HomeMy WebLinkAbout03400 - Technical Information Report BAIN9a4 & HOLIIABERG INC.
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TECHNICAL INFORMATION REPORT
for
Madison Place Short Plat
March 28, 2006
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Baima & Holmberg, Inc. Job No. 1673-028
Prepared For
Basic Ventures
18211 240th Avenue SE
Maple Valley, WA 98038 a'�;� ! � 2��
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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
SECTI4N TITLE
1 PROJECT OVERV�W
2 CONDITIONS AND REQUIItEMENTS SUNIlVIARY
3 OFFSITE ANALYSIS
4 FLOW CONTROL AND WATER QUALITY FACII.ITY
ANALYSIS AND DESIGN
5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN
- 6 SPECIAL REPORTS AND STUDIES
7 OTHER PERMITS
8 � ESC ANALYSIS AND DESIGN
9 BOND QUANT7TIES, FACII..ITY SUNIlVIARIES, AND
DECLARATION OF COVENANT
10 OPERATIONS AND MAINTENANCE MANUAL
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SECTION 1
PROJECT OVERVIEW �
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King County Department of Devetopment and.Environmental Services
TECHNICAL [NFORMATiON REP�RT (TIR) WORKSHEET
R.art:1 .�PR03ECT O.WNER AND, " - = ;Part2.:::PROJECT.LOCATION AND_ :
_ .::
..
�PROJEGT�:ENGWEER =:: -.= :< "'� - .: ��DESCRIPTfON' - -.' _ _
Proje Owner ` Project Name
--,�.�l t f rV� �5 M�i LZo.�.,� 17--��-�"
Address � ,r� Location
� �`�� �'��� ��� Township 23
Phor�e �'�L j� 1/I'�l�!i�f.- �S
A ���� ' Range
Project gineer - •=�r''..Section i��S
- ��� �
Company N��j�i
Address/Phone � r� �, ��7 U�l� � Z �-'
Parti_3 TYPE OF PERMIT �' � . �. ,
APP.L�ICATION .= � = Part 4 OTHER FIEUIEWS AND PERMITS
Subdivison • � DFW�HPA Shoreline Management
� Short Subdivision COE 444 Rockery
Grading � � � DOE Dam Safety Structuraf Vaults
Commercial FEMA Ftoodplain Other
� _ Othzr COE Wetlands -
_, :: .. s� , �- _ ,� _
Part 5 SiTE CON1MUNi�Y AND�?RAINAGE BAS1N - ' _ _x ;
- . , . :, __ , _ _ _
.... _:....�. ..::.. ... .:.. . . ;.<. „, . = - -
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Community
_ � � l� r�'��..����,,�
. Drainage Basin � ���,� nl U��
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-._: - . , . - - .-: � -
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Part'6 SlTE CHARACTERIST(CS _ - � - -
River Floodplain
. Wetlands
Stream
SeepslSprings
Critical Stream Reach
High Groundwater Table
Depressions/Swales
. Groundwater Recharge
Lake
Oiher
Steep Slopes
�
�Fart 7 ;:SO1LS ;.' ; : ' : ;=, .. � - -
Soil Type Slapes Erosion Potential Erosive Velcoties
��•T�1���V�Q,O�j 7 �� ' 3 ofr� LO f/11
Additional Sheets Attached
._. .... , . .
_Part 8::_DEVELOPMENT LIMITATIONS= �
REFERENCE LIMITATION/SITE CONSTRAINT
Ch. 4—Downstream Anaivsis ��(��i( . �
Additional Sheets Attached
T- , : , _ _
-Party9;_: ESC�REQtJIREMEM;S_�:... ,;,v._ - _ - .
3
MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUfREMENTS
DURING CONSTRUCTION AFTER CONSTRUCTION
vSedimentation Facilities ✓Stabilize Exposed Surface .
✓Stabilized Construction Entrance - . �Remove and Restore Temporary ESC Facilities
`�Perimeter Runoff Control �- �C(ean and Remove All Silt and Debris I
�Clearing and Graing Restrictions (�Ensure Operation of Permanent Facilities
�Cover Practices �Flag Limits of SAO and open space �
�/ Constnaction Sequence preservation areas . I
` Other j/ Otf�er �
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. ,: .. .
. _; .
: .: . ,. - . . -
Part:i 0 .:SURFACE:WATER SYSTEM : : = _ _ . �
Grass Lined Tank Infiltration � Method of A� n� I
Channe( Vault Depression T— '�
Pipe System _ Compensation/Mitigati '�
Energy Dissapator Flow Dispersal on of Eliminated Site
Open Channel y}�etland Waiver Storage �
� Dry Pond �
Stream Regional
� Wet Pond Qetention ',
Brief De cription of System Operation i..b+� (N��rd� l����� m/�' ,
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Facility Related Site Limita ions
Reference Facility Limitation
:, . ., ..
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_ ; ,
Part�1 STRUCTURAL ANALYSIS.,;_ Part 12,�SEME�lT'SffR�CTS _� - _ =
Cast in Place Vault � t/Drainage Easement
�taining Wal! Access Easement
Rockery>4'High Native Growih Protection Easement :
Structural on Steep Slope Tract
� Other - Other
� - : -_ , _ � _
Part 13 ;SIGNATURE.OF PROFESSIONAL-ENGINEER . � -. _
1 or a civil engineer under my supervision my supervision have visited the site. Actual site
cond'+tions as observed were incorporated into this worksheet and the attachments. To#he best of �
my knowledge the informati�n provided here is accurate.
Si ned/Date
Project Overview
This project involves the development of a 1.77-acre parcel into 6 single-family
lots. The site is located at the southwest corner of the intersection of NE 3rd
Street/Nile Avenue NE. The site is vacant and covered with brush/woods. The site
generally slopes down to the southwest at about 2%to 3%. Per the SCS soil maps,
the site is underlain with Alderwood sandy loam/till soil.
