HomeMy WebLinkAbout03245 - Technical Information Report BAIMA & HOLMBERG INC.
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TECHI�TICAL INFORMATION REPORT
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Kennydale Grove Short Plat
December 14, 2004
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I � Baima & Holmberg, Inc. Job No. 1673-020
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Pre ared For
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Basic Ventures fF-=��� : :� c��
18211 240th Avenue SE
Maple Valley,WA 98038
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100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027-3817 • (425) 392-0250 • (425)391-3055
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TABLE OF CONTENTS
1. PROJECT OVERVIEW
2. CONDITiONS AND REQUIREMENTS SUMMARY
3. OFFSITE ANALYSIS
4. FLOW CONTROL AND WATER QUALITY FACILITY
ANALYSIS AND DESIGN
5. CONVEYANCE SYSTEM ANALYSIS AND DESIGN
6. SPECIAL REPORTS AND STUDIES
7. OTHER PERMITS
8. ESC ANALYSIS AND DESIGN �
9. BOND QUANTITIES, FACILITY SUMMARIES, AND
DECLARATION OF COVENANT
10. OPERATIONS AND MAINTENACE MANUAL
1
SECTION 1
PROJECT OVERVIEW �
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Project Overview
This project involves the development of a O.b9-acre parcel into four single-family
lots. The site is located at 1424 North 40�` Street, at the northwest corner of North
40�' Street and Meadow Avenue North,. The site has a single residence and garage
that will be removed. The reminder of the site is covered with la.wn with large trees.
The site slopes down to the north-northwest at about 2%to 25%.
Proposed Drainage Controls
Because there will be greater than a 0.1-cfs increase in the 100-year runoff, flow
control is required. An infiltration tank sized to control the 100-year storm event will
provide the required flow control. Also because will be no more than 4,000 sq-ft of
new impervious surfaces subject to vehicular, water quality controls aze not required.
�
REFERENCES
Figure 1,page 2 of 2
City of Kent Public VVorks Department
TECHNICAL INFORMATION REPORT(TIR)WORKSHEET
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REFERENCE LIMITATION/SITE CONSTRAINT
❑
❑
❑ Additional Sheets Attached
. , . � . � .
.
MMIMUM ESC REQUIREMEN7'S MINIMUM ESC REQUIREMENTS
DURING CONSTRUCTION FOLLOWING CONSTRUCTION
�l Sedimentation Facilities d Stabiliu Exposed Surface
� Stabilized Construction EnUance �9 Remove and Rcstoro Temporary ESC Facilities
Perimeter Runoff Control Q� Glean and Rcmove All Silt and Debris
�CI Clearing and Grading Restrictions f�l Ensure Operation of Permanent Facilities
�1 Cover Practices ❑ Flag Limits of SAO aad Opcn Space Preservadon Areas
� Constiuction Sequence O Other
❑ Other
. � . .
• O Grass Lined lChannel � Tank 0 Infiltration Met d of Analysis
❑ Pipe System O Vault 0 Depression _
� Opcn Channel ❑ Encrgy Dissipata O Flow Dispersal Compenration/Mitigation
� Dry Pond ❑ Wcdand ❑ Waiver of Eliminated Site Storage
❑' Wct Pond ❑ Strcam ❑ Rcgional Detention
Brief Descxiption of System Operatibn: 1 L►
Facility Related Site Limitations
Reference Facility Limitation •
� . . . . , . . .
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il ❑ Cast in Place Vault O Othcr ❑ Drainage Easement
❑ Retaining WaU ❑ Access Easement .
❑ Rockery>4' High ❑ Native Growth Protection Easement •
❑ Structural on Steep Slope ❑ Tract
❑ Other
. , . . � . . � � .
, I or a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet
and the attachments. To the best of my knowledge the information provided here is accurate.
�
Si ned/Date
City of Kent Surface Water Design Manual
Chapter�—Kent ConsWction Standards S.R-7 May,2002
R�FEF.ENCES
FIGURE 1,PAGE 1 OF 2
CITY OF KENT PUBLIC WORKS pEPARTMENT
TECHNICAL INFORMATION REPORT (TIR) WORKSHEET '
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Project Owner"��� ���v�cR 5 Project Name �Y D�Q(,� -���/�
Address 1 2 t — Location
Phone � L �+ Township 2�
Project Engineer Range �
Company r' N� Section �2
Address/Phone �
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� Subdivision ❑ DFW HPA ❑ Shorelinc tvlanagunent
'�Q, Short Subdivision ❑ COE 404 ❑ Rockcry
� Grading ❑ DOE Dazn SaCety D Structural Vaults
❑ Commercial ❑ FEMA Floodplain O Othcr
� Other ❑ COE Wetlands
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Community: �
DrainaQe Basin:
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❑ Rivcc ❑ Floodplain
❑ Stream ❑ Wctlands
O CYitical Stream Reach ❑ Seeps/Springs
❑ Depressions/Swales ❑ High Groundwater Table
O [:ake ❑ Groundwater Recliargc
❑ Steep Slopes ❑ Other
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Soil Type Slopes Erosion Potential Erosive Velocities
O Additional Sheets Attached
May,2002 S.R-6 ds
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SECTION 2
CONDITIONS AND REQUIRMENTS SL;��IMARY
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REPORT City of Renton
Department of Planning/Building/Public Works
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DECI SION ADM/NISTRATIVE SHORT PLAT RFPORT 8 DECISION �
A. SUMMARYAND PURPOSE OF REQUEST:
REPORT DATE: February 14,2005
Project Name Kennydale Grove Short Plat
Owner. Basic Ventures, inc., 18211 240"'Ave.SE, Maple Valiey,WA 98038
Applicanf: Joe Pruss, Basic Ventures, Inc., 18211 240"'Ave. SE, Maple Valiey,WA 98038
Contact: Tom Redding, Baima& Holmberg, Inc., 100 Front St. So., Issaquah,WA 98027
File Number LUA-04-158,SHPL-A Project Manager Susan A. Fiala,AICP
Project Description Administrative Land Use Action (Short Plat Review)for a four(4) lot subdivision of a 0.69-
acre site located in the Residential - 8 Dwelling Unit Per Acre (R-8) zone. The proposed
lots are intended for the eventual development of detached single-family homes. The lots
range in size from 6,000 sq. ft. to 10,949 sq. ft. Access is proposed via N. 40th St. and a
private access easement. The existing residence and all outbuildings would be
demolished.
Project Location 1424 N.40'"Street
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City of Renton PIB/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04-158,SHPL-A Page 2
B, GENERAL INFORMATlON:
1. Owner of Record: Basic Ventures, Inc., 18211 240th Ave. SE, Maple Valley,WA 98038
2. Zoning Designation: Residentiai–8 du/ac(R-8)
3. Comprehensive Plan Land Use Designation: Residential Single Family(RSF)
4. Existing Site Use: Existing single family residence and outbuildings to be removed. ,
5. Neighborhood Characteristics:
North: Undeveloped and wetiands (R-8 zone)
Easf: Single Family Residential-(R-8 zone)
South: Single Family Residential-(R-8 zone)
West: Single Family Residen6al-(R-8 zone)
6. Access: North 40"'Street
7. Site Area: 30,147 square feet/0.69 acres
C. HISTORICAUBACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 4498 02/20/1995
Zoning N/A 4404 06/07/1993
Annexa6on N/A 2341 07/03/1967
D. PUBLIC SERVlCES:
1. Utilities
Water. There is an existing 12-inch water main adjacent to the site. The site is within the 320-water
pressure zone. The site is outside the Aquifer Protection Area.
Sewer. There is an existing 8-inch sewer main in N 40th Street �-•�-#�����.�,r�`a,
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Surface Water/Storm Water.The project is located in the May Creek drainage��a:t ����,: _- : :
2. Streets: The existing right of way along N 40th Street is partially improved (asph'alt paving and storm
drainage,but no curb,gutter,street lights or sidewalk).
3. Fire Protection: City of Renton Fire Department �r" '--£���`�i "-��� � - '�':��'=`
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070:�oning Use Table —
Section 4-2-110: Residential Development Standards
2. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
3. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
Section 4-7-070: Detailed Procedures for Short Subdivisions
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
AdminRPT KennydaleGroveSHPL_r►ewR8.doc -
City of Renton P/BlPW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04158,SHPL-A Page 3
Section 4-7-150: Streets-General Requirements and Minimum Standards
Section 4-7-170: Residential Lots-General Requirements and Minimum Standards
5. Chapter 9 Procedures and Review Criteria
F. APPL/CABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element—Residential Single Family
2. Community Design Element
3. Environmental Element
G. DEPARTMENT ANALYSlS:
1. Proiect DescriptionlBackqround
The applicant proposes to subdivide a 0.69-acre (30,147 square feet) parce� into four lots. An existing home
and associated outbuildings on the site are proposed to be removed/demolished.
Lot sizes proposed are: Lot 1 at 6,000 sq.ft.; Lot 2 at 6,599 sq.ft.; Lot 3 at 6,599 sq. ft. and Lot 4 at 10,949 sq.
ft. The proposal for eventual development of four new single family residences would arrive at a density of 6.4
dwelling units per net acre (du/ac). The allowed density range in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 dwelling units per acre.
Access is proposed from N.40"'Stree� Lot 1 would be accessed directly and Lots 2, 3 and 4 would utilize a 26
ft.wide private access easement.
The topography of the subject site slopes from the southeast to the north-northwest with grades ranging from
five to 25 percent. All vegetation would be removed to accommodate construction of the building pads and
utilities, except for those trees within new Lot 4 and the wetland buffer.An off-site Category 2 wetland is within
100 feet of the site and requires a 50 ft.wide buffer which would be contained in the northwest portion of new
Lot 4.
2. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA
Environmental Review pursuant to WAC 197-11-800(6xa).
3. Compliance with ERC Conditions
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4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify and address
issues raised by the proposed development.These comments are contained in the official file, and the essence
of the comments has been incorporated into the appropriate sections of this report and the Departmental
Recommendation at the end of the report. __
5. Consistencv Short Plat Criteria
Approval of a plat is based upon several factors. The following short plat criteria have been established to
assist decision-makers in the review of the plat:
a) Compliance wifh the Comprehensive Plan Designation
The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use
Map. The RSF designation is intended to promote and enhance single family neighborhoods. The
proposal is consistent with the RSF designation in that it would allow for the future construction of
new single family homes, thereby promoting goals of infill development. The proposal is consistent
with the following Comprehensive Plan Land Use, Community Design and Environmental Element
objectives and policies:
AdminRPT KennydaleGroveSNPL newRB.doc _.- -
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04158,SHPL-A Page 4
Objecfive LU-FF. Encourage re-investment and rehabilifafion of existing housing, and
development of new residentia! plats resutting in quality neighborhoods that: 1) Are planned at
ur6an densities and implement Growth Management fargets; 2) Promote expansion and use of
public_trans�rtation; and 3) Make more effrcient use of urban services and infrastrucfure. The
_ - ------
project would add four new residential lots in an existing neighborhood that has existing
infrastructure including a street system.
Policy LU-147. Net developmenf densities should fall within a range of 4.0 to 8.0 dwelling units per
net acre in Residenfia! Single Family neighborhoods. The proposed project for four lots would
anive at a net density of 6.4 dwelling units per net acre which is within the allowable range of the
R-8 zone.
Policy LU-148. A minimum!ot size of 5,000 square feet should be allowed on in-fill parcels of less
fhan an acre (43,560 sq. ft) in single-family designations. Allow a reduction in lot size to 4,500
square feet on parcels greater fhan an acre to cr�ate an incentive for aggregation of land. The site
is less than one acre and all four lots would be equal to or greater than 5,000 sq. ft. after the
deduction of the private access easement for Lots 2 and 3.
Policy LU-149. Lof size should exc/ude privafe sidewalks, easemenfs, private road, and driveway
easements, excepf a!!ey easements. Lot sizes for new Lots 2 and 3 exclude the private access
easement and compty with lot size after the deduction.
Policy LU-150. Required setbacks should exclude public or privafe/ega!access areas,
established through or fo a bt, and parking areas. The short plat plan shows the required setbacks
from the access easement and are in compliance with the undertying zoning of R-8.
Objective CD-C. Promofe re-investmenf in and upgrade of existing neighborhoods through
redevelopment of sma/l, unden,tilized parcels, modificafion and a/terafion of older housing sfock,
and improvements to sbeets and sidewalks to increase propeify values. The proposal will increase
i the number of units currently existing on the site by creating four lots. The proposal will also be
include construction of frontage improvements along the front of the property consisting of curb,
gutter, and sidewalk, unless deferred by the Board of Public Works which has been approved with
II conditions.
Policy CD-12. lnfil! development, defrned as new short plats of nine or fewer /ots, should be
encouraged in order fo add variety, updated housing sfock, and new vifality to neighborhoods.The
proposal will increase the number of units within the neighborhood by creating four lots.
Objective EN-D: Preserve and protect wetlands for overa/l sysfem functioning. The applicant
would provide the required 50 ft. buffer for the off-site Category 2 wetland.
Policy EN-90. Establish and protect buffers along weflands to facilitate in5/tratiort.... The applicant
would provide the required 50 ft.buffer for the off-site Category 2 wetland.
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Policy EN-28. Minimize on-site erosion and sedimentation during and after construction. As a
— - condition of short plat approval,-the applicant will be required to adhere to the erosion and--
sedimentation control measures as outlined in the DOE 2001 manual.
b) Compliance with the Underlying Zoning Designation
The subject site is designated Residential—8 Dwelling Units per Acre (R-8)on the City of Renton
Zoning Map.The proposed development would allow for the future construction of four new single
family dwelling units.
The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units
per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public
right-of-way and private easements from the gross acreage of the site. The property does not
AdminRPT KennydaleGroveSHPL newRB.doc — -
City of Renton PB/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04158,SHPL/1 Page 5
contain any sensitive areas but does require the deduc6on of 3,120 squa�e feet for the private
access easement from the gross site area.
After the deduction of 3,120 sq. ft. from the 30,147 sq.ft. site—gross (30,147 sq. ft. —3,120 sq. ft.
= 27,027 net-sq.--ft�/ 0.62 net acres), the proposal would arrive at-6�t dwelling-units per acre (4
units/0.62 acres = 6.4 dulac),which is within the allowed range.
The allowed building lot coverage in the R-8 zone is 35 percent or 2,500 square feet whichever is
greater for lots equal to or greater than 5,000 square feet in size and lots less than 5,000 square
feet are allowed a maximum of 50%lot coverage.
Building setbacks as required by the R-8 zone, include a front yard setback of 15 feet, for the
primary structure and 20 ft. for attached garages accessed from either the front or side yard. The
side yard along a street setback is 15 ft.for the primary structure and 20 ft.for the attached garage
accessed from either the front or side yard along a street.The minimum interior side yard setback
is 5 feet and 20 ft.for the rear yard.
The setbacks shown on the short plat plan appear to comply with these standards. Compliance
with these development standards will be ver�ed at the time of building permit submittal and
review.
Each lot would have adequate area to provide finro off-street parking spaces as required by the
parking regulations.
The R-8 zone permits accessory structures only when associated with a primary structure located
on the same parcel. All structures that currently exist on the site would be removed/demolished.
Staff recommends as a condition of short plat approval that the applicant obtain a demoli6on
permit and complete all inspections and approvals for all buildings located on the property prior to
recording of the final short plat.
The R-8 zone requires off-site landscaping abutting non-arterial public streets (N. 40�' Street). A
five ft (5 ft.) wide irrigated or drought resistant landscape strip is to be installed and if there is
addi6onal undeveloped right-of-way in excess of frve feet, this additional width must alsa be
landscaped. Additionally, at least two trees of a City approved species with a minimum caliper of
1%z inches per tree shall be planted in the front yard or planting strip of every lot prior to
occupancy.
c) Compliance with Subdivision Regulations
Streets: The existing right of way along N 40�' Street is partially improved (asphalt paving and .
stoRn drainage, but no curb, gutter, street lights or sidewalk). Per code, the street frontage
requires street improvements including but not limited to: pavement, sidewalk, street lights and
curb and gutter unless deferred by the Board of Public Works (BPW). Tfie applicant requested a
deferral of improvements to the BPW and was approved a deferral with a Security Device (cash
set-aside)subject to conditions, on January 26,2005.
The proposed short plat is anticipated to generate additional traffic on the City's street system. In
order to mitigate transportation impacts, staff recommends a condition of approval be placed on _ _ _. ,
the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily �
--- trip attributed to the project.The three new lots, credit given for the existing residence, is expected - -
to generate approximately 9.57 new average weekday trips per lot with credit given for the existing
residence. The fee for the proposed short plat is estimated at $2,153.25 ($75.00 x 9.57 trips x 3
lots=$2,153.25)and is payable prior to the recording of the short plat. '
Blocks:No new blocks will be created as pa�t of the pr�posed sho�t plat.
Lots: The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels less than
one acre-gross. The proposed plat would create four lots, which are proposed as: Lot 1 at 6,000
sq. ft.; Lot 2 at 6,599 sq.ft.(5,039 sq.ft. net after easement deduction); Lot 3 at 6,599 sq.ft. 5,039
sq. ft. net after easement deduction); and Lot 4 at 10,949 sq. ft. The proposed lot sizes are
compatible with other existing lots in this area under the same R-8 zoning classification.
�_
� AdminRPT KennydaleGroveSHPL newR8.doc _. � -
City of Renton P/B/PW Department Administrative Land Use Actlon
REPORT AND DECISION DATED February 14.2005;LUA-04-158,SHPL-A Page 6
The proposed lots also comply with the R-8 requirements for minimum lot width (50 feet for interior
lots and 60 feet for comer lots). The minimum lot depth of 65 feet is achieved by the four lots and
thus complies with these development standards. All lots appear to have adequate building area
for the construction of single-family residences when taking setbacks and lot coverage
_ — -- -- _ ----
requirements into consideration.
' The size, orientation and arrangement of the proposed lots comply with the requirements of the
Subdivision Regulations and the development standards of the R-8 zone.
c� Reasonableness of Proposed Boundaries
Access: Lot 1 would have direct access to a public right-of-way, NE 40"' Street. Lots 2, 3 and 4
w�uld be accessed via a private access easement(26 ft.wide with 20 feet of pavement).
Staff recommends the establishment of a maintenance agreement for all common improvements, ,
inGuding but not limited to:utility and access easements, as a condition of short plat approval.
Topography:The topography of the site is slopes from the southeast down to the northwest. The
south portion of the site has a slope generally less than five percent with the slope increasing in
steepness to 20 to 25 percent in the north portion. Only those slopes that range from 25 to 40
percent are classified as sensitive slopes.The slopes within Lot 4 are class�ed as sensitive slope
and thus the standards of RMC 4-3-050.J.6. apply to development occurring on these sensitive
slopes. The standards include: erosion control plans, on-site inspections and specified conditions
of approval (as noted within this report).
All vegetation would be removed for the proposed sho�t plat development, except for those trees
located within the wetland buffer and along the north/northwest property line of Lot 4 which are
proposed to be retained. These trees to be retained include cedars and firs. Twenty-six trees, �
ranging from 6-inch to 30-inch dbh would be removed within the site. There are also several firs
and cedars within the right-of-way that would be removed, inGuding a 36-inch dbh cedar.
