HomeMy WebLinkAboutLUA-04-100~-O'\-\C)o
PROJECT NARRATIVE -Supplement
. Christelle Ridge Preliminary Plat ..,
This is a follow up to our recft meeting and the Christelle Ridge preliminary plat public
hearing, held on December ~·2004. The Examiner requested to provide additional
information to address the issues discussed during the public hearing and subsequent meeting
with the City staff.
The size of proposed lots.
We have evaluated the lot sizes for Lots 4,5, 12 through 17 and ascertained that the
dimensions and areas of each lot meets ot exceeds the minimum lot size (4500 square feet)
for R-8 Residential. The width of Lot 17 revised to reflect the minimum width of 50 feet. The
adjacent lots 12 through 16 were adjusted to achieve the minimum width and lot size in
accordance with R-8 zoning requirements. The preliminary plat maps revised to reflect these
changes. .
The building envelope for Lot 7.
We have evaluated the lot size and configuration of Lot 7 and ascertained that the
configuration of the lot provides adequate building envelope to construct 1200 square feet
(30' x 40') each floor. The building setbacks (front and rear yards) for Lot 7 meet the Code
requirements.
Access to the Property to the west.
We have evaluated and discussed with the City staff the possibility of vehicular access to the
west via the subject property. There exists a 30-foot non-exclusive access and utility easement
across the north portion of the subject property reserved by the owners to the west. This
easement was created in conjunction with it Lot Line Adjustment LUA-Ol 0-90, approved by
the City of Renton on February 12, 1991and recorded under King County Recording No.
9102129004.
It is important to note that another access exists serving the west property from the south . ili through a 20-foot access easement.· This easement connects the west property to NE 25
Street extension. This southerly access easement is currently used by the owner of the parcel
for access to his house.
DEVaOPMENT PLANNING CITY OF RENTON
DEC 28 2iJ01t
RECEIVED
We are cognizant the development ofthe west property is limited because of its location
relative to existing public right of way. The presence of steep slopes (exceeding 15 percent)
on and adjacent to the property makes difficult to provide access to the property from the
Christelle Ridge site. We have attached cross section map depicting anticipated slopes and
grading necessary to construct the access road for the development and to achieve access to
each proposed lot without exce~ding the maximum allowed slopes fora public or private
roadway.
We have evaluated the possible access to the west through the proposed cul-de-sac for this
subdivision. The cul-de-sac alignment proposed for this subdivision was designed to maintain
a roadway slope less than the maximum allowed of 15 percent and follow the existing
topography of the site the best way possible.
The proposed lots lying west of the cul-de-sac require extensive grading to access each new
house and to comply with maximum driveway slopes of 15 percent. In order for the owners of
the subject property achieve desired slope, they anticipate deep cuts between 30 to 35 feet. In
addition to the deep cuts required to access these lots, a high retaining walls are required
along the westerly boundary of these lots (in the range of2 to 18 feet high)in order to provide
adequate building pads.
There are two or three options that may be considered for development of the property to the
west. One is to use the existing 3D-foot access and utility easement, as a private road, and
serve a maximum of three single family lots. This option will provide a total offour single
family lots. Three lots will be served from the 3D-foot easement, and the fourth lot will
\ continued to be served through the existing 20-foot easement that is currently used by the
owners to access their home.
Option two is to expand the existing 20-foot access easement serving the house to a total of26
feet. This would require purchasing additional 6 feet from adjacent property. A new 26-foot
access from the south would provide two additional single family lots that would be served
from the south. Options one and two would allow a total of six single family lot-subdivision,
served by two private road accesses, one from the north and one from the south.
Option three involves other properties to the north. A joint venture among the owners of the
west property and those situated immediately to the north that would provide the most
feasible lot yield for all parties concerned.
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DEPARTMENT OF CO.UNITY
AND ECONOMIC DEVELOPMENT
ADDENDUM TO ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS-M) -MITIGATED
Pursuant to WAC 197-11-600(4)(c) and WAC 197-11-625
Addendum to the Christ'elle Ridge Preliminary Plat
as Addended by the City of Renton (LUA04-100)
Determination of Non-Significance -Mitigated (DNS-M)
Date of Addendum:
Date of Original Issuance of SEPA Threshold Determination:
Proponent:
Project Number:
Project Name:
Sound Building & Development LLC
LUA04-100, ECF, PP
LUA12-070, PP
Christelle Ridge PP
September 24, 2012
October 26, 2004
Proposal I Purpose of Addendum: The applicant, Sound Building & Development, LLC,
received approval for a 20-lot subdivision'on a 3.S3-acre site. The subject property is located at
the intersection ofSE 95th Way and Duvall Ave NE and abuts the City of Newcastle boundary to
the north. The proposal went before the City's Hearing Examiner, on February I, 2005, for a 22-
16t preliminary plat and approval was granted on April 18, 2005 (LUA04-100) subject to
conditions including a condition to reduce the number of lots down to 20. City Council adopted
the Examiner's recommendations. However, the preliminary plat approval expired on August
18, 2010 and the applicant is now requesting preliminary plat approval in order to proceed to
recording. Since the original approval in 2005 the applicant has done a significant amount of
grading. Very little infrastructure has been constructed. The site is located within the
Residential - 8 (R-8), single-family zoning designation. Proposed lot sizes range from 4,567 to
9,697 square feet. Tract A of this plat is reserved for drainage and sewer infrastructure. Access
to the site would be gained from SE 95th Way, in King County, via proposed Whitman Place NE.
The proposed internal street terminates at the eastern property line for future access to the
neighboring lot.
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), on October 26, 2004, the Environmental Review Committee issued a Determination
of Non-Significance -Mitigated (DNS-M) for the Christelle Ridge Preliminary Plat. The DNS-M
Addendum to Environmental (St.r'A) Review
Page 2 of 5
September 24, 2012
inclt..ided 5 mitigation measures. A 14-day appeal period commenced on November 8, 2004 and
ended on November 22, 20()4. No appeals ofthe threshold determination were filed.
Based, on an analysis of probable impacts from the proposal, the Environmental Review
Committee (ERe) issued the following mitigation measures with the Determination of Non-
Significance -Mitigated:
1. a.} The applicant shall comply with the recommendations contained within the
Geotechnical Report prepared by the Geo Group Northwest, Inc. dated June 21, 2004
with regard to site preparation a,:,d construction.
b.} Temporary Erosion Control measures shall be installed and maintained in accordance
with the Department of Ecology Standards to the satisfaction ofthe representative of
the Development Services Division for the duration of the project's construction.
c.} The applicant shall, as necessary during construction, have trucks inspected and
cleaned before leaving the site in order to ensure that dirt, mud and other materials are
not deposited on public streets. The applicant shall provide for prompt sweeping or
cleanup of any dirt or mud or other materials deposited by the project's trucks on public
streets. Temporary traffic control shall be provided as necessary for safe sweeping or
cleanup operations.
d.} The applicant shall indentify the project clearing limits on the project drawings prior
to the issuance of construction permit, and in the field prior to initiating site work.
e.} The applicant shall limit site disturbance including clearing, grading, utility, and
roadwork activities to occur during the relatively dry months (April through October).
f.} The applicant shall designate staging areas for temporary stockpiles of excavated soil
prior to the initiation of project construction. Excavated soils shall not be placed on or
adjacent to site slopes. .
g.} The project contractor shall perform daily review and maintenance of all erosion and
sedimentation control measures at the site.
h.} Certification of the proper removal of the erosion control facilities shall be required
prior to the recording of the final plat. _
2. The applicant shall pay the appropriate Parks Mitigation-Measure Fee based on $530.76
per new single family lot prior to the recording ofthe final plat.
3. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00
per each new additional trip generated by the project prior to the recording of the final
plat.
4. The applicant shall comply with the 1998 King County Surface Water Design manual for
both detention (Level 2 Flow Control) a,nd Water Quality improvements.
Addendum to Environmental (St.r'A) Review
Page 3 of 5 .
September 24, 2012
5. The applicantshall pay the applicable Fire Mitigation Fee based on a rate of $488.00 per
neW single-family lot prior to the recording of the final plat.
Since the time of approval the applicant has updated their GeoTechnical report and the City has
adopted a new Surface Water Design Manual. Additonally, the City is in the process of
amending our Impact Fee ordinance.
It has been determined that the environmental impacts of the proposal were adequately
addressed under the analysis of significant impacts contained within the previously adopted
DNS-M. However, th'e mitigation prescribed by the committee refers to antiquated information
that has since been updated. Based on WAC 197-11-600(4)c, the addendum process may be.
used if analysis or information is added that does. not substantially change the analysis of
signfiicant impacts and alternatives in the exsiting environmental document.
