ar attention to those areas in which we have expertise and have identified areas of probable impact or areas where a dition rtforma ' is n deLtproperty assess this proposal. Signature of Director or Authorize Representative Date City of.. -..ton Department of Community & Economic D_ _ opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r COMMENTS DUE: JUNE r. APPLICATION NO: LUA08-034, ECF, SHPL-H DATE CIRCULATED: JUNE 1�20Q `' I,—, PLANNER: Vanessa Dolbee i' ! E APPLICANT: Matt Grimm, GEM Construction, Inc. PROJECT TITLE: Wagner Short Plat PLAN REVIEWER: Arneta H nniM1 ';r JUN - 4 2a SITE AREA: 53,491 Nuare feet EXISTING BLDG AREA (gro : NI LOCATION: SE 172n4 Street & 110t" Avenue SE PROPOSED BLDG AREA ss NIA' 1Y WORK ORDER NO: 77890 SUMMARY OF PROPOSAL: The applicant is requesting and SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 110th Ave. SE into 7 lots for single- family residential development. The lots would range is size from 5,000 sq. ft to 7,326 sq. ft. resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be access from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. Due to the presence of the Critical Areas, the applicant provided a wetland investigation and a Geotechnical Report within the application materials. The applicant is proposing to retain 18 trees 4 or which are protected_ The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More tnformafon Necessary Earth Air Water Plants LandlShoreline Use Animals Environmental Health Energyl Natural Resources Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Housing Aesthetics Light/Glare Recreation utilities Trans rtation Public 5ervk" HistoridCultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLJCY-RELATED COMMENTS Zee d %Pr'� v� C. CODE -RELATED COMMENTS -ee e 4e_1 W e., e /S 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 y� FIRE DEPARTMENT ♦,� ''" } +} M E M Q R A N D U M DATE: 6/17/08 TO: Ameta Henninger, Plan Reviewer CC: Vanessa Dolbee, Associate Planner FROM: David Pargas, Assistant Fire Marshal SUBJECT: LUA08-034 Wagner Short Plat SEPA Review Review of current plans and material, previous pre -application material and on site review have disclosed the following Fire Code and Policy related issues and concerns that need to be addressed for the Wagner Short Plat. Renton Fire & Emergency Services comments: 1. The conditions noted in the January 31, 2008 Pre Application meeting are still applicable to this project. A copy of Renton Fire & Emergency Services comments is in this file. 2. Construction Requirements: A) Provide Temporary Fire Apparatus access throughout the construction period B) Provide Temporary Address for Emergency Responders. Address or name of location is to be clearly visible from the street fronting the Short Plat. C) All Fire Hydrants are to be accessible and operational before combustible construction is allowed. 3. Fire mitigation fees of $488.00 per unit are to be paid prior to final plat recording. iAcity memosT8 final & prelim rev\lua08-034 wagner short plat sepa review,doe City of Renton Department of Community & Economic D pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: i 1 an COMMENTS DUE: ,TUNE 18, 2008 APPLICATION NO: LUA08-034, ECF, SHPL-H DATE CIRCULATED: JUNE 4, 2008 APPLICANT: Matt Grimm, GEM Construction, Inc. PLANNER: Vanessa Dolbee PROJECT TITLE: Wagner Short Plat PLAN REVIEWER: Ameta Henninger SITE AREA: 53,491 square feet EXISTING BLDG AREA (gross): N/A Or pEN rGN LOCATION: SE 172rd Street & 110t' Avenue SE PROPOSED BLDG AREA(gross) N/A WORK ORDER NO: 77890 SUMMARY OF PROPOSAL: The applicant is requesting and SEPA Environmental Review and a Hearing EX1a-1A 9""4)PpV approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 110th Ave. SE, into 7 lots for single- family residential development. The lots would range is size from 5,000 sq. ft to 7,326 sq. ft. resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be access from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. Due to the presence of the Critical Areas, the applicant provided a wetland investigation and a Geotechnical Report within the application materials. The applicant is proposing to retain 18 trees 4 or which are protected. The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. 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 11 J, )J Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transpottallon Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this applic Lion with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additionss nform tion is needed to property a ess this proposal. 'J CeSignatureofof Directq or Authorized Represen Date CITY OF RENTON CED MEMORANDUM DATE: June 13, 2008 TO: Vanessa Dolbee FROM: Arneta Henninger X7298 SUBJECT: WAGNER SHORT PLAT APPLICATION LUA 08-034 SE 172ND AVE AND 110TH PL SE (202305-9023) I have completed my review on this 7 lot short plat application located in the vicinity of (and south of) SE 172nd St and (east of) 109th PI SE, all located in Section 29, Twp. 24N, Rng. 5 and have the following comments. Existing Water -- This site is served by the Soos Creek Water District. Sewer -- This site is served by the Soos Creek Sewer District Storm drainage -- This project is located in the Soos Creek Drainage Basin. The City of Renton does not have any records of the storm facilities in this area. This site is not located in the Aquifer Protection Zone area. Requirements Water: • Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Soos Creek Water District, need to also be submitted to the City of Renton for review. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. Per the City of Renton Fire Marshal, if the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. • All Fire Hydrants shall be per City of Renton standards and specifications. • Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. Sanitary Sewer: • The plans, even though it is in Soos Creek Sewer District, need to also be submitted to the City of Renton for review. Street Improvements: • This project needs to extend the street in the short plat to the east property line of the parcel being developed and provide for a temporary hammerhead turnaround. This street (28' of right of way) needs to be dedicated to the City as a requirement of the short plat. The applicant needs to submit a request for a modification of28' and staff will support it. • Per City of Renton code projects that are 5 to 20 residential lots in size are required to provide full pavement width with (vertical) curb, gutter, sidewalk and street lighting on the project side. In Wagner Short Plat Application addition the project needs to provide a minimum 20' pavement section on SE 172nd St out to the arterial (108th Ave SE). • The short plat needs to show how it will provide access to the remaining lots. • Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat_ All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems including Puget Energy are not allowed. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • The applicant shall pay the Traffic Mitigation Fee of $5024.25 prior to recording the plat. This is a condition of the plat. Storm Drainage: • A conceptual drainage plan and report is required with the formal application for the subdivision. The report shall address detention and water quality requirements as outlined in the King County Surface Water Manual. Staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. • The Surface Water SDC fees are $1,012 per new unit. These fees are collected at the time a construction permit is issued. General: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. • Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. See Drafting Standards. cc: Kayren K. 1:1Projects\W AGNERPLGF.docicor City of Renton Department of Community & Economic De. _._pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:a ` (-}t�:k t . '� '; COMMENTS DUE: .DUNE U, 2008 APPLICATION NO: LUA08-034, ECF, SHPL-H DATE CIRCULATED: JUNE 4, 2008 APPLICANT: Matt Grimm, GEM Construction, Inc. PLANNER: Vanessa Dolbee PROJECT TITLE: Wagner Short Plat PLAN REVIEWER: Arneta Henninger SITE AREA: 53,491 square feet EXISTING BLDG AREA (gross): NIA LOCATION: SE 172' Street & 110'h Avenue SE PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77890 cz IAAKAARY OF PROPOSAL: The annlirant is rpmu ctinn and SFPA Fnvirnnmental Review and a He a1U&hort Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 110th Aye. SE, into 7 lots for single- family residential development. The lots would range is size from 5,000 sq. ft to 7,326 sq. ft. resulting i aD" welling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would e a om SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. Due to the presence of the Critical Areas, the applicant provided a wetland investigation and a Geotechnical Report within the application materials. The applicant is proposing to retain 18 trees 4 or which are protected. The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. A. ENVIRONMENTAL IMPACT fe.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 TMf 5 j&8tL4 ..P3 G lei /:)Lz, S 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 Utrirtfes Transportation Public Services HistonrlCultural 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. Signature of Director or Authorized Representative Date Project Name: Project Address: Contact Person: Permit Number: Project Description: Wagner Short Plat SE 972`d Street & 1101" Avenue SE Matt Grimm, GEM Construction Inc LUA 08-034 Seven lot SFR Short Plat BN Land Use Type: Method of Calculation: ® Residential ® ITE Trip Generation Manual, 71h Edition ❑ Retail ❑ Traffic Study ❑ Non -retail ❑ Other CZSF{2. C1.57/6. Calculation: Number of lots = 7 = 6 lo.'A Transportation Mitigation Fee: Calculated by: d6fACV, Date: Date of Payment: SEPA Comment, City of Renton, Wagr short Plat age 1 of 1 Stacy Tucker - SEPA Comment, City ... Renton, Wagner short Plat From: "SPAHR, LISA (DNR)" <LISA.SPAHR@dnr.wa.gov> To: <vdolbee@ci.renton.wa.us> Date: 06/09/2008 9:10 AM Subject: SEPA Comment, City of Renton, Wagner short Plat CC: "POWERS, BOYD (DNR)" <BOYD.POWERS@dnr.wa.gov> June 9, 2008 Vanessa Dolbee, Associate Planner Department of Planning and Community Development 1055 South Grady Way Renton, WA 98057 Re: Wagner Short Plat Dear Ms. Dolbee: A Forest Practice Application may be needed for the proposed harvest activity. Please call Department of Natural Resources, Forest Practices, at 360-825-1631 for assistance. Respectfully, Lisa Spahr Forest Practice Coordinator South Puget Sound Region Department of Natural Resources 360-802-7007 file://C:IDocuments and Settingslstucker\Local SettingslTemp\GW100001.HTM 06/09/2008 City of on Department of Community & Economic D_ ..iopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:.: COMMENTS DUE: JUNE 18, 2008 APPLICATION NO: LUA08-034, ECF, SHPL-H DATE CIRCULATED: JUNE 4, 2008 APPLICANT: Matt Grimm, GEM Construction, Inc. PLANNER: Vanessa Dolbee CITY nc:mr,q PROJECT TITLE: Wagner Short Plat PLAN REVIEWER: Arneta Henninger E C E I V E D SITE AREA: 53,491 square feet EXISTING BLDG AREA (gross): N/A LOCATION: SE 172nd Street & 11 a Avenue SE PROPOSED BLDG AREA(gross) Ni DIVISION WORK ORDER NO: 77890 SUMMARY OF PROPOSAL: The applicant is requesting and SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 110th Ave. SE, into 7 lots for single- family residential development. The lots would range is size from 5,000 sq. ft to 7,326 sq. ft. resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (R-14) and is currently vacant. The subdivision would be access from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. Due to the presence of the Critical Areas, the applicant provided a wetland investigation and a Geotechnical Report within the application materials. The applicant is proposing to retain 18 trees 4 or which are protected. The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. 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 LandlShoreline Use Animals Environmental Health Energyl Natural Resources B. POLICY -RELATED COMMENTS N6AIE C. CODE-RELA TED COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Housing Aesthetics Li htlGlam Recreation Utilities Transportation Public Services HistonclCuNural 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 dditional information is needed to property assess this proposal. Sia ture irect r ut oriz d Reoresentativ Date (80 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) June 4, 2008 DATE: LANE) USE NUMBER: LUA48A34, ECF, SHPL-H PROJECT NAME: Wagner ShortPlat ental Rei and PROJECT DESCRIPYION: The aropirg oarl is subdivide and SEPAft le r�ataadd at E 172nd 51. andl lot , Examiner Shod Plat approval. The applicant proposes to subdivide a 53 would sq. Ave. SE, into 7 lots for sin e4 of 7 ?mdv residential per a�e.eThe subject site is woes rResiderMal 14 (R-141 and 'is eurren ly resulting in a net density l Areas the applicant provided a wetland invcstigatcn and a yacanL The subdivision would he access 1mm BE of a CA Street. The silo conams a retain 1l Mine 8 trees a4 oa which. a:a non -regulated wetland. Due to the plrca� materials The all snl is PrePosing F lormwalar Gacted,nlcal Report within the apP protected The applicant proposes to provide mirror improvements ro SF 172nd $treat end Provide s drainage wlizotian system. PROJECT LOCATION: BE 17Tr° Street and 110a Avenue BE en on Tty of cre, as OPTIONAL DETERMINATION OF NONSIGHIFICANCE, MITIGATED (DNSI,I): As the Lead Agency. Ice City ° he Chy of Renton is using the Optional Di Process to g.ve notice that a DNS - has determined that ai9ndrcanf env'vonmental impacts are unlikely to resull from the p'oP°sed pro�ec . Wmi0ed underthe RDW 43.21C.110, tceel pN5-M are'mtegra0ed f7° a ;loge comment rind following the issuance of the Threshold Deferminalion et NenSipNficance- M is likely to be issued. Comment pe<lods For the project and the of th perled. There with be no comment pe Mitigated (DNS-M). A 14-day appeal period will follow the Issuance of the DNS +. Proposed Mitigation Measures: The following Mitgation Measures will filmy be Imposed an the proposed project. Ttlase recommended Mitigation Measures address project impacts not covered by existing codes and mgulatlons as cited above. • The appficanr would be required to comply WNh the mcommandafions irld ded in Me provided gaofachnical report. Comments on the above application must be submitted In writing to Vanessa Dolbse, Associate Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 94057, by 5:00 PM on June 111, 2008. This matter Is also tw tatively achodul for a public hearing an July 29. 21li at 9:011 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way. Renton- If you are interesled in atter log the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 435-7282. If comments canrwt be submitted in writing by the date indicated above, you may still appear at the hearing and Will your comments on the proposal before the Hearing Examiner If you have questions about this proposal, or wiscord h to be made a party of re and receive additional information by mal please contact the project manager. Anyone who submits written comments will aulomalrcally became a party of record and will be notified of any decision on this prolect. CONTACT PERSON: Vanessa Dolbee, Associate Planner; Tel; (425) 430-7314; Eri vdoIbee@cl.renton.wa.us PERMIT APPLICATION DATE: Apnl i o. 2008 NOTICE OF COMPLETE APPLICATION: June 4, 2008 te.oOtttte Eng casnn�el'. (425) 260.3412: CONTACT PERSON: DarrellOtte. AppLICANTIPROJECT El Environmental ($EPA} Review, Hearing Examiner Short Plat PermilslRaview Requested: approval which may be required: Coristructlon and Building Permits Other porrnHs Report with Coalmine Hazard Study and 1A- lnod Requested Studies. Geeteehnicat In ,"tigal lon Location where application may (CEO) Planning Department of Community&Economic Development ( ) en[an, WA South Grady Way, R be reviewed'. Division, Sixth Floor Renton City Hall, 1056 98057 PUBLIC HEARING: ' s ui r u t 0 fore the enton p li hear is to tl Hearings becin at 9:00 AN,tftlza Exa in rl " 1055 Bonin GradY V02Y the 7ih floor of the new Renton City Hall located at CONSISTENCY OVERVIEW: The subject site is designated Residential Low Density (RLD) on the City of - 14 jR-14) on the City's ZoninglLand Use: Renton Comprehensive Land Use Map and Residentia! Zoning Map, Environmental Documents that Envkonmental (SEPA) Checklist Evaluate the Proposed Project: E)aveloPment Regulations MC 4-?-110F The Pni rill be subject to the Citys SEPA ordinance, R a 9 070 Designations.Flhclt Mifi anon: Used For Project g Development Standards for Residential Zoning Outline of Subdivi'a`nn.1 Environmental Review Procedures, 4-7-050 General and Wet and Lot Line Adjustment Procedures, 3-050� tical Areas Reg - other applicable codes and regulations as pp p PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION u would 19fe to be made a party of record to receive further information on this proposed project, complete `worm and return to: City of Renton, CEO — Planning D}Vision, 1055 So. Grady Way, Renton, WA 98057. e/File No.: Wagner Short PlaULUA08-034, ECF, SHPL-H ING ADDRESS: PHONE NO,: CERTIFICATION I, hereby certify that copies of the above document were posted by me in �_ conspicuous places or nearby the described property on41, , \-� #'k Ile DATE: •- -- O SIGNED: ATTEST_ subscribed and sworn before me, a Notary Public, in and for the State of Washington residing on the L r day of NOTARY TA,i 11 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 4th day of June, 2008, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, Site Plan PMT documents. This information was sent to: See Attached Agencies - NOA, Env. Checklist, PMT Matt Grimm, GEM Construction, Inc - Accpt Ltr & NOA Owner/Applicant Darrell Offe, Offe Engineers- Accpt Ltr Contact Surrounding Property Owners - NOA only See Attached (Signature of Sende STATE OF WASHINGTON Y ) SS COUNTY OF KING } certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: La - Ll -bB Notary F�ublic in and I& the Sate of W1fA to . Notary (Print): rti -Lija'41--nat,& 4 My appointment expires: Q _ �q - 191 ° � "- Wagner Short Plat .: LUA08-034, ECF, SHPL-H template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology * WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept.' Environmental Review Section 1775 12th Ave, NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 —172nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region' Duwamish Tribal Office * Muckleshoot Cultural Resources Program" Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division' Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"d Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * template - affidavit of service by mailing 236920001005 ADAMS JEREMY R 11012 SE 173RD ST RENTON WA 98055 236920000502 BELL TIMOTHY 11004 SE 173RD ST RENTON WA 98055 162680002506 EALY MICHAEL R 10838 SE 173RD RENTON WA 98055 381130011004 GONZALEZ CHRISTIAN+CLAVEL N 10925 SE 172ND ST RENTON WA 98055 292305902200 M B INVESTMENTS CHATHAM W R 1851 CENTRAL PL S #225 KENT WA 98030 236920002003 NELSON DONALD LEE JR 11011 SE 173RD ST RENTON WA 98055 381130002003 SEIM JOHN R+CHARLENE A 17203 109TH PL SE RENTON WA 98055 381130009008 VENNING EDWARD W+DONNA 17210 109TH PL SE RENTON WA 98055 381130008000 ASSEFA ASAMENEW 17216 109TH PL SE RENTON WA 98055 381130003001 COURTNEY ROBERT & TAMAKI 17209 109TH PL SE RENTON WA 98055 292305902309 GEM CONSTRUCTION INC 27013 PACIFIC HWY S PMB 353 DES MOINES WA 98198 381130010006 HURTADO JESSE & LINDA PO BOX 59743 RENTON WA 98058 162680003009 MELENDEZ LYNN A 10844 SE 173RD ST RENTON WA 98055 381130004009 OKADALOUIE JULIE 17215 109TH PL SE RENTON WA 98055 292305901509 SIMPSON PROPERTY GROUP 8110 E UNION AVE STE 200 DENVER CO 80237 381130005006 ZHONG ZHI GUANG+JIAN MING W 17219 109TH PL SE RENTON WA 98055 162680006507 BATSCHI JR JERRY A+DIANE R 10843 SE 173RD ST RENTON WA 98058 162680005509 CREAGER PATRICK H 10833 SE 173RD RENTON WA 98055 236920001500 GILLELAND JOHN W 11005 E 173RD ST RENTON WA 98055 381130006004 LARKINS ELLEN L 17223 109TH PL SE RENTON WA 98055 162680002001 NEATHERY DAVID H+YEN H LE 10830 SE 173RD ST RENTON WA 98055 162680006002 SEFRIOUI ANTISSAR 3754 140TH AVE SE BELLEVUE WA 98006 381130007002 TZVETANOV IVAYLO K+VASELA T 17220 109TH PL SE RENTON WA 98055 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE: LAND USE NUMBER PROJECT NAME: June 4, 2008 LUA08-034, ECF, Si Wagner Short Plat PROJECT DESCRIPTION: The applicant is requesting and SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 53,491 sq. ft. lot located at SE 172nd St. and 11Oth Ave. SE, into 