Proposed Stormwater Control
A combination detention and water quality pond will provide quantity and quality
control for stormwater runoff from this site. The pond will discharge into the Nile
Avenue NE pipe/CB system.
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SECTION 2
CONDITIONS AND REQUIRMENTS SUI��IlVIARY
1
��,`�� O� ��'�`� �� ��l��'�l�
:, ,y
� � ♦ Hearing Examiner
_ ��NTo�
Kathy Keolker,Mayor Fred J.Kaufman
November 13, 2005 ���
�Q.�o� �
� e�°�� �'�� �
Marco Chow ��.�.� �� �
260 Nile Avenue NE �� U �� `��
Renton,WA 98059 �' ���
t�'''
Re: Madison Place Short Plat, LUA-06-072, SHPL-H
Dear Mr. Chow: I'i
This office has received a request for reconsideration in the matter noteti above.
After reviewing the request and additional analysis from staff this office will modify the original
decision as suggested by the party seeking recorisideration.
The original short plat, Option B,included six(6)lots and a tract to handle stormwater. The
suggested second option, Option A,did not include a stormwater tract. That does not mean or.e
could not be provided but staff noted that a potentially more expensive vault might be required.
The plan initially approved,called Option B in the request,would have created one private east-
west roadway that would have served six homes. That single driveway would have directed
approximately 60 vehicles trips per day and the traffic impacts,turning vehicles,headlight glare
and engine noise,toward the east,Nile Avenue NE,and directly toward a single family home. It
would have also had more traffic�adjacent to the smaller side yards of the new homes. It would
have also converted to asphalt more property for easement use. Option A, the one suggested in
the reconsideration request, would create an easement driveway along the north half of the
� western edge of the property. It could servi�e the tier of three parcels located along the westem
half the property. The three lots located along Nile can have normal, single family driveways.
This would redirect or disperse traffic from the one driveway and create a more normal driveway
and traffic pattern for a single-family community. The new easement would run along the rear
yards of homes located west of the subject site. The impacts of such an arrangement would be
less than if such a driveway ran along the side yard of a home or homes.
Staff did note that this atrangement might require a different method of handling stormwater. It
rnight require a vault or an easement. But it also appears that there mightbe iess impermeable
surface and there might be lesser stormwater impacts.
1055 South Grady V4'ay- Renton, Washington 98055 -(425)430-6515 � � �� � � �T
� Marco Cho�v
November 13, 2006
Page T�ro
The decisior�.is.hereby modified. The applicant and staff shall redesign the plat to affect an
_ outcotne similar.to,Option A where traff c is dispersed to both the nortli and east as proposed by
Option A. Eithei-a�letention vault or surface pond may be used to detain stormwater.
Sincerely,
.-----�.
�- _ � �- ��_� -
-� �..�---�
Fz'ed Ka.ufman
Hearing Exarriinei . .
City of Renton ' � -
. FK/nt . � . � . .
cc: Neil Watts,Development Services
Jennifer He�ining;D�velopment Seivices � � � �
Valerie Kii�ast,Dewelop�nent Ser�ices
7oe Pniss� -
Tom Redding �
Gina C`'riaeamino .
�'� G��`f-r�= . � 'y _ - �
C�� .
v- �-�z a� _- ? �
October 3,200G
OFFICE OF TI3E�IEARING EXAI�ZINER ����LOPp,���p
CITY OF RENTON ��N nF R��,����';�''G
Minutes oC� ' � ��j��
APPLICANT/OWI�TER: Joe Pruss ����`���
Basic Ventures
18211 240`�Ave SE
Maple Valley, WA 98038
. ��������
CONTACT: Tom Redding
Baima&Holmberg,Inc. ��� .. ,�
100 Front Street S. 'J �� ����
Issaquah, WA 98027 �����
� �f��:f�t����$���
Madison Place Short Plat
LUA 06-072, SHPL-H
LOCATION: Southwest corner ofNile Ave NE and NE 3`a Street
SUMMARY OF REQUEST: Hearing Examiner Short Plat approval for the subdivision of
1.77 acres into six(6)lots for the future development of
detached single-family homes.
SUMMARY OF AGTION: Development Services Recommendation: Approve subject to
conditions
DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the
Examiner on September 19,2006.
PUBLIC HEARING: After reviewing the Development Services Report,examining
available information on file with the application, field
checking the property and surrounding area; the Examiner
conducted a public hearing on the subject as follows:
IVIINL)TES
The following minutes are a summary of the September 26, 2006 hearing.
The legal record is recorded on CD.
The hearing opened on Tuesday, September 26,2006,at 9:04 a.m. in the Council Chambers on the seventh floor
of the Renton City Hall. Parties wishing to testify�vere affirmed by the Examiner.
The follo�ving exhibits were entered into the record:
Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Location Map
application, proof of posting,proof of publication and
other documentation pertinent to this re uest.
Madison Place Short Plat
File No.: LUA-06-072, SHPL-H
October 3, 2006 �
Page Z
Exhibit No.3: Short Plat Plan Exhibit No.4: Conceptual Drainage Control,
Topography,Frontage, Storm, Sewer,Water,
Landscaping,Grading&Tree Plan
Exhibit No.5: Zoning/Neighborhood Detail Map
The hearing opened with a presentation of the staff report by Valerie Kinast,Senior Planner,Development I�
Services, City of Renton, 1055 S Grady Way,Renton,Washington 98055. The site is one parcel and is I.77 I
acres; there are no buildings on the site and it is forested with mixed native upland forest. The proposal is to ',
create six lots with a net density of 3.7 du/ac,which is below the maximum density of 4.0 allowed in this zone.