The proposal will not change the analysis or impacts in the 1995 State Environmental Policy Act
(SEPA) Review ..
This addendum will modify mitigation measures 1.a, 2, 3, 4, and Sin order to reflect updated
documents that have either been submitted by the applicant and/or adopted by the City
since the time of the original approval. The revised mitigation measures will read as follows:
1. a.+-The applicant shall comply with the recommendations contained within the
Geotechnical Report prepared by the Geo Group Northwest, Inc. dated JYRe al, aQQ4
August 12, 2012 with regard to site preparatio,n and construction.
2. The applicant shall pay the appropriate Parks Mitigation Measure Fee tia5e~ eR
$§~Q.76 per new single family lot, as determined by the Renton Municipal ,Code at the
time of payment. The fee shall be payable to the City as specified by the Renton
Municipal Code either at the time of Final Plat Recording or building permit issuance.
prier te tl=le Feeer~iRg ef tl=le fiRal plat.
3. The applicant shall pay the applicable Traffic Mitigation Fee tia5e~eR a rate ef $7§,QQ
per each new additional trip generated by the project prior, as determined by the
Renton Municipal Code at the time of payment. The fee shall be payable to the City as
specified by the Rent,?n Municipal Code either at the time of Final Plat Recording or
building permit issuance. te tl=le reeer~iRg ef tl=le fiRal plat.
, ,
4. The applicant shall comply with the IQ98 2009 King County Surface Water Design
manual for both detention (Level 2 Flow Control) and Water Quality improvements.
5. The applicant shall pay the applicable Fire Mitigation Fe~ tia5e~ eR a rate ef $488,QQ
per new single-family lot, as determined by the Renton Municipal Code at the time of
payment. The fee shall be payable to the City as specified by the Renton Municipal
Code either at the time of Final Plat Recording or building permit issuance. prier te
tl=le reeeFEIiRg ef tl=te fiRal plat,
The City of Renton is hereby issuing a SEPA Addendum pursuant to WAC 197-11-600.
Addendum to Environmental (Str'A) 'Review
Page 4 of 5
September 24, 2012
This Addendum is appropriate because it contains only minor information not included in the
original Determination and there no environmental impacts related to inclusion ofthe new
information.
Location: SE 95th Way and Duvall Ave NE
Lead Agency: City of Renton, Department of Community & Economic Development
Addendum to Environmental (SttJA) Review
Pagel"of 4
September 24, 2012
Review.Process: Addendum to previously issued Determination of Non-Significance -
Mitigated (DNS-M)
Additional Information: If you would like additional information, please contact Rocale
Timmons, Associate Planner, City of Renton Planning Division, Department of Community &
Economic Development at (425) 430-7219.
There is no comment period for this Addendum, dated September 24, 2012 issued by the City
of Renton Environmental Review Committee.
ENVIRONMENTAL REVIEW COMMITTEE
SIGNATURES:
~~ v.-----
Terry Higashiyama, Administrator
Community Services Department
Mark Peterson, Administrator
Fire & Emergency Services Department
CE\'),
C.E. "Chip" Vincent, Administrator
Departmentof Community & Economic Development
Date
Date
From:
To:
Date:
Subject:
Mr. Kaufman,
Michael Dotson
'Bob Kaufman'<rkaufman@hermanrecor.com>
10/05/20071 :18:54 PM
Re: Project at SE 95th & Coal Creek Parkway
I am the plan reviewer for the subject project; Christelle Ridge. I am aware of the issues you identified in
your email. The project site is currently permitted for construction of utility and roadway improvements.
Therefore the project is subject to continuous inspection and review to insure that they are in compliance
with the development standards and conditions. Currently we have issued a Stop Work Order for
non-compliance to erosion control requirements. They have been directed to correct the deficiencies in
the erosion control, or the developer will be cited with a criminal citation.
The retaining wall that you mention were constructed under a separate building permit. Those permits
have been reviewed and approved. Therefore I believe that the walls you mention have been
"engineered" and certified by a professional structural engineer. The permit for the wall has not yet been
finaled.
Additionally, I have spoken with the inspector for the site concerning the steel plates in the roadway.
These plates are covering.a water line excavation as they continue to construct a new 12-inch water main.
These plates are temporarily placed as they proceed with the construction. The inspector indicated that
these plates have been placed safely and property.
Please let me know if you have any questions.
Thank You,
Mike
Michael D. Dotson
Engineering Review
City or Renton
(425)-430-7304
»> "'Bob Kaufman'<rkaufman@hermanrecor.com>" <rkaufman@hermanrecor.com> 10/04/07 8: 19 AM
»>
Is anyone paying attention to the disaster that is occuring at the above site? The 3 Stooges who are
developing this property have dramatically and in mid-stream changed their development plans. First they
were shut down for months, and now thay are building huge, non-engineered walls that are a disaster
waiting to happen. Did they apply for approval for all of the earth moving/removal they are doing?
There is also a serious safety issue. The developers have dug up SE 95th and sloppily placed steel plates
on the roadway that don't even attempt to match the level of the roadway. As one turns the cornor onto SE
95th one encounters these plates and must jam on the brakes to avoid damage to one's automobile.
This project has been a comedy of errors since it started many, many months ago. How long do existing
residents have to tolerate this upheaval so this clown of a developer can destroy the countryside, impede
traffic, clog May Creek, and maybe some day get around to building something on the site?
I would appreciate a reply. If there is a process I can commence with the City to this project shut down
once and for all?
Thank you.
This email request originated from the following link:
http://rentonwa.gov/news/default.aspx?id=1922&mid=72
From:
To:
Date:
Subject:
Mr. Kaufman,
Michael Dotson
Robert C. Kaufman
10/05/2007 2:03:02 PM
RE: Project at SE 95th & Coal Creek Parkway
The nature of your additional concerns with the wall height and approval are Land Use and Planning
issues. I am not the appropriate staff person to respond to your questions. I will forward your questions to
our planning staff for their response. Unfortunately they are out of the office today. Hopefully someone
can respond to your questions by early next week.
Thank You, Mike
»> "Robert C. Kaufman" <rkaufman@hermanrecor.com> 10/05/07 1 :27 PM >>>
Mike:
Thank you.
The retaining walls are now several feet higher than those originally
applied for and approved. I do not understand why there was no
opportunity for the public to comment and why this developer was allowed
to build something dramatically different that what was approved. The
wall is an eyesore that is totally out of character with the surrounding
environment, and it degrades the entire community.
How much higher will the City allow these jokers to build their
ridiculous wall? Is there a limit? Will the city make them tear it down
if they exceed the limit? Are they required to plant landscaping that
will screen the wall? What is the City's contingency plan for moving the
houses off of SE 95th and Coal Creek Parkway when they slide onto the
roads due to construction on fill and a meager retaining wall?
Thank you,
Bob Kaufman
Robert C. Kaufman, Esq.
HRAKS & J, PLLC
2100 -116th Avenue NE
Bellevue, WA 98004
(425) 451-1400
rkaufman@hermanrecor.com
The information contained in this e-mail message may be privileged and
is confidential information intended only for the use of the reCipient,
or any employee or agent responsible to deliver it to the intended
recipient. Any unauthorized use, distribution or copying of this
information is strictly prohibited and may be unlawful.
If you have received this communication in error, please notify the
sender immediately and destroy the original message and all attachments
from your electronic files.
-----Original Message-----
From: Michael Dotson [mailto:Mdotson@ci.renton.wa.usl
Sent: Friday, October 05,2007 1 :19 PM
To: Robert C. Kaufman
Cc: Clarice Martin; Gregg Zimmerman; Larry Meckling; Neil Watts; Paul
Baker; Thomas Main
Subject: Re: Project at SE 95th & Coal Creek Parkway
Mr. Kaufman,
I am the plan reviewer for the subject project; Christelle Ridge. I am
aware of the issues you identified in your email. The project site is
currently permitted for construction of utility and roadway
improvements. Therefore the project is subject to continuous inspection
and review to insure that they are in compliance with the development
standards and conditions. Currently we have issued a Stop Work Order
for non-compliance to erosion control requirements. They have been
directed to correct the deficiencies in the erosion control, or the
developer will be cited with a criminal citation.
The retaining wall that you mention were constructed under a separate
building permit. Those permits have been reviewed and approved.
Therefore I believe that the walls you mention have been "engineered"
and certified by a professional structural engineer .. .The permit for the
wall has not yet been finaled.