A Geotechnical Engineering Report was submitted with the land use application as prepared by
Dennis Joule, P. E.,dated December 13, 2004. The repo�t's review was included review of surface
and subsurtace conditions,site preparation, and foundations.
The site is mapped as Indianola sand loam by the US Soil Conservation Service. The soil testing
indicated that the site is unde�iain by Gean to silty, medium dense sand. No groundwater, wet soil
or color mottling was encountered in the test pits.
The report continues that site soils are very prone to erosion and cohesionless and exposed
sloping ground should be immediately covered with visqueen. Due to the potential impacts of
erosion and sedimentation from project construction, staff recommends the following erosion
� control measures as conditions of project approval:
• Temporary Erosion and Sedimentation Control (TESC) shall be installed and maintained
according to the standards set-forth in the Department of Ecology Erosion Control
Standards.
• The project shall be designed and comply with Department of Ecology's Erosion and
Sediment Contro! Requirements as outlined in Volume II of the 2001 Stonnwater
Management Manual.
Building foundations were discussed and the report indicates that the residential buildings may be
supported on conventional shallow foundations bearing on firm natural soil or compacted structural
fill. Within new Lots 3 and 4, the applicanYs consultant recommends that no individual piers be
used and a licensed geotechnical engineer review the building plans at the time of building permit
review. Staff recommends as a condition of approval that at the time of building permits, additional
geotechnical studies are to be completed that address building foundations.
Wetlands: The applicant submitted a wetland reconnaissance prepa�ed by Altmann Oliver
Associates, LLC, dated January 25, 2005. The reconnaissance identified one off-site wetland to
the north of the subject short plat and within 100 feet. The off-site wetland meets the criteria for a
AdminRPT KennydaleGroveSNPL_newR8.doc =
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Category 2 wetland and requires a 50 foot buffer. A portion of the buffer extends on site and within
new Lot 4.The applicant has shown the required buffer on the short plat plan.
; Staff recommends as a condition of approval that the brightly colored construction fencing along
-.- — the edge of the wedand buffer-be-installed prior to project construction. This condition would
ensure the wetland buffer is not disturbed during project construction.
In addition, staff recommends that the applicant be required to construct a split-rail or other
approved fence and place signage indicating the presence of an environmentally sensitive area in
order to denote the edge of the wetland buffer. Lastly, staff recommends that the applicant place
the wetland buffer within a Native Growth Protection Easement (NGPE), which would ensure the
area is left in a natural and undisturbed state.
Relationship to Existing Uses:Single family residential surrounds the subject plat as developed
under the City of Renton regulations. The proposal is similar to existing development pattems in
the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage
residen6al development.
e) Availability and Impact on Public Services(Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to fumish
services to the proposed development, subject to the condition that the applicant provide Code
required improvements and fees.A Fire Mitigation Fee, based on$488.00 per new single family lot
with credit given for the existing single family residence, is recommended in order to mitigate the
proposal's potential impacts to City emergency services. The fee is estimated at $1,464.00
($488.00 x 3 new lots=$1,464.00)and is payable prior to the recording of the short plat.
Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use
Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students
per single family residential dwelling. Based on the student generation factor, the proposed short ,
plat would result in one or two additional students (0.44 X 3 lots = 1.32) to the local schools
(Kennydale Elementary, McKnight Middle School and Hazen High School). The Renton School
District has indicated that these schools can accommodate the additional students generated by
this p�oposal.
Storm Water.The applicant submitted a Preliminary Storm Drainage Technical Information Report
prepared by Baima & Holmberg, Inc. dated December 14, 2004 with the land use application. The
report states that there is little to no upstream runoff onto the site. The downstream analysis
indicates that runoff from the site sheet flows north-northeast from the site onto the adjacent
parcel. This flow continues about 250 ft. down the adjacent 25 percent slope to May Creek. May
Creek continues northwest for about 900 ft. where it goes under Lake Washington B(vd and the
� BNSF railroad tracks, flowing southwest onto the Barbee Mill property. Approximately 4/10�' of a
mile downstream of the site, May Creek discharges into Lake Washington. The report states there
are no apparent downstream problems and there will be less than a 0.1 cfs incxease in the 100
year runoff, detention is not required.There would be no more than 3,200 sq. ft. of new impervious
� surfaces subject to vehicular traffic, thus water quality controls are not required. Dispersion is
- " being proposed. -
The-Geotechnical Report stated that drainage should not be discharged on or near the top of the
slopes. The report also discussed preliminary soil infiltration which indicates that the soils are
j conducive to infiltration. Staff recommends as a condition of approval that that the final design for
drainage from the houses and driveways utilize either infiltration or direct discharge to an approved
discharge point.
The proposed loca6ons of the dispersion trenches are shown on the plan. The dispersion trench
within Lot 4 would drain to the off-site wetland.The runaff from Lot 1 could be piped, similar to Lots
I 2 and 3 in lieu of the dispersion trench.
AdminRPT KennydaleGcoveSHPL newRB.doc �
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Due to downstream flooding and erosion probtems, the project is to be designed per the 1998 King
County Surface Water Drainage Manual. Staff recommends this as a condition of short plat
approval.
The System-Development Charge will be at the cuRent rate of $715.00-per-new-single family lot.
The fee is payable at the time of issuance of the utility construction permit.
Water and Sanitary Sewer Utilities:There is an existing 12-inch water main adjacent to the site. �
Water service "setters" are required to be provided prior to recording of the sh�rt plat. A system
development charge of $1,525.00 per single family.lot is required and payable at the time of
issuance of the utility construction permit.
There is an existing 8-inch sewer main in N 40"' Street. Dual side sewers are not allowed. Each
new lot must be served with an individual side sewer. Sewer stub-outs must be installed prior to
the recording of the short{�lat. A System Development Charge of $900.00 per each new lot is
required.This fee is payable at the time of issuance of a utility construction permit.
H. Findings:
Having reviewed the written record in the matter, the City now enters the following:
1. Requesf: The applicant has requested Administrative Short Plat Approval for the Kennydale Grove
Short Plat, File No. LUA-04-158,SHPL-A.
2. Application: The applicant's short plat application complies with the requirements for information for
� short plat review. The applicanYs short plat plan and other project drawings are contained within the
official land use file.
3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan land use
'I designatian of Residential Single Family(RSF).
4. Zoning: The proposal as presented complies with the zoning requirements and development
standards of the Residential Single Family-8 (R-8)zoning designation, provided all advisory notes and
conditions of approval are complied with.
5. Subdivision Regulations: The proposal complies with the requirements established by the Cit�s
Subdivision Regulations provided all advisory notes and conditions are complied with.
6. Existing Land Uses: Land uses surrounding the subject site include: North: Residen6al Single
Family (zoned R-8); East: Residential Single Family (zoned R-8); South: Residen6al Single Family
(zoned R-8); and West: Residential Single Family(zoned R-8).
7. System Development Charges: A Water System Development Charge, a Surface Water System
Development Charge and a Sewer System Development Charge, at the current applicable rates, will
be required for the each new single-family residence as part of the construction permit.
8. Public Utilities:The applicant will be required to install individual sewer and water stubs to serve the
new lots. In addition, all existing and new fire hydrants serving the plat must be fitted with Storc fittings.
-l. --- Conclusions: ---- -
1. The subject site is located in the Residential Single Family(RSF)comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in the Residential — 8 Dwelling Units Per Acre zoning designation and
complies with the zoning and development standards established with this designation provided all
advisory notes and conditions are complied with.
3. The proposed four lot short plat complies with the subdivision regulations as established by city code
and state law provided all advisory notes and conditions are complied with.
�AdminRPT KennydaleGroveSHPt newRB.doc - —
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4. The proposed four lot short plat complies with the street standards as established by city code
provided the conditions of the approved deferral for street improvements are complied with.
J. DECISION:
The Kennydale Grove Short Plat, File No. LUA-04-158, SHPL-A is approved subject to the following conditions:
1. The applicant shall obtain a demolition pennit and complete all inspections and approvals for all buildings
located on the property prior to recording of the final short plat. The satisfacfwn of this requirement is
subject to the review and approval of Development Services.
2. The applicant shall pay the required Transportation Mitigation Fee at the rate of $75.00 per net new
average daily trip associated with the project. Credit given for the existing single family residence. The
Transportation Mitigation Fee shall be paid prior to the recording of the short plat.
3. A maintenance agreement shall be created concurrently with the recording of the short plat in order to
estabtish maintenance responsibilities for all shared improvements.
4. Temporary Erosion and Sedimentation Controt (TESC) shalf be installed and maintained according to the
standards set-forth in the Department of Ecology Erosion Control Standards.
5. The project shall be designed and comply with Department of Ecology's Erosion and Sediment Control
Requirements as outlined in Volume II of the 2001 Stormwater Management Manual.
6. At the time of building permits, additional geotechnical studies are to be completed that address building
foundations for new Lots 3 and 4. The applicant shall be required to place a note on the face of the final
short plat noting this requirement This condition shall be subject to the review and approval of the
� Development Services Division.
7. The applicant shall be required to install brightly colored construction fencing along the edge of the ,
wetland buffer prior to project construction.
8. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the
Development Services Division along the edge of the wetland buffer boundary prior to recording of the
short plat. A sign shall be located along the fence indicating the presence of the wetiand and its
associated buffer.
9. The applicant shall be required to record a Native Growth Protection Easement for the wetiand buffer
located in new Lot 4 in conjunction with final short plat approval. This condition shall be subject to the
review and approval of the Development Services Division.