The minimum lot size in the R-4 zone is 8,000 square feet and all of the proposed Iots exceed this minimum.
Lot 6 is 21,466 square fee#and the applicant has proposed to place a detention pond in a private easement.
Under Renton regulations,the detention pond would need to be in its own tract with common ownership. Lot 6
��vould still have enough room to meet the minimum lot size.
All lots meet the minimum requirements for width, depth and height as well as all setback requirements for this
zone. Access to the short plat would be off Nile Avenue NE via a 26-foot wide access easement that ends in a
hammerhead turnaround. All lots would be required to use the access easement for access so no curb cuts would
be made to Nile or NE 3�Street.
The applicant should record a maintenance agreement at the time of recording of the short plat establishing
maintenance responsibility for the private access easernent.
Staff did not recommend having the houses front on the access easement. That would close#he short plat to the
surrounding neighborhood and would not integrate the short plat into the existing development as intended by
the subdivision regulations of the Comprehensive Plan_
The site slopes gently from north to south and drains towards the south and partially to the east into Nile Avenue
NE, The site is covered by mixed native upland forest. There are 52 significant trees on this site, 13 significant
trees must be retained,#he applicant did identify trees but fewer than the required 13. A new tree retention plan
must be submitted with the detail on protecting the trees during construction. The landscape plan that was
submitted shows the two new trees per lot,.with the exception of Lot 1. The landscape plan also shows the
required 5-foot landscape strip required along public frontages.
On this plat, there is a tract on the north side of the plat that actually belongs to the subdivision to the north of
the street. There does appear to be some landscaping along that section, they will only be able to landscape the
areas that belong to this plat or in the right-of-way. A revised plan was required to show where the tract begins
and where it ends in relation to this plat in order to clarify where exactly the landscaping will need to be placed.
Fire,Park and Transportation Fees were imposed on this site.
No critical areas were found on the site,at first wetlands were suspected but after an assessment of the area it
�vas determined that there was no soil saturation,there is no water supply to the area for a wetland.
A detention pond is proposed for the southwest corner of the short plat. The water would be detained and
treated before discharging into the existing storm water system in Nile.
I�-Iadison Place Short Ylat
File No.: LUA-06-072, SHPL-II
Octobcr 3, 2�06
Page 3
Water is supplied by Water District 90 and a King County Certificate of`Vater Availability has been submitted.
'The Fire Department requirements would need to be met. There are sewer lines abutting the site
Shupe Holmberg, 100 Front Street S., Issaquah,WA 98027 stated they agreed with the conditions with the
exception of conditions 2 and 3. The subdivision to the north of the proposed development is Morgan Place,
Lots 1-6 are double fronted between Nile Avenue and Mt.Baker Place. There was a condition that those lots
could have access from either side but not both. As it tumed out all of the lots accessed Mt.Baker Place so the
rear yards all front Nile with a six-foot board fence along Nile Ave NE. Lot 7 is a side yard fronting Nile. Lots
17 and 18 are side yards that front NE 3`d Street. On the east side of Nile there are some front yards but also
side and rear that front onto Nile.
The Examiner stated that he would take their concerns into consideration�vhen reviewing recommendations 2
and 3.
Mr.Holmber�further stated that there is no access to NE 3�Street. There is a tract there and they«�ould not be
able to fence beriveen the front yard and the tract. The maintenance of tha.t tract was given to the homeowners
of Morgan Place.
Joe Pruss, 18211 240�'Avenue SE,Maple Valley,WA 98038 stated that he had further disagreements with
recommendations 2 and 3. The way the plat sits now he did not believe that Lot 3 would be considered a legal
corner lot with the tract adjacent to the lot between Lot 3 and the City right-of-way. That would be the same
reason for not fronting Lots 2 and 3 to NE 3nd Street. The second objection would be that these lots would use
the access easement to enter their yards�vith their front door facing NE 3`�Street. 1fie R-4 zone usually requires
large back yards (25-feet)and this proposal would make it like a R-10 zone.
The Examiner stated that it was not necessary to have the front door on NE 3`d Street. There would need to be
some treatment so that it is not just a blank wall there. Whether Lot 3 is a corner lot or not,at least appearance-
wise it should be treated as a corner lot as far as two setbacks that meet the setback requirements. He �vould like
to find out the status of that tract.
Mr.Pruss stated that if the fence was held back on Lots 2 and 3 and did a hedge on the tract side it could replace
the front yard look with greenery. They could make a compromise that the City would approve.
Mike Dotson,Development Services stated that the sidewalk configuration along Nile,although it may be
somewhat unusual, it is an allowed configuration and they may prefer to have a parking strip there. The
maintenance is to be taken care of by the homeowners that are adjacent to that strip.
The tract is a remnant to get the alignment of NE 3rd Street at this intersection,this tract�vas required to make
the street run correctly.
Ms.Kinast stated that the idea was that this plat would not be closed off to the outside,not like the area to the
north where there is a tall fence along the main street. Neighbors have commented on their concerns about the
appearance of this development from their side of the street.
This does make for some special effects to this tract,it would be possible to have a front yard on NE 3`�Street,
however the fence code would not allow a 6-foot fence,but only a 4-foot fence along both street frontages.
Mandy Butler,270 Lyons Place NE,Renton stated that her future neighbors would be living directly to the �i�est
of her backyard. They have some concerns,however they are most concemed about fences. The condition of
I�'ile currently is not pleasant the way it looks�vith the large fence, the yards are not well maintained. The
Madison Place Short Plat
File No.: LUA-06-072, SHPL-H
October 3, 2006
Page 4
property that goes from the fence to the sidewalk has lots of weeds. Across Nile Ave NE,east of this site,the
homes facing the street make a big difference,they are neat,open and you have a more welcoming feeling in
that area versus the area further north. The ways the homes present themselves to the street makes a great
difference in the neighborhoods.