Additionally, I have spoken with the inspector for the site concerning
the steel plates in the roadway. These plates are covering a water line
excavation as they continue to construct a new 12-inch water main.
These plates are temporarily placed as they proceed with the
construction. The inspector indicated that these plates have been
placed safely and property.
Please let me know if you have any questions.
Thank You,
Mike
Michael D. Dotson
Engineering Review
City or Renton
(425)-430-7304
»> "'Bob Kaufman'<rkaufman@hermanrecor.com>" <rkaufman@hermanrecor.com>
10/04/078:19 AM »>
Is anyone paying attention to the disaster that is occuring at the above
site? The 3 Stooges who are developing this property have dramatically
and in mid-stream changed their development plans. First they were shut
down for months, and now thay are building huge, non-engineered walls
that are a disaster waiting to happen. Did they apply for approval for
all of the earth moving/removal they are doing?
There is also a serious safety issue. The developers have dug up SE .
95th and sloppily placed steel plates on the roadway that don't even
attempt to match the level of the roadway. As one turns the cornor onto
SE 95th one encounters these plates and must jam on the brakes to avoid
damage to one's automobile.
This project has been a comedy of errors since it started many, many
months ago. How long do existing residents have to tolerate this
I: .A6,,~r~~~,.~~!~~E.}3g]:l.r,Qj(3gC~I§g· .. g§f~,]':~f~;·1 ~r~~EJ:~:[E~?y=.~.,,-'·,:~·:-~_:::~..."·~:~~~:::~::." .. : .... ,,,, ..... , ...
-;;,
upheaval so this clown of a developer can destroy the countryside,
impede traffic, clog May Creek, and maybe some day get around to
building something on the site?
I would appreciate a reply. If there is a process I can commence with
the City to this project shut down once and for all?
Thank you.
This email request originated from the following link:
http://rentonwa.gov/news/default.aspx?id=1922&mid=72
cc: Clarice Martin; Gregg Zimmerman; Jennifer Henning; Kayren Kittrick; Neil Watts
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDA VIT OF PUBLICATION
PUBLIC NOTICE
Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising
Representative ofthe
King County Journal
a daily newspaper, which newspaper is a legal newspaper of general
circulation and is now and has been for more than six months prior to the date
of publication hereinafter referred to, published in the English language
continuously as a daily newspaper in King County, Washington. The King
County Journal has been approved as a Legal Newspaper by order of the
Superior Court of the State of Washington for King County.
The notice in the exact form annexed was published in regular issues of the
King County Journal (and not in supplement form) which was regularly
distributed to its subscribers during the below stated period. The annexed
notice, a
Public Notice
was published on Friday, 1114/05
The full amount of the fee charged for said foregoing publication is the sum
of $62.00 at the rate of $16.00 per inch for the first publication and NIA per
inch for eacb-su~equent insertion.
Lily Nguye
Legal Adv,irtising Representative, King County Journal
:;t:ubscri ed2Corn to me this 14th day of January, 2005.
\\\1 I \III" 111111/ \\\ c "GH III ~' ~;'; •••••• 121Y "~ :$ ~ ..•. (\ E.lC -.. ~ Tom A. Meagher .$ ~ •••• .,,;\0 Plr$~"" ~
Notary Public for the State of Washington, Residing in Redmond, ~~ifP"o~,\~" '( \ z ~
Ad Number: 858049 P.O. Number: -: () ~ ~~/,.. : 0 = -• ~ ",'V ./--Cost of publishing this notice includes an affidavit surcharge. ~ \ p\.}'(,\: ~.: 0 2 ~ •••• q,t:;) .... ~ § ~ 01;-. ••••• MA,{ ~./ ~ '" 'l. A1 r ........ ~c., ~ /~/II 12 0 F ~ \\\",,-
1111/1/" III I 11\\\
NOTICE OF PUBLIC HEARING
RENTON HEARING EXAMINER
RENTON, WASHINGTON
A Public Hearing will be held by the
Renton Hearing Examiner in the
Council Chambers on the seventh
floor of Renton City Hall, 1055 South
Grady Way, Renton, Washington, on
February 1, 2005 at 9:00 AM to con-
sider the following petitions:
Christelle Ridge Preliminary Plat
LUA04-100, PP, ECF
Location: SE 95th Way & Anacortes'
Avenue NE (if extended) near
intersection of Coal Creek Parkway.
The applicant is requesting to sub-
divide 3.53-acre site into 22-lots for
the future development of single-
family residences with the proposed
density of 7.S units per net acre.
The subject property is currently
designated with the Residential -S
dwelling units per acre (R-S) zone.
All interested persons are invited to
be present at the Public Hearing.
Questions should be directed to the
Hearing Examiner at (425) 430-6510.
Published in the King County Journal
January 14,2005.#85S049
--------,
·'i ~ ~ ,
~ . .1,
Kathy Keolker~Wheeler, Mayor
CITY ~F RENTON
City Clerk
Bonnie I. Walton
April 19,2005
leffRieker
Christelle Inc.
1750 Monroe Avenue NE
Renton, W A 98056
Re: Christelle Ridge Preliminary Plat; LUA-04-100, PP
Dear Mr. Rieker:
At the regular CounCil meeting of April 18, 2005, the'Renton City Council adopted the
recommendation of the hearing examiner to, approve the referenced preliminary plat,
subject to conditions to be met at later stagesofthe platting prOcess.
Pursuant to RCW, a final pUtt meetingalltequirements of State law and Renton
Municipal Code shall be submitted to tbe City for approval within'five years of the date
of preliminary plat approval. '. .
If I can provide additional information or assistance, please feel free to call.
Sincerely,
Bonnie 1. Walton
City Clerk
cc: Mayor Kathy Keolker-Wheeler
Council President Terri Briere
Nancy Weil, Associate Planner
Tom Tourna, Tourna Engineers, 6632 S. 191 st PI., Ste. E-I 02, Kent, W A 98032
Mithra and U sha Sankrithi, 17602 Bothell Way NE, Lake Forest Park, W A 98155
-1-05--S-'S'--o-u--:-th-G-r-'-ad-y-W-a-y---R-en-t-on-,-W-a-sh-in-g-to-n-9-8-0-S-S --(-4-2S-)-43-0--6-S-1O-j-F-AX-( 4-2-S-) 4-3-0--6-S-16-~ * This paper contains ~O% recycled material, 30% post consumer AHEAD OF THE CURVE
April 18,2005
Couh Case: Herons Forev~r,
CRT-05-005
Court Case: SR 900 LLC &
Quarry Industrial Park, CRT-
05-004
Lease: Vykor, 200 Mill
Building (Ist & 5th Floors),
LAG-02-002 /.
Community Services: 2005
Waterfowl Management
Interlocal Agreement
. Renton City Council Minutes • Page 139
Court Case filed on behalf of Herons Forever by David S. Mann, Gendler &
Mann, LLP, 1424 4th Ave., Suite 1015, Seattle, 98101, requesting review of
Renton's land use decisions regarding the Sunset Bluff development project.
Refer to City Attorney and Insurance Services.
Court Case filed on behalf of SR 900 LLC and Quarry Industrial Park, LLC by
David L. Halinen, Halinen Law Offices, P.S., 2115 N. 30th St., Suite 203,
Tacoma, 98403, requesting review of Renton's land use decisions regarding the
Sunset Bluff residential development project. Refer to City Attorney and
Insurance Services.
Community Services Department recommended approval of an amendment to
the lease with Vykor, Inc. (LAG-02-002) for space on the 1st and 5th floors of
the 200 Mill Building, to extend the lease for an additional three to five year
term. Refer to Finance Committee.
Community Services Department recommended approval of the 2005 interlocal
agreement for waterfowl management (egg addling, lethal control,and
population monitoring), at a cost of $2,410. Council concur. (See later this
page for resolution.)
Development Services: Bartell Development Services Division recommended acceptance of the dedication of
Short Plat, ROW Dedication, additional right-of-way at the comer of Jones Ave. NE and NE 24th St. to fulfill
Jones Ave NE & NE 24th St a requirement of the Bartell Short Plat (SHP-04-:-007). Council concur.
Plat: Christelle Ridge, SE 95th t Hearing Examiner recommended approval, with conditions, of the Christelle
Way, PP-04-100 Ridge Preliminary Plat; 22 single-family lots on 3.54 acres located at SE 95th
-Way and Anacortes Ave. NE (PP-04-100). Council concur.
CAG: 01-071, Maple Valley Transportation Systems Division recommended approval of Supplemental
Hwy HOV, Perteet Agreement No.5 to CAG-OI-071, agreement with Perteet Engineering, Inc., for
Engineering additional work in the amount of $38,650 for the Maple Valley Hwy. (SR-169)
Improvements Project. Refer to Transportation (Aviation) Committee.