10. The applicant shall pay the required Fire Mitigation Fee equat to $488.00 per new single family bt with
credit given for the existing single family residence. The Fire Mitigation Fee shall be paid prior to the
recording of the short plat.
11. The final design for drainage from the houses and driveways shall utilize either infiltration or direct
discharge to an approved discharge point.This condition shall be subject to the review and approval of the
Development Services Division at the time of utility construction permits.
12. The storm drainage plan shall comply with the 1998 King County Surface Water Design Manual.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
� /v�' "� G✓e Zn�i�t✓,y1u�� 2 Iy �5
GreggA.Lmmerman,P/8/PWAdministrafor decision date
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City of Renton PB1PW Department Administrative Land Use Action
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ADVISORY NOTES TO APPUCANT
The following nofes are supplemenbl fnformatlon provided ln conjunctlon wifh the adminlstrative land use actlon.
Because these notes are_prQ��as.informatfon only, they are not subject to the app�al p1�F��s_fs�r the land use actions.
Planninq
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division. The Development Services Division reserves the right to rescind
the approved extended haul hours at any time if complaints are received.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the ',
hours between 7:00 a.m.and 8:00 p.m., Monday through Friday.Work on Saturdays shall be restricted to the hours I
between 9:00 a.m.and 8:00 p.m. No work shall be permitted on Sundays.
3. At least two trees of a City approved species with a minimum caliper of 1 %2" per tree shall be planted in the front
yard or planting strip of every lot prior to occupancy. i
Property Services ,
See attached comments.
Fire
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single family structures. If the building
square footage exceeds 3,600 sq.ft. in area,the minimum fire flow increases to 1,500 GPM and requires two
hydrants within 300 feet of the structures. j
2. Fire Department access roads are required to be paved of a 20 foot width.
3. Street addresses shall be visible from a public street.
Plan Review-Storm/Surface Water
1. The drainage plan must comply with the 1998 IGng County Surface Water Design Manual, and with the
Geotechnical Report recommendation and conditions. The Geotechnical Report submitted with the Land Use
applica6on states tliat drainage should not be discharged on or near the top of the slopes. This statement appears
to conflict with the proposed location of dispersion trench(s)shown on the design plans.
2. The System Development Charge is �715 per new single-family building lot This fee is due with the construction
permit.
3. Temporary erosion control is required to meet Department of Ecology Standards.
Plan Review-Sewer
1. The System Development Charge is $900 for each new single-family building lot being served with a new sewer
service. This fee is due with the construction permit.
2. Separate side sewers (and any necessary easements) to each new building lot are required prior to recording of
the plat.
Plan Review-Water
1. New water senrice"setters"will be required to be installed prior to recording the plat.
2. All new single-family construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must
be�located within 300 feet of the structures. There does appear to be an existing hydrant in the vicinity that may be
counted toward the fire protec6on for this project. Verification that this existing hydrant is within 300 feet of all
homes is required. Any existing sub-standard hydrants will need to be replaced and/or retrofitted with a quick
disconnect Storz fittings.
3. Verify that the new water service line to serve proposed lot 4 will provide adequate water pressure (with
consideration for a potential Fire Sprinkler System, if required). ---.- -..--- -
4. The System Development Charge is $1,525 for each new single-family building lot. This fee is due with the
construction permit. --
Plan Review-StreetslTransportation
1. This project is required by City Code to install frontage improvements. Improvements include half pavement width,
curb, gutter, streetlights and sidewalks along the existing right of ways and any new internal streets that are
fronta e to the site. A deferral has been re uested and a roved with conditions.
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City of Renton P/B/PW Department Administrative Land Use Action '
REPORT AND DECISION DATED Febniary 14,2005;LUA-04-158,SHPL-A Page 11
TR.4NSMITTED this 14"'day of February, 2005 to the Owner.
Basic Ventures,Inc.
18211 240"'Ave.SE
Maple Valley,WA 98038
__------- _ _---- -- --
TRANSMlTTED this 14"' day of February,2005 to the Applicant:
Jce Pruss
Basic Ventures,Inc.
18211 240�'Ave.SE
Maple Valley,WA 98038
TRANSMITTED this 14"' day of Fe6�ary, 2005 to ti►e Contact:
Tom Redding
Baima&Holmberg,Inc.
100 Front St So.
Issaquah,WA 98027
TR.4NSMITTED fhis 14"' day of Febnrary, 2005 to the Pariies of Record:
Dottie Adkins Greg Fawoett
1417 N 40th St PO Box 402
Renton,WA 98056 Fap City,WA 98024
Larry&Cira Reymann Susan Phelan
1313 N 38th St�� PO Box 8
Renton,WA 9sb- �f��I Renton,WA 98057
T�
TRANSMITTED this 14"' day of February,2005 to the fo!lowing:
Larry Meckling,Buiiding Official
Stan Engler,Fre Marshal
Neil Watts,Development Servk:es Director
Jennffer Henning
Jan Conklin
Carrie Olson
Lawrence J.Warren,City Attomey
South County Joumal
Land Use Action Appeals 8 Requests for Reconsideration
The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of
decision. M appeal of the decisan must be filed within the 14-day appeal period(RCW 43.21.C.075(3);WAC 197-11-680).
RECONSIDERATION. Within 14 days of the effective date of the decision, any party may request that a decision on a short plat
be reopened by the Administrator.The Administrator may modify his decision if material evidence not readily discoverable prior to
the original decision is found or'rf he finds there was misrepresentation of fac�t. After review of the reconsideration request, if the
Administrator finds insufficient evidence to amend the original decision,there will be no further extension of the appeal period. Any
person wishing to take further action must file a formal appeal within the following appeal timeframe.
APPEAL. This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before-5:00 PM on February 28, 2005. Appeals to the Examinerare govemed by City of
Renton Municipal Code Section 4&110. Additional information regarding the appeal process may be obtained from the Renton
City Clerlc's Office, (425)43a6510. Appeals must be filed in writing,together with the required$75.00 applica6on fee,to: Hearing
Examiner,Ciry of Renton, 1055 South Grady Way,Renton,WA 98055.
EXPIRATION DATE: The Short Plat approval will expire iwo(2)years from the date of approval. An extension may be requested
pursuant to RMC section 4-7-080.M.
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CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
DATE: February 4,2005
TO: Susan Fala
FROM: Sonja J.Fesser `��
J
! SUBJEGT: Bennydale Grove Short Plat,LUA-04-15&SHPL
Format and Legal Description Review
Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the
following comnnents:
Comments for the Applicant: .
Pacific Northwest Tide Company Short Plat Certificate,Order No.580867,dated December 6,
2004,notes that Basic Ventures,Inc.is the vested owner of the subject short plat properfy.
Currently,Jeff Long,Francis Long,Meadow LLC and Pinnacle Lending Corp. aze noted under
the"Certification"block. Revise as needed. �
Inforn�ation needed for f�lal short plat approval includes the following:
Note the City of Renton land use action number and land record number,LUA-04-158-SHPL and
LND 20-0404,respectively,on the drawing in the spaces already provided. Include"CTTY OF _
RENTON,KING COIiN'TY,WASHINGTON" -
The overall distance noted between City of Renton Mon#s 1866 and 266 on the"CONTROL"
map(2633.69')differs from the sum of the two smaller dimensions noted for the same length by
a tenth.
Provide short plat and lot closure calculations.
Note the bearings for all the interior boundary lines of the proposed lots.
W:�File Sys1LND-Lw�d Subdivision&Sucveying RecordslLNLI-2(?-Shat P1a1s�Q4Q4VtVQ50131.doc
February 4,2005
Page 2
Note the dates the existing monuments were visited,per WAC 332-130-150,and what was found.
Indicate what has been,or is to be,set at the comers of the proposed lots.
Note discrepancies between bearings and distances of record and those measured or calculated,if
any.
Note all easements,covenants and agreements of record on the drawing,if any.
The city will provide addresses for the proposed lots as soon as possible. Said addresses need to
be noted on the drawing.
On the final short plat submittal,remove all references to trees,utility facilities,topog lines and
other items not directly impacting the subdivision. These items are provided only for preliminary .
short plat approval.
Note on the drawing that the adjoining properties to the east,west and north of the subject shoR
plat are unplatted.
Remove references to zoning and density items on the drawing.
Note that if there are restrictive covenants,easements or agreements to others(City of Renton, �
neighboring property owners,etc.)as part of this snbdivision,they can be recorded concurrendy
with the short plat. The short plat drawings and the associated document(s)are to be given to the
Project Manager as a package. The short plat document will be iecorded first(with King
County). The recording number(s)for the associated document(s)(said documents recorded
concurrendy with,but following the short plat)need to be referenoed on the short plat drawings.
A new 26' private ingress,egress and utilities easement over Lots 2 and 3 is shown forthe benefit
of Lots 3 and 4. Since the new lots created via this shoct plat are uc�der common ownership at the � .
time of recording,tbere can be no easement until such time as ownership of the lots is conve ed �,�� �
to others,together with and/or subject to specific easement rights. Said 6' private ingress,egress
and utilities easement requires a"NEW PRIVATE EASEMENT FOR INGRESS,EGRFSS &
LJ'TII,TTIES MAINTFNANCE AGREENIII�IT"block to be noted on the drawing. See the
attachment.
Fee Review Comments: � �
The Fee Review Sheet for this review of the preliminary short plat is provided for your use and
information.