7 lots for single-family residential development The lots would range is size from 5,000 sq. ft to 7,326 sq. ft. resulting in a net density of 7.2 dwelling units per acre. The subject site is zone Residential 14 (1 and is currently vacant. The subdivision would be access from SE 172nd Street. The site contains a Coal Mine Hazard area and a small non -regulated wetland. Due to the presence of the Critical Areas, the applicant provided a wetland investigation and a Geotechnical Report within the application materials. The applicant is proposing to retain 18 trees 4 or which are protected. The applicant proposes to provide minor improvements to SE 172nd Street and provide a new stormwater drainage collection system. PROJECT LOCATION: SE 172n1 Street and 1 101h Avenue SE OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-Nl are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non -Significance - Mitigated (DN&M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: April 10, 2008 NOTICE OF COMPLETE APPLICATION: June 4, 2008 APPLICANTf PROJECT CONTACT PERSON: Darrell Offe, Offe Engineers; Tel: (425) 260-3412; Eml: darrel1.offe@comcast.net Permits/Review Requested: Environmental (SEPA) Review, Hearing Examiner Short Plat approval Other Permits which may be required: Construction and Building Permits Requested Studies: Geotechnical Report with Coalmine Hazard Study and Wetland Investigation Location where application may be reviewed: Department of Community & Economic Development (CED)--Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: Public hearing is tentatively scheduled for July 29, 2008 before the Renton Hearing Examiner in Renton Council Chambers. Hear+ngs begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1065 South Grady Way. CONSISTENCY OVERVIEW: Zoning/Land Use: The subject site :s designated Residential Low Density (RLD) on the City of Renton Comprehensive Land Use Map and Residential - 14 (R-14) on the City's Zoning Map. Environmental Documents that Evaluate the Proposed Project: Environmental (SEPA) Checklist Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, RMC 4-2-11OF Development Standards for Residentia! Zoning Designations, 4-9-070 Environmental Review Procedures, 4-7-050 General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures, 4-3-050 Critical Areas Regulations and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. ■ The applicant would be required to comply with the recommendations included in the provided geotechnical report. Comments on the above application must be submitted in writing to Vanessa Dolbee, Associate Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on June 18, 2008. This matter is also tentatively scheduled for a public hearing on July 29, 2008, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. if comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Vanessa Dolbee, Associate Planner; Tel: (425) 430-7314; Eni vdolbee@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED — Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Wagner Short Plat1LUA08-034, ECF, SHPL-H NAME: MAILING ADDRESS: TELEPHONE NO.: Denis Law, Mayor Jurie 4, 2008 CITY 3F RENTON Department of Community and Economic Development Alex Pietseh, Administrator Darrell Offe Offe Engineers 13932 SE 159 h Place Renton, WA 98058 Subject: 'Wagner Short Plat LUA08-034, ECF, SHPL-H Dear Mr. Offe: The Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by .the Environmental Review Committee on. June 23, 2008, Prior to that review, you will be notified if an additional information is required to continue processing -your application. In addition, this matter is tentatively scheduled fora Public Hearing_ on July 29, 2008 at 9:00 AM., Council Chambers, Seventh Floor, Renton City Hale; 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner cc: Matt Grimm - GEM Construction, Inc. / Own*sj 1055 South Grady Way -Renton, Washington 98057 1 � E 1V T V J.V AHEAD OF THE CURVE Thispapercontains 5C% recycled material,30%post oonWmer !! �u J,JDenis Law, Mayor June 4, 2008 Michael Fortson Department of Transportation Renton School District 1220 N 4 b Street Renton, WA 98055 Subject: Wagner Short Plat LUA08-034, ECF, SHPL-H CITY&F RENTON Department of Community and Economic Development Alex Pietseh, Administrator Dv .t.4� d� R���� tNG D pirNp The City of Renton's Department of Community and Economic Development (CED) has received an application for a 7-lot single-family subdivision located at SE 172°d Street & I I0a` Avenue SE. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by June 18, 2008. Elementary School: Middle School: 1kV_j1__1 High School: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7314. Sincerely, 1� Vanessa Dolbee Associate Planner . Encl. 1055 South Grady Way - Renton, Washington 98057 0) This paperoontalns50l iecydedmatedal,3(W postcortsumer RENTON AHEAD OF THE CURVE WAGNER SHORT PLAT ENVIRONMENTAL CHECKLIST G"s Purpose of checklist: The State Environmental Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental im acts of a proposal before making decisions. An environmental impact statement (EIS must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. A. Background 1. Name of proposed project, if applicable: Wagner Short Plat 2. Name of applicant: Gem Construction, Inc. 3. Address and phone number of applicants and contact person: Applicant: Contact: Germ Constrr#ctioe, Inc. Matt Grimm 21501 Connel/s Ptairre Road East 206-931-7274 Buckley, Washington 98321 4. Date checklist prepared: May 25, 2008 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable1008 : Prreliminary Short Plat approval Summer Cbns&vcMw Plan Approval Summer20O8 Site Cons&UCM n begin Fall 2008 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: No 8. List any environmental information you know about that has been prepared, or will be prepared directly related to this proposal: 26a1 Mine Hazard Study Wedand Investigation Report 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes Explain: Not Applicable 10. List any government approvals or permits that will be needed for your proposal, if known: 0W of Renton aons&wtr`on perrmifs, Right -of -Way Use permits, and building permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ects ask you to describe certain aspof your proposa. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The proposal is to subdivide an existing 1.2 acres of property into 7 single-family detached residential building lots. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including street address, if any, and section, township, and range, if known. It a pro I would occur over a range of area, provide the range of boundaries of the site s). lProvide a legal description, site plan. vicinity map and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The property is A7catied at the ea end of SE 172I d Street at 1090 Atrenue SE, The prop�erfy is cu andeveloped with no existing house: The pro�ert rs parce12923 .5 19023 located in the SE % of Sw on 29, Township 23 North, Range 5 Easy Willamette Meridian. B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, I in hilly, portion steep, slopes, mountainous. other b. What is the steepest slope on the site (approximate percent slope)? 10% c. What general types of soil are found on the site (for example, clay, sand, gravel, peat, muck)? If ou know the classification of agricultural soils, specify them and note any prime farmland: Glacial Till d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No e. describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: ximat�ely 350 cu yd of select imported fil/ material will be needed road .base and fiorgeneral site fill f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes, errm*w could occur during constrvcrion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? PV+ M' -2- h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fabric fendp sedimentation ponds, and swales will be utilized during construction. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known: Emissions frivm cons& uction equipmentr dust during construction. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Cons&vcMw equipment will meet current Stage and Federal emission requirnm wts, dust control (water) will be provided during consbvcr bn. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site including year-round and seasonal streams saltwater, lakes, ponds and wetlands). If yes, describe type and provide names. II` appropriate, state what stream or river it flows into: EM 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans: No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: No 4) Will the proposal require surface water withdrawals or diversions? Give general description , purpose, and approximate quantities if known: No 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan: un, - 3 - 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge: No b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial. containing the followin chemicals...: agricultural: etc). Describe the general size of the system, the number o such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: NotApplicable c. Water runoff (including storm water); 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so describe: Skm runotir will be collected and conveyed to a detention vault located within the project: The dle#ent:ion vault will Men discharge iota Me existing .storm system within SE MW Sheet: 2) Could waste materials enter ground or surface waters? If so, generally explain: Household spills could enter the storm system d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: arm water BMP's (Best Management Pracfice) will be incavWrated into the prvject to mrnimire surface and ground wader impacts duning and after cennstsuctiion. City of Renton standards for P's will be inavrpvra►fed and drown on the u>b►lity plan, 4. Plants a. check or circle types of �egetatian found an the site: J= deciduous tree: red alder, bid leaf magk, black cottonwood, pacific willow JIB everrg�reen ftw fir western red cedar, western hemlock shrubs: vine map a ian plum, red elderberry, wild rose, salmonberry, willows, twmbwW, haf dhac& Glacfcbem*es grass:- miscelianeous unidentified grasses and farts. pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation -4- b. What kind and amount of vegetation will be removed or altered? All vepetabon widhin road rights -of -way will be removed. AWraWmatefy 70% of the site will be cleared and regarded for the new homes, c. List threatened or endangered species known to be on or near the site: None known, d. Proposed landsca ing, use of native plants, or other measures to preserve or enhance vegetation on the si e, if any: Landscaping will be provided by homeowners. S. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, RWgbirds other mammals: deer, bear, elk, aver, other fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered or endangered species known to near or on the site: None known c. Is the site part of a migration route? If so, explain: No, d. Proposed measures to preserve or enhance wildlife, if any: ..� 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: EIerc i :ffy and natural gas will be used to meet Me projeers energy needh b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: Na c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: -5- Homes will be constructed to Washington State energy code rWuiremenis 7. Environmental Health a. Are the any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe: unknown at INS time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1TWhat types of noise exist in the area which may affect your project (for example: raffic, equipment, operation, other)? Trafilk 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short germ noise associated with cws&ucMw equipment Long term iWse associated with 7 new single family homes. 3) Proposed measures to reduce or control noise impacts, if any: Construcdon equipment will meet State and %decal noise regulations+ 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Surrounding rty to north is undeveloped; to the south and west are devrelolpedd s nga -family detached homes, to tfle east is a /arse forested area which is part of a developed multi -family project which accesses 6%"Ri I Petrovitsky Road. b. Has the site been used for agriculture? If so, describe: No c. Describe any structures on the site: No d. Will any structures be demolished? If so, what? N/A -6- e. What is the current zoning classification of the site: R-14 f. What is the current comprehensive plan designation of the site? Residenhal Medium Density g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: yes, along Me southerly portion of the property is a coal mine hazard area. L Approximately how many people would reside or work in the completed project? 16 people (2.4 per household) j. Approximately how many people would the completed project displace? k. Proposed measures to avoid or reduce displacement impacts, if any: N/A 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposal conforms to Comprehensive Plan and Zoning Code. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: T new middle income. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: c. Proposed measures to reduce or control housing impacts, if any: Mitigation bees. 10. Aesthetics a. What is the tallest height of any propposed structure(s). not including antennas: what is the principle exterior building materials) proposed? 33 foot Wood, concrete, wood products -7- b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? [ightand glare fmm proposed streetlights and yard lighal- b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off -site sources of light or glare may affect your proposal? d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Teasdale Party Talbot Hill Party Cascade Park and riffany Park b. Would the proposed project displace and existing recreational uses? If so, describe: No c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: None 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe: None known. Zia b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site: None known. c. Proposed measures to reduce or control impacts, if any: N/A 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any: The side is accessed off of SE 1721w Sheet,, which in west of the project wNh Benson Road. The existing road ($E 172' SYieetl was avnstructe+d as a hallsfxeet section by a previous development. ere is curb, gutter, and sidewalk along the south side. Along file north side is an open dirt shoulder. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Mebn Bus has a strip at the intersection of Puget Drive and Benson Drive South, north of the site apprommately 2 miles. Another stop is lactated a xr►n�taIy Q.5 miles at dire intersection off Benson Drive Sorrel► and pSE .174 Sr. c. How many parking spaces would the completed project have? How many would the project eliminate? Two par Ong spaces per lot plus the garage. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes, widening of the SE 172"0 Sheet to a 20' road section will be required. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? �f so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur: The project would generate 50 average daily &fvs. AM peak will oo wr soi wftn a between 7 QQ and 9:00 AN. PM peak will occur .sometime between 4.-W PM and 0. 00 PM. -9- g. Proposed measures to reduce or control transportation impacts, if any: The aansbvc8on SE 172"d to a 20'rroad section and pay City of Renton traffic impact fees for all new single family unds 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: The project will result in an increased need for all public service& b. Proposed measures to reduce or control direct impacts on public services, if any: Inowsed tax base pays for services, Parma fr`M sewer and storm water m ftatton fees will also be plaid. 16. Utilities a. Circle utilities currently available at the site: ggoZk tY. natural am iv r refuse Mary sewer septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity which might be needed. Sewer, Water — Soois Creek Sewer and Water Dish* t Public Acmes — MY of Renton Power and Natural Gas — Puget Sound Energy Phone — Qwest Cable Tedvision — Comcast Internet Aches — Comcast Fire and EMTPnMecMn — City of Renton C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make a decision. Signature: Name Print - Darrell Offe, E. Date Submitted:97 j. s. jonc. lnc. May 13 2008 Mr. Matt Grimm President Gem Construction, Inc. 21501 Connells Prairie Rd. E. Buckley, WA 98321 Re: Addendum Report to the Wetland Investigation of Tax Parcel #292305-9023 Dear Mr. Grimm: This addendum report is to comply with the provisions of Section 4-3-050-C-f of the Renton Municipal Code (RMC) in connection with the short plat application. Per RMC 4-3-050-M-iii, a Category 3 wetland is present in the center if the property of the property (see attached data sheet SL-t). There is also an off -site Category 2 wetland approximately 100 feet east of the property. The on -site wetland is formed from a shallow depression which is unvegetated. The soil is a hydric, low-chroma matrix, very dark gray, gravelly sandy loam and seasonally saturated (see attached field data sheets). The water table is present at 6 inches from the surface. Category 3 wetlands are exempt from regulation per the RMC Chapter XX which states: Any Activity in Small Category 3 Wetlands: Any activity affecting hydrologically isolated Category 3 wetland no greater than two thousand two hundred (2,200) square feet when consistent with all of the following criteria: (1) Standing water is not present in sufficient amounts, i.e., approximately twelve inches (12°) to eighteen inches (18") in depth from approximately December through May, to support breeding amphibians; (2) Species listed by Federal or State government as endangered or threatened, or the presence of essential habitat for those species, are not present; (3) Some form of mitigation is provided for hydrologic and water quality functions, for example, stormwater treatment or landscaping or other mitigation; and 402 EAST' MAIN STREET, SUITE 110 AUB U RN. WA S HINGTON 98002 253-804-2645 / FAX 253-333-8584 (4) A wetland assessment is prepared by a qualified professional demonstrating the criteria of the exemption are met. The wetland assessment shall be subject to independent secondary review at the expense of the applicant consistent with subsection F7 of this Section. The argument for the aforementioned criteria is stated below. The depressional wetland is approximately 1 1 1 square feet which is significantly below the 2,220 square foot threshold to be designated as a regulated wetland. (1) Standing water was not present during the site visit which transpired in early March. Most wetlands in Western Washington that have inundation are typically at their greatest depth during late winter. Amphibians typically require thin -stemmed persistent vegetation or woody branches used for structures for egg -laying. There was no vegetation meeting these criteria in the wetland. (2) A review of the WDFW habitat priority map indicates no species listed by Federal or State as endangered or threatened is present on the subject property. There are no essential habitats present for listed species. (3) All stormwater runoff will be routed to the City's stormwater conveyance system where it will be treated in a facility. (4) Based on the above arguments, it is our opinion that criteria for the on -site wetland to be determined as non -regulated have been met. The off -site wetland was rated as a 7.1-acre Category II wetland in 1992 using the outdated King County Wetland Rating System prior to its Critical Areas Ordinance Update. It is rated as a Category 2 wetland according to the RMC since it generally free of human disturbance and does not contain the following characteristics required for a Category 1 wetland which include. (a) The presence of species listed 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 Mal' 2008 2 J. S. Jones and Associates, btc. 4 A Category 2 wetland requires a 50-foot buffer which will not encumber the land use proposal. Sample Locations or soil pit data were not collected from the off -site wetland due to potential litigation from the loss of use of a property. If you have some questions please call my office phone # 253-804-2645 or email me at jeff@isjonesassociates.com. Thank you for your consideration and regards. Sincerely, Jeffery S. Jones Professional Wetland Scientist ,1dm• 2008 J. S. Jones and Associates. Inc. DATA FORM 1 (Revised) Routine Wetiand Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Projecusite: Gem Construction inc., Parcel No, z9z3a5-yuz3 uate: nnaren 3, zuus 1OXXX SE 172 St. Reston, WA 98055 County: King AppticantlOwner: Gem Construction, Inc. State: WA 21501 Connells Prairie Rd. E. SMR: SE29/23105 Buckley, WA 98321 Investi ator s : A. JosuelJ S Jones Do normal circumstances exist on the site? Yes 0 No 0 Community 0: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#1 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Indicator D HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: Icbv A Check all indicators that apply & explain below: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiologicallreproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ Other ex lain : Hydrophytic vegetation present? Yes No Lj Rationale for decision/Remarks: e Percentage of dominant OBL, FACW & FAC : W- V,(Are &0 # HYDROLOGY Water Marks: Yes Lj Na Pg Sediment De sits: Is it the growing season? Yes ® No ❑ Based on: ❑ soil temp (record temp ) ® other (explain): Visual, frost free days On Yes [I No Drift Lines: Yes No E Drainage Pattems: Yes 0 No Cy Dept. of inundation: --- ---- inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: --- inches Channels <12 in. Yes No 5d Yes Na Depth to saturated soil: -- inches FAC Neutral Yes 0 NoN Water -stained Leaves: Yes 0 No Check all that apply & explain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial hot ra hs: ❑ Other: Wetland hydrology present? Yes NoEl r c fi >A � WQ a F owl March 2008 J. & Janes and Associates, Inc. Project: Gem Consfuction Inc. - Penton Sample Location: 5L # 1 SDtLS � • �� J. (10 e- Map Unit Name: (Series & Phase): Alderwood Drainage" Gravelly Sandy Loam (AgC) Field observation confirm mapped type? Yes ❑ No ❑ Taxonomy (subgroup):Entic Durochrepts Profile Description Depth horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munseil, Moist) Size & Contrast Concretions, profile Structure, etc. (match ctescri tion. Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma <_ 2 with mottles ❑ Histic Epipedon ❑ Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Solis ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ❑ Listed on National/Local Hydric Soils List El Gle ed or Low-Chroma ='f) matrix ❑ Other (explain in remarks Hydric soils present? Yes LJ No Rational for Decision/Remarks: i -" Wetland Determination Hydrophytic vegetation present? Yes ❑ No Is the sampling point within a wetland YesW No El Hydric soils present Yes ❑ No Wetland hydrology resent? Yes No RationaletRemarks: Notes: SSA *•t�.�i*� ,. i�- v►�-- a� March 2M J. & Jones and Assoocrales, Inc. NOit7'FI o as so ?s SCALE: 1 ' = SO' SE 172ND ST 3809003888 { � l 3811300020 3811300040 / 3811300050 I r f 121 162680a020 GEM CONSTRUCTION PROPERTY - WETLAND MAP SEC_ 29, TWP. 23 N, RGE_ 05 E, W.M. TAX PARCEL ID NO.: 292305-9023 2923059023 3811300110 _5 L-4 3811300100 3811300060 1 3811300080 3 _SL-3 WL-1-4!- --WL-1 L W-1 • �WL_1-1 WL-1-)PiL-1 ISOLATED NON -REGULATED WETLAND (111 SF) r.� i i, i - i =OFF -SITE CATEGORY li WETLAND 88 1 0 t Lu Q LT U n 2 Q co r I r WAGNER SHORT PLATS LUAOB-034 7 Single -Family Residence W DENSITY NARRA TIVE The proposed Wagner Short is located at the easterly end of SE 172"d Street. The property is 1.22 acres in size and contains 0.24 acres of un-developable "Coal Mine Hazard" area. A through study was completed on the location and depth of the coal mines impacts on and to the property and was concluded by the geotech — "the area is not suitable for development". This leaves the property with less than one acre of developable area. The property is located 650' from the intersection of SE 172"d Street and old Benson Road South. The possibilities of SE 172"d extending east are not feasible due to a large wetland located approximately 100' to the east and the direction of the coal mine seam. Therefore a permanent cul-de-sac has been proposed just inside the property on SE 172"d. The area of the cul-de-sac eliminates another 0.05 acres of developable area. Along SE 172"d Street the current development is single family, directly adjoining Wagner Property to the west and south exist single-family detached housing. Based upon: site constraints (0.93 acres of developable property, coal mine hazard restrictions, and a limited access point); off site constraints (wetlands, no additional access, additional coal mine hazard areas); and the 700` Fire access rule, this property has limitations to the availability of density. The proposed density of this project is 7.2 dwelling units per acre. This meets with the characteristics of the current developments that this project would access. 091 , i99 �P:r Mot7 DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425- 430-7231 1. Gross area of property: 1. square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage 5. Number of dwelling units or lots planned 6. Divide line 5 by line 4 for net density: ,63&4'square feet square feet --' square feet 2. ii square feet 3. 734tsquare feet 4. acres 5.-7 units/lots 6. T .2 = 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. HAFonnsTlanning',density doc - I - 03/08 wAGNER SHORT PLAT 7 LOT SHORT PLAT CONTRLIC77ON MITIGATION Proposed Construction Dates (begin and end dates): Proposed construction start of Mid -August 2008, and completing October 2008 for road improvements; house construction would start after improvements are completed. Hours and days of operation: 7:00 am to 3:30 pm, Monday through Friday Proposed Hauling/ Transportation routes: Materials and labor to the proposed site would be from SE 172"d Street and Old Benson Road South. Hauling of materials to the site would be from SE 172r'd Street. All excavated materials are proposed to stay on site. Measures to minimize construction activities: Silt fences, temporary ponds, straw roles, and water trucks will be used to minimize dust and runoff during construction activities. Special hours: No additional hours are needed to construct this project. Preliminary Traffic Control Plan: SE 172nd Street is currently a "dead-end" road. Traffic control will be limited to SE 172"d residence and access during import of equipment and materials. Once a contractor is selected, a traffic control plan will be provided to at the pre -construction meeting with the City of Renton. The sanitary sewer for the project is on site. The storm system is proposed to discharge into the existing storm system within SE 172"d. The water service is currently on the north and east sides of the property. Actual construction within the existing city streets will be at a minimum EXCEPT where utility connections are made within SE 172w Street. Printed: 05-30-2008 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA08-034 Payment Made: 05/30/2008 11:17 AM Total Payment: 500.00 Current Payment Made to the Following Items: 4 C Of - rs� �mY 3 -L� vtscf Receipt Number: R0802783 Payee: OFFE ENGINEERS PLLC Trans Account Code Description Amount 5010 000.345.81.00.0007 Environmental Review 500.00 Payments made for this receipt Trans Method Description Amount Payment Check #15598 500.00 Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000,345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345,81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000,345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence 5022 000.345.81.00.0019 Variance Pees 5024 000,345.81.00,0024 Conditional Approval Fee 5036 000,345.81.00.0005 Comprehensive Plan Amend 5909 000.341,60.00,0024 Booklets/EIS/Copies 5941 000.341,50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 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 .00 Denis Law, Mayor April 23, 2008 Darrel Offe Offe Engineers 13932 SE 159" PL Renton, WA 98058 CITNOOF RENTON Department of Community and Economic Development Alex Pietsch, Administrator Subject: Wagner Short Plat Notice of Incomplete Application LUA08-034, SHPL-A Dear Mr. Offe: After reviewing the materials submitted for the Wagner Short Plat application, staff has determined that the application is incomplete according to the City's submittal requirements as outlined in RMC 4-8-120C. The following information is required to accept the application as complete: Projects that disturb more than one acre of land are subject to Environmental review and Pursuant to Renton Municipal Code (RMC) 4-9-070J environmentally sensitive areas are inapplicable to the exemptions for SEPA. Due to the medium coalmine hazards on site, proximity of the wetlands and size of disturbed area; Environment Review is required for the subject project. Please provide 'l original and 11 copies of the enclosed Environmental Checklist and the associated $500.00 fee. Please ensure you have signed the checklist and that all questions on the checklist have been filled in before making copies. if a particular question on the checklist does not apply; fill in the space with "Not Applicable". • Please provide 4 copies of the draft legal documents for the proposed street dedication, and if applicable restrictive covenants, draft Homeowners Association; or any other legal. documents pertaining to the development and use. of the property. • Please provide 5 copies of a Construction Mitigation Description addressing each of the following: • Proposed construction dates (begin and end dates). • Hours and days of operation. • Proposed hauling/transportation routes. • Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics. • Any special hours proposed for construction or hauling (i.e. weekends, late nights). • Preliminary traffic control plan. 1055 South Grady Way - Renton, Washington 98057 0 This paper contains 50% recycled material, "/o post consumer RENTON AHEAD OF THE CURVE Wagner Short Plat Notic_ AIncomplete Application LUA08-034, SHPL-A Page 2 of 3 • Grading Plan, Conceptual. This is required if the proposed grade differential on -site will exceed 24" from the top -of the curb or if the amount of earth to be disturbed exceeds 500 cubic yards. Please provide 12 copies of a 22" x 34" plan drawn by a State of Washington licensed civil engineer or landscape architect at a scale of 1" to 40' (horizontal feet) and 1" to 10' (vertical feet) and 1 orlginal,and 1 copy of a reduced 8%" x 11" PMT (or other size plan sheet or scale approved by the Planning Division Plan Review Supervisor) clearly indicating the following: • Graphic scale and north arrow. • Dimensions of all property lines, easements, and abutting streets. • Location and dimension of all on -site structures and the Iocation of any structures within 15-feet of the subject property or that may be affected by the proposed work. • Accurate existing and proposed contour lines drawn at two -foot, or less, intervals. showing existing ground and details of terrain and area drainage to include surrounding off -site contours within 100-feet of the site. • Location of natural drainage systems, including perennial and intermittent streams. and the presence of bordering vegetation. • Setback areas and any areas not to be disturbed. • Finished contours drawn. at two -foot intervals :as a resultof grading. Proposed drainage channels and related construction with associated underground storm lines sized and connections shown..• Finished floor elevation(s) of all structures, existing and proposed. General notes addressingthe following (inay be listed on the cover sheet): • Area in square feet of the, entire property. • Area of work in square feet. • Both the number of tons and cubic yards of soil to be added, removed, or relocated. • Type and location of fill origin, and destination of any soil to be removed from site. Please add to the Tree cutting/Land clearing Plan the sizes of vegetation to be removed, altered, or retained and resubmit 1 original, 4 copies and 1 reduced S%" x 11" PMT This requirement applies only to trees 6" caliper at 54-inches above grade or larger. ■ Street Profiles: Please provide 5 copies. The plan should show the profiles and grades of each street, together with typical cross sections indicating width of pavement, location and width of sidewalks, and location and size of utility mains. Furthermore, the additional items listed below are required to complete the review of the submitted application. Please submit the following information: ■ The pre -application meeting indicated the requirement for secondary access; the plans submitted do not address this requirement. To request a variance from this requirement please contact Corey Thomas at (425) 430-7024. j Wagner Short Plat Noti Incomplete Application LUA08-034, SHPL-A Page 3 of 3 Because coalmine hazards are not subtracted for net density; the density worksheet is incorrect. Based on staff's recalculation of net density the subject short plat has a density of 7.22 which is less then the minimum required density of 10. dwelling units per acre for the R-14 zoning district. Although, footnote 13 in RMC 4-2-41H states that "in the event the applicant shows that minimum density cannot be achieved due to lot configuration, lack of access, or physical constraints, minimum density requirements, may be reduced.by the Reviewing Official. " Please either reconfigure the proposed plat to meet minimum density requirements or submit a narrative explaining why minimum density cannot be achieved. ■ The Wetland Investigation submitted by J.S. Jones and Associates, Inc. dated March 5, 2008 is missing some required information. In order for the provided investigation report to comply with the requirements of RMC 4-3-050C.f:; J.S: Jones and. Associates will need to include the Wetland Category and the field data sheet within their investigation report. Please submit an amended Wetland. Investigation. Once the above requested information is received, review of your application will begin. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner End: Environmental Checklist cc: Gem Construction, Inc. /Owner DO $ -030 PLAT"m Cj�;/% 0 Sr — 03A� City of Renton Deq� 01,ME LAND USE PERMIT 'r'�F�fi����1� APR d 2008 MASTER APPLICATIONEcril/.-s., PROPERTY OWNER(S) NAME: (Agm CWr>TROC ROA) INCH. ADDRESSr,,,, y %V �3. CITY: ZIP. U WA - �S TELEPHONE NUMBER: Z,6>6• 151 --7Z7� APPLICANT (if other than owner) NAME: COMPANY (f applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: WA - 41 S05� TELEPHONE NUMBER AND E-MAIL ADDRESS: 4?6 • Z(oo -.341 Z- LL . a AACA T- tJZT' PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: vwl-Nieg sf�VRLr PL'ovr PROJECT/ADDRESS(S)1LOCATION AND ZIP CODE: ,*, rn-vd STR T p,4*. S • �. Rya, WLX . a KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): ?A upo s -6f EXISTING LAND USE(S)- PROPOSED LAND USE(S): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: r—MV. tA%Tglo PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: `. PROPOSED ZONING (if applicable): v$ SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: Nqk SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 2 fva3 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): k 0 NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): Q:web/pw/devserv/farmg/plwmu glmwterw.doe 1 03/18/08 P JECTINFOA NUMUER OF EXISTING DWELLING UNITS (if applicable): 0 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 2,2.t0 A. SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable)_ rU J^- SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): tj 1pr— SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (1f applicable): M /A-- NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): Imo' !A -- NUMBER OF EMPLOYEES TO BE EMPLOYED �1*::] NEW PROJECT (if applicable): 4 MATION (conl ed PROJECT VALUE: I � ( GD? 000 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FOOD HAZARD AREA sq. ft. GEOLOGIC HAZARD t01 sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS AND LAKES sq_ ft_ ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE -7� QUARTER OF SECTION M, TOWNSHIP , RANGE, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. f a '1000/ 3. 2. SIAS !LIRA-4F Q r 5` f4 448> qc Staff will calculate applicable fees and postage: $ 1000 AFFIDAVIT OF OWNERSHIP I, (Print Namels) Ma-ft t`1c 1 ts'm , declare that I am (please check one) ttee current owner of the property involved in this application or the authorized representative to act for a corporation (please attach prof 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. cwy' CS4 I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/he/$vK i _oond voluntary act for the uses and purp men ned in the instrument. `lof ELF— ,f O __ (Signature of Owner/Re ntatMe sit ~� � tS I � t Note Public in a the State of Washingtairr1`'►t$,'� C? 5 tlt (Signature of Qwner/RepresenU ve) Notary (Print) My appointment expires: J 1 Q:web/pw/devsav/farms/phminglmasterapp.doc 2 03/18/08 Exhibit A LEGAL DESCRIPTION File Number: 208164958 THE NORTH QUARTER OF THE WEST HALF OF THE WEST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON. File No.; 208164958 0043CG ALTA Commitment (6/17106) — Schedule B l Page 3 of 9 F--stevvcqrt I . tftl® guarardy company DEVELOPMENT SERVICES DIVISION WAIVE. OF SUBMITTAL REQUII.�MENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section PROJECT NAME: Wco0) W Yh-r-) P /0,01- 2. Public Works Plan Review Section 3. Building Section DATE: Q y DEVELOPMENT R PLANNING 4. Development Planning Section APR 10 2408 RECEIVED Q:IWEBIPWIDEVSERV1FormslPlanninglwaiverofsubmittalregs_9-06.xls 09106 DEVELOPMENT SERVICES DIVISION WAIVE.. 3F SUBMITTAL REQUIR.-MENTS FOR LAND USE APPLICATIONS :?fy; },�� ■�y orr ffi:! rr�-•:itrrrr•+trr: �;;,.;...n:y;.:.;{;;r.,;•y;;n,;:.; ti :.. v : ........... ... ....... ... .•� .r ��.:rnv,v::.•:::i :v.. •::tr}::-}:i.}:Ci.:;' :• .. - :itrr: :;4:i ...................... r . r r r r. rr.. r .Y....... .................. ....., .:...:......... ..fi.. }.i 4:tr:! '{i:�:i.#:?•:.'::}:v�:i:: <$ �:': :# .Y :.11V.I1k�IlE1�>IF��': �:..::.:...: .. • . :+........ r. r... .{i y�•iai � :::v. v:. -. ..: ..:.... ::...r r..fi. ......tr.. r.: .. ��1q�fT■ �.{.w:Li.:i ..i:i->}?}#:i:�+::'.-j:r}r �:;�'r ti' ... ................r.r . fi ;tr.... �. .�.. r.. ... Tf.4T fi ��' 4r........... v.:v:..::::.:uv:.v..... �1S,r.: r.: r.w. Parking, Lot Coverage & Landscaping Analysis 4 ...,..:r.:-:nr.,.>.}r'.:<h:?-rrr:?.;:-.r:.:..:?.,<:.:.h:"•-y:?-r: '-rnr..;..;.... r:.r:.:r.::. -.. _ ?fi:.:.:.:..:.::?iii.}}::.;;i4: +rrn:rv,.y::..:.:..:4:.4:.rr. :v,:v-rnr. ...r ,� tr............... ......:::..............:.. :.:.. .:.:.:.::. ..............:.:::.:. :..: .. ... ..... ..--?-.rrrx::f.:.:.x.:....,-:. tr:f'F.tr} :.�I?=;�?�`�M'MS ���: }:i: ::iX,?:}}::tr:ra}i�-:!f'vriv:'';•�.''nr+'.::i....::..;:::.4J:C:t,:::Y �j�::��ti M1��:i .[... .i i • v:.vr ..... ......... �...... .:..:...... ...}. fr%'.:•: �•: .d'.;..... .ro'io-r:•tro-a}% <ii �}.. .:aiLri<?z<i �y"- •tr::� :-trrr .rac�:.tr: �: r:.k4 ^?;itr.: .:tr.. .r.. ...................4... .. � r..,r.k-:............-.......... ....::.r.;-?:-.r.:r.r.... ;:}.r #�aiitii : tr[ :ctrr:fir}••+ ..tr:; .r Plat Name Reservation 4 :str:r};arf•�:r �:: .,f}: ,or: :f:_.:;a:<:;:; <;:; v:;i. ,i:e �:q} x.:a.,• ::#:: 's �:� :.4:;trr: :;k .�:'•,•;: ry�f:' ifi: :r?CT�� :.{v }:tr):tr: ;.}:{:#'i:`s.^;s;•:4:i :::f:ih ,:{:>,? ..ff:• ::+rvrrv�-r:-iv.� ..4n4r.4:wntr..... f`-yr}:f}r?^.:'4':'.r: _.}:;.:.r;.v:..::. ;v. ,L .. rc ............ ....�.:.r:.:.. ::v:.,/.�.4} n :. .. ...............�.........�.......... h.. : .. .:-}.:.:.i ::i-}:i.}:i.}:i. ... �:}:: i:fi':itr??4`.' ;•}:.v :.{.: .v Preapplication Meeting Summary 4 riff} rctr:., vni-:. �:7� �1 yYr4.:tr :....:....:.:.......... .... ...:....: ..... ..:..uw.:.:; :}:i ;• .::.:v i-:.:v.:.:.:.:.r-k .' } ifi;.`>:%:i?}fYY� ?fi: S:} {.}'F.i Rehabilitation Plan 4 {•?>:r.r{:•}s::.::-.:..:}:4}:4 �•�•'^•-tr•rr}:4}:•4raa+� gar _ - }. :}C•' :?;`?:r- : 3S:v:v: ritr}:4}:f' }:tr}:fi}:f}: r:itr:fi:4: rr}:4:?^r: ?�rrr:nr; r. -4 .rtr, tr..tr.. ... ;r:;:�'i+;v^`. :• ::� }�}... .:-' .�.:.:.:...:. ... ..: 4.`o-.X...tr.............:.r.r..:k..... .. :�:•.v..; ..;; ..; .;; ...; ..}..} i::%tr'?:4}}:;4-..}::.....:..::..{::..::..;i..:...;;.;.,v..:.:�::j:..':.;.::.;:i:: ..:::: �: �: �::.;ti_r..... .......... ... v }...... r }....: r,r..r. • :• ...:.::. ;v •.v w.:v-:-::.v:.v: -...: :rr}'i {:}:. .. .. ..........:......... .:. ., r..,..4.. r.. r.. .. ....... .r.r en:::trnfi:. .........::..:.. .. r.}:n .rtr:�:};!fi.if.'.?:{:�:`.:^:.'...::..:�:....?.,:..:..:.:.fi.:f:t..r?-.�. }.s..,M1..; ..y Site Plan 2 AND 4 ^•'ir:;?tr:c4r....}:fir::i.x:.a:<.:ro::,:::.}.:-:.;: 'i.:}x.::m- :" r:o-}x}v :•x[:•: _ ::.. k.. .x.. : '-r:.}:{-i:i.}:i-.: cf::}: tr}:tr`:!tr:f`:itr:i::4}Y': .i'•: .. .:.: ..: .v... ... ... ..:.: ..:... n:.r:.::.-fi,tr..r.i... }............... ... }. .: =:: •.. �. +�>:r}ri-}:::ri:rvf:i': i.;}:i:}:i:??.