The Examiner called for further testimony regarding this project. There was no one else wishing to speak,and
no further comments from staff. The hearing closed at 9:42 a.m.
FINDINGS, CONCLUSIOl\'S& RECOMMENDATION
Having reviewed the record in this matter,the Examiner now makes and enters the following:
FINDINGS:
1. The applicant,Joe Pruss,Basic Ventures, filed a request for a 6-lot Short Plat.
2. The yellow file containing the staffreport,the State Environmental Policy Act(SEPA)documentation
and other pertinent materials was entered into the record as Exhibit#1.
3. The Environmental Review Committee(ERC),the City's responsible official determined that the
proposal is exempt from environmental review.
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. The subj ect site is located on the southwest corner of the intersection of Nile Avenue NE and NE 3rd
Street.
6. The map element of the Comprehensive Plan designates the area in which the subject site is located as
suitable for the development of single-family uses,but does not mandate such development without
consideration of other policies of the Plan.
7. The subject site is currently zoned R-4(Single Family-4 dwelling units/acre).
8. The subject site was annexed to the City with the adoption of Ordinance 4876 enacted in December
2000.
9. The subject site is approximately 1.77 acres or 77,255 square feet. The subject site is approximately
257 feet wide(north to south)by 300 feet long.
10. The site is essentially level sloping downward from the northeast to the southwest from approximately
438 feet to 432 feet. Ther,e were wetlands on adjacent property and vegetation on the subject site looked
as if wetlands might be present. A wetland analysis demonstrated no wetlands on the subject site.
11. The tree inventory showed 52 significant trees that meet the size or specimen criteria established by the
City. Code requires preservation of 25%of those trees or 13 trees. The applicant proposed preserving
seven(7)trees but two of those do not meet the criteria. While replacement is permissible it can only be
employed if preservation is not possible. Staff recommended preserving more existing trees.
12. There is a third-party tract of land along the north edge of the subject site. It is a small,narrow tract of
land, and is the result of the division of the parcel north of the site and the chosen alignment of NE 3rd
Madison Place Short Plat
File No.: LUA-06-072, SIIYL-H
October 3, 2006
Page 5
Street. It separates the subject site from actually fronting along NE 3rd Street along much of its
northern property line. The tract is approximately 240 feet long and narrows from approximately 20
feet wide to zero feet, from the east to west,respectively.
13. The applicant had proposed dividing the subject site into six(6)lots with a stormwater system located
on an easement on Proposed Lot 6. Staff noted that a stormwater tract could not be located on an
easement and that a separate tract is needed. Proposed Lots 1,2 and 3 would run along the north
boundary of the subject site near NE 3rd Street. The third-party tract noted above separates those lots
from NE 3rd Street to varying degrees. Proposed Lots 3 and 4 abut Nile Avenue. Proposed Lots 5 and
6 are interior lots. The stormwater tract would be south of Proposed Lot 6. Proposed Lot 3 �vould
normally be a corner lot except for the tract located between it and NE 3rd Street.
14. Access to the site would be provided by a 26-foot�vide access easement that enters the site from Nile
Avenue NE. The easement ends in a hammerhead turnaround. Staffhas suggested that all of the lots
take their access via the easement to limit the number of driveways along the adjacent or nearby roads.
(as noted,a remainder h-act along the north separates the subject site from NE 3rd Street.)
15. The density for the plat would be 3.7 dwelling units per acre.
16. The subject site is located within the Renton School District. The project is expected to generate
approximately 2 school age children. T'hese students v��ould be spread across the grades and would be
assigned on a space available basis.
17. The development will increase traffic approximately 10 trips per unit or approximately 60 trips.
Approximately ten percent of the trips, or approximately 6 additional peak hour trips will be generated
in the morning and evening.
18. Stormwater�vill be detained in a pond in the southwest comer of the plat. It was initially proposed to be
an easement over a proposed lot but staff noted it needed to be a separate tract owned by a homeowners'
association.
19. The subject site is located within the City's sanitary sewer service area. Existing mains are located in
Nile and 3rd that can serve the site.
20. The subject site would be served by Water District 90. They have provided a certificate of availability.
21 The City has adopted mitigation fees for transportarion improvements, fire services and parks and
recreational needs based on an analysis of the needs and costs of those services. These fees are applied
to new development to help offset the impacts new homes and residents have on the existing community
and the additional demand for services.
CONCLUSIONS:
1. In the main,the proposed plat appears to serve the public use and interest. It pro��des additional lots for
detached single-family homes,being in the R-4 zone it also provides somewhat larger lots with larger
yards and more privacy. At the same time,the larger lots are expected to provide an opportunity to
preserve more significant trees. In addition,a plat should enhance an area and complement existing
neighborhood character.
2. The purpose of City and public review of proposed plats is to assure that they reasonably divide the
Madison Place Short Plat
File No.: LUA-46-072, SHPL-H I
October 3, 2006 ,
Page 6 ,
the way they address the street,that is enhance the streetscape,blend with existing development,
provide needed services and contribute to a healthy and welcoming environment. 'I'he awkward
remainder tract along the south side of NE 3rd Street is not part of this subdivision but Proposed Lots 1,
2 and 3 all aesthetically address NE 3rd Street as if they fronted that street. The development pattern of
� this plat should, therefore,respect the normal street setback,the alignment of homes and the facades
along NE 3rd Street. Staffs recommendation on facade treatment along NE 3rd and Nile Avenue NE is
appropriate. Additionally,Proposed Lot 3 should be treated as a corner lot and observe street setbacks
from its property line. That way the homes will blend with surrounding development. In addition,as
- staff noted, fences along streets are limited in height in any event so that creating a walled-off
streetscape is neither pernussible nor advisable. While there may be existing exceptions to the fence
pattern,there is no reason to allow further degradation of the streetscape with newer development.
