HomeMy WebLinkAbout03098 - Technical Information Report - Drainage BAIMA & HOLMBERG INC.
DRAINAGE REPORT �
for
Dave Nason Short Plat ,
October 2, 2001
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EXPIRES 11�30�
Baima & Holmberg, Inc. Job No. 1878-001
Prepared For
Dave Nason
17618 SE 303'� Street
Kent, WA 98042
/
100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027-3817 • (425) 392-0250 • (425) 391-3055
� 3098
Project Overview
This project involves the development of a 0.98 Acre parcel into 7 single-family lots. The site is
located at the northwest corner of the intersection of SE 31�` Street and Kennewick Avenue SE.
The site is generally overgrown pasture with a few sparse trees, sloping down toward 31�` at 2%-
10%. Both SE 31�` Street and Kennewick Avenue SE are e�sting paved roads. Kennewick Avenue
SE has curb/gutter and sidewalks. Curb and gutter will be constructed along the SE 31� Street
frontage.
Downstream Drainage Analysis
Runoff from the site collects in a catch basin at the northwest corner of the intersection of SE 31�`
Street and Kennewick Avenue SE(A). Flows cross to the south side of SE 31�` Street through a 12"
storm system(B). This storm system continues approximately 850' east where it flows into an 18"
storm line crossing SE 31�` Street from north to south (C). The 18" dumps into small steam channel
on the south side of SE 31�` Street. This channel is 3' to 10' wide, with a flat gradient and little of
any erosion. The stream continues south to beyond '/4 mile downstream of the site. There are no
apparent downstream problems.
Proposed Stormwater Control
A combination detention and water quality vault is being proposed to be located onsite at the
northwest corner of the intersection of SE 31� Street and Kennewick Avenue SE. The vault was
sized using the basic SBLTH method as outlined in the 1990 King County SWM Manual. Details of
the design are included in this report.
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BAIMA & HOLMBERG, INC. SHEETNO. OF
100 Front Steet South
ISSAQUAH, WASHINGTON 98027-3817 CALCULATEDBY�� DATE��O I
(425) 392-0250 FAX (425) 391-3055
CHECKED BY DATE
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(425) 392-0250 FAX (425) 391-3055
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BAIMA & HOLMBERG, INC. SHEETNO. OF
100 Front Steet South
ISSAQUAH, WASHINGTON 98027-3817 CALCULATEDBY T� DATE 2 � i�
(425) 392-0250 FAX (425) 391-3055
CHECKED BY DATE
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Existing Conditions SBUH Peaks
----------------------------------------------------------------------
******************** S.C.S. TYPE-lA DISTRIBUTION ********************
********* 2-YEAR 24-HOUR STORM **** 2.00" TOTAL PRECIP. *********
----------------------------------------------------------------------
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
1.0 1.0 85.0 .0 98.0 13.0
PEAK-Q(CFS) T-PEAK(HR5) VOL(CU-FT)
.15 7.83 2823
�2 ���
----------------------------------------------------------------------
******************** S.C.S. TYPE-lA DISTRIBUTION ********************
********* 10-YEAR 24-HOUR STORM **** 2.90^ TOTAI, PRECIP. *********
----------------------------------------------------------------------
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES}
A CN A CN
1.0 1.0 85.0 .0 98.0 13.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.33 7.83 5343
� `��X
Existing Conditions SBUH Peaks
******************** S.C.S. TYPE-lA DISTRIBUTION ********************
********* Z-YEAR Z4-HOUR STORM **** 2.00" TOTAL PRECIP. *********
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
1.0 .4 86.0 .6 98.0 5.0
PEAK-Q(CFS} T-PEAK(HRS) VOL(CU-FT)
.36 7.67 4867
�L b��/
----------------------------------------------------------------------
******************** S.C.S. TYPE-lA DISTRIBUTION ********************
********* 10-YEAR 24-HOUR STORM **** 2.90" TOTAL PRECIP. *********
----------------------------------------------------------------------
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
1.0 .4 86.0 .6 98.0 5.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.59 7.67 7789