% Stream or Lake Study, Supplemental 4 ..........:.::..:::... if.. }'4}'trr:trrr:.y .Y:. +vr�� .... ...:. x....:.::.:...•x:.:.}:...:..:.,..,.:.:.:. :.. ......... ,.i r.. r. r r w- r..4..,..tr..tr.........c ....... .{• ... }: �: ,.. ;r ....... ...,::. ...�::.:.L .:.:..::. � _ _ .f .....................................................�. .�....... ..............). ti Street Profiles 2 yv A1w'S 4i:itrfi::r'4}. •.:• .::•'v' : ;..:)?.:{. :. ::...:}}:vxif}:i.} }:f}:if}: rr:?`. `: fi::.::.;?-•:{-`:-r:'...:^rv,•y, r:..: •.J:{-- . .~} if, `.:tr.:4::v:}?rii :•tr � } :;tr.: :!tr}: '�:i•r rfrtr}}r}:;tr}'tr:.:.$-}yfu.-::v .2.r ..{..v...v-•v.{.::%:-nv::.v-:.:-:.:J..'•..,r •':}?'i:fi:S}ir':r�:ry:=�"v#:� ;?{rv: n;. :".:+M'}i:+• rSS. :-h:w.,v..L:.:S::. v\.n:,K ,,}�} •. �::.r.}�f' :��> i;e �i:�AL�.r<�r::.:h-:i :. x:.::.:.:-:..4:•a,�.................a.,:.;;a-;[;w>:;::: ?,.. ..........:`...........tr:.trnivhvY.tr:;fni�rc.............. .. .... :•.... :r:. ` :if'J.�...tr.r ?Cy:..;:..:{:.rr:.};nrrrnr ..YK :C'-f:.:.. . Topography Map 3 •:;f?;;[`::1:;.:s vi4': r}ii .trn• yr ��o-i: ?•Y .:\:-:.:.:.:.:.:.:.:Jn• .•:......o-r..:r.f}.rr::tr}-r:-ifi:x..:...........irf. ..........:....... n..•,�:..::.r,:..�r-�r.r:.,:::.:.r:-,-r.r.:,-., r....r �....c...-:+-r.r•}. .. ,:.,•. ... ..; .... :.n: .........-r..:..,-.:..: r.:,}.. ... ..>:.. ...,..:.:xx.,,,r....rr.tr..n.....tr.......................M1..r�:3•:vr:.y-.,r;:.}>r:;{:.; .fxtr::,�rx.}.: .}r-ry:;:i:: Tree Cutting/Land Clearing Plan 4 .:v _ :... Y ...... Y.. "fin, :.:tr:ifi}:i4:f}'F.fiH........... :: .: .:...:..:..: :....r: v: '..':•:: :v :• .::.:. i.: :• :• � yr r:nv. SIx �{ ;V "�11�I� >%�x•- vk:?: rf:Yf'v:�' �:<o:2.t::;� tii:."•v: Utilities Plan, Generalized 2 tri.........tr}:ai-'F-f}:'r i.;fyv;y::.y::{• {-}:{-:'C:: .{. ...: rr:........ Q ti_:.r}; :•.i ::.:5:.}:raJ r:tr::"...y:.y:..i::}.?:}-i �: ::-..'• :_.:..� :::: ;.:..; . [3.E �4W.F:1^1'^JII#Si}r%lf}li/1C^"T �• nfinw.'.w::.. r:::.`.•.r?�::::'. •;f••::.}:C}.r.i,'.': _`�`: ...:.................. C................. r............................... ........::........ ..{: 'Ftr}:i ?�:'.-}:?^.:if•...yy::.}::.y} .:�Fs:S.:.:..:..4[•f..:; 4:,' Wetlands Mitigation Plan, Preliminary 4 .:: .: .: .i4. .. . . 4. .. .::: v: ::::•..:v.::..:.::.::.: .::.: .:: i;fi:::4r� .C;.;..y;si::::i::o- r::':.i::: :itr:itrf:r rifi}:!4:f}:$:: •:j: ij�p :lit ir:r-yyi::: �kei} �i�S4I�ilk:lfi. ':4� {`S:J" }:o- �•>: :[:: •:'i:f. .... ... ..........................'4............ Y}: .. :.. i:�` J? V:?4:ni; ,v:.::.. `:'-`:^;-Y:C••,i:?^:^'h:?•..... ..C:r:...:?%..v.. -ti r i.:u:•:. :w rr �•' ..........r..:..................rn..:..:...v.n:.::.:.v.::...:.: r..r..h........L............. •.. .. .............. � }:�5: rh:+ :f}:tr:.ryy:.y;:. Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2AND 3 Map of View Area 2 AND 3 PhotosimulationS 2 AND 3 This requirement may be waivdd by: 1. Property Services Section PROJECT NAME: 2. Public Works Plan Review Section 3. Building Section DATE: 0� 4. Development Planning Section Q.XWEBIPWOEVSERV1Forms\Manninglwaiverofsubmittalregs_9-06.xis 09106 4 DEV - OPMF-A OF R pN PLANNING APR 10, 20 Pre -application meeting for the RECEIVED WAGNER PRELIMINARY PLAT PRE 08-007 City of Renton Development Services Division January 31, 2008 Contact information Planner: Andrea Petzel (425) 430-7270 Public Works Plan Reviewer: Arneta Henninger (425) 430-7298 Fire Department Reviewer: David Pargas, (425) 430-7023 Building Department Reviewer: Craig Burnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, 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 amended at times, and the proposal will be formally reviewed under the regulations in effect at the time of formal project submittai. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT M E M O R A N D U M 1 / 14/08 Andrea Petzel, Assistant Planner David Pargas, Assistant Fire Marshal PRE-APP08--007 Wagner Plat Review of the plans and material submitted regarding the Wagner Short Plat Estates Short Plat, has disclosed that the following Fire Code requirements shall need to be met for this plat. The Fire Code requirements are as follows: 1. FIRE FLOW: Structures up to 3600 square feet shall require a minimum fire flow of 1000 gallons per minute for 2 hours. Structures in excess of 3600 square feet shall meet a fire flow of 1500 gallons per minute or comply with the fire flow requirements set forth in Table B — Appendix B of the 2006 International Fire code. 2. # Of REQUIRED HYDRANTS: As in accordance with Renton Fire Department standards, One (1) Hydrant shall be required for structures up to 3600 square feet and that require a minimum Fire Flow of 1000 gallons per minute. The, number is also subject to meeting installation spacing requirements that are in accordance with sound engineering practices. Structures over 3600 square feet and having a fire flow requirement of 1500 gallons per minute or more shall require (2) Hydrants. The number of hydrants for structures over 3600 square feet shall also be based on spacing, which shall be in accordance with sound engineering practices. 3. HYDRANT SPACING: Residential Spacing A) Spacing shall be no greater than 500 feet apart. B) Hydrants shall be no greater than 300 feet to the front of any structure. C) Primary Hydrants shall not be greater than 150 feet to the structure. 4. LADDER &. FIRE APPARATUS ACCESS: A) The minimum Fire Apparatus Road Access shall be no less than 20 feet wide. Review of the plans discloses road widths to be approximately 40 feet in width. B) Fire Lane signage shall not be an issue through the main access off of 110"' Place S as this road is approximately 40 feet in width_ At the end of 110th Place S is a Hammer Head turn around. Fire Lane signage shall be required in this area. Contact the Fire Marshal's office for specific Fire Lane signage requirements. Fire lane signage shall be posted on the same side in which the hydrants are located. iacity memos108 pre app reviewslpre-app08-007 wagner plat.doc C) Ladder Access shall be provided on all 4 sides of a structure for a 35 foot ladder at a 70 degree angle D) The plans reflect a Hammer Head Turn Around at the end of 1101h Place S. Please see attached Hammer Head requirements. 5. FIRE MITIGATION FEES: Fire mitigation fees shall be $488.00 per unit and shall be paid prior to Final Plat recording. Any questions or concerns regarding Fire pre -application review comments may be directed to Fire Marshal Dave Pargas at 425-430-7023 i:lcity memos108 pre app reviews%pre-app08-007 Wagner piat. doc CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: January 22, 2008 TO: Andrea Petzel FROM: Arneta Henninger X7298 SUBJECT: WAGNER PLAT PREAPPLICATION PRE 08-007 SE 172ND AVE AND 110TH PL SE (202305-9023) NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have completed my review on this 10 lot plat preapplication located in the vicinity of (and south of) SE 172nd St and (east of) 109th PI SE, all located in Section 29, Twp. 24N, Rng. 5 and have the following comments. Water: • The project shall submit a Certificate of Water Availability from Soos Creek Water District to confirm that the District can provide the required fire flow rate for the development as required. • Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Soos Creek Water District, need to also be submitted to the City of Renton for review. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. Per the City of Renton Fire Marshal, if the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards and specifications. • Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. Sanitary Sewer: • The project is located in the Soos Creek Sewer District and will need to get a sanitary sewer letter of availability from that district. • The plans, even though it is in Soos Creek Sewer District, need to also be submitted to the City of Renton for review. Street Improvements: • This project needs to extend the street in the plat to provide for a temporary hammerhead turnaround to be extended in the future (to the east). Wagner Plat preapplication • Per City of Renton code projects that are 5 to 20 residential lots in size are required to provide full pavement width with (vertical) curb, gutter, sidewalk and street lighting on the project side. In addition the project needs to provide a minimum 20' pavement section on SE 172nd St out to the arterial (108th Ave SE). • The new street interior to the plat must be developed to City standards, which are 42' right-of-way (if a modification request is submitted and approved), full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb and street lighting. The applicant does need to submit to the City a street modification request for the reduction in the required right-of-way width to forty two feet. • Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems including Puget Energy are not allowed. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • The applicant shall pay the Traffic Mitigation Fee of approximately $750 per new lot prior to recording the plat. This is a condition of the plat. Storm Drainage: • This project is located in the Soos Creek Drainage Basin. A conceptual drainage plan and report is required with the formal application for the subdivision. The report shall address detention and water quality requirements as outlined in the King County Surface Water Manual. Staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. • The Surface Water SDC fees are $1,012 per new unit. These fees are collected at the time a construction permit is issued. Aqua Protection Zone. • This site is not located in the Aqua Protection Zone. CTeneral - • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. • Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards_ cc: Kayren K- 1 IProjects\WAGNERPLpa.doc%cor CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: January 31, 2008 TO: Pre -Application File No. 08-007 FROM: Andrea Petzel, Associate Planner, x7270 SUBJECT: Wagner Preliminary Plat General: We have completed a preliminary review of the pre -application for the above -referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Planning/Building/Public Works Administrator, 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 $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gou. Project Proposal: The subject property is located in the recently annexed Benson Hill neighborhood, at SE 172°d Avenue and 110"' Place SE. The proposal is to subdivide the approximately 1.23-acre lot into ten parcels for detached single-family homes and one stormwater detention tract in the R-14 zone. Proposed density would be 10.8 du/acre. The site is currently vacant. Access is via a new public street with a hammerhead turnaround area. Zoning/Density Requirements: The maximum density permitted in the R-14 zone is a minimum of 10 to a maximum of 14 dwelling units per acre (du/ac). The method of calculating net density is as follows: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights -of -way and legally recorded private access easements are subtracted from the gross area (gross area minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. According to information submitted with the pre -application materials, 13,479 SF would be deducted for a public road resulting in a density of 10.$ du/acre, which is permissible in the R-14 zone. Due to road extension to the east, additional deductions will most likely be required_ Development Standards: Within the R-14 zone, a minimum of 50% to a maximum of 100% of permitted units shall consist of detached, semi -attached or up to 3 consecutively attached townhouses. Up to 4 townhouse units may be consecutively attached if provisions of RMC 4-9-065 Density Bonus Review are met. The project, as proposed, appears to comply with this requirement. Within the R-14 zone uses may be developed on either: a) properties that are platted through the subdivision process; or b) properties that are to remain unplatted. For properties that are to remain unplatted, the development application shall be accompanied by a shadow plat and, if applicable, phasing or land reserve plan. For purposes of this zone "lot" shall mean legal platted lot and/or equivalent shadow platted land area. Wagner Preliminary Plat Pre-Ap,..,;ation Meeting January 31, 2007 Page 2 of 3 Minimum Lot Size, Width and Depth —. The minimum lot size for detached or semi -attached units is 5,000 SF. In its current configuration the proposal does not appear to comply with the 5,000 SF requirement_ Please note that the lots size requirements are different for attached townhornes (2,500 and 2,000 SF)_ If attached townhornes are intended, these lots would meet that minimum requirement. The minimum lot width required for detached or semi -attached units is 30 feet, and the minimum lot depth is 50 feet. Up to three consecutive townhornes the required width is 25 exterior and 20 feet interior; depth is 45 feet. For greater than three attached townhornes the width is 45 feet (exterior/interior) and depth is 40 feet. Building Standards —The R-14 zone allows a maximum building coverage of 50 percent of the Iot area. Building height is limited to 2 stories and 30 feet. Architectural Design — The R-14 zone requires that dwellings shall be arranged in a manner that creates a neighborhood environment. Front facades of structures shall address the public street, private street or court by providing a landscaped pedestrian connection, and an entry feature facing the front yard. The R-14 zone requires variation in vertical and horizontal modulation of structural facades and rooflines among individual attached dwelling units and private entry features that are designed to provide individual ground -floor connection to the outside for townhouse units. Compliance with these requirements would be verified at the time of building permit review. 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-14 zone are 10 feet in front for the primary structure and 20 feet for an attached or detached garage, 10 feet for a primary structure. With access from the rear from the front yard setback would be reduced to 10 feet. Side yard along a street is 10 feet, interior side yard is 5 feet, and rear yard is 15 feet. With attached alley access to a garage, the rear yard setback can be reduced to 3 feet, provided there is 24 feet of back -out room. Access/Parking: The proposal is to access the proposed lots off of a new public street, which must allow for future expansion to the east. In the R-14 zone, each unit is required to accommodate off street parking for 1.75 spaces per dwelling unit where tandem parking is not provided and 2.25 spaces per dwelling unit where tandem parking is provided subject to the criteria found in 4-4-080F.8.d. Driveway Grades: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Planning/Building/Public Works Administrator is required. Landscaping and Open Space: The entire front setback, excluding driveways and an entry walkway, shall be landscaped. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: A tree inventory and a tree retention plan shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10% of significant trees [those with a minimum diameter of 6"], and indicate how proposed building footprints will be sited to accommodate preservation of significant trees that will be retained. When the required number of protected trees cannot be retained, new trees with a minimum caliper of 2 inches shall be planted. Sensitive Areas: This site is in a high coalmine hazard area and a geotechnical report would be required. In addition, a preliminary wetland reconnaissance study will be required as there are potentially wetlands onsite Environmental Review: Preliminary plats require F;nvironmental Review (SEPA). Wagner Preliminary Plat Pre -Application Meeting January 31, 2007 Page 3 of 3 Permit Requirements: The proposal would require Environmental Review, Preliminary Plat approval by the Hearing Examiner. The approval process would be reviewed concurrently within an estimated time frame of 12-14 weeks. The fee for Preliminary Plat approval would be $2,000 and $500.00 for Environmental Review. Detailed information regarding the land use application submittal is provided in the attached handouts. Once the land use application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6`4 floor front counter prior to submitting the complete application package. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of a building permit. • Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, • Fire Mitigation Fee based on $3 $5.00 per new townhouse. • Parks Mitigation fee based on $530.76 per new lot (four or more units). • School impact fees may apply if the project is within the Kent or Issaquah School District. A handout listing all of the City's Development related fees in attached for your review. Expiration: Preliminary Plat approval is valid for five years with a possible one-year extension. Consistency with the Comprehensive Plan: The proposed development would be located within the Residential Medium Density (RMD) Comprehensive Plan Land Use designation. cc: Jennifer Henning E rdmn PtA DENSITY i✓',��-�� �4A a 4 R10 WORKSHEET` .� City of Renton Development Services Division 1055 South Grady Way -Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. -T I square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" Private access easements"* Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: square feet V1(aci square feet f square feet 2. Q' square feet 3. square feet 4. acres 5. -units/lots 6. lO = dwelling unitslacre `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 daductedlexcluded. ** Alleys (public or private) do not have to be excluded. C A01te EneenemkC;ity of KerdaMdeasitv_doc Last updated: 03/1 &2008 7 NT WAGNER SHORT PLAT I]EVCITYOF PLANNING ON LNG 11& Avenue SE & SE 172nd Street Icing County Tax number 292305-9023 APR 10. 2008 7 Single Family Residence PRO]ECT NARRATIVE RECEIVED The proposal is to create 7 new single-family detached dwelling units on the above referenced property within the recently annexed area of Cascade. The property is located at the end of SE 172nd Street (off old Benson Road) at 110t' Avenue SE. The proposed 7 lot short plat would take access from the existing road of SE 17rd Street. The property is very flat — but gently slopes from the east towards the NW corner. The drainage from the new roads and homes would flow into an on -site storage facility, which then would discharge (via underground pipes) into the existing storm system within SE 172"d Street. The drainage then continueswest within pipes discharging into the drainage system within Benson Road. This drainage continues north into the Panther Creek drainage; then into the Green River. Permits required: Land Use Action permit, utility permit and building permits Code Modification Request: The proposed cul-de-sac is sized at a radius of 50'. The Renton City code requests a radius of 55. The site is at the end of an existing road SE 172nd Street with no potential for extending east due to sensitive areas and the parcel to the east is already developed as apartments. This would be the end of SE 172"d on this proposed project. The parcel is also constrained by a coal mine hazard area along the entire southerly property line. A paved cul-de-sac of 45' radius could fit within a 50' radius dedicated right-of-way. Zoning designation: The property is zoned Single Family Residential R-14. The surrounding area is zoned single-family residential to the west and south. To the east and north, the zoning is multi -family zoning. The parcel to the north is un-developed; to the west - developed as single family detached; to the south — single family detached; and to the east — multi -family condo project accessing off of Petrovitsky Road. Current Use: undeveloped woods and under -story Special features: None— very flat; there is an old coal mine seem located along the southerly boundary of the parcel. See the proposed site plan and Geotechnical report for location. Soil Type/Drainage: The site is underlined with dense Alderwood series soils that has been covered with trees, blackberries, and shrubs. The drainage design for the proposed short plat would be to collect the storm water from the driveway and house and convey the flow into the existing storm water system within SE 172nd Street. Proposed use: 7 single family (detached) residences Access: Access to the project would be from a public road (SE 172nd Street). 