3. The development of the plat«ill increase the ta�c base of the City,which will help offset impacts that
the new residents create but will not offset the more specific impacts on roads,parks or emergency
, services. The develo ment will increase demands on th � 's arks roads
ose services includin the Ci
P g tY P �
and emergency services. The applicant shall therefore help offset those impacts by providing mitigation
that matches the fees established by the City.
4. The homeo�vners will be responsible for common improvements including the stormwater tract and the
access roadway.
5. In conclusion, if the plat is designed as recommended by staff,it should blend with the sunounding
community and provide reasonable housing opportunities for new residents.
DECISION:
The Short Plat is approved subject to the following conditions:
1. A Maintenance Agreement shall be created between all iots in the short plat in order to establish
maintenance responsibilities for the shared private access and utilities easement and for the drainage
pond tract. This agreement shall be established concurrently with the recording of the short plat,a draft
of the documents to be recorded shall be submitted to the City of Renton Development Services
Division for review and approval by the City Attomey and Property Services Section prior to recording
of the plat.
2. Proposed Lot 3 shall be developed as if it were a corner lot and observe the setbacks from its property
lines required of corner lots.
3. All lots of the short plan shall take access from the access easement.A note shall be placed on the short
plat plan to the effect prior to recording.
4. Lots 2 and 3 shall be required to front on NE 3`d Street. A note shall be placed on the short plat plan to
this effect prior to recording.
5. The applicant shall provide facades along NE 3`a Street and Nile Avenue NE, on the houses on Lots 1
and 4,that either have the appearance of fronting on the street or that contain more windows and
architectural detailing than an interior side fagade or rear fa�ade.
6. The applicant shall provide the Development Services project manager with a revised landscape plan
illustrating increased landscaping that encompasses the complete area between the sidewalk and the
Madison Place Short Plat
File No.: LUA-06-072, SHPL-H
October 3, 2006
Page 7
6. The applicant shall provide the Development Services project manager with a revised landscape plan
illustrating increased landscaping that encompasses the complete area between the sidewalk and the
property lines of the new lots. It shall also show the two front yard trees that were absent from Lot 1 in
the previous plan, and the size and species of these trees. The plan shall be submitted at the time of
application for site conshuction permits.
7. The applicant shall submit a revised tree retention plan, designating 13 significant trees to be retained.
The plan shall be submitted to the Development Services project manager prior to submittal for utilities
and street construction permits. It shall indicate how the trees will be protected from damage during
construction of site improvements and the homes.
8. 'The applicant shall submit a Temporary Erosion and Sedimentation Control Plan(TESCP)designed
pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements,outlined in
Volume II of the 2001 Stormwater Management Manual with the application for construction permits.
Erosion control shall be installed and maintained to the satisfaction of the representative of the
Development Services Division for the duration of the project.
9. The project shall be required to comply with the 2005 King County Surface Water Design Manual to
meet both detention(Conservation Flow control—a.k.a. Level 2)and water quality improvements if it is
determined that detention is triggered under the 1990 King County Surface Water Design Manual.
10. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per new average daily �
trip attributed to the project prior to the recording of the final plat.
11. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of$488.00 for each new ,
single-family lot prior to the recording of the final plat.
12. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single-family lot
prior to the recording of the final plat.
ORDERED THIS 3rd day of October 2006
`';'isi-.r` r
�
FRED J.KA AN
HEARING E INER
TRANSMIT 1'ED THIS 3`d day of October 2006 to the parties of record:
Valerie Kinast Shupe Holmberg Joe Pruss
1055 S Grady Way Baima&Holmberg,Inc Basic Ventures
Renton,WA 98055 100 Front Street S. 18211 240`�Ave SE
Issaquah,WA 98027 Maple Valley,WA 98038
Mike Dotson
Development Services Mandy Butler Marco Chow
1055 S Grady Way 270 Lyons Place NE 260 Nile Avenue NE
Renton,WA 98455 Renton,WA Renton,WA 98059
Madison Place Short Plat
File No.: LUA-06-072, SHPL-H
October 3, 2006
Page 8
Gina Giacomino
258 Lyons Place NE
Renton, WA 98059
TRANSMITTED THIS 3`d day of October 2006 to the following:
Mayor Kathy Keolker Stan Engler,Fire
Jay Covington,Chief Administrative Officer Larry Meckling,Building Official
Julia Medzegian, Council Liaison Planning Commission
Gregg Zimmerman,PBPW Administrator Transportation Division
Alex Pietsch, Economic Development Utilities Division
Jennifer Henning,Development Services Neil Watts,Development Services
Stacy Tucker, Development Services Janet Conklin,Development Services
King County 7ournal
Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be i'iled in
writin�on or before 5:00 u.m., October 17,2006. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on erroneous procedure, errors of law or fact,error in judgment,or the
discovery of new evidence which could not be reasonably available at the prior hearing may make a written
request for a review by the Examiner within fourteen(14)days from the date ofthe Examiner's decision. This
request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may,
after review of the record,take further action as he deems proper.
An appeal to the City Council is governed by Title N,Chapter 8,Section 110,which requires that such appeal
be filed with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements.
Copies of this ordinance are available for inspection or purchase in the Finance Departrnent,first floor of City
Hall. An appeal must be filed in writin�on or before 5:00 v.m.,October 17,2006.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the
executed Covenants will be required prior to approval by City Council or final processin�of the file. You
may contact this office for information on formatting covenants.