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SBUH 6-month Water Quality Storm
******************** S.C.S. TYPE-lA DISTRIBUTION ********************
�******** 6-Y.�� 24-HOUR STORM **** . 67" TOTAL PRECIP. *********
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----------------------------------------------------------------------
DATA PRINT-OUT:
AREA(ACRES} PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
1. 0 .4 86.0 .6 98. 0 5.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.07 7.67 1042
2 .5' Deep RC `HYD' Detention Vault matching 2/2 & 10/10 + 30�
PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE
DESIGN HYD: .59 .33 10-yr .33 2.50 2031
TEST HYD l: .36 .A5 2-yr .05 2.26 1840
STRUCTURE DATA: R/D-VAULT
RISER-HEAD VAULT-BOTTOM-AREA STOR-DEPTH STORAGE-VOLUME
2.50 FT 813.3 SQ-FT 2.50 FT 2031 CU-FT
+ 30$ = 2 ,640 CU-E'T
DOUBLE ORIFICE RESTRICTOR: DIA(INCHES) HT(FEET) Q-MAX(CFS)
BOTTOM ORIFICE: 1.13 .00 .055
TOP ORIFICE: 4. 96 2.33 .275
ROUTING DATA:
STAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT)
.00 .00 .0 .0 ���
.25 .02 203.3 .0 /��� �y '���
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1.00 .03 813.3 .0 �� �
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1.50 .09 1220.0 .0 �`
1.75 .05 1423.4 .0 /
2.00 .05 1626.7 .0 � ��
2.25 .05 1830.0 .0 �j��
2.33 .05 1895.1 .0 BN
2.50 .33� 2033.4 .0
2.60 .71 2114.7 .0
2.70 1.33 2196.0 .0
2.80 2.12 2277.4 .0
2.90 2.95 2358.7 .0
3.00 3.28 2440.0 .0
AVERAGE VERTICAL PERMEABILITY: .0 MINUTES/INCH
JOB `���,`� �
BAIMA & HOLMBERG, INC. SHEETNO. OF
100 Front Steet South
ISSAQUAH, WASHINGTON 98027-3817 CALCULATEDBY r�— DATE L Z� D
(425) 392-0250 FAX (425) 391-3055
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(425) 392-0250 FAX (425) 391-3055
CHECKED BY OATE
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----------------------------------------------------------------------
******************** S.C.S. TYPE-lA DISTRIBUTION ********************
********* 25-YEAR 24-HOUR STORM **** 3.40" TOTAL PRECIP. *********
----------------------------------------------------------------------
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
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PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
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Runoff from Site
(assumed no R/D for �rorst-case)
----------------------------------------------------------------------
******************** S.C.S. TYPE-lA DISTRIBUTION ********************
********* 25-YEAR 24-HOUR 3TORM **** 3.40" TOTAL PRECIP. *********
----------------------------------------------------------------------
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
1.0 .4 86.0 .6 98.0 5.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) �
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February 7, 2002
OFFICE OF THE HEARING EXAMINER ,� .�,���_
_�,-�-_
CITY OF RENTON "`�°�-
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REPORT AND DECISION �
" ��B i ; � �
APPLICANT: David Nason i`
17618 SE 303`a �.�.;:,;,.j f,_._, �
�=-�.z..,�,�`__`'��.;�:;; �
Kent, WA 98042 _,`.�
Nason Short Plat
File No.: LUA-01-153,SHPL-H �
LOCATION: 3025 SE 31�` Street
SUMMARY OF REQUEST: Subdivide an approximately 0.97-acre property into 7 lots
intended for the development of detached single-family homes.
SUMMARY OF ACTION: Development Services Recommendation: Approve with
conditions
DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the '
Examiner on January 22,2002. '
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:
MINUTES
Tlre jollowing minutes are a summary of the January 29, 2002 hearing.
Tlre legal record is recorded on tape.
The hearing opened on Tuesday,January 29,2002, at 9:01 a.m. in the Council Chambers on the seventh floor of
the Renton City Hall. Farties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit No. 1: Yello��v file containing the original Exhibit No. 2: Proposed Plat Plan
application,proof of posting, proof of publication and
other documentation pertinent to this request.