2' of pavement needs to be added to SE 172nd Street to meet the Fire Marshal required 20' access. Proposed Off site improvements: Additional paving and storm drainage along SE 172nd Street to meet City standards. Total estimated cost / Fair market value: Estimated cost $420,000; Market value (completed homes) $2,100,000 Estimated quantities: Approximately 400 cu. yds. of fill material is needed to construct the cul-de-sac and access road (private); there will be approximately 480 cu. yds. of excavation material generated to construct the on -site storm water vault. This material will be kept on site. No fill material is proposed to be brought into this project. The project will balance the on site excavation with the necessary fill material for construction. Trees removed: Several trees will be removed to construct the roads, access tract, and storm water facilities. There will be trees left after construction located in the Coal Mine Hazard area located on the south side of the project. Dedication to the City: The new cul-de-sac will be dedicated to the city of Renton. Proposed size, number and range: The lots range from 5,000 to 7,326 square feet. There are 7 proposed lots. lob shacks, sales trailers, and model home: No proposal at this time k SOOS CREEK WAT,-,1: & SEWER DISTINCT 14616 S.F. 192nd St. • P.O. Box 58039 • Renton, WA 98058-1039 • Phone (253) 630-9900 • Fax (253) 630-5289 February 26, 2008 Gem Construction c/o Matt Grimm 21501 Connells Prairie Rd E Buckley, WA 98321 RE: Parcel 4292305 9023 Dear Mr. Grimm: Enclosed are the requested certificates of water and sewer availability for the above referenced parcel. Final water and sewer layout requirements and fees will be determined when final site plans are submitted, Please contact me at (253) 630-9900 extension 4 if you have any questions. Sincerely, Stephanie Development Clerk Encl www.sooscreek.com NNING This certificate provides information necessary to evaluate development proposals. Certificate : 5084 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY Type: Short SubDivision Applicant's Name: Gem Construction Proposed Use: 7 Single Family Residences Location: Lot: Block: Development: PROPOSED WAGNER PLAT Parcel: 292305 9023 Address: *NO SITE ADDRESS*, RENTON Information: ( Attach map & Legal description if necessary ) SEWER PURVEYOR INFORMATION 1, a Sewer service will be provided by service connection only to an existing sewer main Null feet from the site and the sewer system has the capacity to serve the proposed area. b i.i Other (describe); Sewer service to the proposed plat will require mainline installation. Fill may be required to provide adequate cover of the sewer main. Sewer design will be based on the final site plan. 2. a The sewer system is in conformance with a County approved sewer comprehensive plan. b The sewer system improvement will require a sewer comprehensive plan amendment. 3. The proposed project is within the corporate limits of the district, or has been granted Boundary a v Review Board approval for extension of service outside the district or city. b Annexation or Boundary Review Board approval will be necessary to provide service. 4. Service is subject to the following: a V Connection Charge: Yes b V Easement (s): Required c V Other: See item lb above and conditions below Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. -t his District is not represeriiiug that it's facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I hereby certify that the above sewer purveyor information is true. This certification shall bc. valid for one year from date of signature. SODS CREEK WATER & SEWER DISTRICT Stephanie McLendon 2/26/20 Agency Name Signtatory Name Date Development Coordinator Title % Signature Date ti�,is OrckWatrr & Sewer Distncr "rptAvaikSingiePm-ce[AddSewer" 2Poi96 This certificate provides information necessary to evaluate development proposals. Certificate : 4281 SOUS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: Short SubDivision : Applicant's Name: Gem Construction Proposed Use: 7 Single Family Residences Location: Lot: Block: Development: PROPOSED WAGNER PLAT Parcel: 292305 9023 Address: *NO SITE ADDRESS*, RENTON Information: WATER PURVEYOR INFORMATION Water will be provided by service connection only to an existing Null inch water main, Null feet from the site. And / Other b I✓' Water service will require an improvemnt to the water system of: Water service to the proposed plat will require mainline utstalation. Water design will be based on the final site plan. 2. a v The water system is in conformance with a County approved water comprehensive plan. b i__i The water system improvement will require a water comprehensive plan amendment. 3. aV The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor, b n Annexation or Boundary Review Board approval will be necessary to provide service. 4. a I! Water is/or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 260 feet from the building/property {or as marked on the attached map}: Rate of Flow: 1,000 gpm Duration: 2 hours b r_, Water systems is not capable of providing fire flow. Cross Connection Control devices must be in conformance with state laws. Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having j ttrisdiction. This District is not representing that it's facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I hereby certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature. SODS CREEK WATER & SEWER DISTRICT Agency Name Development Coordinator Title Soos CreekWaicr & Sewcr District "iptAvadSingleParcelAddWate' 2l6196 Stephanie McLendo -,, 2/26/20 signatory Pia Date Yf Signature Date City of Renton PIA"RNdG v ,° of REKTON T,xEE RETENT611 IQQR Apn I U. WORKSHEET REcsvao WA61 Ole tom. S4%%r pu4q 1, Total number of trees over 6" In diameter' on project site: 1.-30 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased, or dangerouS2 trees Frees in proposed public streets rG frees Trees in proposed private access easements/tracts _ trees Trees in critical areas3 and buffers trees Total number of excluded trees: 2. 7 trees IF 3. Subtract line 2 from line 1: 3. 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 proposings to retain4: 5, trees 6. Subtract line 5 from line 4 for trees to be replaced: 6.-1 trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. W r inches 8. Proposed size of trees to meet additional planting requirement. Q�— (Minimum 2" caliper trees required). ► l inches per tree 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) 9.—.0 trees Measured at chest height z. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. J, critical Areas, such as wetlands, streams, flood pia ins and protected slopes, are defined in Section 4-M50 of the Renton Municipal Code (RMC). 4 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 inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement H:Division/Forms/TreeRetenLion Worksheet 11107 J. S. Jones amd Associ&tes, March 5, 2008 Mr. Matt Grimm President Gem Construction, Inc. 21501 Connells Prairie Rd. E. Buckley, WA 98321 RE: Wetland Investigation of Tax Parcel No. 292305-9023 Dear Mr. Grimm: I la C . pr i ' KING API I p 2w. "�6c& t ') There is one small isolated wetland which is less than 2,200 square feet in area and without standing water (see wetland map). The shallow depression is unvegetated with a water table at 6 inches from the surface. The soil is a hydric, low-chroma matrix, very dark gray, gravelly sandy loam which is seasonally saturated. The isolated wetland is exempt from regulation per Section 4.3.050.C.5.f of the Renton Municipal Code. An off -site wetland is present 99 feet to the northeast (see wetland map). The off -site depressional wetland has palustrine shrub -scrub (PSS) and palustrine emergent (PEM) class vegetation. The wetland is permanently ponded and the sources of wetland hydrology are from precipitation and runoff. The remainder of the property is upland dominated by Indiam plum, Oregon grape, sword fern, and Himalayan blackberry. There are no wetland hydrology indicators present. The soils are a non-hydric gravelly sandy loam soils. Methodology The wetland investigation was performed using the Routine On -Site Small Area Determination Methodology as described in Part IV, Section D of the Corps of Engineers Wetlands Delineation Manual (Corps of Engineers, 1987) and the Washington State Wetlands Identification and Delineation Manual (WA Department of Ecology, 1997). This determination is based on the presence of the three criteria for jurisdictional wetlands: hydrophytic vegetation, wetland hydrology, and hydric soils. All three criteria must be present in order to classify an area as a wetland The wetland boundaries were flagged with consecutively numbered orange flagging and coordinately measured in the field. The wetland determination also included a review of the King County GIS wetland information and the USDA Soil Conservation Service's, Soil Survey of King County Area, Washington (Snyder, et. al., 1973). 402 EAST MAIN STREET, SUITE 110 AUBURN, WA SHINGTON 98002 253-904-2645 1 FAX 253-333-8584 The wetland determination is in accordance with Section 404 of the Clean Water Act, the objective of which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States (WADOE, 1997)." Wetlands are defined as "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas (WADOE, 1997)." Wetland determination is not final until approved by regulatory agencies and/or local jurisdictions. Wetlands are subject to seasonal and annual variation. J. & Jones and Associates, Inc. does not guarantee acceptance or approval by regulatory agencies, or that any intended use will be achieved. For further information regarding these findings please contact us through email or phone: blueiayiones�nventure.com or 253-804-2645. Sincerely, '7411� �� Jeffery S. Jones Professional Wetland Scientist Attachments: Field Data sheets Wetland sketch Map March 2008 2 , S. Jones and Associates, Inc. NVRrH r> eo n GEM CONSTRUCTION PROPERTY - WETLAND MAP SEC. 29, TWP, 23 N, RGE. 05 E, W.M. TAX PARCEL ID NO.: 292305.9023 SE 172ND Sl 2923059023—�— 3809008888 I Imo^ W 3811300020 .4 3811 W 3811 000030 38 C) 38'13QDQ�0 I I / 361#3D4450 / 3811300060 I ' r I � 121 162680DD20 1626800025 3811300110 I I 300100 11300090 I _ WL-1 1'5 36113o0080 wL-1- t-t WL-1- ISOLATED NON -REGULATED WETLAND (117 SP) 38113000 DD _fL3 1626800034 23692000D5 2389200010 _�qL-2 2923059015 66148D8888 W 4 ICICLE CREEK ENGINEERS Geotechnical, Geologic and Environmental Services �7 September 12, 2007 Matt Grimm Gem Construction, Inc. 21501 Connells Prairie Road East Buckley, Washington 98321 INTRODUCTION DEV vv pr- FkFt4 f D1`t ING ppR 10. 20 Letter Report Geological Engineering Services Coal Mine Hazard Evaluation Ground Proofing Program Proposed Residential Short Plat Wagner Property King County Tax Parcel No. 2923059023 Renton (King County), Washington ICE File No. 0766-001 This letter report summarizes the results of Icicle Creek Engineers' (ICE's) ground proofing program of a Moderate Risk Sinkhole Hazard area within the south portion of King County Tax Parcel No. 2923059023 (referred to as the Wagner Property) located off of the east end of 172"a Avenue SE near Renton in King County, Washington. Our services were completed in general accordance with our Proposal dated June 25, 2007 and were authorized in writing by Matt Grimm of Gem Construction, Inc., the property owner, on July 6, 2007. The project site is shown relative to nearby physical features on the Vicinity Map, Figure 1. ICE previously completed a preliminary coal mine hazard assessment of the property. The results of this study are presented in our letter report dated May 7, 2007. In our May 2007 preliminary assessment, we classified the south portion of the property as a Moderate Risk Sinkhole Hazard area that may be suitable for open space and trails. We further described in that report that with additional subsurface exploration (referred to as "ground proofing"), this Moderate Risk Sinkhole Hazard area could be "declassified" (no building restrictions associated with coal mine hazards) if it could be shown that the underlying coal seams (Upper and Lower Splits of the Springbrook No. 3 Coal Scam) were intact (not mined). Specific details regarding the mining history of this area are described in ICE's May 2007 report. SUMMARY OF FINDINGS The coal seams were evaluated by drilling a test boring (Boring B-1) to a depth of about 71 Meet on August 23, 2007. The test boring was drilled using track -mounted, hollow -stem drill equipment owned and operated by Holocene Drilling, Inc. of Fife, Washington. The test boring was located in the field by measuring from known surface features. The ground surface elevation of the test boring was approximated using a topographic site plan provided by Mr. Grimm. The approximate location of the test boring is shown on the Site Plan, Figure 2. Upon completion, the test boring was backfilled in general accordance with Washington State Department of Ecology guidelines. The test boring was continuously monitored by an engineering geologist from ICE who classified the soils or bedrock encountered, obtained representative soil and bedrock samples, observed ground water conditions (when possible) and prepared a detailed log of the exploration., 230 NE Juniper Street, Suite 101 • Issaquah, 1/VA 98027-25" 9 • vvv,,w ciclecreekengineers.com • (A25) 427-8187 phone • (425) 427-6629 fax Matt Grimm Gem Construction, Inc. September 12, 2007 Page 2 The soil consistencies noted on the log are based on the conditions observed, our experience and judgment, and blow count data and/or drilling resistance during drilling. Representative samples were obtained from the test boring at 5-foot depth intervals using a 1.5-inch inside -diameter split -spoon standard penetration test (SPT) sampler. The SPT sampler was driven 18 inches with a 140-pound weight falling a vertical distance of approximately 30 inches. The number of blows required to drive the sampler the last 12 inches, or other indicated distance, is recorded on the test boring log. The drilling resistance was monitored for soil/bedrock density, and to evaluate for the presence of voids that would indicate open mine workings. Soils encountered were visually classified in general accordance with the classification system described in Figure 3. Bedrock was classified using standard geological methods. The test boring log is presented in Figure 4. The test boring log is based on our interpretation of the field data and indicates the various types of soil and bedrock encountered. The boring log also indicates the depth at which these soil and rock types or their characteristics change, although the change might actually be gradual. If the change occurred between samples in the test boring, it was interpreted. Ground water conditions were observed to the extent it was practical when using hollow -stem drilling methods. Boring B-1 encountered about 5 feet of soil overburden consisting of silty sand with gravel underlain by sedimentary bedrock (referred to as the "Renton formation"). The bedrock consisted of weathered, medium dense, fine-grained sandstone bedrock from a depth of about 5 to 71/2 feet that graded to unweathered, very dense fine-grained sandstone and carbonaceous shale from a depth of about 7% to 23 feet. At a depth of about 23 feet, the drilling resistance indicated soft drilling. The soft drilling resistance, blow count data and rock samples indicated the boring encountered caved rock from a depth of about 23 feet to 67 feet (44-foot thickness). The caved rock consisted of very loose to medium dense coal and sandstone fragments. A 2-foot thick void was encountered at about 45 to 47 feet below the ground surface. At a depth of about 67 feet, the drilling resistance increased suggesting intact bedrock (dense carbonaceous shale) to the completion depth of the boring at about 71'/z feet. Ground water was observed during drilling at a depth of about IS feet. CONCLUSIONS Based on the results of our ground proofing program, the underlying Upper and Lower Splits of the Springbrook No, 3 Coal Seam are not intact in the area of Boring B-1. It is probable that progressive caving, over time, of the two coal seams and bedrock interlayer has occurred causing the unstable and loose caved rock encountered in Boring B-1. RECOMMENDATIONS Because the condition of the coal seams was not intact as expected, we contacted Mr. Grimm to discuss the results of Boring B-1. We advised Mr. Grimm that the results of Boring B-1 were unfavorable for mine hazard "declassification" of the Moderate Risk Sinkhole Hazard area. Further exploration (two borings were planned to the west of Boring B-1) would likely encounter similar conditions (caved rock) and, if caved rock was encountered, would not provide supporting data for declassification of coal mine hazards. We recommended to Mr. Grimm that the ground proofing program should be curtailed with the completion of Boring B-1. Mr. Grimm agreed with this recommendation. For the purpose of site development, we recommend that the area in the south portion of the Wagner property, south of the north edge of the Lower Split Coal Seam, maintain th!_c]assification as a"Moderate Risk Sinkhole Hazard Area" as presented in the ICE'S May 2007 report as shown on Figure 2. Icicle Creek Engineers 0766001/091207 Matt Grimm Gem Construction, Inc. September 12, 2007 Page 3 USE OF THIS REPORT We have prepared this report for use by Gem Construction, Inc. for their use in planning development of the site. The data and report should be provided to permitting agencies for their infortnation, but our report conclusions and interpretations should not be construed as a warranty of the subsurface conditions. When the design has been finalized, we recommend that the final design and specifications be reviewed by our firm to see that our recommendations have been interpreted and implemented as intended. There are possible variations in subsurface conditions between the locations of the explorations and also with time. A contingency for unanticipated conditions should be included in the project budget and schedule. We recommend that our firm be retained to provide sufficient monitoring, testing and consultation during construction to evaluate whether the conditions encountered are consistent with those indicated by the explorations and to provide recommendations for design changes should the conditions encountered during the work differ from those anticipated. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared. No warranty or other conditions, express or implied, should be understood. We trust this letter report meets your present needs. Please call if you have any questions concerning this report. op a AL Document ID: 0766001.REP Two copies submitted Attachments: Vicinity Map — Figure 1 Site Plan — Figure 2 Explanation for Boring Logs — Figure 3 Boring Log — Figure 4 Yours very truly, Icicle Creek Engineers, Inc. q�' 4 Matthew M. Kogle Senior Staff Geologist Brian R. Beaman, P.E., L.G. Principal Engineer/Geologist Icicle Creek Engineers 0766001/091207 CO p'Ar o4 •, .. �`. • Rentw- on 1 Ian!' j / fi-- c bst Lie I � r r �ti � 1 � � SU - ie +@Ct` •iC:. j 1•; ` t�ti` '1 `1$\�'�`.\ � VP 'a 4 i / �' i ?r i ° 10.a �aa� sa r 40 Hill Park pFkg glen I , , _ � �•� - -��� � � � � � � C � .... .ems { — r Project Site -F • I s �wl- '1 o l II ♦ 2 • l' ° rli� . I 4 ' 0l _ Park ) *�. IF 1 1 F pe ��. Springbrook ""� .�;,'; Spring Glen E •-. - Mine No. 2 `�`� Sprfn 1brook. Mine ral.,�rHes f' Ir Mine No. 3 6-T MA n •s 1 -} i 7 E :ORP • / ^s, _� r a /'F�`�'.� I� y+ Ff -.�``, � � � •• •• • •= 1� �;',?*�� {�� t/r 4b Printed fromTOPO! 01997 Wi1dt]owerProductions{www.topo.mw� N 0 2,000 4,000 Seale in Feet Icicle Creek Engineers. VicinityMap - Figure I SE W Boring Location (ICE, August 23, 2007) Base map reference: SubTerra, Inc., September 22, 2008. Figure 2, TT-1 Split Coal Seam Split Coal Seam a Test Trench Location (ICE, May 1, 2007) ? Trench 1 ' 8� ! R L Test Trench and Pit Location (Cornerstone Geotechnical, 2006) Approximate Scale in Feet ®Moderate Risk Sinkhole Hazard Area (aWmillnele -see ICE May, 2007 report for adcWionaf cetaill Icicle Creek Engineers Site Plan - Figure 2 Unified Soil Classification Svstem Soil Classification and MAJOR DIVISIONS Generalized Group Description Coarse- GRAVEL GW Well -graded gravels Grained More than 541a o CLEAN GRAVEL GP Poorly -graded gravels Sails of coarse fraction GRAVEL WITH Gravel and silt mixtures retained on the 4 sieve FINE5No. PGM C Gravel and clay mixtures SAND SW Well -graded sand CLEAN SAND Poorly -graded sand More than 50% SP SAND WITH SM Sand and silt mixtures More than 50% of coarse fraction retained on the passes the FINES No. 200 sieve No. 4 sieve SC Sand and clay mixtures Fine - SILT AND CLAY ML Low -plasticity silts Grained INORGANIC Soils CL Low -plasticity clays Liquid Limit q Lo ORGANIC OL w plasicity organic silts _j less than 50 and organic clays SILT AND CLAY MH I High -plasticity silts INORGANIC - More than 50% CH High -plasticity clays ORGANIC OH High -plasticity organic silts passing the Liquid Limit No. 200 sieve greater than 50 i with organic odor PT j and organic clays Highly Organic Soils Primarily organic matter Peat Notes: 1) Soil classification based on visual classification of soil is based on ASTM D2499-90. 