CAG: 04-013, North Renton
Infrastructure Improvements,
W&HPacific
Utility: Clean Sweep Renton
Program
RESOLUTIONS AND
ORDINANCES
Resolution #3749
Community Services: 2005
Waterfowl Management
Interlocal Agreement
Transportation Systems Division recommended approval of Supplemental
Agreement No.2 to CAG-04-013, agreement with W&H Pacific, for additional
work in the amount of $927,329.59 for the South Lake Washington Roadway
Improvements Project. Refer to Transportation (Aviation) Committee.
Utility Systems Division recommended approval of the residential cleanup
program known as Clean Sweep Renton, and requested approval to appropriate
$400,000 from the Solid Waste Utility fund balance to cover the costs of the
program. Refer to Utilities Committee.
MOVED BY BRIERE, SECONDED BY PERSSON, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
The following resolution was presented for reading and adoption:
A resolution was read authorizing the Mayor and City Clerk to enter into an
interlocal agreement for the Waterfowl (Canada Goose) Management Program
for the year 2005. MOVED BY LAW, SECONDED BY PALMER, COUNCIL
ADOPT THE RESOLUTION AS READ. CARRIED.
The following ordinaQces were presented for first reading and referred to the
Council meeting of 4/25/2005 for second and final reading:
\ ~ ,
C.:.< Y OF RENTON COUNCIL AGENDA 13ILL
I Al #: ?',I( .
Submitting Data: For Agenda of: 4/1812005
Dept/Div IBoard .. Hearing Examiner
Staff Contact. ..... Fred 1. Kaufman, ext. 6515 Agenda Status
Consent. .............
Subject: Public Hearing ..
Correspondence ..
Christelle Ridge Preliminary Plat Ordinance .............
File No. LUA-04-100, PP, ECF Resolution ............
Old Business ........
Exhibits: New Business .......
Hearing Examiner's Report and Recommendation Study Sessions ......
Legal Description and Vicinity Map Information .........
Recommended Action: Approvals:
Legal Dept.. ...... .
Council Concur Finance Dept. ... ' ..
Other .............. .
Fiscal Impact:
Expenditure Required... N 1 A Transferl Amendment. ..... .
Amount Budgeted ...... . Revenue Generated ........ .
Total Project Budget City Share Total Project..
SUMMARY OF ACTION:
The Hearing Examiner's Report and Recommendation on the Christelle Ridge Preliminary Plat
was published on March 1, 2005. The Examiner responded to these letters on March 21, 2005.
The Examiner recommends approval of the proposed preliminary plat subject to the conditions
outlined on pages 9 and 10 of the Examiner's Report and Recommendation. The appeal period
ended on March 15, 2005. On March 7 and March 15, 2005 two Requests for Reconsideration
were entered. The Examiner changed Condition 2 to read as follows: "The applicant shall not
interfere or degrade the access easement that runs along the north edge of the subject site. If a
stormwater vault is constructed in the location of the easement it shall be designed to support
the weight offire engines and other large trucks. "Conditions placed on this project are to be
met at later stages of the platting process.
STAFF RECOMMENDATION:
Recommends approval of the Christelle Ridge Preliminary Plat with conditions as outlined in
the Examiner's Report and Recommendation and letter dated March 21,2005.
Rentonnet/agllbilll bh
X
Christelle Ridge Preliminary ha(
Fjle No.: LUA-04-1 00, PP, ECF
March I, 2005
Page 11
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 writing on or before 5:00 p.m., March 15,2005.
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 processing 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 would result in the invalidation of the request by the C01ll1.
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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LUA-95r 187-5;';P/.
"4 __ .1-. ___ •• __ 4·'_~'" ..••• -.--t-.. -.t--._,-DEVELOPMENT PlANNING
CITY OF RENTON -±'l' 11"ll 11 1 11
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CCUWOIaNO AT lHt HORlHW['ST CORN!" 0' SAID SVEIOI\4SIC
1'W[NC[ $001)( 88"2,'35· EAST ALCJlfO Tlo4t NOR~ UNE; f7 n POINT (T BEOINHINQ;
lIItNct CON~I<\J1NO SOVlll M'29'3" UST 130.96 Fttl' 11) , ROAD;
Tlo4[NC( SOUTH 4MO'.'-lAST AL~O $AlO WAAaN 424." F
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3. COMPLIANCE WITH ERC MITIGATION MEASURES
1.
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i Based on an analysis of the probable impcjcts from the proposal, the Environmental Review
Committee issued the following mitigation measures with the Determination of Non-Significance -
Mitigated: I .
a,
b.
c.
d.
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The applicant shall comply with the recommendations contained within the Geotechnical
Report prepared by Geo Group Northwest, Inc. dated June 21, 2004 with regard to site
preparation and construction. i :
Temporary Erosion Control measures shall be installed maintained in accordance with
the Department of Ecology Standards to the satisfaction of the representative of :the
Development Services Division for th1 duration of the project's construction. !
The applicant shall, as necessary Iduring construction, have trucks inspected ~nd
cleaned before leaving the site in order to ensure that dirt, mud and other materials are
not deposited on public streets. ThJ applicant shall provide for prompt sweeping: or
cleanup of any dirt, mud or other m~terials deposited by the project's trucks on public
streets. Temporary traffic control sha'lI be provided as necessary for safe sweeping or
cleanup operations. I !
The applicant shall identify the project clearing limits on the project drawings prior to; the
issuance of the construction permit, a?d in the field prior to initialing site work. i
e, The applicant shall limit site disturba~ce including clearing, grading, utility, and roadwork
activities for to occur during the relatively dry months (April through October). '
f. The applicant shall designate stagin~ areas for temporary stockpiles of excavated· soil
prior to the initiation of project construction. Excavated soils shall not be placed on or
adjacent to site slopes. . ;
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City of Renton PIB/PW Deparlment
CHRISTELLE RIDGE PRELIMINARY PLA T I
Preliminary Reporl to the Hearing Examiner
LUA-04-100, PP,' ECF
PUBLIC HEARING DATE December 7, 2004 I . Page i of 12
g. The project contractor shall perform daily review and maintenance of all erosion 'and
sedimentation control measures at tHe site. I
h, Certification of the proper removal o~ the erosion control facilities shall be required Jrior
to the recording of the final plat. ! I
2. The applicant shall pay the appropriate Par~s Mitigation Fee based on $530.76 per new single-
family lot prior to the recording of the final pl~t. :
I ' 3. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 per each
new additional trip generated by the project ~rior to the recording of the final plat. . :
I 4, The applicant shall comply with the 1998 King County Surface Water Design manual for both
detention (Level 2 Flow Control) and Water Quality improvements. I
5. The applicant shall pay the applicable Fire ~itigation Fee based on a rate of $488.00 per new
single-family lot prior to the recording of the final plat.
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rh~t portSon ot the NQr~hW~ct L/4 of ~h~ No~tnwast 1/4 of
Section 3. Township 23 North. R«nqa 5 East, W.M .• K1ng
County, Washlngton, deccrl~.d ac fol1ow~: Commencln~ at the "orLnw~st corner ot ~a1~ .~dlvls1on.
thenGe So~th 8a-29-35 East along the North 110. of 5ald Sec~lon 863.11 feet; thane. South Ol-~e-ll West JIB.ll f •• t
to the True Polnt or Beqlnn1ng: thence ~outh 89-13-51 E6st
24.76 feet; thane. South 01-47-48 West 120.00 feGt: thence
Nort.h a9-U-Sl tJall;. :24.78 rut.: thenclI North OI'q(Vll ~aH
120.00 fe~t to the True Po1n~ of B'91nn1ng.
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CIT~F RENTON
Kathy Keolker-Wheeler, Mayor
March 2 t, 2005
Mike Hudson
2626 Whitman Ave NE
Renton, W A 98059
Michael Nicholson
Community Development Director
City of Newcastle
13020 Newcastle Way
Newcastle, WA 98059
Re: Christelle Ridge Preliminary Plat
LUA 04-100, PP, ECF
Dear Messrs. Hudson and Nicholson:
Hearing Examiner
Fred J. Kaufman
This office has reviewed your respective correspondence of March 7,2005 and March 15,2005
(email from Mr. Nicholson of the City of Newcastle) regarding the proposed plat. .
This office is not sure why Newcastle did not receive notice of the reconvened hearing and
apologizes for the oversight. The fact that this correspondence will re-open the appeal period
would allow the City of Newcastle to take further action on this matter if it desires to do so and if
it would serve their interests.