Exhibit No.3: Vicinity Map Exhibit No.4: Zoning Map
The hearing opened with a presentation of the staff report by Lesley Nishihira, Senior Planner, Development
Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The proposal is to subdivide a .97-
acre site into seven lots suitable for single-family residences. The subject site is designated Residential—8 (R-
8}dwelling units per acre. It is also designated Residential Single Family (RSF)on the City's Comprehensive
Nason Short Plat
File No.: LUA-O l-153,S1 iPL-H
February 7, 2002
Page 2
Plan. It abuts on the east and south side the City's boundaries that are shared with King County. SE 31�` Street
runs along the south side of the site and Kennewick Avenue SE is on the east side of the site.
The site is presently undeveloped and is generally an overgrown pasture with a few sparse trees and slopes dow�n
slightly towards the south at a slope of approximately two percent(2%). No water features or sensitive areas
have been found on the site.
Environmental revie�v was not required for this short plat, as it does not contain any sensitive areas.
The proposal is consistent with the Short Plat Criteria. It is consistent with the Comprehensive Plan designation
of Residential Single Family(RSF) in that it�vould provide for future construction of single-family homes and
would promote goals of infill development. The plat must also comply with the underlying zoning designation
of R-8. T'he net density of the site is 7.69 dwelling units per acre which complies with the requirements of the
zone. The proposal meets all lot width and depth requirements,size requirements and setback requirements.
The proposed short plat complies with subdivision regulations including; lot arrangement, size, shape and lot
lines are at right angles to street lines. Each lot would have access to a public road via either a private street
easement or private driveway easement. The proposed lots seem to have sufficient building area for the
development of suitable detached single-family homes.
The plat is located at the northwest corner of the Kennewick Avenue SE and SE 31u Street intersection. The
plans appropriately indicate the dedication of a 15-foot corner radius.
The proposal is to serve proposed lots 2 thru 6 via a private street easement of 26 feet in width with 20 feet of
paving. Lots 1 and 7 would be served by a private driveway easement of 20 feet in width with 20 feet of paving.
Street improvements including curb, gi�tter and sidewalk ����uld be required alon?the site's SE 3l� Street a;
Kennewick Avenue SE frontaec�.
StBffieCOIT1I1]0I1dSt}1CCSt8611S�1171C11( ��� :1 ����ill�'���1f1�'f � ��>��Cl;llli�li ��T fllftlllt�I1,1[1C�' :l�'I�'�Ill�lll f���1 l�l�' E�CI���It�
street, as well as any shared utility improvements.
The subdivision is expected to generate additional traffic on the City street system;therefore, staff recommends
that a traffic mitigation fee be imposed.
The site is generally flat, with a downward slope towards the south along the site's SE 31S' Street frontage. The
property is undeveloped and the surrounding area includes older single-family residences designated with the
same R-8 zone. The proposed lots are compatible with other existing and newly created lots in the area.
No comments from the public in support or opposition have been received.
Police and Fire Prevention staff indicate sufficient resources exist to furnish services to the proposed
development subject to the condition that the applicant provide code required improvements and fees.
Staff also recommends a Parks Mitigation Fee.
The Renton School District has indicated that it would be able to accommodate the inereased student
enrollment.
Nason Short Plat
File No.: LUA-01-153,SHPL-H
February 7, 2002
Page 3
A drainage report has been submitted with the application. Stormwater generated from the site currently
collects in a catch basin in the northwest corner of the SE 3152 Street and Kennewick Avenue SE intersection.
There are no defined drainage features within the site. The proposal would collect stormwater runoff from the
roadways and direct it to a combination detention and��vater quality vault to be located onsite within the private
street easement. Water and sanitary sewer services would be provided by Soos Creek Water and Sewer District.
The application is required to provide availability certificates prior to construction.
Staff recommends approval of the Nason Short Plat subject to conditions including; the establishment of a
Homeo�vner's Association or maintenance agreement,and payment of transportation, fire and parks mitigation
fees.