The Appearance of Faimess Doctrine provides that no ex parte(private one-on-one) communications may occur
concerning pending land use decisions. This means that parties to a land use decision may not communicate in
private with any decision-maker concerning the proposal. Decision-makers in the land use process include both
the Hearing Examiner and members of the City Council.
All communications concerning the proposal must be made in public. This public communication permits all
interested parties to know the contents of the communication and would allow them to openly rebut the
evidence. Any violation of this doctrine would result in the invalidation of the request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as��ell as
Appeals to the City Council.
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SECTION 3
� � OFFSITE ANALYSIS � '
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Project Overview
This project involves the development of a 1.77-acre parcel into 6 single-family
lots. The site is located at the southwest corner of the intersection of NE 3rd
Street/Nile Avenue NE. The site is vacant and covered with brush/woods. The site
generally slopes down to the southwest at about 2%to 3%. Per the SCS soil maps,
the site is underlain with Alderwood sandy loam/till soil.
Upstream Tributary Arca i
There are no upstream areas draining onto this site. I
Level 1 Downstream Drainage Analysis I�',
The majority of the site drains southwest towards the vacant parcel to the south ',
(Southwest Basin). A minor portion of the site along the Nile frontage drains into
the existing pipe/CB storm system on the west side of the street (Southeast Basin). '
Southwest Basin
Runoff from the site sheetflows south across the south property line onto the
adjacent vacant, wooded, 1.7t-acre parcel (A). About 250' south, sheetflows
continue draining south across yards of two houses (B) and into the roadside ditch
along the north side of NE 2°d Street, l OQ'-200' west of the intersection of NE
2nd Street/Nile Avenue NE, about 400' downstream from the site (C). At about
100' west of the intersection of NE 2nd Street/Lyons Avenue NE, flows cross
south through a 12" culvert to the e�sting ditch on the north side of 2"d (D).
Flows continue south along the roadside ditch along Lyons, into a 12"pipe/CB
system (E) and discharging back into the ditch about 150' further south(F). Flows
continue another about 300' into another pipe/CB system flowing east along
backyards of houses, discharging into a constructed wetland area (G). The
wetland drains south to a 12" inlet pipe (H} into a CB/pipe system flowing south
then turning east then south through a 12"pipe, crossing the east end of the cul- '
de-sac of SE 2°d Court, (I). This pipe system continues about 200' to the south
side of an existing R/D pond, discharging onto a rock pad (J), about 2200'
downstream of the site. Flows continue south into King County then east then
south about 800' through A 5'± wide stream (K)though Maplewood Park to near
the north end of 148�'Avenue SE. Here flows enter a 30" inlet pipe greater than 1/2
downstream from the site (L).
Southeast Basin
A minor part of the east frontage of the site drains into the 12" pipe/CB system in
Nile Avenue NE (IV�. This storm system drains south about 200' where it turns
east on NE 2na Street into the Maplewood Estates plat (N). The storm system then
flows south on Nile Place NE(0), across to Orcas Avenue NE (P), down to Orcas
Place NE (Q) then between lots (R) to a large stormwater pond (S), about 2500'
�
downstream from the site. The pond discharges southwest at the same location at ,
(J) above. '
There were no obvious drainage problems along this downstream drainageway.
Proposed Stormwater Control
A combination detention and water quality pond will provide quantity and quality
control for stormwater runoff from this site. The pond will discharge into the Nile
Avenue NE pipe/CB system.
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SECTION 4
FLOW CONI�ZOL AND WATER QUALITY FACILITY
. ANALYSIS AND DESIGN
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ISSAQUAH, WASHINGTON 98027-3817 CAICULATEDBY T7Z� oa,Te ,
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ISSAQUAH, WASHINGTON 980273817 CALCULATEDBY � oa�
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I6' VINYL-COATED
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Flow Frequency Analysis
Time Series File: l673u.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates--- -----Flow Frecuency Analysis-------
Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob
(CFS) (CFS) Period
0.112 2 2/09/O1 18:00 0.143 1 100.OQ 0. 990
0.030 7 1/06/02 3:00 0.112 2 25. 00 0. 960
0.083 4 2/28/03 3:00 0.086 3 10.00 0. 900
0.003 8 3/24/04 20:00 0.083 4 5.00 0.800
0.049 6 1/05/05 8:00 0.�72 5 3.00 0. 667
0.086 3 1/18/06 21:00 0.049 6 2.00 0.500
0.072 5 11/24/06 4:00 0.030 7 1.30 0.231
0.143 1 1/09/08 9:00 0.003 8 1.10 0.091
Co�puted Peaks 0.132 50.00 0. 980
Developed Conditions KCRTS Peaks i
Flow Frequency Analysis III
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
0.261 5 2/09/Ol 2:00 0.549 1 100.00 0.990
0. 193 7 1/OS/02 16:00 0.318 2 25.00 0. 960
0.318 2 2/27/03 7:00 0.275 3 10.00 0. 900
0. 188 8 8/26/04 2:00 0.272 4 5.00 0.800
0.231 6 10/28/04 16:00 0.261 5 3.00 0. 667
0.275 3 1/18/06 16:00 0.231 6 2.00 0.500
0.272 4 10/26/06 0:00 0.193 7 1.30 0.231
0. 549 1 1/09/08 6:00 Q.188 8 1. 10 0.091
Computed Peaks 0.472 50.00 0.980
3 . 5' Deep KCRTS Level 2 Detention Pond
Retention/Detention Facility
Type of Facility: Detention Pond
Side Slope: 1.00 H: 1V
Pond Bottom Length: 120.00 ft
Pond Bottom Width: 35.00 ft
Pond Bottom Area: 4200. sq. ft
Top Area at 1 ft. FB: 5676. sq. ft
0.130 acres
Effective Storage Depth: 3.50 ft
Stage 0 Elevation: 0.00 ft
Storage Volume: 16656. cu. ft
0.382 ac-ft
Riser Head: 3. 50 ft
Riser Diameter: 12 .G0 inches
Number of orifices: 2
Fuli Head Fipe
Orifice # Height Diameter Discharge Diam�ter
(ft) (in) (CFS) (in)
1 0.00 0.75 0.029
2 2.50 1. 63 0.072 4 . 0
Top Notch Weir: None
Outflow Rating Curve: None
Stage Elevation Storage Discharge Percolation Surf Area
(ft) (ft) (cu. ft) (ac-ft) {cfs) (cfs) (sq. ft)
0.00 0.00 0. 0.000 0.000 0.00 9200.