[n regard to Mr. Hudson's letter, first, you have noted your concern about the use of an easement
roadway that serves your property and its potential use for a storm water detention vauit. This
office can only approve the potential location of a detention vault in the easement roadway but
has no legal authority to allow it over your opposition. Any issues regarding that easement
roadway and its title, use for detention, etc., are private matters for the parties. You might want
to consult with an attorney regarding the easement's legal status. If a vault is constructed in that
location it will have to be suitable for emergency access vehicles -that is, it will have to be able
to support the weight of emergency vehicles or other vehicles that are entitled to use the access
easement.
The next issue is access to the property from what are streets that are under the jurisdiction of the
City of Newcastle. Since any access would have to be directly to Newcastle's right-of-way,
clearly, that jurisdiction will make any final decision. At this point, no development has been
proposed for your property and neither this office nor Newcastle would be in a position to make
any decisions on access via the easement.
Finally, you have expressed concern about the grading that would occur near your property lines
and the fact that what are now matching grades would be altered. Any alteration will have to
abide by a reasonable setback as the applicant is not entitled to enter or alter your property when
development occurs. Depending on the amount of grading and any retaining wall or rockery
construction necessary, the applicant will have to submit appropriate engineering designs and
receive appropriate approvals from the City.
Condition Number 2 that now reads:
----I 0-5-5-S-ou-t-h-G-ra-d-y-W-ay-'--R-e-n-to-n-, W-a-s-:-hi:-n-gt-on--:-98::-:0~5-5 --(-:-4~25-:-)-:4~30::--~65::-:1~5----.~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE
"The applicant shall not interfere or degrade the access easement that runs along the north edge of
the sllbject site."
shall be changed as follows:
"The applicant shall not interfereor degrade the access easement that runs along the north edge of
the subject site. If a stormwater vault is constructed in the location of the easement it shall be
designed to support the weight of fire engines and other large trucks."
If this office can provide any further assistance, please feel free to write.
If this decision is not satisfactory, the parties may appeal to the City Council by not later than
April 4, 2005.
Sincerely,
Fred Kaufman
Hearing Examiner
City of Renton
FK/nt
Enc\.
cc: Neil Watts, Development Services
Jennifer Henning, Development Services
Nancy Weil, Development Services
Kayren Kittrick, Development Services
Tom Touma, 6632 S 191 st PI., Ste .. E-l02, Kent,WA 98032
Jeff Rieker, 1750 Monroe Ave NE, Renton, W A 98056
'f
Mr. Fred Kaufman
Office of the Hearing Examiner
City of Renton
1055 S. Grady Way
Renton, Washington 98055
2626 Whitman Ave NE
Renton, Washington 98059
Re: Christelle Ridge Preliminary Plat
File No. LUA-04-100, PP, ECF
Order Entered March 1 S\ 2005
March 7, 2005
Dear Mr. Kaufman
This is an objection in response to the above-referenced Order entered
March 1,2005. We were unable to attend the second hearing on February
1 st because of prior engagements. We object to the terms of the March 1 st
order for the following reasons:
Our first grounds for objection is that the proposed storm drainage
tract to be constructed on Tract A will interfere with our easement that runs
along the northern boundary of the subject property. We withdraw our
consent for this interference.
At the December 7tlt hearing, my wife and I indicated that we would
not object to construction of the storm drainage facility where our easement
is located. That is no longer the case. Our approval at that time was
conditioned on our understanding that the applicant would be willing to
work with us to ensure that our easement would be able to meet
requirements and concerns identified at the hearing. Though there was some
ambiguous discussion concerning the ability of the drainage facility to
support traffic, there is no assurance that it will support heavy emergency or
other vehicles. Accordingly, we object to the construction of a drainage
facility in this location. There is absolutely no precedent in land use that
:.
Mr. Fred Kaufman
Page 2
March 7, 2005
would allow the applicant to build a drainage facility where a roadway
easement is located.
Following the preliminary December 7,2004 hearing, my wife and I
met with Mr. Rieker on December 15th as you suggested. We thought the
purpose of the meeting was to discuss our concerns with our easement. At
this meeting, Mr. Rieker again proposed purchasing a portion of our
property. He was unprepared to discuss any of the concerns or suggestions
raised at the hearing. Instead, we agreed to meet on December 22nd for
further discussions. He didn't show up for the December 22nd meeting. We
are still ready and willing to meet with Mr. Rieker to resolve this matter.
Our second reason for objecting to the order is that the proposed
roadway design for access onto 95th Way will interfere with the use of our
easement. As indicated at the December 7th hearing, the City of Newcastle
would object to our easement being tied into their proposed roadway
because of the angle of approach and curb requirements. Accordingly, the
applicant subdivision's roadway as proEosed will prevent the use of our
easement. Since our easement onto 95 Way already exists, the applicant
should not be allowed to construct a road in such a way that will effectively
prevent the use of our easement. Even if the problems with the drainage
facility didn't exist, applicant's proposed roadway in itself will interfere with
our easement.
I note for the record that our easement was granted by the owner of
this property, Mr. and Mrs. Sankrithi, shortly after they acquired the subject
property in exchange for a utility easement crossing our property. Mr.
Rieker has indicated that they plan to use the utility easement through our
property to hook up to the city sewer. It would be inequitable to allow the
applicant to proceed to use the utility easement and effectively render our
roadway easement useless.
Our third reason for objecting to the order is that the proposed severe
grading on this proposed development will essentially limit the usefulness of
our property by making the ground unstable, particularly along its western
boundary. There is no assurance that the proposed retaining wall will be
Mr. Fred Kaufman
Page 3
March 7, 2005
sufficient to allow later development of our property. Currently, the eastern
boundary of our property is totally stable because the adjoining property (the
proposed subdivision) is at the same grade. The severe grading proposed by
the applicant will totally destabilize this ground and substantially impede
future development and usefulness.
As written, the order essentially results in our property being
landlocked. We are still willing to meet with Mr. Rieker to explore a
solution to these issues but object to the order as written.
Thank you for your consideration of these matters. We can be
reached on (425) 228-6060 if we can answer any questions.
Sincerely yours,
-(It.L14 ~~J
Mike Hudson
Copy to: Nancy Weil
1055 S. Grady Way
Renton, WA 98055
Kayren Kittrick
1055 S Grady Way
Renton, W A 98055
CxJr&~
Carolyn Hudson
Tom Touma
6632 S 19lst Place, SteE-102
Kent, WA 98032
Jeff Rieker
Christelle, Inc.
1750 Monroe Ave NE
Renton, W A 98056
From:
To:
Date:
Subject:
Nancy,
"Mike Nicholson" <MikeN@ci.newcastle.wa.us>
<nthompson@ci.renton.wa.us>
3/15/2005 5:37:34 PM
FW: Christelle Ridge
I sent this orginallY at about 4:22 PM as you can see below. It was
returned as in my haste to get it off to you I left the "n" off Renton.
I hope that you will still consider this as having met deadlines that
may be applicable.
Thanks
Mike Nicholson
-----Original Message-----
From: Mike Nicholson
Sent: Tuesday, March 15, 2005 4:22 PM
To: 'nthompson@ci.rento.wa.us'
Subject: Christelle Ridge
Mr. Fred J. Kaufman:
Please be advised that the City of Newcastle did not recieve notice of
the second hearing, February 1, 2005, on the Christelle Ridge
Preliminary Plat. Had the City of Newcastle been noticed it would have
been represented at the second hearing. The City of Newcastle did
appear and testify at the first hearing on this proposal. The City does
not wish to appeal or make any further requests of the City of Renton or
the applicant at this time.
The City of Newcastle continues to have concerns as to how access will
be gained or granted to the adjoining property to the west,
notwithstanding the easement for access that raises significant safety
concerns.
Procedurally, the City of Newcastle should be recognized as a party of
record with significant interest in the outcome of this plat and others
that may occur in the future which are adjacent to the City of
Newcastle. It is our understanding that comments were raised at the
hearing regarding the City's absence. This was not by deSign and raises
considerable concern on the City's part.
Thank you for this opportunity.
Micheal E. Nicholson, AICP
Community Development Director
AFFIDAVIT OF SERVICE BY MAILING
STATE OF WASHINGTON)
) ss.
County of King )
Nancy Thompson being first duly sworn, upon oath, deposes and states:
That on the 1 st day of March 2005, affiant deposited via the United States Mail a sealed
envelope(s) containing a decision or recommendation with postage prepaid, addressed to
the parties of record in the below entitled application or petition.