H:\Fle Sys\L,ND-Land Subdivision dc Surveying Records�iND-20-Short Plats\0404UtV050131.docicor
Title for both of the following para�raphs:
NEW PRNATE EASEMENT FOR INGRESS,EGRESS &UTII.TTIES --- �
MAIIVTENANC'E AGREEMENT �
� Use the following paragraph if there are two or more lots participating in the agreement:
NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS,EGRESS AND �
UTILITIES IS TO BE CREATED UPON TI�SALE OF LOTS SHOWN ON THIS
SHORT PLAT. THE OWNERS OF LOTS SHALL HAVE AN
EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND
RESPONSIBILTTY FOR MAINT�NANCE OF THE PRNATE ACCESS EASEMENT
APPURTENANCES. T�.SE APPURTENANCFS AND��,AIN'TENANCE
RESPONSIBILTTIES INCLUDE THE REPAIR AND rZAINTENANCE OF TI�
PRIVATE ACCESS ROAD,DRAINAGE PIPES,AND STORM�WATER QUALTTY
AND/OR DETENTION FACII.TTIF.S VVITHIN'I��.S EASEMENT,PRIVATE
SIGNAGE,AND OTHER INFRASTRUCTURE NOT OWNED BY TI�C1TY OF
RENTON OR OTHER UTILTTY PROVIDERS. MAINTENANCE COSTS SHALL BE
SHARID EQUALLY. PARI�NNG ON TI�PAVING IN THE ACCESS EASEMENT
IS PROHIBTTED, LJI�II,FSS PAVEMENT WIDTH IS GREATER THAN 20 FEET.
Use the following paragraph if there is one lot subject to the agreement: ;
NOTE: NEW PRNATE EXCLUSNE EASEMENT FOR INGRESS,EGRESS AND
UTILTTIFS IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THLS
SHORT PLAT. 'THE OWNER OF LOT - SHALL HAVE OWNERSHIP AND
RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT
APPURTENANCFS. THESE APPURTENANCES AND btiAINTENANCE
RESPONSIBII,TTIES INCLUDE THE REPAIlt AND MAINTENANCE OF T�-�E
PRNATE ACCESS ROAD,DRAINAGE PIPES, AND STORM WATER QUALITY
AND/OR DETENTION FACILTTIES WITHIN THIS EASEMENT,PRNATE
SIGNAGE,AND OTf�R TNFRASTRUCTURE NOT OWNED BY THE C1TY OF
RENTON OR OTHER UTILTTY PROVIDERS. I��IAAINTENANCE COSTS SHALL BE
SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT
IS PROHIBTTED,UNI�ESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. �
PROPERTY SERVICES FEE REVIEW FOit SUBDIVISIONS No. 20U5- oS -
APPLICANT: SI y������ SI.1C. RECEIVED FROM
(date)
JOB ADDRFSS: 142.�. 1J. .dC37�-�_ S`�1�-T WOfi 'y'�3r�,.1
NATURE OF WORK:.d.•�� ��� I (��Ybd,� �' Gf�V��t�L.� LND� ?n -�.dO.d.
)( PRELIMINARY REVIEW OF SUBDIVLSION 7 LONG PLAT, NEED MORE INFORMATION: ' LEGAL DESCRIPTION
SI�ORT PLAT,BINDING STTE PLAN,ETC. - PID B's ' VICINTTY MAP
' FINAL REVIEW OF SUBDIVLSIOAI,-'FHLS REV�W REPLACES " SQUARE FOOTAGL -- �—-- OTfiER �
PRELIMINARY FEE REVIEW DATED ` FRONT FOOTAGE
SIJBJECT PROPERTY PARENT PID� �224{��'j�9�r�„�, j( NEW KING CO.TAR ACCT.�(s)are required when
assigned by King Cou�ty.
It is�e iruent of this deveiopme�fee analysis io pvt dx developu/mmer on�otice,that the fess quo�ed bdow may be applicabk to t6e subjxt site upon
developrtient of d�e properry. All quoted fees are poterKial chargu dnt may be due and pnyabk at the time the constnrctioe permit is iswed W insaQ die oa-sit+e ud •
off-site improvemeots(i.e.underground utilities,street iroprovemer�ts,ac_) Triggering mectianismt fo�d►e SDC fees will be based on current Ciry ordimKcs and
dctermincd by the applicabk Lhility Scction_
Please note that dux fecs are wbjxt m change wittaut aotice. Finat feac will be based on nocs in effeu at rirt�e of Bw7d'u�g Permit/Conuroctan Permic
applicatioa • •
' The existing house on SP Lot A� ,addressed as 6as not pnviously paid
SDC fees,due to connection to Cit�utilitia prior to e�ustance of SDC[ee Ord. SP Lot� will be
subject to future SDC fces if triggering mechanisms are touched within currwt City Ordinanoes.
' Wc understand that this subdivision is in the prdimir�ary stage and that we will have the opportunity to review it again before recordatan.
The followin uoted fees do NOT i�lude ins ion fees,side sewer cmits,r/w it fees or the cost of water meters.
SPECIAL ASSESSMF.NT DLSTRICT PARCEL METHOD OF ASSESSIV�NT ASSE;SSMEIVT
DISIRICTS NO. NO. ASSESS117IIVT � UNI'TS OR FEE
Iatecomer A eement( vt)WATER -O-
I.atecomer A reement( vt)WASTEWATER -O-
� Latecomer A eement( vt)O'THER -p-
S ' Assessment District/WATER -p-
S ial Assessment DistricUWASi'EWATER -O-
Joiat Use A reement(METRO) - -
Local Im rovement District s —
Traffic BeneCt Zones 575.00 PER TRIP CAI.CUI.ATED BY TRANSPORTATION �
FT.TPURE OBLIGATIONS -'
SYSTEM DEVELOPII�NT CAARGE-WATER ' Fstimated �OF UNTTS/ SDC FEE
" Pd Prev. ' Partiall Pd(L.td Exem tion) " Never Pd S .FTG.
S' famil residential 51,5251unit x �.¢,5�7�.00
Mobile home dwdlin unit$1220/unit in ark
A artment,Condo S915/unit not in CD or COR zones x �
CommerciaUIndustriat, 50.213/sq.ft.of ro rty(not less than S1,525.00)z
Boeir►a,by Special AgreementfFootprint of B{dg plas 15 h perimet�r(2,800 GPM threshold)
SYStEM DEVELOPMENT CHARGE-WASTEWATER' Fstimated .
' Pd Prev. - Partiall Pd(Ltd Exem tion) ' Never Pd
Sia le famil residential S900/unit x 2 ?OO•
Mobile home dwellin unit 5720/unit x -- -
A artment,Condo$540lunit not in CD or COR zones x
CommerciaUIndustrial 50.126/ .ft.o[ ro rt z(not less than S900:00) --
SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ' Fstunated
" Pd Prev. ' Partiall Pd(Ltd Ezem tion) ' Never Pd
Sin le iamil residential and mobite home dwellin unit s7151unit z 3 2�14'r...�'.
All other properties 50.249/sq ft of new impervious area ot property x
(not less than S'715.00). -
PRELIMINARY TOTAL S q 4?rQ00
� N
a �
M O_
Signature Revi ing Authority DATE �'
n O
�� *If subject property is�vithin an LID,it is developers�esponsibility to check wiih the Finance Dept. for paid/un-paid status. µ
�� Square footage fgures are taken from the King County Assessor's map and are subject to change. E •
" Current City SDC fee charges apply to 0
EFFECT[VE January 1, 200� � —
SECTION 3 �
� � OFFSITE ANALYSIS �
� .
I��'M� �cX..� �7`2�..� S- ��..
Pro'ect Overview �rf�`��� ����
� ���.�,.�-� Cl�'SSr��' J
� %, IS�
This project involves the development of a 0.69-acre parcel into four single-family
lots. The site is located at 1424 North 40�' Street, at the northwest corner of North
40"' Street and Meadow Avenue North,. The site has a single residence and garage
that will be removed. The reminder of the site is covered with lawn with large trees. �'
The site slopes down to the north-northwest at about 2%to 25%.
Upstream Drainage
There is little if any upstream runoff onto the site. There are no apparent problems
associated with any upstream runoff.
Level 1 Downstream Drainage Analysis
Runoff from the site shaet flows north-northeast from the site onto the adjacent
parcel(A). This flow continues north-northeast about 250' down the adjacent 2S%f
slope to May Creek(B). May Creek continues northwest another 900' where it ��
crosses Lake Washington Boulevazd and the adjacent railroad track under a bridge '
(C), flowing southwest onto the Barbee Mill pmperiy(D). At about 4/�o mile
downstream of the site, May Creek dischazges into Lake Washington(E). There aze
no apparent downstream problems.
I �: _ _--------- _:_-___.--_ ------�..,__�_
, _ -
' ' / Proposed Drainage Controls
�
' Because there will be greater than a 0.1-cfs increase in the 100-year runo� flow
' control is required. An infiltration tank sized to control the 100-year storm event will
� provide the required flow control. Also beca.use will be no more than 4,000 sq-ft of
i new impervious surfaces subject to vehicular, water quality controLs are not required.