0.01 0.01 42. 0.001 0.001 0.00 4203.
0.02 0.02 84. 0.002 0.002 0.00 4206.
0.03 0.03 126. 0.003 0.003 0.00 42a9.
0.04 0.04 168. 0.004 0.003 0.00 9212.
0.05 0.05 210. 0.005 0.004 0.00 4216.
0.06 0.06 253. 0.006 0.004 0.00 4219.
0. 16 0. 16 676. 0.016 0.006 0.00 4250.
0.26 0.26 1103. 0.025 0.008 0.00 4281.
0.36 0.36 1532. 0.035 0.009 0.00 4312.
0.46 0.46 1965. 0.045 0.010 0.00 4343.
0.56 0.56 2401. 0.055 0.011 0.00 4375.
0. 66 0. 66 2840. 0.065 0.012 0.00 4406.
0.76 0.76 3282. 0.075 0.013 0.00 4438 .
0.86 0. 86 3728. 0.086 0.014 0.00 4470.
0. 96 0. 96 4176. 0.096 0.015 0.00 45Q1.
1.06 1.06 4628. 0. 106 0.016 0.00 4533.
1.16 1. 16 5083. 0.117 0.016 0.00 4565.
1.26 1.26 5541. 0.127 0.017 0.00 4597 .
1.36 1.36 6002. 0.138 0.018 0. 00 4629.
1.46 1. 46 6467. 0.148 0.018 0. 00 4661.
1.56 1. 56 6934 . 0.159 0.019 0. 00 4693.
1. 66 1. 66 7405. 0.170 0.020 0. 00 4726.
1.76 1.76 7879. 0.181 O. Q20 0. 00 4758 . �
1.86 1. 86 8357 . 0. 192 0.021 0. 00 4790. I
1. 96 1. 96 8838. 0.203 0.021 0.00 4823.
2.06 2.06 9321. 0.214 0.022 0.00 4856. I
2.16 2.16 9809. 0.225 0.022 0.00 4888.
2.26 2.26 10299. 0.236 0.023 0.00 4921.
2.36 2.36 10793. 0.248 0.023 0.00 4954 .
2.46 2.96 11290. 0.259 0.024 0.00 4987 .
2.50 2.50 11490. 0.264 0.024 0.00 5000.
2.52 2.52 11590. 0.266 0.025 0.00 5007.
2.53 2.53 11640. 0.267 0.026 0.00 5010.
2.55 2.55 11740. 0.270 0.029 0.00 5017 .
2.57 2.57 11840. 0.2�2 0.033 0.00 5023.
2.58 2.58 11891. 0.273 0.038 0.00 5026.
2.60 2. 60 11991. 0.275 0.044 0.00 5033.
2.62 2. 62 12092. 0.278 0.049 0.00 5090.
2. 64 2. 64 12193. 0.280 0.051 0.00 5046.
2. 65 2. 65 12243. 0.281 0.053 0.00 5050.
2.75 2.75 12750. 0.293 0.061 0.00 5083.
2.85 2.85 13260. 0.304 0.068 0.00 5116.
2.95 2. 95 13773. 0.316 0.074 0.00 5149.
3.05 3.05 14290. 0.328 0.080 0.00 5183.
3.15 3. 15 14810. 0.340 0.085 0.00 5216.
3.25 3.25 15333. 0.352 0.090 0.00 5250.
3.35 3.35 15860. 0. 364 0.094 0.00 5283.
3.45 3.45 16390. 0.376 0.098 0.00 5317.
3.50 3.50 16656. 0.382 0. 100 0.00 5334 .
3.60 3. 60 17191. 0.395 0.412 0.00 5368.
3.70 3.70 17729. 0.407 0.979 0.00 5402.
3.80 3. 80 18271. 0.419 1 .710 0.00 5436.
3. 90 3. 90 18817. 0.432 2.510 0.00 5470.
4 .00 4.00 19365. 0.445 2 .790 0.00 5504 .
4 . 10 4.10 19917. 0. 457 3.050 0.00 5538.
4 .20 4 .20 20473. 0.470 3.290 0.00 5573.
4 .30 9 .30 21032. 0.483 3.510 0.00 5607. '
4 .40 4.40 21594. 0.996 3.720 0.00 5641.
9 .50 4.50 22160. 0.509 3.920 0.00 5676.
4.60 4.60 22730. 0.522 4.100 0.00 5711.
4 .70 4.70 23302. 0.535 4 .280 0.00 5745.
4 .80 4 .80 23879. 0.548 4 . 450 0.00 5780.
4 . 90 9 . 90 24458. 0.561 4 .620 0.00 5815.
5.00 5.00 25042. 0.575 4 .780 0.00 5850.
5.10 5. 10 25628. 0.588 4 .930 0.00 5885.
5.20 5.20 26219. 0. 602 5.080 0.00 5920.