Signature:
SUBSCRIBED AND SWORN to before me this J.5± day of lYl o..IkPh ,2005.
-<l~."l.
,t;~'!:. ~
.!V ,',
~~~
Notary Public i~ State of Washington
Residing at , therein.
I
Christelle Ridge Preliminary Plat
File No.: LUA 04-100, ECF, PP
The Decision or Recommendation contains a complete list of the Parties of Record.
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDA VIT OF PUBLICATION
PUBLIC NOTICE
Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising
Representative of the
King County Journal
a daily newspaper, which newspaper is a legal newspaper of general
circulation and is now and has been for more than six months prior to the date
of publication hereinafter referred to, published in the English language
continuously as a daily newspaper in King County, Washington. The King
County Journal has been approved as a Legal Newspaper by order of the
Superior Court of the State of Washington for King County.
The notice in the exact form annexed was published in regular issues of the
King County Journal (and not in supplement form) which was regularly
distributed to its subscribers during the below stated period. The annexed
notice, a
Public Notice
was published on Monday, 1118/04
The full amount of the fee charged for said foregoing publication is the sum
of $110.63 at the rate of $15.50 per inch for the first publication and NI A per
inch for each subs¥.CJuent insertion.
Lily Nguyen
Legal Adverpsing Representative, King County Journal
~wom to me th;, 8th d,y of Novemb«, 2004
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Notary Public for the State of Washington, Residing in Redm~d, WisliiBgi8# y '", \ ::.
Ad Number: 847441 P.O. Number: = ; -0-E 2: =
Cost of publishing this notice includes an affidavit surcharge. % ~ \. Pu 8 UV ./ f! 2
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NOTICE OF REVISED
ENVIRONMENTAL
DETERMINATION
ENVIRONMENTAL REVIEW
COMMITTEE & PUBLIC HEARING
RENTON, WASHINGTON
The Environmental Review
Committee has issued a Revised
Determination of Non-Significance-
Mitigated for the following project
under the authority of the Renton
Municipal Code.
Christelle Ridge Preliminary Plat
LUA04-100, PP, ECF
Location: SE 95th Way &
Anacortes Avenue NE (if
extended) near intersection of
Coal Creek Parkway. The appli-
cant is requesting Preliminary
Plat and Environmental (SEPA)
Review for the 22-lot subdivision
of a 3.53-acre site. The proposal
would create lots for the future
development of single-family
residences with the proposed
density of 7.8 units per net acre.
The subject property is currently
designated with the Residential -
8 dwelling units per acre (R-8)
zone.
Appeals of the environmental
determination must be filed in writ-
ing on or before 5:00 PM on
November 22, 2004. Appeals must
be filed in writing together with the
required $75.00 application fee with:
Hearing Examiner, City of Renton,
1055 South Grady Way, Renton, WA
98055. Appeals to the Examiner are
governed by City of Renton
Municipal Code Section 4-8-110.B.
Additional information regarding the
appeal process may be obtained from
the Renton City Clerk's Office, (425)
430-6510.
A Public Hearing is tentatively
scheduled by the Renton Hearing
Examiner in the Council Chambers,
City Hall, for December 7, 2004 at
9:00 AM to consider the Preliminary
Plat. If the Environmental
Determination is appealed, the
appeal will be heard as part of this
public hearing. Interested parties are
invited to attend the public hearing .
Published in the King County Journal
November 8, 2004. #847441
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STATE OF WASHINGTON, COUNTY OF KING }
AFFIDA VIT OF PUBLICATION
PUBLIC NOTICE
Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising
Representative of the
King County Journal
a daily newspaper, which newspaper is a legal newspaper of general
circulation and is now and has been for more than six months prior to the date
of publication hereinafter referred to, published in the English language
continuously as a daily newspaper in King County, Washington. The King
County Journal has been approved as a Legal Newspaper by order of the
Superior Court of the State of Washington for King County.
The notice in the exact form annexed was published in regular issues of the
King County Journal (and not in supplement form) which was regularly
distributed to its subscribers during the below stated period. The annexed
notice, a
Public Notice
was published on Monday, 11/1/04
The full amount of the fee charged for said foregoing publication is the sum
of $110.63 at the rate of $15.50 per inch for the first publication and N/A per
inch for each s
Cost of publishing this notice includes an affidavit surcharge.
\\\111 \ 11111 111/1111
,,\\\ ~EAGfj II//,-~ t>-..•••••••• _ c:: L\ /:
;.-%
NOTICE OF ENVIRONMENTAL
DETERMINATION
ENVIRONMENTAL REVIEW
COMMITTEE & PUBLIC HEARING
RENTON, WASHINGTON
The Environmental Review
Committee has issued a
Determination of Non-Significance-
Mitigated for the following project
under the authority of the Renton
Municipal Code.
Christelle Ridge Preliminary Plat
LUA04-100, PP, ECF
Location: SE 95th Way &
Anacortes Avenue NE (if
extended) near intersection of
Coal Creek Parkway. The appli-
cant is requesting Preliminary
Plat and Environmental (SEPA)
Review for the 22-lot subdivision
of a 3.53-acre site. The proposal
would create lots for the future
development of single-family
residences with the proposed
density of 7.S units per net acre.
The subject property is currently
designated with the Residential -
S dwelling units per acre (R-S)
zone.
Appeals of the environmental
determination must be filed in writ-
ing on or before 5:00 PM on
November 15, 2004. Appeals must
be filed in writing together with the
required $75.00 application fee with:
Hearing Examiner, City of Renton,
1055 South Grady Way, Renton, WA
9S055. Appeals to the Examiner are
governed by City of Renton
Municipal Code Section 4-S-110.B.
Additional information regarding the
appeal process may be obtained from
the Renton City Clerk's Office, (425)
430-6510.
A Public Hearing will be held by the
Renton Hearing Examiner in the
Council Chambers, City Hall, on
November 23, 2004 at 9:00 AM to
consider the Preliminary Plat. If the
Environmental Determination is
appealed, the appeal will be heard as
part of this public hearing.
Interested parties are invited to
attend the public hearing.
Published in the King County Journal
November 1.2004. #S47369
,: ': ,"
CITY Of ,RENTON"
· HEARING EXAMINER
PUBLICHEABING ,. : " ,', "'> , .. ~' '>'. ~I, "".,,:,?~ .. ;; ,: ." ' " .. ,,~):'>,
: December 7, 2004
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AGENDA
;:C0MMENCING AT: 9:00 AM, " '.",' ," '. '
. COLJNCILCHAMBERS,: 7TR FL.OOR, RENTON CITY HALL ..
t ~, , ' , '. 'w,'
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';~6~i:app[iqcl1i~h(s) .listedi:~re)~,:()rdet6f'applicationnuliJber only and nofnecessarily the order in which they will be
:he?rd, Item~willbe calle9 for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Pritchard Shoreline Restoration & Boatlift
PROJECT NUMBER: LUA-04-115, SM, SMC-H, ECF
PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, a Shoreline
Conditional Use Permit and a Shoreline Substantial Development Permit for the construction of
residential boatlift, a rock retaining wall and restoration of the shoreline. The site is located on the
shores of Lake Washington, and is addressed as 2807 Mountain View Drive. The 13,162 square foot
site has 2,205 square feet of land outside the ordinary high water mark (OHWM). The site is zoned
Residential - 8 (R-8) and is developed with an existing single-family dwelling and dock/pier.
PROJECT NAME: Christelle Ridge Preliminary Plat
PROJECT NUMBER: LUA-04-100, PP, ECF
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat and Environmental (SEPA)
Review for the 22-lot subdivision of a 3.54-acre site. The proposed lots range in size form 4,500 to
8,403 square feet with the proposed density of 7.38 units per net acre for the eventual development
of single-family residences. The vacant property is designated with the Residential - 8 dwelling units
per acre (R-8) zone. Access to the site is proposed by a 42-foot wide public cul-de-sac street to be
constructed off of SE ~5th Way.
HEX Agenda 12-7-04.doc
Minutes
APPLICANT:
CONTACT:
OWNER:
LOCATION:
SUMMARY OF REQUEST:
SUMMARY OF ACTION:
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
leffRieker
Christelle Inc
1750 Monroe Avenue NE
Renton, W A 98056
Tom Touma
Touma Engineers
6632 S 191 s1 Place, Ste. E-120
Kent, W A 98032
Mithra and Usha Sankrithi
17602 Bothell Way NE
Lake Forest Park, WA 98155
Christelle Ridge Preliminary Plat
File No.: LUA 04-100, PP, ECF
SE 95 1h Way and Anacortes Avenue NE
(near the intersection of Coal Creek Parkway)
March I, 2005
Approval for a 22-lot subdivision of a 3.54-acre site intended
for detached single-family homes.