I
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SECTION 4
FLOW CONTROL AND WATER QUALITY FACILITY
ANALYSIS AND DESIGN
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RIIA=118.69 RIM=122.91
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LOCATION OF
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BAIMA & HOLMBERG, INC. SHEETNO. OF
100 Front Steet South
ISSAQUAH, WASHINGTON 98027-3817 CALCUUITEDBY�� DATE � �
(425) 392-0250 FAX (425) 391-3055
CHECKED BY DATE
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100 Front Steet South
ISSAQUAH, WASHINGTON 98027-3817 �CULATEDBY DATE
(425) 392-0250 FAX (425) 391-3055
CHECKED BY DATE
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BAIMA & HOLMBERG, INC. SHEETNO. OF
100 Front Steet South ��p//�
ISSAQUAH, WASHINGTON 98027-3817 CALCUL4TEDBY_���� DATE 3
(425) 392-0250 FAX (425) 391-3055
CHECKED BY DATE ,
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BAIMA & HOLMBERG, INC. SHEETNO. OF �
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ISSAQUAH, WASHINGTON 98027-3817 CALCUL4TEDBY / � DATE ,�1��� I
(425) 392-0250 FAX (425) 391-3055 I
CHECKED BY DATE
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BAIMA & HOLMBERG, INC. SHEETNO. OF_
100 Front Steet South
ISSAQUAH, WASHINGTON 98027-3817 CALCULATEDBY � DATE
(425) 392-0250 FAX (425) 391-3055
CHECKED BY DATE
SCALE
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Existing Conditions KCRTS Peaks
Flow Frequency Analysis
Time Series File: 1673u.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates--- -----Flow Frequency Analysis-------
Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob
(CFS) {CFS) Period
0.049 3 2/09/O1 2:00 0.091 1 100.00 0.990
0.024 8 1/05/02 16:00 0.057 2 25.00 0. 960
0.057 2 2/27/03 7:00 0.044 3 10.00 0. 900
0.027 7 8/26/09 2:00 0.040 4 5.00 0.800
0.033 5 10/28/09 16:00 0.033 5 3.00 0. 667
0.030 6 1/18/06 16:00 0.030 6 2.00 0.500
• 0.090 4 10/26/06 0:00 0.027 7 1.30 0.231
0.091 1 1/09/08 6:00 0.024 8 1. 10 0.091
Computed Peaks 0.080 50.00 0. 980
Developed Conditions RCRTS Peaks
Flow Frequency Analysis
Time Series File:1673d.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates--- -----Flow Frequency Analysis-------
Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob
(CFS) (CFS) Period
0.107 5 2/09/O1 2:00 0.211 1 '100.00 0. 990
0.088 8 1/05/02 16:00 0.149 2 25.00 0.960
0.129 3 2/27/03 7:00 0.129 3 10.00 0.900
0. 102 7 8/26/09 2:00 0.121 4 5.00 0.800
0.121 4 10/28/04 16:00 0.107 5 3.00 0.667
0.107 6 1/18/06 16:00 0.107 6 2.00 0.500
0. 149 2 10/26/06 0:40 0.102 7 1.30 0.231
0.211 1 1/09/08 6:00 0.088 8 1.10 0.091
Computed Peaks 0.190 50.00 0.980
�
100-yr Desiga - 96" Diameter Infiltration Taak
Retention/Detention Facility
Type of Facility: Infiltration Tank
Tank Diameter: 8.00 ft
Trench Width: 16.00 ft
Tank Length: 47. ft
Effective Storage Depth: 8.00 ft
Stage 0 Elevation: 0.00 ft
Storaqe Volume: 3438. cu. ft
Vertical Periaeability: 33.40 mia/in
Permeable Surfaces: Bottom
Riser Head: 8.00 ft
Riser Diameter: 8.00 inches
Top Notch Weir: None
Outflow Rating Curve: None
Stage Elevation Storage Discharge Percolation
(ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs)
0.00 0.00 0. 0.000 0.000 0.00
0.04 0.04 10. 0.000 0.000 0.03
0.15 0.15 41. 0.001 0.000 0.03
0.26 0.26 75. 0.002 0.000 0.03
0.36 0.36 107. 0.002 0.000 0.03
0.47 0.47 194. 0.003 0.000 0.03
0.58 0.58 183. 0.004 0.000 0.03 �
0.68 0.68 220. 0.005 0.000 0.03
0.79 0.79 261. 0.006 0.000 0.03
0.90 0.90 304. 0.007 0.000 0.03
1.00 1.00 343. 0.008 0.000 0.03
1.11 1.11 387. 0.009 0.000 0.03
1.22 1.22 432. 0.010 0.000 0.03
1.32 1.32 474. 0.011 0.000 0.03
1.43 1.43 520. 0.012 0.000 0.03
1.54 1.54 567. 0.013 0.000 0.03
1.64 1.64 610. 0.014 0.000 0.03
1.75 1.75 659. 0.015 0.000 0.03
1.86 1.86 707. 0.016 0.000 0.03
1.96 1.96 752. 0.017 0.000 0.03
2.07 2.07 802. 0.018 0.000 0.03
2.18 2.18 852. 0.020 0.000 0.03
2.28 2.28 898. 0.021 0.000 0.03
2.39 2.39 949. 0.022 0.000 0.03
2.49 2.49 995. 0.023 0.000 0.03
' 2.60 2.60 1047. 0.024 0.000 Q.03
2.71 2.71 1098. 0.025 0.000 a.03
2.81 2.81 1146. 0.026 0.000 0.03
2.92 2.92 1198. 0.027 0,000 0.03
3.03 3.03 1250. 0.029 0.000 0.03
3.13 3.13 1298. 0.030 0.000 0.03
3.24 3.24 1351. 0.031 0.000 0.03
3.35 3.35 1404. 0.032 �.000 0.03
3.45 3.45 1452. 0.033 0.000 0.03
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�0'0 000'0 660'0 '9ZZZ �8'b 68'b
�0"0 000'0 860'0 '£LOZ £L'� £L"6 �
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�0'0 000'0 6£0'0 'bTLt 66'£ 66'E
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9.50 9.50 3438 . 0.079 2.060 0.03
9.60 9.60 3438. 0.079 2.130 0.03
9.70 9.70 3438. 0.079 2.190 0.03
9.80 9.80 3438. 0.079 2.260 0.03
Hyd Inflow Outflow Peak Storage
Target Calc Stage Elev (Cu-Ft) (Ac-Ft)
1 0.21 0.00 0.00 8.00 8.00 3438. 0.079 100-yr
2 0.11 0.00 0.00 6.06 6.06 2694. 0.062
3 0.15 0.00 0.00 5.37 5.37 2379. 0.055
4 0.11 0.00 0.00 5.05 5.05 2226. 0.051
5 0.13 0.00 0.00 3.76 3.76 1604. 0.037
6 0.12 0.00 0.00 2.63 2.63 1059. 0.024
7 0.10 0.00 0.00 1.52 1.52 557. 0.013
8 0.09 0.00 0.00 1.29 1.29 460. 0.011
I
�
I
SECTION 5
� CONVEYANCE SYSTEM ANALYSIS AND DESIGN
'��
SECTION 6
SPECIAL REPORTS AND STUDIES
I
/� �.� -��o
Dennis Joule, P.E.
Civil Engineer
31700 S.E. 4 Street Consultant in
Fall City, Washington 98024 Geotechrrical Engineering
Phone/F.4X(425)222-4661
Joule4 a(��40L.COM
Joe Pruss
18211 240th Avenue SB.
Maple Valley, Washington 98038
June 16, 2005
Project 1880
Re: Kennydale Crrove Short Plat—Storm Water Infiltration System
At the request of the project engineer, Baima-Holmberg, Inc., I have reviewed the Baima-
Holmberg plans titled Kennydale Grove Short Plat Topography, Water, Sewer, Storm, & Tree
Plan, dated 12-14-2004. I have also reviewed my geotechnical engineering report for this
project dated December 13, 1004.
The infiltration facility for the storm water system is to be located in the north corner of the
property near the base of the slope,just outside of the approved limits of the offsite wetland.
In this area the permeable soil extends to over eleven feet deep, allowing both lateral and
vertical water dispersion. No development is planned downslope from facility because of the �
offsite wetland. '
Based on my review of the information listed above it is my opinion that the location of the
infiltration facility for the storm water system is acceptable, and should not adversely impact '
the project as planned.
Very truly,
����•1tS p��
��Q�Ci�Of YI ASf���,c��`^3
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�`��_oNAL 6��/11
Dennis Joule,P.E. E��-9-0�
Ceatechnical Engineering Report
Joe Pruss Preliminary Subdivision
1424 Nortli 40`h Street
Renton, Washington
December 13, 2004
f
Prepared For:
Joe Pruss
18211 240th Avenue S.E.
Maple Valley, Washington 98038
Prepared By:
�
Dennis Joule, P.E.
31700 S.E. 46th Street
Fall City, Washington 98024
� Consultant In Geotechnical Engineering
GEOTECHNICAL ENGtNEERING REPORT
Joe Pruss Preliminary Subdivision
At 1424 North 40ib Street ;
Renton, Washington
December 13, 2004 I
INTRODUCTION
I
The project site, located at 1424 North 40"' Street, is about 0.7 acres in area and approximately �
rectangular in plan.
The lanned develo ment consists of subdividin the ro ert into four sin le-famil residential
P P g P P Y g Y
lots, with associated access and utilities.
INFORMATION PROVIDED
i
A site plan, showing the site location, dimensions, topography, existing structures, and proposed �
lot layout was provided by Baima-Holmberg, Inc., Civil Engineers of Issaquah. '
This information was used in preparing the drawing on the opposite page, which also shows the
locations of the backhoe test pits.
SCOPE
The scope of work in this investigation included the following:
l. Subsurface exploration by means of five backhoe test pits,
2. Engineering evaluation and analysis of field data and published documents for the
purpose of providing recommendations regarding the geotechnical aspects of site
development, and
3. Preparation of this report in accordance with Chapter 18 of the U.B.C., presenting the
findings and recommendations.
Page 1
Project 1880
December 13, 2004
FINDINGS
Surface Conditions
The property has a overall average slope of about twenty percent toward the north. Near the
street the slope is generally less than five percent, north of that the ground steepens to from
twenty to twenty five percent.
At the time of the field investigation there was an existing residence with detached carport and
outbuilding. The remainder of the ground was landscaped including, fir, cedar and fruit trees,
shrubs, and lawn.
No flowing water, standing water, or wet ground was observed within the site.