5.30 5.30 26812. 0.616 5.230 0.00 5955.
5. 40 5.40 27410. 0.629 5.370 0.00 5991.
5.50 5.50 28011. 0.643 5.510 0.00 6026.
Hyd Inflow Outflow Peak Storage
Target Calc Stage Elev (Cu-Ft) (Ac-Ft)
1 0.55 ******* 0.36 3.58 3.58 17094 . 0.392
2 0.26 ******* 0.10 3.43 3.43 16296. 0.374
3 0.32 0.09 0.08 3.09 3.09 14497 . 0.333
4 0.26 ******* 0.07 2.94 2. 94 13701. 0.315
5 Q.27 ******* 0.05 2.61 2. 61 12065. 0.277
6 0.16 0.05 0.02 2.44 2.44 11202. 0.257
7 0. 19 ******* 0.02 2.00 2.00 9018. 0.207
8 0. 19 ******* 0.02 1.06 � . 06 �E29. 0. 105
----------------------------------
R.cu?e Time Serie� thro�gh Fac�lity
Inflow Time Series File:l673d.tsf
Outflow Time Series File:rdout
Inflow/Outflow Analysis
Peak Inflow Discharge: 0.549 CFS at 6:00 on Jan 9 in Year 8
Peak Outflow Discharge: 0.355 CFS at 10:G0 on Jan 9 in Year 8
Peak Reservoir Stage: 3.58 Ft
Peak Reservoir Elev: 3.58 Ft
Peak Reservoir Storage: 17094 . Cu-Ft
. 0. 392 Ac-Ft
Flow Frequency Analysis
Time Series File:rdout.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates--- -----Flow Frequency Analysis-------
Flow Rate Rank Time of Peak - - Peaks - - Rank Returr Frcb
(CFS) (CFS) (ft) Period
0.098 2 2/09/O1 21:00 0.355 3.58 1 100.00 0. 990
0.022 7 1/07/02 5:00 0.098 3.45 2 25.00 0. 960
0.082 3 3/06/03 22:00 0.082 3.09 3 10.00 0.900
0.016 8 8/26/04 8:00 0.073 2. 94 4 5.00 0.800
0.024 6 1/08/OS 5:00 0.048 2.61 5 3.00 0.66�
0.048 5 1/19/06 8 :00 0.024 2.44 6 2.00 0.500
0.073 4 11/24/06 9:00 0.022 2.01 7 1.30 0.231
0.355 1 1/09/08 10:00 0.016 1.06 8 1.10 0.091
Computed Peaks 0.270 3. 55 50 .00 0. 980
Flow Duration from Time Series File:rdout.tsf
Cutoff Count Frequency CDF Exceedence Probability
C FS $ $ °s
0.002 34482 56.233 56.233 43.767 0. 438E+OC
0.004 5307 8. 655 64.887 35.113 0.351E+00
0.007 5674 9.253 74.141 25.859 0.259E+00
0.010 4962 8.092 82.233 17.767 0. 178E+00
0.012 4167 6.795 89.028 10. 972 0. 110E+00
0.015 2133 3. 478 92.507 7.493 0.749E-01
0.018 1654 2. 697 95.204 4.796 0.480E-01
0.021 1297 2. 115 97.319 2. 681 0.268E-01
0.023 1104 1.800 99.119 0.881 0.881E-02
0.026 215 0.351 99.470 0.530 0.530E-02
0.029 42 0.068 99.538 0.462 0.462E-02
0.032 26 0.042 99.581 0.419 0.419E-02
0.034 20 0.033 99. 614 0.386 0.386E-C2
0.037 10 0.016 99.630 0.370 0.370E-02
0.040 15 0.024 99.654 0.346 0.346E-02
0.043 11 0.018 99.672 0.328 0.328E-02
0.045 14 0.023 99.695 0.305 0.305E-02
0.048 16 0.026 99.721 0.279 0.279E-02
0.051 23 0.038 99.759 0.241 0.241E-02
0.053 9 0.015 99.773 0.227 0.227E-02
0.056 12 0.020 99.793 0.207 0.207E-02
0.059 11 0.018 99.811 0. 189 0. 189E-G2
0.062_ 15 0.024 99.835 0. 165 0. 165E-02
0.064 12 0.020 99.855 0. 145 0. 145E-02
Q.067 9 0.015 99.870 0. 130 0. 130E-02
O .OiO 10 0. 016 9Q. 88o 0 . 114 0. 114E-02
0.073 11 0.018 99. 904 0.096 0.962E-03
0.075 8 0.013 99. 917 0.083 0.832E-03
0.078 7 0.011 99. 928 0.072 0.718E-03
0.081 6 0.010 99.938 0.062 0.620E-03
0.083 8 0.013 99. 951 0.049 0.489E-03
0.086 6 0.010 99. 961 0.039 0.391E-03
0.089 7 0. 011 99. 972 0.028 0.277E-03
0.092 3 0. 005 99. 977 0.023 0.228E-03
0.094 5 0. 008 99. 985 0.015 0.147E-03
0.097 5 0. 008 99. 993 0.007 0.652E-04
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SECTION 5
CONVEYANCE SYSTEM ANALYSIS AND DESIGN
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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
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1998 Surface Water Design hlanual 9/I/98
4-43
SECTION 6
SPECIAL REPORTS AND STUDIES
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ESC ANALYSIS AND DESIGN
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100 Front Steet South
ISSAQUAH, WASHINGTON 98027-3817 CALCULATEDBY oArE ,
{425) 392-0250 FAX (425) 391-3055 CHECKED BY onTe
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BOND QUANTITIES, FACILITY SLT�VIlVIARIES, AND
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SECTION 10
OPERATIONS AND MAINTENANCE MANUAL
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