Development Services Recommendation: Approve subject to
conditions
DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the
Examiner on November 30, 2004.
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
Thefollowing minutes are a summary of the December 7,2004 hearing.
The legal record is recorded on CD.
The hearing opened on Tuesday, December 7, 2004, at 9:48 a.m. in the Council Chambers on the seventh floor
of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Christelle Ridge Prel im inary PI",
File No.: LUA-04-1 00, PP, ECF
March I, 2005
Page 2
Exhibit No.1: Yellow fi Ie containing the original ExhibitiNo.2: Neighborhood Detail Map
application, proof of posting, proof of publication and I other documentation pertinent to this request. 1
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Exhibit No.3: Prelimin~ry Plat Plan ExhibitlNo. 4: Street and Utilities
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Exhibit No.5: Detailed Grading Plan ExhibitiNo.6: Tree Clearing Plan
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Exhibit No.7: Zoning Map I
The hearing opened with a presentation of the staff report by NanJy Weil, Senior Planner, Development
Services, City of Renton, JOSS S Grady Way, Renton, Washingtory 98055. The subject site is located on the
south side of SE 95th Way on the northern boundary of the City oflRenton adjacent to the City of Newcastle in
King County. The applicant is asking for preliminary plat and SEfA review approval for a 22-lot subdivision
on a 3.54-acre site, intended for the development of detached single-family homes. I
The development is in the Residential-8 (R-8) zone with a net den~ity of7.48 dwelling units per ac:-e. Because
SE 95th Way is under the jurisdiction of the City of Newcastle, the!applicant has been working with them to
obtain all right-of-way permits and'meeting all code requirements for access and improvements.
The site is designated on the City's Slopes Critical Areas Maps aJ as a Forested and Potential Wildlife Area.
There are approximately J 90 trees, all of which are proposed to beicleared from the site. Approximately 25,000
cubic yards of material will be removed during the earthwork and i,t is expected that these materials will be used
on site. A 42-foot wide public street would be constructed, known!as Whitman Place NE. It would be 390 feet
long and end in a cul-de-sac which will be dedicated to the City. There currently is no proposed access along
SE 95th Way. i
Tract A will hold an underground detention vault to handle the sitels surface water runoff, as well, water and
sanitary sewer utilities will be extended along the frontage of the site. It will be necessary for the project to
provide a sanitary sewer lift station on site, the location has not bee~l determined as yet.
I The Environmental Review Committee issues a Determination of Non-significance -Mitigated for the project,
which included five mitigation measures. No appeals ofthe deterrnination were filed.
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The site is in compliance with the Comprehensive Plan Land Use hbusing and environmental policies. The net
density of 7.48 dwelling units per acre meets code. Lot dimensions! for an R-8 zone requires a minimum lot size
of 4,500 square feet with a minimum width of 50 feet for interior lo:ts, 60 feet for corner and a depth of 65 feet.
Lots along the turning circle of the cul-de-sac are required to have a 35-foot width, pipestem lots ate not to
exceed ISO feet in length and not less than 20 feet in width. I
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Pipestem portions of Lots 4, 11, and 14 were not included in the lotlarea calculations, that would need to be
revised prior to final plat approval. Lot 17 width is actually less th~n the 50-foot requirement that also would
need to be revised. I
The Examiner inquired if it could be done. Ms. Weil stated that it is expected, because it is only short a couple
of feet, that the applicant should be able to acquire the additional f06tage, if not, then they would need to adjust
the configurations of the lots to comply with the width requirementl
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Christelle Ridge Preliminary Plat
File No.: LUA-04-100, PP, ECF
March 1, 2005
Page 3
'.
Again, Lot 7 does not comply with buildable setbacks, the applicant must meet the width requirement before
final plat approval. Lot 7 requires a 20-foot rear yard.
This plat has gone through several revisions, with errors and inconsistencies each time in the dimensions,
calculations, however, it is clear that Lot 7 does have development issues.
Lot 22 is another unusually shaped lot, it will be necessary to designate the buildable area so that this frontage
would be consistent with the join ing lots.
Hillside subdivision requirements due to slope there are criteria to provide for larger lots, most of these lots are
above the minimum 4,500 square feet, there are several that are right at or just above that minimum requirement
and those are towards the southeast corner of the site. Lot 5 needs a setback of 15-20 feet depending on the
garage locatiol1.
While the site is located within the City of Renton, the access is located within the City of Newcastle. Permits
for those access and improvements along the right-of-way in the City of Newcastle will be required before final
approval. Two 26-foot wide private access easements are proposed, both extend off the bulb of the cul-de-sac to
provide access to the lots located along the southern property line, Lots 14, 15, 16 and 17 will share the access
easement to the southeast and Lots 8, 9, 10 and 1 I will share the access easement extending to the west.
A homeowner's association or maintenance agreement is suggested for the development, which would be
responsible for any common improvements and/or tracts within the plat.
Traffic, Park and Fire Mitigations fees are required.
The Geotechnical Report states that site grading and earthwork be performed during the dry summer months and
the implementation of permanent erosion control should be completed by mid-October. There were no
indicators' of slope instability problems. The slope delineation map indicates that the vertical rise does not
exceed 15 feet and therefore is not a protected slope.
Staff recommends the appl icant to plant two ornamental trees per new lot, to be located in the front yard of each
lot.
The site is located within the Renton School District. The school district has indicated that they would be able
to support the additional students generated by this proposal.
The Drainage Report indicates that on-site surface water and surface water runoff flows to the north-northwest
toward the roadside swale along SE 95th Way. Staff pointed out that located on Tract A is a 30-foot private
easement for access and utility for the adjoining property owner, Mr. Hudson. That does leave half of proposed
Tract A to locate the stormwater facility, at this time, the actual proposed construction plan has not been
submitted.
The Examiner questioned all the lots that currently do not meet the requirements. He is not willing to
recommend to the City Council until all lots are clearly defined. Lot 17 doesn't meet code, there have been
previous revisions.
Tom Touma, 6632 S 191 5t Place, Ste. £-102, Kent, WA 98032 stated that regarding Lot 7, the northwesterly
length of that lot is 97.48 feet. Lots 4, 5, 14, 15, 16 and 17, except for Lot 17 which was inadvertently looked at,
it should be 50-feet. Moving Lots 16 and 17 would give the required footage needed. The revised plan, at the
last meeting with staff, did accurately reflect the dimensions of each lot. He is not clear why some of these lots
Christelle Ridge Preliminary PluL
File No.: LUA-04-1 00, PP, ECF
March 1, 2005
Page 4
are now not accurate. He does not have any problems with the relst of the conditions imposed. TheY'Nill work
closely with staff to comply. I
There are two options for the easement on Tract A, one is to desi~n the tank in such a way that it would handle
vehicles driving over it and provide the access to people using it durrently, and secondly, worst case, if this
could not be done, it would mean reducing the number of lots by 1 to accommodate the storage tank and still
provide the proper access to people. II
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Mike Hudson, 2626 Whitman Avenue NE, Renton, WA 98059 st~ted that he owns tax lot 197, immediately
west of the proposed plat. He wants to make sure that the easemeht does not get compromised, so that at some
time in the future their property to the west can be developed. I
The Examiner inquired if the easement was actually being used aHhe moment, if there was construction, would
that be blocking access to the Hudson property. Mr. I-Iudson state~ that he would not have any problem with
any construction that was being done as long as the tank could sURPort vehicles, trucks and emergency vehicles
that might need to use the easement. \ I I I
Roger Kuykendall, Engineer, City of Newcastle, 701 Dexter Aven!ue North, Suite 200, Seattle, W A 98109 stated i
that they have met with the applicant and their engineer to discussithe project. He felt that the applicant had
been given clear direction on what is expected for the right-of-way use permit to construct frontage
improvements on 951h Way. I
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Regarding Tract A private access easement to the Hudson propert~ to the west, just so that it is cle:1r, that
easement will also connect to 951h Way and depending on the type [of development Hudson's are planning for the
future, the way this development and the way it is connected to 95'1" Way there may need to be some rethinking
on how that would take place. ,
Mr. Kuykendall further pointed out that on page 10 of 12 of the St~ff Report, under Storm Drainage/Surface
Water, it states that after completion of the project, approximately ~5-35% of the site would be covered with
impervious surfaces. It seems that it would actually be closer to 5$%, there are 8 lots that under the zoning code
would be required to have a 50% building coverage, there are 14 Idts that are allowed to have a 35% building
coverage, by the time you count patios, walkways, driveways and ~oad and access improvements it will be well
above 35%. I
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Kayren Kittrick, Development Services stated that she did not kno~ why roadways were being developed. It
was very late in the process when they found out about the 35-foot lutility and access easement on Tract A. The
whole discussion on drainage and being able to comply with the C~unty Surface Water Design Manual became
an interesting question. Utilities is also part of this, and typically uhder ordinary construction review. There
already is a sight distance issue, and a second access at that point s6me time in the future would be impossible.