2) Soil classification using laboratory tests is basal on ASTM D2487-40. 3) Description of soil density or consistency is based on interpretation of blues count data an&ar test data Key to Boring Log Symbols Boring Log Sampling Methad Description Symbol 34 ' Location of relatively undisturbed sample Blows required to drive a 2.4 inch I.D. split -barrel sampler 12-inches or other indicated 12 Location of disturbed sample distance using a 300-pound hammer falling 30 inches. n 21 J Location of sample attempt with no recovery Blows required to drive a 1.5- Location of sample obtained in general inch I.D. split barrel sampler 14 accordance with Standard Penetration Test (SPT - Standard Penetration (ASTM D-1586) test procedures_ Test) 12-inches or other 30 Location of SPT sampling attempt with no indicated distance using a 140-pound hammer falling 30 inches. recovery. Pushed Sampler P Sampler pushed with the weight of the hammer or against weight of the drilling rig. Grab Sample G Sample obtained from drill cuttings. Soil Particle Size Definitions Component Size Range Boulders Coarserthan 12 inch Cobbles 3 inch to 12 inch Gravel 3 inch to No. 4 (4.78 mm) Coarse 3 inch to 3/4 inch Fine 3A inch to No. 4 (4.78 nun) Sand No. 4 (4.78 mm) to No. 200 (0.074mm) Coarse No. 4 (4.78 mm) to No. 10 (2.0 nun) Medium No. 10 (2.0 men) to No. 40 (0.42 ram) Fine No. 40 (0.42 mm) to No_ 200 (0.074 mm) Silt and Clay Finer than No. 200 (0.074 mm) Soil Moisture Modifiers Soil Moisture Description Dry Absence of moisture Moist Damp, but no visible water wet Visible water Laboratory Tests Test Symbol Density DN Grain Size GS Percent Fines PF Atterberg Limits AL Hydrometer Analysis HA Consolidation CN Compaction CP Permeability PM Unconfined Compression UC Unconsolidated Undrained TX, UU Consolidated Undrained TX CU Consolidated Drained TX CD Chemical Analysis CA note: t tie ones separating sots types on the logs represents approximate boundaries only. The actual boundaries may vary or be gradual. Icicle Creek Engineers Explanation for B Logs - Figure 31 Boring B - I Approximate Ground Surface Elevation: 423 feet Page 1 of 2 Soil Profile j Sample Data Penetration Resistance (Blowstfoot- •) Piezometer n r Description m a� o c 'o 0 0 a� ly 7,0 0 0 0 Installation - Ground Water Moisture Content a Q o c7 J C7 (q _ m U 0 o t0 JQ (Percent ■) 40 f Q O m J N Data Q Brown silty fine to medium SAND with gravel (weathered 1}-- ;;:` : SM Soil-Bentonite ;. soil) (drill cuttings) i_:= %n Backfill � - Rock Mottled brow light brown fine-grained SANDSTONE Rock L. 1 12 (medium dense, moist) (weathered bedrock) - i Gray fine-grained SANDSTONE {very dense, moist) (Renton formation bedrock) _ 10 ll ;I Rock 70 • 15 Rock 921 1 Q" r- Dark brown -black carbonaceous SHALE (very dense, wet) (Renton formation bedrock) RIL ground water observed at 20 CRock 78 ,`y 18 feet y- RM --------- ----- ------------------------------------------------------------------ CAVED ROCK - Coal and Sandstone Fragments '-'_:' (loose, wet) (caved Lower and Upper Split Coal Seam) �� ==. 25 soft drilling below 23 feet: Caved 7 i Rock 30 �_ Cavedi j ` r _ Rock 35 grades to very loose Caved Rock Push i 40 See Figum 3 for explanation of symbols Icicle Creek Engineers Boring Log - Figure 4 n O Boring B-1 f c=1 O Soil Profile U. Q Description aL 0 40 CAVED ROCK- Coal and Sandstone Fragments (loose, wet) (caved Lower and Upper Split Coal Seam) 45 I drilling resistance indicates void from 45 and 47 feet mL 50 3 z r 55 1 grades to loose U a �F I rr 601 grades to very loose jJ z I harder drilling between 61 and 62 feet softer drilling below 62 feet 65 grades to medium dense .................. Dark brown -black carbonaceous SHALE (dense, moist to wet) (Renton formation bedrock) 70 Boring completed at 71.5 feet on August 23, 2007 Ground water observed at 18 feet 75 r 80 1 See Figure 3 for mplanafaan of Vmbols Icicle Creek Engineers Page 2 of 2 Sample Data Penetration Resistance (Blows/foot - •) ?_. Piezometer 40 60 80 2 Installation - o cL a = ';� .. Ground Water Moisture Content `` o ° y ° 'o oe (Percent- ■) Data t7� C7W m0 (n� 0 40 0 0 J~ Caved Rock 1 Soil-Bentonde Backtll � void Caved Push Rock Caved 3 Rock Caved 5 Rock Caved 2 Rock Caved Rock 12 • Rock 1 36 I fI 1 1 • Boring Log - Figure 4 "EVELOp CITY OP psr A 1Vl1VG APR Q 2008 RECEIVED Geotechnical Engineering Report Wagner Property Renton, Washington For Wagner Property, LLC Cornerstone It Geotechnical, Inca October 11, 2006 Ms. Charlotte VanLaningham Wagner Property, LLC 1201 Monster Road SW, #320 Renton, Washington 98055 17625-13011 Ave. NE, C102, Woodinville, WA 98072 Phone: 425.844.1977 Fax: 425-844.1987 Geotechnical Engineering Report Wagner Property — 10900 Block of SE 172"d Street King County, Washington CO Pile No. 2135 Dear Ms, VanLaningham: INTRODUCTION This report presents the results of our geotechnical engineering investigation for the proposed residential project in the Renton area of King County, Washington. The site is located in the 10900 Block of Southeast 172nd Street, as shown on the Vicinity Map in Figure 1. At your request, we have completed this report to evaluate the subsurface conditions at the property and provide recommendations for site development. This report provides geotechnical engineering recommendations and design parameters for the proposed construction, and does not discuss the risks associated with the site's coal mine hazard designation by King County. Based on information obtained early in the evaluation process, we recommended that you retain an engineer with a significant amount of experience with coal mine hazards. This work was performed by Subterra, Inc., and their report provides conclusions and recommendations regarding these geologic hazards. Cornerstone Geotechnical has not conducted a coal mine or methane hazard analysis for this site. For our use in preparing this report, we have been provided with a copy of the site plan prepared by Kenneth R. Anderson and Associates, Inc., as well as previous geotechnical reports and coal mine studies for areas in the vicinity of the site, and the report by Subterra, Inc., dated September 22, 2006. The site plan shows the proposed lot layout, detention vault location, and access roadway alignment. Geotechnical EngincLn-1 ig Report Wagner Property — 10900 Block of SE 172,d Street King County, Washington October 11, 2006 CG File No. 2135 Page 2 PROJECT DESCRIPTION We understand that you plan on developing the parcel with 9 residential lots with an access road extending onto the property from Southeast 172°d Street. A stormwater detention vault will be located in the southwestern quarter of the site. We have not been provided with a grading plan; however, the site is generally level and we expect that site grading will include minor cuts and fills. SCOPE The purpose of this study is to explore and characterize the subsurface conditions and present recommendations for site development. Specifically, our scope of services as outlined in Phase i and I1 of our Services Agreement, dated June 8, 2006, includes the following: Phase I 1. Review available geologic maps of the area. 2. Review any available documents from the City of Renton related to the coal mine hazard area. Phase II 3. Explore the subsurface conditions at the site with trackhoe-excavated test pits. 4. Provide recommendations for building foundations. 5. Provide recommendations for site preparation and grading. 6. Provide general recommendations for site drainage. 7. Provide recommendations for the mitigation of the coal mine hazard (This has been provided by Subterra, Inc., and is not part of our services). 8. Prepare a written report to document our conclusions and recommendations. SITE CONDITIONS Surface Conditions The rectangular -shaped site is approximately 1.23 acres in size and has dimensions of approximately 165 feet in the east -west direction, and 322 feet in the north -south direction. The site is bordered by residential developments to the west and south, and by undeveloped land to the north and east. A layout of the site is shown on the Site Plan in Figure 2, Cornerstone Geotechnical, Inc. Geotechnical Engirerrinr Report Wagner Property — l0900 Block of SE I7 ',' Street King County, Washington October 11, 2006 CG File No. 2135 Page 3 The site is generally level and is vegetated primarily with grasses, blackberries, and brush, as well as deciduous and fir trees. We estimate that the elevation change across the site is less than I0 feet. Geology Most of the Puget Sound Region was affected by past intrusion of continental glaciation. The last period of glaciation, the Vashon Stade of the Fraser Glaciation, ended approximately 11,000 years ago. Many of the geomorphic features seen today are a result of scouring and overriding by glacial ice. During the Vashon Stade, areas of the Puget Sound region were overridden by over 3,000 feet of ice. Soil layers overridden by the ice sheet were compacted to a much greater extent than those that were not. Glacial till is an unsorted mixture of sand, silt, and gravel that was deposited below the glacier, and is commonly referred to as "hardpan." The glacial till has been consolidated under the weight of the glacier and exhibits both high strength and low permeability. Tertiary bedrock underlies the glacial soils at depth, and outcrops locally south of Seattle and along the western margins of the Cascade Range. These units typically consist of sandstone, with lesser amounts of siltstone, coal, and sandy shale. The Geologic Map of King County, by Derek B. Booth and Aaron P. Wisher (GeoMapNW, 2006), indicates that the site is near the contacts of glacial till and the Renton Formation. Our site explorations encountered variable materials consisting of silty sand with varying amounts of gravel, consistent with glacial till, as well as weathered sandstone, siltstone, and coal seams, consistent with Renton Formation. Explorations Subsurface conditions were explored at the site on August 29, 2006, by excavating six test pits with a subcontracted trackhoe. The test pits were excavated to depths of 7.0 to 11.5 feet below the ground surface. The explorations were located and logged in the field by a geologist from this firm who also examined the soils and geologic conditions encountered. Dr. Chris Breeds, PE, of 5ubterra, Inc. observed the excavation of Exploratory Test Pits TP-4 through TP-6 to aide in his study; and he recommended the extent, location, and depth of these test pits while on site. The approximate locations of the test pits are shown on the Site Plan in Figure 2. The soils were visually classified in general accordance with the Unified Soil Classification System, a copy of which is presented as Figure 3. The logs of the test pits are presented in Figures 4 through 6. Cornerstone Geotechnical, Inc. Geotechnical Enginriiig Report Wagner Property — 10900 Block of SE 172nd Street King County, Washington October 11, 2006 CG File No. 2135 Page 4 The location of the test pits are based on measurements with a 100-foot measuring tape. We located the test pits using measurements from the provided tree survey data, and should be considered accurate to the degree implied by these methods. Additional surveying could be completed to verify our test pit locations, Additional deep explorations were not performed at this site by Subterra, Inc., because the known geometry of the coal seam appeared to match what was identified within the test pit explorations. Subsurface Conditions A brief description of the conditions encountered in our explorations is included below. A more detailed description of the soils encountered can be found in the test pit logs in Figures 4 through 6. Exploratory Test Pits TP-1 through TP-3 encountered 1 to 2 feet of forest duff and topsoil underlain by medium dense to very dense, silty fine sand with variable amounts of gravel, consistent with glacial till. Exploratory Test Pits TP-4 and TP-5 encountered 1 to 1.5 feet of forest duff and topsoil underlain by 1 to 3 feet of medium dense, silty fine sand with gravel, consistent with glacial till. Underlying the till is stiff to hard, weathered sandstone and siltstone with local coal seams, indicative of the Renton Formation. Exploratory Test Pit TP-6 encountered 3 feet of loose fill comprised of silty fine sand with gravel and local debris. This layer is underlain by 3 feet of dense, silty fine sand with gravel, consistent with glacial till. The till is underlain by stiff to very stiff, weathered sandstone, consistent with the Renton Formation. Test Pit TP-3 consists of a 75-foot long trench, excavated into very dense glacial till, extending north to south along the southwest portion of the site, Test Pit TP-4 consists of an approximately 70-foot long trench extending southeast to northwest in the southeastern portion of the site. This trench includes four distinct locations, which are described in the test pit logs. Hydrologic Conditions We observed light groundwater seepage in Exploratory Test Pit TP-4 at Location 2, approximately 1 1.5 feet below the existing grade. We would expect that a perched water condition may develop during the wetter times of the year at, or near the contact between the weathered and unweathered glacial till layers, and within sand interbeds in weathered areas of the Renton Formation. Perched water does not represent a regional groundwater "table" within the upper soil horizons. Volumes of perched ground water vary depending upon the time of year and the upslope recharge conditions. Cornerstone Geatechnical, Inc. Geotechnical Enginccring Report Wagner Property — 10900 Block of SE i 72nd. Street King County, Washington October 11, 2006 CG File No. 2135 Page 5 GEOLOGIC HAZARDS Coal Mine Hazard The Subterra, Inc. report, Wagner Property_- Abandoned Mine Evaluation, dated September 22, 2006, characterizes the coal aline hazard for the site. This report discusses methane potential and the likelihood of ground subsidence and sinkholes. The conclusions and recommendations presented in this report reflect our exploration work and observations regarding the geotechnical suitability of the site for residential development, We have not performed a coal trtine or methane hazard evaluation for this site. Furthermore, the setback buffer from the coal mine hazard area should be determined by Subterra, Inc. Erosion Hazard The erosion hazard criteria used for determination of affected areas includes soil type, slope gradient, vegetation cover, and groundwater conditions. The erosion sensitivity is related to vegetative cover and the specific surface soil types (group classifica(ion), which are related to the underlying geologic soil units. The Soil Survey of King County Area Washingion, by the Soil Conservation Service (SCS), was reviewed to determine the erosion hazard of the on -site soils. The site surface soils were classified using the SCS classification system as Alderwood gravelly sandy loam, 6 to 15 percent slopes (Unit AgQ and Arents, Alderwood material, 6 to 15 percent slopes (Unit AmC). The erosion hazard for these soils is listed as being slight. Seismic Hazard It is our opinion, based on our subsurface explorations, that the Soil Profile in accordance with Table 1615.1.1 of the 2003 International Building Code (IBC) is Soil Class C. We referenced the 2002 map from the US Geological Survey (USGS) website to obtain values for S, and S1. The USGS website includes the most updated published data on seismic conditions. The seismic design parameters are: S, 138.42% g S, 47.26% g Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Wagner Property — 10000 Block of SE l,72nd Street King County, Washington October 11, 2006 CG File No. 2135 Pagc 6 Fa 1.0 From Table 1615.1.2(l) of the 2003 IBC Fs, 1.33 From Table 1615.1.2(2) of the 2003 IBC Site specific coefficients and adjusted maximum considered earthquake spectral response acceleration parameters apply as shown in Section 1615.1 of the IBC. Additional seismic considerations include liquefaction potential and amplification of ground motions by soft soil deposits. The liquefaction potential is highest for loose sand with a high groundwater table. The dense till soils and very stiff to hard weathered Renton Formation interpreted to underlie the site are considered to have a low potential for liquefaction and amplification of ground motion. CONCLUSIONS AND RECOMMENDATIONS General It is our opinion that the site is generally suitable for development, provided that the coal mine hazard assessment by Subterra Inc. has been correctly investigated, interpreted, and concluded. The underlying medium dense/stiff to very dense/hard native soil deposits are capable of supporting the planned structures and pavements. We recommend that the foundations for the structures extend through any topsoil, loose, or disturbed soils, and bear on the underlying medium dense/stiff or firmer native soils, or on structural fill extending to these soils. Based on our site explorations, we anticipate these soils will generally be encountered at typical footing depths. Foundations for lot 7 must be embedded so that the loads of the structure are not within the zone of influence of the coal seam/mine. The report by Subterra, Inc., recommends that development occur north of the coal sub -crop, with the southeast portion of the site utilized as greenbelt or park areas. We recommend that Subterra, Inc. provide building setback/buffer distances from the coal mine hazard areas, if they are needed. Some of the test pit locations will need to be overexcavated and backfilled prior to construction of the single-family residences. These areas, primarily when located within building footprints, should be backfilled per the Structural Fill guidelines below. CG should be on site to monitor the overexcavation and backfilling operations. Cornerstone Geotechnicai, Inc. Geotechnical Engineering Report Wagner Property — 10900 Block of SE 172"° Street King County, Washin-Lon October 11, 2006 GG File No. 2135 Page 7 Site Preparations and Grading Site preparation should begin with the removal of vegetation, topsoil, and any loose soils to expose medium dense/stiff or Firmer native soils in pavement and building areas. The excavated material should be removed from the site, or stockpiled for later use as Iandscaping fill. The resulting subgrade should be compacted to a firm, non -yielding condition. Areas observed to pump or weave should be repaired prior to placing hard surfaces. The on -site soils likely to be exposed during construction are considered highly moisture sensitive, and the surface will disturb easily when wet. We expect that these soils will be difficult, if not impossible, to compact to structural fill specifications in wet weather. We recommend that earthwork be conducted during the drier months. Additional expenses of wet weather or winter construction could include over - excavation and the use of imported fill or rock spalls. During wet weather, alternative site preparation methods may be necessary. These methods may include utilizing a smooth -bucket trackhoe to complete site stripping and diverting construction traffic around prepared subgrades. Disturbance to the prepared subgrade may be minimized by placing a layer of rock spalls or imported sand and gravel in traffic and roadway areas. Cutoff drains or ditches can be useful in reducing grading costs during the wet season. These methods can be evaluated at the time of construction. Structural Fill General: All fill placed beneath buildings, pavements or other settlement sensitive features should be placed as structural fill_ Structural fill, by deFinition, is placed in accordance with prescribed methods and standards, and is monitored by an experienced geotechnical professional or soils technician. Field - observation procedures would include the performance of a representative number of in -place density tests to document the attainment of the desired degree of relative compaction. Any loose/soft soils encountered in the test pit locations will need to be removed and backfilled according to these