Schupe Holmberg, 100 Front Street South,Issaquah, WA 98027 stated that they are in agreement with the staff
report. The site is one of the few sites available these days that is not encumbered by steep slopes,wetlands or I
streams. He has received the water and sewer availability letters and will get those to staff.
Kayren Kittrick,Development Services, 1055 S.Grady Way,Renton,WA 98055 stated that staff prefers the I
interior access to access off of Kennewick Avenue SE.
The Examiner called for further testimony regarding this project. There was no one else�vishing to speak, and
no further comments from staf£ The hearing closed at 9:21 a.m. I
FINDINGS,CONCLUSIONS&DECISION
Having reviewed the record in this matter,the Examiner now makes and enters the following:
FINDINGS:
1. The applicant,David Nason, for the Nason Short Plat,filed a request for approval of a 7-lot short plat.
2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and
other pertinent materials was entered into the record as E�ibit#l.
3. The Environmental Review Committee(ERC),the City's responsible official, determined that the proposal
is exempt from an environmental assessment.
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. The subject site is located at 3025 SE 31S` Street. The site is located in the southeast quadra�t ofthe City
off of Benson Road SE. The site is located on the northwest corner of SE 31�` Street and Kennewick
Avenue SE.
6. The subject site«ras anneYed to the City�vith the adoption of Ordinance 1971 enacted in August 1962.
7. The subject site is classified R-8 (Single Family Residential; 8 units/acre).
8. The map element of the Comprehensive Plan designates the area in�vhich 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.
9. The subject site is vacant and contains some trees, shrubs and grass.
Nason Short Plat
File No.: LUA-01-153,S��F'L-H
February 7, 2002
Page 4
10. The subject site is approximately 0.97 acres or 42,341 square feet. The subject site is a rectangular parcel
approximately 175.14 feet wide(east to west)by 247.77 feet deep.
11. The subject site has a very slight slope of approximately two to 10 percent towards the south and
predominantly at the south edge of the lot.
12. The applicant proposes dividing the subject site into seven lots. The proposed lots range in size from
approximately 5,265 square feet to 6,885 square feet. Lot sizes in the R-8 zone must be at least 4,500
square feet.
13. Proposed Lots l,2 and 3 would be located along Kennewick Avenue SE. Proposed Lot 3 would be a
corner lot with frontage along both Kennewick Avenue SE and SE 31�'Street. Proposed Lots 4 and 5
would be located along SE 31�`Street west of Proposed Lot 3. Proposed Lots 6 and 7 would be interior lots
and they would be located in the northwest corner of the proposed plat.
14. The applicant proposes an access via a private street of 26 feet wide for Proposed Lots 2 through 6. This I
access would run benveen Proposed Lots 2 and 3. This��vould allow Proposed Lots 3,4 and 5 to avoid
access to SE 31S` Street. In addition,an easement�vould provide access to Proposed Lot 7 in the
northwestern interior of the lot and to Proposed Lot 1. This shared easement would reduce the number of
curb cuts along Kennewick Avenue SE.
15. The applicant would be responsible for street improvements along both Kennewick Avenue SE and SE 31�` j
Street.
16. As proposed,the density will be approximately 7.69 dwelling units per acre. Code requires a density of
between 5 and 8 dwelling units per acre.
17. Staff recommended that the fees usually assessed during environmental review be imposed on the subject
site to reduce the impacts of this development on Fire,Transportation and Recreational services. The
platting statutes allow a City to make sure plats provide for appropriate levels of urban services.
18. The development of the subject site will generate approximately 70 vehicle trips per day for the new
homes.
19. The development will generate approximately rivo to three new students. They will be assigned to schools
in the Renton School District on a space available basis.
20. Both water and sewer services to properties in this area are provided by the Soos Creek Water and Sewer
District.
21. Storm ���ater will be handled by a system located in the private street. The applicant will have to meet the
1990 King County requirements.
CONCLUSIONS:
1. The proposed short plat appears to serve the public use and interest. The density of 7.69 dweiling units
falls��vithin the range permitted in the R-8 zone. The proposed plat provides reasonable lots,although
interior lots surrounded by other lots do sometimes feel hemmed in.