�I Geology
The site is mapped as recessional outwash (USDA-SCS, 1973). As the Vashon glacier receded,
large quantities of ineltwater were discharged from it. The meltwater sorted material in its path
and left very gravelly and sandy sediments that range in thickness from four to over one hundred �
feet on the upland terraces. Indianola soils formed in the sandy recessional deposits. I
Subsurface Conditions '
The site is mapped by the U.S. Soil Conservation Service as Indianola sandy loam (InC), ground
slopes four to fifteen percent.
Within the twelve foot maximum depth of exploration, the site is underlain by clean to silty,
medium dense sand.
No ground water, wet soil, or soil color mottling was encountered in the test pits. Test pit logs
are appended.
CONCLUSIONS
Seismic Considerations
As with all land in the Puget Sound region, this property lies in Seismic Zone 3.
Page 2
Project 1880
December 13, 2004
Seismic hazards can be divided into two general categories, hazards due to ground rupture and
hazards due to ground shaking. Since no faults are known to pass through the site, the
possibility of earthquake induced ground rupture appears to be remote.
Even if severe ground shaking were to occur at the site, the medium dense clean to silty sands �
encountered in the exploration will not liquefy because they are not saturated and do not have �
the characteristics of materials prone to liquefaction under dynamic loads. The sands
encountered are too dense, and their hydraulic conductivity allows dissipation of excessive pour
pressure. The silts layers are too compact, and can rely on the cohesive component of their
shear strength.
Compressible Soils
No compressible soils were encountered.
Slope Stability
The slopes were field mapped and no evidence of instability was observed. The slopes have
certainly been subject to seismic activity in the past, therefore, the present stability of the slopes
provides some evidence of future stability. �
The slopes have a total height of about fifty feet high and consist of inedium dense, well
drained, Sand. Construction within Lots 1 and 2 will be on nearly level ground. Lots 3 and 4
have ground slopes of between twenty and twenty two percent in the anticipated building areas.
Groundwater
The test pits were logged following and during a period of heavy early wet season rainfall. No
standing water or wet soil was observed in the test pits. No soil characteristics (such as color
imottling) were observed to indicate the presence of a seasonal groundwater within the upper
twelve feet of soil.
RECOMMENDATIONS
Existing Buildings
' The existing buildings on the site are to be razed. All demolition debris, including buried
utilities, tanks, and foundations should be removed from the site.
i ,
Page 3
Project 1880
December 13, 2004
Site Preparation
Depressions and loose soil zones resulting from the removal of the buildings, trees, large
shrubs, or underground structures should be carefully backfilled with thoroughly compacted on-
site inorganic soil or approved import soil.
The surface of the site within the proposed building and pavement areas should be stripped to
remove vegetation and organic topsoil. Soil containing more than two percent by weight organic
matter should be considered organic. Stripping depths should be decided in the field at the tune
of construction but for planning purposes an average stripping depth of three to four inches may
be assumed. Strippings may be stockpiled for subsequent use in landscaped areas.
Erosion Sensitivity of the On-Site Soils
Site soils are cohesionless and very prone to erosion. Exposed sloping ground should
immediately be covered with visqueen. Water from the visqueen-covered areas must be directed
into a temporary or permanent drainage facility. Spare straw bales should be stored and
available on-site to repair isolated areas of erosion if they occur, and control surface drainage if
needed.
Excavation and Slopes
Temporary cut banks should never be steeper than 1.5:1 (horizontal to vertical). The
cohesionless sands will not stand safely at less than 1.5:1.
Permanent cut or fill banks should not exceed slopes of 2:1.
All exposed slopes should immediately be covered with visqueen. The visqueen should remain
until they can be landscaped. Soil stockpiles should be covered with visqueen to prevent
saturation and erosion.
Grading and Compaction
If any import fill is required it should be inorganic, of low expansion potential, and should
contain no rocks or lumps larger than 4 inches in greatest dimension. Stripped soil surfaces in
those areas to receive structural fill, foundations, slabs-on-grade, or pavements, should be
scarified to a depth of at least six inches. The soil should be moisture conditioned (or allowed to
dry) to produce a moisture content of two percent above the optimum value and then compacted
to a density equivalent to at least 90 percent of the maximum value as determined by ASTM
, Test D1557-70. (U.B.C. Standard 70-1: Field-tests by U.B.C. Standards 70-2, 70-3, 70-4, or
70-5).
Page 4
Project 1880
December 13, 2004
Structural fill using on-site or import inorganic soil should be placed in layers not exceeding
eight inches in loose thickness, conditioned with water (or allowed to dry) and compacted to the
requirements described previously.
Where the fill is to be placed on slopes exceeding ten percent the stripped ground is to benched
prior to fill placement. Level benches are to be cut into the hillside at least five feet wide. Fill
is to be placed in horizontal lifts.
Utility Trenches
( Utility trench excavation can be performed with conventional mechanical equipment to depths up
to twelve feet. Excavations up to twelve feet should not encounter groundwater.
Trench excavations will not safely stand vertical, but will slough to the natural angle of repose
of seventy percent (about 1.5:1).
For the purposes of this section of the report, backfill is material placed in a trench starting one
foot above the pipe or conduit or at the top of concrete formed around the pipe or conduit; and
bedding is all material placed in a trench below the backf'ill. Unless concrete bedding is
required around utility pipe or conduits, free draining sand should be used as bedding. Sand
bedding should be compacted by mechanical means to a density equivalent to at least 95 percent
of the compaction test maximum (ASTM D1557-70). Trench backf'ill should be placed in
horizontal layers not exceeding six inches in loose thickness and compacted by mechanical
means at least 90 percent of the compaction test maximum (ASTM D1557-70).
Retaining Walls
Retaining walls constructed as part of the foundation system cannot be allowed to "rotate",
developing "active" soil pressures. Therefore an "at rest" lateral soil coefficient of 0.5 should
be used. Retaining walls may be designed using the equivalent fluid pressure method. For non-
compacted granular soil an average backfill soil unit weight of 100-1b/cu ft may be assumed
(lateral pressure would then be 50-1b/cu ft). The lateral coefficient of sliding between the
concrete base and the underlying sandy soil may be designed at 0.25. Passive soil pressures will
depend on the embedment depth and proximity to adjacent slopes below.
Rockeries
Rockeries are not earth retaining structures. Rockeries may be used as slough wall against
, stable earth cuts only. It is recommended that rockeries not be constructed over four feet high
within this site. Rockery construction must comply with the City Renton standards.
Page S
Project 1880
December 13, 2004
Embedded Post or Columns _
When designing posts or poles as embedded columns in accordance with U.B.C. Section
1806.8.2.1, lateral bearing (S1 or S3) may be taken at 1201b/ftz/ft depth below ground surface.
Building Foundations
When determining minimum earthquake forces for structures in accordance with U.B.C. Section
1629.1, consider the site to be underlain by soil Profile Type SD.
The proposed framed single-family residential buildings may be supported on conventional
shallow foundations bearing on firm natural soil or compacted structural fill.
Reinforced concrete continuous footings may be designed to impose pressures on foundation
soils up to 1500 pounds per square foot from dead plus normal live loading provided the
resulting foundation width is not less than 12 inches for one story, 15 inches for two story, and
18 inches for three story portions of the structure. Individual reinforced concrete foundations,
such as may be used for supporting columns, may also be designed to impose pressures of up to
1500 pounds per square foot from dead plus normal live loading, but should be at least 24 inches
in minimal plan dimension. As a minimum, isolated concrete pads shall have two #4 bars.
These bars shall form a cross (as seen in plan view), and shall be set mid depth in the concrete.
Within Lots 3 and 4, no individual piers should be used. Interior loads should be supported on
interior reinforced continuous footings. These footings should be connected to the exterior
footings and the reinforcing steel lapped onto the reinforcing steel from the exterior footings.
The perimeter footing should extend under the garage door.
Where footings are constructed adjacent to downslope cut banks or slopes, there is to be a
minimum 2:1 slope drawn between the bottom of the footing (point nearest the slope) and the toe
of the cut bank or slope.
Foundations should be embedded at least twelve inches below pad grade or adjacent finished
grade, whichever is lower.
Total Differential Settlement
No compressible soils were encountered in the test pits. Soils are uniform in compactness and
thickness within each building pad. Therefore, the total differential settlement for buildings
designed and constructed in accordance with the recommendations presented in this report
should be negligible. Settlement should occur during the initial framing period.
'
Page 6
Project 1880
December 13, 2004
Concrete Slabs-On-Grade
Concrete floor slab should be constructed on compact soil subgrades prepared as described in
the sections under Grading and Compaction.
Where floor dampness must be minimized, a minimum 4-inch section of capillary break material
covered with a membrane vapor barrier should be placed between the floor slab and the compact
soil subgrade. The capillary break should be free draining, clean gravel or rock, such as 3/8"
pea gravel. The membrane vapor barrier should be at least 10-mil thick polyethylene or its
equivalent.
Where floor dampness is not objectionable, concrete slabs may be laid directly on the compact
soil subgrade.
Footing and Retaining Wall Drains
Footing drains are recommended for all footings and retaining walls. A perforated drainpipe
should be placed at the upslope base of the footing. The drainpipe should be covered with at
least a twelve-inch wide zone of washed 1/2" to 1" drainrock. The drainrock layer should be
about twelve inches thick for footings and should extend at least half way up the back of
retaining walls. The drainrock should be covered with filter fabric paper, and a layer of native
soil should be placed over filter fabric as a soil cap. I
Preliminary Soil Infiltration Data
With respect to infiltration, the site is underlain by fine to medium grained sand. No
groundwater is anticipated within the upper twelve feet.
While no infiltration tests were performed, a preliminary estimate is that the sandy site soils
have percolation rates in the range of two to four minutes per inch (2-4 Min./in.). Using the
conservative end of the range, this is an infiltration rate of 0.25 Inches Per Minute.