recommendations. Materials: Imported structural fill should consist of a free -draining granular soil, free of organics and other deleterious material, and be well graded to a maximum size of approximately 3 inches. Imported ail -weather structural till should contain no more than 5 percent fines (soil finer than a Standard U.S. No. 200 sieve), based on that fraction passing the U.S. 3/4-inch sieve. Cornerstone Geotechnical, Inc, Geotechnical Fngircering Report Wagner Property — 10900 Block of SE : 72"d Street King County, Washington October 11, 2006 CG File No_ 2135 Page 8 The use of on -site soil as structural fill will be dependent on moisture content control. Some drying of the native soils may be necessary in order to achieve compaction. During warm, sunny days this could be accomplished by spreading the material in thin lifts and compacting. Some aeration andlor addition of moisture may also be necessary. We expect that compaction of the native soils to structural fill specifications would be difficult, if not impossible, during wet weather. Fill Placement: Following subgradc preparation, placement of the structural fill may proceed. Fill should be placed in 8- to 10-inch-thick uniform lifts, and each lift should be spread evenly and be thoroughly compacted prior to placement of subsequent lifts. All structural fill underlying building areas, and within a depth of 2 feet below pavement and sidewalk subgrade, should be compacted to at least 95 percent of its maximum dry density. Maximum dry density, in this report, refers to that density as determined by the ASTM D1557 compaction test procedure. Fill more than 2 feet beneath sidewalks and pavement subgrades should be compacted to at least 90 percent of the maximum dry density. The moisture content of the soil to be compacted should be within about 2 percent of optimum so that a readily compactable condition exists. It may be necessary to overexcavate and remove wet surficial soils in cases where drying to a compactible condition is not feasible. All compaction should be accomplished by equipment of a type and size sufficient to attain the desired degree of compaction. Temporary and Permanent Slopes Temporary cut slope stability is a function of many factors, such as the type and consistency of soils, depth of the cut, surcharge loads adjacent to the excavation, length of time a cut remains open, and the presence of surface or ground water. It is difficult under these variable conditions to estimate stable temporary cut slope geometry. Therefore, it should be the responsibility of the contractor to maintain safe slope configurations, since the contractor is continuously at the job site, able to observe the nature and condition of the cut slopes, and able to monitor the subsurface materials and groundwater conditions encountered. For planning purposes, we recommend that temporary cuts in the near -surface weathered soils be no steeper than 1.5 Horizontal to 1 Vertical (1.5H:IV). Cuts in the dense/very stiff to very dense/hard unweathered glacial till and partially weathered Renton Formation may stand at a 1H:IV inclination or possibly steeper. if groundwater seepage is encountered, we would expect that flatter inclinations would be necessary. Cornerstone Geotechnical, Inc. Geotechnical Engineei i ng Report Wagner Property— 10900 Block of SE 1 ;72' Street King County, Washington October 11, 2006 CG File No, 2135 Page 9 We recommend that cut slopes be protected from erosion. Measures taken may include covering cut slopes with plastic sheeting and diverting surface runoff away from the top of cut slopes, We do not recommend vertical slopes for cuts deeper than 4 feet, if worker access is necessary. We recommend that cut slope heights and inclinations conform to local and WISHA/OSHA standards. If the proposed landscaping includes sloped areas, we recommend that final slope inclinations for structural fill and cuts in the native snits be sloped no steeper than 2H:1 V. Lightly compacted fills or common fills should be no steeper than 3H:IV. Common fills are defined as fill material with some organics that are "trackrolled" into place. They would not meet the compaction specification of structural fill. Final slopes should be covered with straw or jute netting until permanent vegetation is established. Foundations Conventional shallow spread foundations should be founded on undisturbed, medium dense/stiff or firmer soil. If the soil at the planned bottom of footing elevation is not suitable, it should be overexcavated to expose suitable bearing soil. Footings should extend at least 18 inches below the lowest adjacent finished ground surface for frost protection and it should also extend at least 1 foot into bearing soils, whichever is deeper. Minimum foundation widths should conform to IBC requirements. Standing water should not be allowed to accumulate in footing trenches. All loose or disturbed soil should be removed from the foundation excavation prior to placing concrete. For foundations constructed as outlined above, we recommend an allowable design bearing pressure of 2,000 pounds per square foot (psi) be used for the footing design. IBC guidelines should be followed when considering short-term transitory wind or seismic loads. Potential foundation settlement using the recommended allowable bearing pressure is estimated to be less than 1-inch total and 1/2-inch differential between footings or across a distance of about 30 feet. Higher soil bearing values may be appropriate with wider footings. These higher values can be detennined after a review of a specific design. We must be retained to evaluate the embedment of the footings for the structure on Lot 7 relative to the coal seam. A location -specific evaluation should be performed to ensure that the structure is located outside of the zone of influence of the coal seam, and founded on medium dense/stiff or firmer soils, and/or structural fill. The use of drilled piers or piles may be necessary on Lot 7 if a coal mine setback is not provided/needed. Cornerstone Geotechnical, inc. Geotechnical Engineering Report Wagner Property -- 10900 Block of SE 172 °d Street King County, Washington October 11, 2006 CG File No. 2135 Page 10 Lateral Loads The lateral earth pressure acting on retaining walls is dependent on the nature and density of the soil behind the wall, the amount of lateral wall movement, which can occur as backfill is placed, and the inclination of the backfill. Walls that are free to yield at least one -thousandth of the height of the wall are in an "active" condition. Walls restrained from movement by stiffness or bracing are in an "at -rest" condition. Active earth pressure and at -rest earth pressure can be calculated based on equivalent fluid density. Equivalent fluid densities for active and at -rest earth pressure of 35 pounds per cubic foot (pc#) and 55 pcf, respectively, may be used for design for a level backslope. These values assume that the on - site soils or imported granular fill are used for backfill, and that the wall backfill is drained. The preceding values do not include the effects of surcharges, such as due to foundation loads or other surface loads. Surcharge effects should be considered where appropriate. The above drained active and at -rest values should be increased by a uniform pressure of 7.2H and 23.OH psf, respectively, when considering seismic conditions. H represents the wall height. The above lateral pressures may be resisted by friction at the base of the wall and passive resistance against the foundation. A coefficient of friction of 0.45 may be used to determine the base friction in the native soils. An equivalent fluid density of 225 pcf may be used for passive resistance design. To achieve this value of passive pressure, the foundations should be poured "neat" against the native medium dense/stiff soils, or compacted fill should be used as backfill against the front of the footing, and the soil in front of the wall should extend a horizontal distance at least equal to three times the foundation depth. A factor of safety of 2,0 has been applied to the passive pressure to account for required movements to generate these pressures. The friction coefficient does not include a factor of safety. All wall backfill should be well compacted. Care should be taken to prevent the buildup of excess lateral soil pressures due to overcornpaction of the wall backfill. Slabs -On -Grade Slab -on -grade areas should be prepared as recommended in the Site Preparation and Grading subsection. Slabs should be supported on medium dense or firmer native soils, or on structural fill extending to these soils. Where moisture control is a concern, we recommend that slabs be underlain by 6 inches of free -draining coarse sand or pea gravel for use as a capillary break. A suitable vapor balTier, such as heavy plastic sheeting, should be placed over the capillary break, An additional 2-inch-thick Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Wagner Property — 10900 Block of SE 172`d Street King County, Washington October 11, 2006 CG File No. 2135 Page 11 damp sand blanket can be used to cover the vapor barrier to protect the membrane and to aid in curing the concrete. This will also Help prevent cement paste bleeding down into the capillary break through joints or tears in the vapor barrier. The capillary break material should be connected to the footing drains to provide positive drainage. Detention Vault The concrete walls of the stormwater detention vault may be supported on footing foundations bearing on the underlying very dense soils. The allowable soil bearing pressure should not exceed 4,000 pounds per square foot (psf) for the design of the wall footings poured on undisturbed, very dense/hard native soils. We recommend that footing drains be installed on the outside of perimeter footings. The footing drains should be at least 4 inches in diameter and should consist of perforated or slotted, rigid, smooth -walled PVC pipe, laid at the bottom of the footings. The drain line should be surrounded with free -draining pea gravel or coarse sand and wrapped with a layer of non -woven filter fabric, A vertical drainage blanket at least 12 inches thick, consisting of compacted pea gravel or other free -draining granular soils, should be placed against the walls. A vertical drain mat, such as Miradrain 6000 by Miraft Inc., may be placed against the walls in lieu of the vertical drainage blanket. Structural fill is then placed behind the vertical drainage blanket or drain mat to backfill the walls. The vertical drainage blanket or drain mat should be hydraulically connected to the drain line at the base of the walls. A sufficient number of cleanouts at strategic locations should be installed for periodical cleaning of the wall drain line to prevent clogging. The perimeter walls of the concrete vault with a lid would be restrained at their top from horizontal movement and should be designed for at -rest lateral soil pressure, while the perimeter walls of a vault without a lid would be unrestrained at the top and may be designed for active lateral soil pressure. Active earth pressure and at -rest earth pressure can be calculated based on equivalent fluid density. Equivalent fluid densities for active and at -rest earth pressure of 35 pcf and 55 pcf, respectively, may be used for design for a level backslope. These values assume that the on -site soils are used for backfill, and that the wall backfill is drained. The preceding valucs do not include the effects of surcharges due to foundation loads, traffic or other surface loads. Surcharge effects should be considered where appropriate. For undrained soil conditions, the active and at -rest pressures should be increased to 80 pcf and 90 pcf, respectively. Undraincd conditions may occur in the lower portion of the vault if there is not suitable fall Cornerstone Geotechnical, Inc. Geotechnicai EnginLeriug Report Wagner Property — 10900 Block of SE 1721 "' Street King County, Washington October 11, 2006 CG File No. 2135 Page 12 to place a wall drain at the footing elevation, We recommend buoyant forces be calculated to avoid floatation of any underground structures. All wall backfill should be well compacted. Care should be taken to prevent the buildup of excess lateral soil pressures due to overcompaction of the wall backfill. This can be accomplished by placing wall backfill in 8-inch loose lifts and compacting with small, hand -operated compactors. We recommend that an equivalent fluid density of 260 pef be used to calculate the allowable lateral passive resistance for the case of a level ground surface adjacent to the footing. A coefficient of friction between footings and soil of 0.50 may be used, and should be applied to the vertical dead load only. A factor of safety of 2.0 has been applied to the passive pressure to account for required movements to generate these pressures. The friction coefficient does not include a factor of safety. Erosion and Sediment Control Erosion and sediment control (ESC) is used to minimize the transportation of sediment to wetlands, streams, lakes, drainage systems, and adjacent properties. Erosion and sediment control measures should be taken and these measures should be in general accordance with local regulations. As a minimum, the following basic recommendations should be incorporated into the design of the erosion and sediment control features of the site: 1) Phase the soil, Foundation, utility, and other work, requiring excavation or the disturbance of the site soils, to take place during the dry season (generally May through September). However, provided precautions are taken using Best Management Practices (BMP's), grading activities can be undertaken during the wet season (generally October through April). It should be noted that this typically increases the overall project cost. 2) All site work should be completed and stabilized as quickly as possible. 3) Additional perimeter erosion and sediment control features may be required to reduce the possibility of sediment entering the surface water. This may include additional silt fences, silt fences with a higher Apparent Opening Size (AOS), construction of a berm, or other filtration systems. 4) Any runoff generated by dewatering discharge should be treated through construction of a sediment trap if there is sufficient space. If space is limited other filtration methods will need to be incorporated. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Wagner Property — 10900 Block of SE 172" Street King County, Washington October 11, 2006 CG File No. 2135 Page 13 Drainage We recommend that runoff from impervious surfaces, such as roofs, driveway and access roadways, be collected and routed to an appropriate storm water discharge system. We suggest that the finished ground surface be sloped at a gradient of 3 percent minimum for a distance of at least 10 feet away from the buildings, as indicated in IBC Section 1803.3. Surface water should be collected by permanent catch basins and drain lines, and be discharged into a storm drain system. We recommend that tooting drains be used around all of the structures where moisture control is important. The underlying silty soils may pond water that could accumulate in crawlspaces. It is good practice to use footing drains installed at least I foot below the planned finished floor slab or crawlspace elevation to provide drainage for the crawlspace. At a minimum, the crawlspaces should be sloped to drain to an outlet tied to the drainage system. If drains are omitted around slab -on -grade floors where moisture control is important, the slab should be a minimum of 1 foot above surrounding grades. Where used, footing drains should consist of 4-inch-diameter, perforated PVC pipe that is surrounded by free -draining material, such as pea gravel. Footing drains should discharge into tightlines leading to an appropriate collection and discharge point. Crawlspaces should be sloped to drain, and a positive connection should be made into the foundation drainage system. For slabs -on -grade, a drainage path should be provided fi-om the capillary break material to the footing drain system. Roof drains should not be connected to wall or footing drains. Utilities Our explorations indicate that specific deep dewatering will not be needed to install utilities. Anticipated groundwater is expected to be handled with pumps in the trenches. We also expect that some groundwater seepage may develop during and following the wetter times of the year. We expect this seepage to mostly occur in pockets. We do not expect significant volumes of water in these excavations. The soils likely to be exposed in utility trenches after site stripping are considered highly moisture sensitive. These soils will generally be dense/very stiff to very dense/hard 4 to 6 feet below the existing site grades. We recommend that they be considered for trench backfill during the drier portions of the year. Provided these soils are within 2 percent of their optimum moisture content, they should be suitable Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Wagner Property — t 0900 dock of SE 172" d Street King County, Washington October 11., 2006 CG File No. 2135 Page 14 to meet compaction specifications. During the wet season, it may be difficult to achieve compaction specifications; therefore, soil amendment with kiln dust or cement may be needed to achieve proper compaction with the on -site materials. Pavement The performance of roadway pavement is critically related to the conditions of the underlying subgrade. We recommend that the subgrade soils within the roadways be treated and prepared as described in the Site Preparation and Grading subsection of this report. Prior to placing base material, the subgrade soils should be compacted to a non -yielding state with a vibratory roller compactor and then proof -rolled with a piece of heavy construction equipment, such as a fully -loaded dump truck. Any areas with excessive weaving or flexing should be overexcavated and recompacted or replaced with a structural fill or crushed rock placed and compacted in accordance with recommendations provided in the Structural Fill subsection of this report. CONSTRUCTION OBSERVATION We should be retained to provide observation and consultation services during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, and to provide recommendations for design changes, should the conditions revealed during the work differ from those anticipated, As part of our services, we would also evaluate whether or not earthwork and foundation installation activities comply with contract plans and specifications. USE OF THIS REPORT We have prepared this report for Wagner Property, LLC and its agents, for use in planning and design of this project. The data and report should be provided to prospective contractors for their bidding and estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of subsurface conditions. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractors' methods, techniques, sequences or procedures, except as specifically described in our report, for consideration in design. There are possible Cornerstone GeotecWcal, Inc, Geotechnical Engineering Report Wagner Property — 10900 Block of SE 172'6 Street King County, Washington October 11, 2006 CG File No. 2135 Page 15 variations in subsurfacc conditions. We recommend that project planning include contingencies in budget and schedule, should areas be found with conditions that vary from those described in this report. Within the limitations of scope, schedule and budget for our services, we have strived to take care that our services have been completed in accordance with generally accepted practices followed in this area at the time this report was prepared. No other conditions, expressed or implied, should be understood. 000 Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Wagner Property — 10900 Block of SE 172'd Street King County, Washington October 11, 2006 CG File No. 2135 Page 16 We appreciate the opportunity to be of service to you. If there are any questions concerning this report or if we can provide additional services, please call. Sincerely, Cornerstone Geotechnical, Inc, Phil Haberman, LG Project Geologist • 94 4(1 r530 All EXPIRES 0$l16107, Rick B. Powell, PE President PAH:JPL:RBP;nt Three Copies Submitted Six Figures hiformation about this Geotechnical Engineering Report Cornerstone Geotechnical, Inc. Vicinity Map N I A B C D E F G H u r 7rH G ALP�. IL �' RENT JLL r 1 r' �J • i i� 23 62 �F 27rN j ,r � ._� �_� X 6 29TH c� 3 i vy ,rt f 7,0-TN 34TH r ?3 Project Site ''� . , ., 4?S zs1797i$ ti 1 �3Rt) t; 184186 2 - A ,. 