Nason Short Plat
FileNo.: LUA-01-153,SHPL-H
February 7, ?002
Page 5
2. The easement road for access to Proposed Lots 1 and 7 will only serve two lots thereby limiting the impact
on the adjacent neighboring property. The main access will be within the existing lot framework thereby
reducing the impacts on the adjacent property.
3. The state platting law requires new plats to make adequate provision for roads, schools,parks and
emergency services. The development of the site�vith seven homes will have an impact on City services.
The applicant will,therefore,be responsible for paying appropriate fees for these services based on
formulas already calculated by the City.
4. The proposed lots are rectangular lots as generally required by code. Access as noted appears reasonable.
5. The development of the plat will provide additional housing choices in the modestly sized lot range. It also
provides lots in an area that can be provided with urban utilities.
DECISION:
The Proposed Plat is approved subject to the following conditions:
1. A homeowner's association or maintenance agreement shall be created concunently with the recording of
the short plat in order to establish maintenance responsibilities for shared roadway and utility
improvements. A draft of the document(s)shall be submitted to the City of Renton Development Services
Division for review and approval by the City Attorney and Property Services section prior to the recording
of the short plat.
2. The applicant shall pay the appropriate Transportation Mitigation Fee equal to$75.00 for each new daily
trip associated with the project for an estimated total of$5,024.25 (66.99 total trips x ��� nn — ��.n`�_i �s)
The Transportation Mitigation Fee shall be paid prior to the recording of the short pla?
3. The applicant shall pay the appropriate Fire Mitigation Fee equal to$488.00 per ne�� s�ngle-t�niil�
residence for an estimated total of$3,416.00(7 new lots x$488.00=$3,416.00). The Fire Mitigation Fee
shall be paid prior to the recording of the short plat.
4. The applicant shall pay the appropriate Parks Mitigation Fee equal to$530.76 for each new single family
home for an estimated total of$3,71532(7 new lots x$530.76=$3,71532). The Parks Mitigation Fee
shal] be paid prior to the recording of the short plat.
5. The face of the plat shall prohibit direct access for any lot to Kennewick Avenue SE and/or SE 31�` Street.
ORDERED THIS 7'h day of February,2002.
j� �'
`--��
FRED J. KAUF N
HEARING EXAh INER
TRANSMITTED THIS 7'h day of February,2002 to the parties of record:
Nason Short Plat
FileNo.: LUA-Ol-153,SIIPL-H
February 7, 2002
Page 6
Lesley Nisliihira David Nason Shupe Holmberg
1055 S Grady Way 17618 SE 303`d 100 Front Street S.
Renton, WA 98055 Kent, WA 98042 Issaquah, WA 98027
Kayren Kittrick
1055 S Grady Way
Renton, WA 98055
TRANSMITTED TI�S 7'h day of February,2002 to thc follo�ving:
Mayor Jesse Tanner Gregg Zimmerman, Plan/Bldg/PW Admin.
Members, Renton Planning Commission Neil Watts, Development Services Director
Larry Rude,Fire Marshal Sue Carlson,Econ.Dev. Administrator
La��rence J. Warren, City Attorney Larry Meckling, Building Ufficial
Transportation Systems Division Jay Covington, Chief Administrative Officer
Utilities System Division Councilperson Kathy Keolker-Wheeler
South County Journal Alex Pietsch, Economic Development Director
Pursuant to Title IV,Chapter 8, Section IOOGof the City's Code, request for reconsideration must be filed in
writin�on or before 5:00 p.m.,February 21,2002. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on enoneous 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 of the 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 IV,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 Department, first floor of City
Hall. An appeal must be filed in writin�on or before 5:00 p.m.,February 21,2002.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the
executed Covenants will be required prior to approval b_y City Council or final processin�of the file. You
may contact this office for information on formatting covenants.
The Appearance of Fairness 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���ould 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 well as
Appeals to the City Council.
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