For preliminary calculations using equation 5-9 in Section 5.4.1 of the King County Surface
Water Design Manual:
I ����a = 0.25 In/Min =15 In/Hr
F �s�;,� = 0.30 (EPA Method of testing would likely be used)
F P���s�g = 0.8 (fine sands and loamy sands)
D = 12'
Once specific infiltration areas are selected, infiltrations tests should be performed to determine
final design values.
i
�
��
i
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Page 7
_
Project 1880 I
� December 13, 2004 ',
Surface Drainage and Landscaping
Surface drainage gradients should be planned to prevent ponding and to direct surface water
away from the buildings, slabs, edges of pavements, and towards approved collection and
discharge facilities. Drainage pipe should be provided to catch and dispose of downspout
rainwater, discharge should be into the approved discharge facility.
Site soils are very prone to erosion. Grading and landscaping plans must consider this soil
condition. Landscaped ground should slope down away from building foundations at a minimum j
two percent slope for at least five feet from the footings. Drainage should not be discharged on
or near the top of the slopes.
LIMITATIONS
�
i
Changes in development plans will render these specific recommendations invalid unless this
office reviews such changes and these recommendations modified accordingly. �
�
Subsurface exploration of any site is necessarily confined to selected locations, and conditions
may and often do vary between these locations. Should varied conditions come to light during
project development these conditions should be reported to this office for evaluation. �
I PLAN REVIEW AT BUILDING PERMIT STAGE
�
It is recommended that the Site Plans and Building Plans for the development of Lots 3 and 4 be
reviewed by a licensed (P.E.) geotechnical (Civil) engineer at the building permit stage of
development. Additional exploration may be appropriate.
Report Prepared By:
� ,��l�iiiiy�i
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Dennis Joule, P.E. EXPIRES 7-9-05
Page 8
I
Appendix A ';
Arial Vicinity Map and Topography i
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�formation induded on this map has been compiled by King County staff from a variety of sources and is subject to change without notice.
' g Camly makes no rep�esenta6ons or warran6es,express or implied,as to accuracy,oompleteness,timeliness,or rights to the use of such
nfortnation.King Counly shafl not be liabte for any ye�e�al,special,indirect,incideMal,or conseque�tial damages induding,but not limited to,
st revenues or bst profits resufting from the use or misuse of ihe information contained o�this map.Arry sale of this map or iniortnation on
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Kin Coun��GIS Center�News�Services�Comments�Search
By visiting this and ofher King County web pages,you expressy agree to be bound by temis and conditio�s of the ske.The details,
http://www5.metrokc.gov/servleUcom.esri.esrimap.Esrimap?ServiceName=overview&Cl... 12/12/2004
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e in(ortnation induded on tfiis map has been compiled by King CouMy staif fi�om a variety of sources and is subject to change without notice.
CouMy makes no representations or warranties,express or imp6ed,as to acaxacy,oomplebeness,lirr�eliness,or rights to the use of such
nformation.lGng County shaq not De iable tor any general,speciat,indired,incidet►tal,or conseque�tial damages induding,but not limited to,
ost reverwes a bst profrts resulting irom the use or misuse of tl�e infomwl'an oontained on this map.My sale of this map or information on
's ma is ibited ez b written rtnission of Cou
Kinq County�GIS Center�News�Services�Comments�Search
By visiting this and other ICmg Counry web pages,you expressly agree to be bound by terms and co�ditions of the site.The details.
http://www5.metrokc.gov/servledcom.esri.esrimap.Esrimap?ServiceName=overview&Cl... 12/12/2004
Appendix B
Tesf Pit Logs
�
SOIL LOG - TEST PIT No. 1
PROJECT: Pruss Property—1424 N. 40th Street, Reszton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: 116'
DEPTH TO GROUNDWATER: INITIAL None FINAL -- LOGGED BY: DJ
SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY SOIL TYPE DEPTH !PENITR.. TORVANE
Silty Fine to Medium Grained SAND Brown Moist Loose SPN ! �
i
-1- �
Medium
Dense -2- I.
Very Silty Fine SAND Gray Damp Medium SPL '
Brown Dense -3-
Slightly Silty Medium Grained SAND Gray Damp Medium SPN � ' �
" Brown j Dense , -4- , I
�
�
i -5- � �
-6-
-7 -
I �
-8-
i �.
-9 - i j
I ;
-10- �
Bottom Hole 10' '
No Water -11- '
'�
-12- II
�
i -13- � ;
�
-14- j
� �
;
-15-
� i
� -16- �
�
, �
-17- �
I '
j � -18- !
�- i I
; -19- � ,
, ,
I ! -20- �
�
i
CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS
I CLASSIFICATION SYSTEM - PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL
�
AENNIS JOULE,P,E.
CIVIL ENGINEER
I
I
I -
SOIL LQG - TEST PlT No. 2
PROJECT: Pruss Property—1424 N. 40�''Street, Renton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: 90'
DEPTH TO GROUNDWATER: INITIAL None FINAL -- LOGGED BY: DJ
SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY ; SOIL TYPE DEPTH PENITR.. TORVANE
Slightly Silty Fine to Medium Grained SAND Gray Moist Loose ; SPN
Brown � � � -1- ' �
� Dense � ;
Medium -2- '
�
�I -3- �
-4- I
� �
� -5-
� -6- i
I
-7 - �� I �
I j
i -8- � I
-9 -
i -10-
�
-11- �
Bottom Hole 11' � I
No Water "12' i
-13-
, -14-
-15- i i
' -16- ;
�, ' i
; -17- �
i
� -18- I
i
-19-
-20- I'
�
� � ' '
i � �� �
CONSISTENCY AND 501L TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOIIS
CLASSIFICATION SYSTEM - PENITR.INDICATES REAOINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
T�RVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL
DENNIS JOULE, P,E.
CIYIL ENGINEER
I
SQIL LOG - TEST PlT No. 3
PROJECT: Pruss Property—1424 N. 40`h Street, Renton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: 110'
DEPTH TO GROUNDWATER: INITIAL None FINAL -- LOGGED BY: DJ
SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY ' SOIL TYPE DEPTH PENITR.. TORVANE
Slighdy Silty Fine to Medium Grained SAND Gray , Moist Loose ' SPN
I
Brown ----- -1- �
Dense
Medium -2-
� I
� -3- ;
�
; ' -4-
� -5- i i
-6-
�
i
-7 - I
I
_8_ '
I
�
-9 �
-10-
Bottom Hole 9.5' '
No Water -11- �
-12- � �
-13- � I
�! �
-14- �
I
-15- � '
-16-
-17-
i
-18- i
I
�
I -19- I
' I
i '
� -20- �
i j
�
CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS
CLASSIFICATION SYSTEM - PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL
DENNIS JUULE, P.E.
CIVIL ENGlNEER
SQIL LOG - TEST PIT No. 4
PROJECT: Pruss Property—1424 N. 40t"Street, Renton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: 106'
DEPTH TO GROUNDWATER: INITIAL None FINAL -- LOGGED BY: DJ
SOII DESCRIPTION COLOR MOISTURE � CONSISTENCY ; SOIL TYPE DEPTH PENITR.. TORVANE
Slightly Silty Fine to Medium Grained SAND Gray Moist � Loose II SPN '
Brown � -1-
Dense
-- I ;
Medium -2- �
�
�, -3- I i
' -4-
I
-5-
�
� -6-
-7 -
-8- �
�
-9 - ;
-10-
� I
-11- � i I
-12- � ; I
Bottom Hole 12'
No Water -13- ;, �
�
-14- i i
I i
� -15- i
� -16- �'�, '
, , � ' ,
� i � '
� -17- ;
� I i I; -18- i
, ,
! ;
� -19-
;
i ' -20- � �
i ; ':
' CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS
CLASSIFICATION SYSTEM - PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL
'
DENNIS JOULE, P.E.
CIYIL ENGINEER
SOIL LOG - TEST PIT No. 5
PROJECT: Pruss Property—1424 N. 40`h Street, Renton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: 119'
DEPTH TO GROUNDWATER: INITIAL None FINAL -- LOGGED BY: DJ
SOIL OESCRIPTION COLOR � MOISTURE � CONSISTENCY I SOIL TYPE ' DEPTH �PENITR.. TORVANE
5/8 Crushed Rock Gra Moist ' Dense ' GPN �
Very Silty Fine to Medium Grained SAND Gray Moist Medium SPL -1-
Brown Dense I � �
-2- �
-3-
�
-4-
Slightly Silty Fine to Medium Grained SAND Gray Damp Medium SPN i
With Rounded Gravel (Clasts to 3") Brown Dense i -5- !
;
�
� -6-
-7 - I �
� -8- ; �
�
i -9 - i �
Bottom Hole 9'
No Water � -10- � I
�
; -11-
�
-12-
-13-
� � -14- � ;
, i
� -15- ; i
�
-16- � �
� -17- (
�
j -18- ', i
J � �
; -19- ; ;
�
I -20-
�
CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS
CLASSIFICATION SYSTEM - PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL
DENNIS JOULE,P,E.
CIV/L EIJGIIJEER
,
i
�
, �
�
�
_ . .
�
�
SECTION 7
OTHER PERMITS
�
I . .
;
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R
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, i
SECTION 8
ESC ANALYSIS AND DESIGN
, ; ;
� ��
,
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'I ;
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SECTION 9 I
BOND QUANTITIES, FACILITY SUMMARIES, AND �
- DECLARATION OF COVENANT
, - -- - - -
..i-_ � . ' . .
�-�"I . � . � - .
(._._`. � � ,
.��� .�II� � . � � .
SECTION 10 '
OPERATiONS AND MAINTENANCE MANUAL
,