5 z CIS C m 196TH @ 1995 Thomas Bros. Maps Cornerstone Phone: (425) 844-1977 Wagner Property Geatechnical, Inc. Fax: (425) 844-1987 File Number Figure 17625-130th Ave EVE, C-102 • Woodinville, WA • 98072 2135 9 0 40 80 Site Plan N Scale 1"= 40' f TF-3) 77 P 4. TP-6 j J> TP-5 I 0, Tp- I nAC3 '01 P -1 0 0 TP IOC- 1-Z '--TPAL TP47� f 0C. Loc. 3 A-1 1 TP-4/Loc. N 3 BX, C 7� -2 ----- -- LEGEND Cornerstone Phone: (425) M4-1977 Wagner Property TP-1 Number and Approximate lb"Geotechnical, Inc. Fax: (425) W-1987 File Numlmr Figure * Location of Test Pit "ROW 17625-130th Ave NE, C,1 02 - Woodinville, WA - 98072 2 1 2135 1 Unified Soil Classification System MAJOR DIVISIONS GROUP GROUP NAME SYMBOL GRAVEL CLEAN GRAVEL GW WELL -GRADED GRAVEL, FINE TO COARSE GRAVEL COARSE - GP POORLY -GRADED GRAVEL GRAINED MORE THAN 50% OF COARSE FRACTION GRAVEL SOILS RETAINED ON NO.4 SIEVE WITH FINES GM SILTY GRAVEL GC CLAYEY GRAVEL MORE THAN 50°% RETAINED ON number 200 SIEVE SAND CLEAN SAND SW VVELL-GRADED SAND, FINE TO COARSE SAND SP POORLY -GRADED SAND MORE THAN 50°% OF SAND COARSE FRACTION PASSES NO. 4 SIEVE WITH FINES SM SILTY SAND Sc CLAYEY SAND SILT AND CLAY INORGANIC ML SILT FINE - CL CLAY GRAINED LIMIT LESS THAN 50% LESS SOILS ORGANIC OL ORGANIC SILT, ORGANIC CLAY MORETHAN50% PASSES NO.200 SIEVEMH SILT AND CLAY INORGANIC SILTOF HIGH PLASTICITY, ELASTIC SILT CH CLAYOF HIGH PLASTICITY, FAT CLAY LIQUID LIMIT 50% OR MORE ORGANIC OH ORGANIC CLAY, ORGANIC SILT HIGHLY ORGANIC SOILS PT PEAT NOTES' SOIL MOISTURE MODIFIERS 1) Field classification is based on Dry -Absence of moisture, dusty, dry visual examination of soil in general to the touch accordance with ASTM D 2488-83, 2) Soil classification using laboratory Moist- Damp, but no visible water tests is based on ASTM D 2487-83. Wet -Visible free water or saturated, 3) Descriptions of soil density or usually soil is obtained from consistency are based on below water table interpretation of blowcount data, visual appearance of soils, and/or test data. Cornerstone Phone' (425) 844-1977 Unified Soil Classification System Geatechnical, Inc. Fax (425)844-1987 MEW 17625-130th Ave NE, C-102 • Woodinville, WA* 98072 Figure 3 LOG OF EXPLORATION DEPTH f1SC SOIL DESCRIPTION TEST PIT ONE 0.0-1.5 SM DARK YELLOWISH BROWN SILTY FINE SAND WITH ORGANICS (LOOSE, ❑RY) (FOREST DUFFITOPSOIL) 1.5--4.0 SM YELLOWISH BROWN SILTY FINE SAND WITH GRAVEL AND LOCAL ROOTS (LOOSE TO MEDIUM DENSE, DRY TO MOIST) (WEATHERED GLACIAL TILL) 4.0 - 8.5 SM YELLOWISH BROWN TO GRAYISH BROWN SILTY FINE SAND WITH GRAVEL AND LOCAL COBBLFS (DENSE TO VERY DENSE, MOIST) (GLACIAL TILL) SAMPLES WERE COLLECTED AT 3.0.4.0, 7.0, AND 8.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 8.5 FEET ON 8-29-2006 TEST PIT TWO 0.0 - 2.0 SM DARK YELLOWISH BROWN SILTY FINE SAND WITH ORGANICS (LOOSE, DRY) (FOREST DUFFITOPSOIL) 2.0 - 3.0 SM YELLOWISH BROWN SILTY FINE SAND WITH GRAVEL AND TRACE ROOTS (LOOSE TO MEDIUM DENSE, DRY TO MOIST) (WEATHERED GLACIAL TILL) 3.0 -10.0 SM YELLOWISH BROWN TO GRAYISH BROWN SILTY FINE SAND WITH GRAVEL (DENSE TO VERY DENSE, MOIST) (GLACIAL TILL) SAMPLES WERE COLLECTED AT 2.0, 4.0, 6.0, AND 8.5 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 10.0 FEET ON 8-29-2006 TEST PIT THREE (ENTIRE LENGTH) 0.0-1.5 SM DARK YELLOWISH BROWN SILTY FINE SAND WITH ORGANICS (LOOSE, DRY) (FOREST DUFFITOPSOIL) 1.5 - 4.0 SM YELLOWISH BROWN SILTY FINE SAND WITH GRAVEL AND LOCAL ROOTS (MEDIUM DENSE, DRY TO MOIST) (WEATHERED GLACIAL TILL) 4,0 - 10.0 SM YELLOWISH BROWN TO GRAYISH BROWN SILTY FINE SAND WITH GRAVEL (DENSE TO VERY DENSE, MOIST) (GLACIAL TILL) SAMPLES WERE COLLECTED AT 3.0, 6.5, AND 9.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 10.0 FEET ON B-29-2006 CORNERSTONE GEOTECHNICAL, INC. FILE NO 2135 FIGURE 4 LOG OF EXPLORATION DEPTH USC SOIL DESCRIPTION TEST PIT FOUR (LOCATION 1) SM DARK YELLOWISH BROWN SILTY FINE SAND WITH ORGANICS (LOOSE, DRY) (FOREST BUFF/TOPSOIL) 1.25 - 2.0 SM DARK YELLOWISH BROWN TO YELLOWISH BROWN SILTY FINE SAND WITH GRAVEL AND TRACE ROOTS (MEDIUM DENSE, DRY) (WEATHERED GLACIAL TILL) 2.0 -- 9.5 SM-ML YELLOWISH BROWN TO ORANGISH TAN SILTY FINE SAND TO SANDY SILT (MEDIUM DENSEISTIFF TO DENSE/VERY STIFF, MOIST) (WEATHERED RENTON FORMATION) LOCAL PIECES OF BEDROCK (SANDSTONE) AT 8 FEET SAMPLE WAS COLLECTED AT 9.5 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED THIS PORTION OF THE TEST PIT WAS COMPLETED AT 9.5 FEET ON 8-29-2006 TEST PIT FOUR (LOCATION 2) 0A-1.25 SM DARK YELLOWSH BROWN SILTY FINE SAND WITH ORGANICS (LOOSE, DRY) (FOREST DUFFITOPSOIL) 1.25 - 2.0 5M DARK YELLOWISH BROWN TO YELLOWISH BROWN SILTY FINE SAND WITH GRAVEL AND TRACE ROOTS (MEDIUM DENSE, DRY) (WEATHERED GLACIAL TILL) 2.0 - 9.0 SM-ML YELLOWISH BROWN TO ORANGISH TAN SILTY FINE SAND TO SANDY SILT (MEIDUM DENSEISTIFF TO DENSENERY STIFF, MOIST) (WEATHERED RENTON FORMATION) 9.0-10.0 ML-CL OLIVE GRAY SILT WITH CLAY (VERY STIFF TO HARD, MOIST) (PARTIALLY WEATHERED RENTON FORMATION) 10.0-11.5 SM-ML OLIVE GRAY SILTY FINE SAND TO SANDY SILT (VERY DENSEIHARD, MOIST) (PARTIALLY WEATHERED RENTON FORMATION) SAMPLE WAS COLLECTED AT 10.0 FEET LIGHT GROUND WATER SEEPAGE WAS ENCOUNTERED AT 11.5 FEET TEST PIT CAVING WAS NOT ENCOUNTERED THIS PORTION OF THE TEST PIT WAS COMPLETED AT 11.5 FEET ON 8-29-2006 TEST PIT FOUR (LOCATION 3) 0.0 - 1.6 SM DARK YELLOWISH BROWN SILTY FINE SAND WITH ORGANICS (LOOSE, DRY) (FOREST DUFFITOPSOIL) 1.5 - 2.0 SM DARK YELLOWISH BROWN TO YELLOWISH BROWN SILTY FINE SAND WITH GRAVEL AND TRACE ROOTS (MEDIUM DENSE, DRY) (WEATHERED GLACIAL TILL) 2.0 - 7.0 SM-ML YELLOWISH BROWN TO ORANGISH TAN SILTY FINE SAND TO SANDY SILT (MEDIUM DENSEISTIFF TO VERY DENSE)HARD, MOIST) (WEATHERED RENTON FORMATION) SAMPLE WAS COLLECTED AT 8.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PfT CAVING WAS NOT ENCOUNTERED THIS PORTION OF THE TEST PIT WAS COMPLETED AT 7 FEET ON 8-29-2006 CORNERSTONE GEOTECHNICAL, INC. FILE NO 2135 FIGURE 5 LOG OF EXPLORATION DEPTH USC SOIL DESCRIPTION TEST PIT FOUR (LOCATION 4) 0.0 - 1.5 SM DARK YELLOWISH BROWN SILTY FINE SAND WITH ORGANICS (LOOSE, DRY) (FOREST DUFFITOPSOIL) 1.5 - 3.0 SM DARK YELLOWISH BROWN TO YELLOWISH BROWN SILTY FINE SAND WITH GRAVEL AND TRACE ROOTS (MEDIUM DENSE, DRY) (WEATHERED GLACIAL TILL) 3.0-4.0 SM-ML YELLOWISH BROWN TO ORANGISH TAN SILTY FINE SAND TO SANDY SILT (DENSENERY STIFF TO VERY DENSEIHARD, MOIST) (WEATHERED RENTON FORMATION) 4.0-10.0 OL BROWN TO DARK BROWN COAL (VERY STIFF TO HARD, MOIST) (COAL SEAM WITHIN RENTON FORMATION) SAMPLE WAS COLLECTED AT 8.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 10.0 FEET ON B-29-2006 TEST PIT FIVE 0.0-1.5 SM DARK YELLOWISH BROWN SILTY FINE SAND WITH ORGANICS (LOOSE, DRY) (FOREST DUFFITOPSOIL) 1.5 - 4.5 SM DARK YELLOWISH BROWN TO YELLOWISH BROWN SILTY FINE SAND WITH GRAVEL AND TRACE ROOTS (MEDIUM DENSE TO DENSE, DRY) (WEATHERED GLACIAL TILL) 4.5 - 5.5 SM-ML YELLOWISH BROWN TO ORANGISH TAN SILTY FINE SAND TO SANDY SILT (MEDIUM DENSEISTIFF TO DENSENERY STIFF, MOIST) (WEATHERED RENTON FORMATION) 4.0 - 10.0 OL BROWN TO DARK BROWN COAL (VERY STIFF TO HARD, MOIST) (COAL SEAM WITHIN RENTON FORMATION) SAMPLES WERE NOT COLLECTED GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 11.0 FEET ON 8-29-2006 TEST PIT SIX 0.0 - 3,0 SM DARK YELLOWISH BROWN SILTY FINE SAND WITH ORGANICS AND DEBRIS (LOOSE, DRY) (UNDOCUMENTED FILL) 3.0-6.0 SM YELLOWISH BROWN SILTY FINE SAND WITH GRAVEL AND TRACE ROOTS (MEDIUM DENSE TO DENSE, DRY) (WEATHERED GLACIAL TILL) 6.0 - 9.0 SM-ML YELLOWISH BROWN TO ORANGISH TAN SILTY FINE SAND TO SANDY SILT (MEDIUM ❑ENSEISTIFF TO DENSE/VERY STIFF, MOIST) (WEATHERED RENTON FORMATION) SAMPLES WERE NOT COLLECTED GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 9.0 FEET ON 8-29-2006 CORNERSTONE GEOTECHNICAL, INC. FILE NO 2135 FIGURE 6 Geotechnical Engineering Report Geutechnical Services Are Performed for Specific Purposes, Persons, and Projects Geotechnical engineers structure their sarvices to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil cogs_ neer may not fulfils the needs of a construction contractor or even another civil engineer. Because each geotechnioal engineering study is unique, each geotechnical engineering report is unique, prepared soletyfor the client. No one except you should rely on your geotechnical engineering sport without first conferring with the geotechnical engineef who prepared it. And no one —not evenyou—should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those refying on a geotechnical engineering report did not read it all. De lict rely on an execufive summary. Do not read safected elements only. A Geutechnical Engineering Report is fused on A Unique Set of Project -Specific Factors Geutechnical engineers consider a number of unique, projectspecificfac- tors when establishing the scope of a study. Typical factors include: the client's goals, ob;octives, and risk management preferences; the general nature of the structure involved, ifs size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who corlducled the study specifically indicates oth- erwise, do not rely on a geoter,ijnical engineering report that ,^gas: • not prepared for you, • not prepared for your project, • not prepared for the specific site explored, or • completed before importanl -i c ect changes were made. Typical changes that can erode the reliability of an existing geoter: •,nical engineering report include those that aifact: • the function of the proposed structure, as when it's changed from a parking garage to an attic(, building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design team, or • project ownership. As a general rule, always inform your geotechnical engineer of project changes --even minor ones —and request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability for problems that occur because their reports do not consider developments of which ,trey were not informed. Subsurface Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was performed. Do not rely on a geotechnical engineer- ing report whose adequacy may have been affected by, the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems, Most Geotechnical Findings Are Professional Opinions Site exploration identifies subsurface conditions only at those paints where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and iaboratory data and then apply their professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ —sometimes sfgnificantly— from those indicated in your report. 9etaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are Not Final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnicai engi- neers develop them principally from judgment and opinion, Geotechnical engineers can finalize their recommendations only by observing actual subsurface conditions revealed drailrvi r:, nslrjction. The geotei,hnica1 engineer who assume responsi�(iirfy or liability for the report's recommerrsr- ti ilia 11 that engineer does not i;erforrn construction observation. A Geotechnical Engineering Report Is Subject to Misinterpretation Other design team members` misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contrur..:ors can. also misinterpret geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstrudion conferences, and by providing construction observation. Do Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the lags included in a geotechnical engineering report should neverbe redrawn ier inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk, Give Contractors a Complete Report and Gttfidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by iimi:ing what they provide for bid preparation. lb Help prevent costly problems, give con- tractors the complete geotechnical engineering report, butpVKe it with a clearly written letter of transmittal In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable, Be sure contrac- torsfamsufficient timeto perform additional study. Only then rrightyou be in a position to give contractors the best information availahie tc you, while requiring ahem to at least share some of the financial responsibilities stemming from unanticipated cons is ons. Read Responsibility Provisions Closely Some clients, design professionals, and contractors de not recognize that geotechnical engineering is far Inns exact than other engineering dlsci- plines. This lack of understandin_t has created unrealistic expeclaliuns that have led to disappointments, claims, and disputes- To help reduce the rsl� of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations" many of these provisions indicate where geotechnical engineers' msponsi- biiities begin and end, to help others recognize the+r own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvironmental Concerns Are Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mental study differ significantly from those used to perform a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., aboutthe likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in this report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services per- formed in connection with the geofechnical engineer's study were designed or conducted for the purpose of mold pre ven- dor-. Proper implementation of the recommendations conveyed in this report will not of itself be sufficient to prevent mold from growing in or on the structure involved, Rely, on Your ASFE-Member Geotechncial Engineer far Additional Assistance Membership in ASFE(The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. ASFE The seat Peaale on Earth 9811 ColesvPle RaadlSulie S-06, Silver Spring, MD 20910 Tuluphurw_ 3011;585-2733 Facsimile: 301i589-2017 e-rrail: info@asfc.org www.asle.org Copyright 2504 by AWE, Inc. Ouplicaliun, reproduction, or copying of this document, in whole or in part, by any means whatsoever, is strictly prohibited, except with ASres specific written permission. EXcerpliop, quoting, or Otherwise extra NG v.'ardirg from this documentis permitted only wim the ekpress written permission dfASFE, and only for purposes of schoiany research or book renew Only members atASFE may use this document as a complement to or as an element of a geotechnical engineering report. Any other firm, individual, or other entity 'hil sn uses this document without being an ASFE member Could be committIng negligent or intentional (fraudulent; misrepresentation. iGEROHAMM ARTICLES OF INCORPORATION OF GEM CONSTRUCTION, INC. a WaSillllgton corporation FILED STATE OF WKWI uATO MAY 01 2000 RALPH MUNRO SECRETARY OF STATE 0EV � ,�'ME Nr O OF ElpV7p�Nf►VG APR 10 2008 The undersigned hereby executes the following Articles of Incorporation for the purpose of forming a corporation under the Washington Business Corporation Act (Revised Code of Washington, Title 23B). ARTICLE I. Name The name of the corporation is GEM CONSTRUCTION, INC . ARTICLE II. Authorized Capital Stock The corporation is authorized to issue, in the aggregate, Fifty Thousand (50,000) shares of a single class of stock. ARTICLE III. No Preemptive Rights Shareholders of this corporation shall have no preemptive rights to acquire additional shares issued by the corporation. ARTICLE IV. Director Liability A director of the corporation shall not be personally liable to the corporation or its shareholders for monetary damages for conduct as a director, except for liability for the director for (i) acts or omissions that involve intentional misconduct or a knowing violation of law by the director, (ii) conduct which violates RCW 23B.08.310 of the Washington Business Corporation Act, pertaining to unpermitted distributions to i shareholders or Ioans to directors, or (iii) any transaction from which the director will personally receive a benefit in money, property or services to which the director is not legally entitled. If the Washington Business Corporation Act is amended to authorize corporate action further eliminating or limiting the personal liability of directors, then liability of a director of the corporation shall be eliminated or limited to the fullest extent permitted by the Washington Business Corporation Act, as so amended. Any repeal or modification of the foregoing paragraph by the shareholders of the corporation shall not adversely affect any right or protection of a director of the corporation existing at the time of such repeal or modification. ARTICLE V. Indemnification The corporation shall indemnify its directors against all liability, damage, or expense resulting from the fact that such person is or was a director, to the maximum extent and under all circumstances permitted by law. ARTICLE VI. Amendment This corporation reserves the right to amend or repeal any provisions contained in these Articles of Incorporation in any manner now or hereafter permitted by statute. All rights of shareholders of the corporation and all powers of directors of the corporation are granted subject to this reservation. ARTICLE VII. Initial Directors The initial Board of Directors of this corporation shall consist of One (1) director. The name and address of the director is as follows, Name Address Matt Grimm 114 Milwaukee Blvd South Pacific, WA 48047 The initial director shall serve until the next annual meeting of shareholders or until the election and qualification of his successor. The number of directors constituting the Board of Directors of this corporation may be increased or decreased from time to time in the manner specified in the Bylaws of this corporation. ARTICLE VIH. Registered Office and Agent A. The street address of the corporation's initial registered office is: 114 Milwaukee Blvd South Pacific,WA 98047 B. Matt Grimm, is the corporation's initial registered agent as such office. ARTICLE LX. Incorporator The name and address of the incorporator is as follows: Name Address Matt Grimm 114 Milwaukee Blvd South Pacific, WA 98047 DATED this 25th day of April, 2000. r ivr Matt Grimm Incorporator CONSENT TO APPOINTMENT AS REGISTERED AGENT For GEM CONSTRUCTION, INC. a Washington corporation Matt Grimm hereby consents to serve as registered agent in the State of Washington, far Ge�rvrwc+��nInc a Washington Corporation. Matt Grimm understands that as agent for the corporation, he will accept the responsibility to accept service of process in the name of the corporation; to forward all mail and license renewals to the appropriate officer(s) of the corporation for which it is agent_ Dates this 25" day of April, 2000 Matt Grimm 1 (Signature of registered agent) Address of registered agent: 114 Milwaukee Blvd South Pacific, WA 98047 Unanimous Consent of Directors of GEM Construction, Inc., a Washington corporation Resolution Pursuant to RCW 23B.07.040, the undersigned, constituting all of the Directors of GEM Construction Inc, a Washington corporation, hereby consent to the following Director action in lieu of a formal meeting. This action is taken and consented to effective the date hereof without a formal meeting. Resolved, that the following persons are authorized to purchase any type of asset or property on behalf of the corporation Matthew Grimm IL>(a-x10-3 Matthew Grimm Director AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 0EVFLOP Phony: 425-434-7200 Fax: 425-430-7231 My op R4���1� STATE OF WASHINGTON APR 1 fIECEIV " COUNTY OF KING6ct Ln C ry`--Ty_\ ) hainn firet duly sworn on oath, deposes and says: 1. On the .20 day of , 20 Q �, I installed public information sign(s) and plastic flyer box on the property located at for the following project: P jo7t- Prol4t name CPN?;� � u-crV 1 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 Information Signs��IoW handout package. Installer ' SUBSCRIBED AND SWORN to before me this VVAS1A\Ce}� HAFonnsTlanninglpnbsign.doc NOTARY Pj.�BL residing at My commission expires on -3- the State of Washington, 03/08 Printed: 04-10-2008 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA08-034 Payment Made: 04/10/2008 11:48 AM Total Payment: 1,000.00 Current Payment Made to the Fallowing Items: G 'co Receipt Number: R0801773 Payee: GEM CONSTRUCTION, INC Trans Account Code Description Amount --------------------------------------------------------- ---------------- 5008 000.345.81.00.0004 Binding Site/Short Plat 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check 4937 1,000.00 Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81,00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345,81,00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345,81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000-345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60-00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 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 .00