The lower portion of the Hudson property is landlocked at the lowe'r portion.
Mr. Hudson stated that they annexed all the property in 1989. The{ built their house in 1989 at which time there
were 14 acres when they annexed to the City. Everything north ofNE 251h Place was annexed in 1989.
Ms. Kittrick stated that this seems to have been missed. The easembnt that goes to the south to NP 251h Place is
only a 20-foot wide easement. That would not be a private roadwa~, it would barely be emergency access at 20-
feet. The 30-foot access across the top ofChristelle would be adeq~late for a private road, but the minimum for I residential access is 42-feet. Moving the easement off of Tract A niay be beneficial since the storm drainage
may be much greater than first estimates show. I
Christelle Ridge Preliminary Plat
File No.: LUA-04-1 00, PP, ECF
March I, 2005
Page 5
The Examiner stated that this request should be sent back for further review by City of Newcastle, the applicant
and staff.
Nancy Weil stated that Mr. Touma had some concerns, the site plan has gone through 3 revisions since it was
submitted and the reason for the concerns on the calculations on the lots for 14, 15, 16 and 17 around the private
easement is because the original site plan showed this as an actual tract with it's own square footage, it was
asked for that to be eliminated and an easement created. That was done and the final results as shown, the
property lines of these lots shifted, but the square footage never was altered.
As for the concerns for the buildable area for Lot 7 and meeting the development criteria for lot width for Lot 17
and the concern that has been mentioned regarding the 30-foot easement and future access. Staff would be
happy to work with the applicant and resolve some of these issues.
The Examiner sent this preliminary plat back to staff. Another brief public hearing would probably b~ the best
.scenario, limiting it to the issues raised today.
The hearing was recessed at 10:34 am.
The hearing reopened on Tuesday, February 1, 2005, at 9:92 a.m. in the Council Chambers on the seventh
floor ofthe Renton City Hall. Parties wishing to testify were affirmed by the Examiner.
The hearing reopened with a presentation of the staff report by Nancy Weil, Senior Planner, Development
Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. There were some concerns raised
from the presentation that needed to be clarified with the applicant and adjacent property owner, Mr. Hudson.
To briefly outline those issues and give an explanation of how the appl icant addressed those issues and the final
resolution.
Issue #1: Lot 17, there were concerns that the lot dimensions and the private easement were not being
adequately shown on the plat that was being reviewed. The 50-foot width requirement was not being met, it was
sllbstandard to the requirements for the zoning~ The applicant has since revised the site plan to indicate that
there is a 50-foot width met for that lot. All lots have been revised to be accurate as far as lot dimension and
square footage.
Lots 4, 5, 14, 15, 16, and 17 have also been revised to make sure that they.are reflecting the accurate lot
dimensions and square footage. Therefore conditions one and two in the previous staff report are \10 longer
applicable.
Lot 7 was pointed out due to the unusual configuration if there was actually a buildable area on that lot. That
was revised with the applicant meeting the requirement for 15 feet width with a building pad of 30 x 40 feet.
Slope analysis was also of concern that due to extensive grading of the site that the applicant would have
concerns with grading as well as how it was affecting the adjacent property owner. Slope analysis with some
cross sections addressing how the difference in the grade from this site and the adjacent property to the west
would be significant to the point that it would not allow for any feasible access.
The existing 30-foot easement that was a concern with the adjacent property owner, the applicant proposes to
incorporate that into Tract A, in the design they will either need to make sure they will not impact that easement
or they do receive written consent that they can actually utilize that from the adjacent property owner.
Christelle Ridge Preliminary PI .. ,
File No.: LUA-04-100, PP, ECF
March 1, 2005
Page 6
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Mr. Touma did present staff with information addressing access tb the site has been included in material to the
Hearing Examiner. Leaving the easement where it is potentially that 30-foot easement could allow for four lots
under code, for property that does not actually abut a public right1of-way and access to at least a 26-foot
easement could allow then the development offour lots. Any further development they would have to achieve
some further access to the site, it was discussed that currently the~e is an easement to the property from the
south, they may be able to obtain access or potentially if this prop:erty is ever to develop incorporating with these I
lots that are abutting SE 95th Way would also give better access fqr the overall development.
I The development of this site is not impeding the development of the adjacent property any further than it was
already under constraints due to the fact that it is landlocked. I I
The Examiner called for further testimony regarding this project. I There was no one else wishing to speak, and
no further comments from staff. The hearing closed at 9: 15 a.m. !
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FINDINGS, CONCLUSIONS & RECOMMENDATION I
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Having reviewed the record in this matter, the Examiner now makes and enters the following: I
FINDINGS: I
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1. The applicant, Jeff Rieker, filed a request for a 22-lot PrelIminary Plat.
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2. The yellow file containing the staff report, the State Envir~nmental Policy Act (SEPA) documentation
and other pertinent materials was entered into the record a~ Exhibit # 1.
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3. The Environmental Review Committee (ERC), the City's r~sponsible official issued a Determination of
Non Significance -Mitigated (DNS-M). I
4. The subject proposal was reviewed by all departments witl{ an interest in the matter.
5.
6.
7.
8.
9.
10.
i The subject site is located southwest ofthe intersection of SE 95th Way and Coal Creek Parkway at the
extreme north end of the City. The site is north of Anacortes Avenue NE if it were extended to the
north. I
The map element of the Comprehensive Plan designates th~ area in which the subject site is located as
suitable for the development of single-family uses, but doe~ not mandate such development without
consideration of other policies of the Plan. I
The subject site is currently zoned R-8 (Single Family - 8 drelling units/acre).
The subject site was annexed to the City with the adoption bf Ordinance 1821 enacted in March 1960.
The subject site is approximately 3.54 acres. The subject si~e is an irregularly shaped but generally
triangular. It is approximately 430 feet wide (east to west) by 440 feet long. I
The subject site slopes downward to the north and northeasJ from approximately 440 feet to 350 feet.
The City'S Critical Areas map shows the site with protected1slopes. An analysis by the applicant's ,
engineer shows that wh i Ie there are steep slopes of up to 40%, they do not meet the Protected Slopes
definition of a vertical rise of 15 feet for the 40% slopes. TI~e site nevertheless is defined as " Hillside
Subdivision. I
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Christelle Ridge Preliminary Plat
File No.: LUA-04-1 00, PP, ECF
March 1, 2005
Page 7
11. The subject site is identified as a Forested and Potential Wildlife Area in the City's inventory. The
appl icant proposes removing most of the nearly two hundred trees found on the subject site. The trees
are a mix of coniferous and deciduous.
12. The applicant proposes dividing the subject site into 22 single-family lots. The lots would be arrayed
around a curving cul-de-sac roadway that enters near the northeast corner of the site and curves south
and southeast. The lots would almost be in a triangular arrangement around the perimeter of the site.
Proposed Lots 1 to 8 generally lie along the western property line. Proposed Lots 9 to 15 are arranged
along the south property I ine. Proposed Lots 16 to 22 are located along the angled northeast property
line.
13. The proposed lots will range in size from approximately 4,500 square feet (the minimum permitted in
the R-8 Zone) and 8,403 square feet. Staff noted that Proposed Lots 13, 14, and 15 are in areas of the
subject site which have slopes between 21 and 39 percent and have lot sizes that range from 4,507
square feet to 4,779 square feet. Staff noted that in a hillside subdivision lot sizes should be adjllsted
upward to deal with the slopes and providing reasonable lot sizes.
14. As noted, a cul-de-sac provides primary access to the subject site from SE 95th Way. SE 95th Way is
located in the City of Newcastle and that City will have control of the intersection improven1l'nts. Two
easement roadways would provide access to Proposed Lots 8 to II in the southwest corner of the site
and to Proposed Lots 14 to 17 in the southeast corner ofthe site. Proposed Lots 4 and 5 would share a
driveway. Staff has recommended that none of the proposed lots access directly to 95th Way. The
intersection could be somewhat awkward given the nearby intersection with Coal Creek Parkway. (see
below for discussion of the adjacent property to the north)
15. The density for the plat would be 7.48 dwelling units per acre after subtracting for land dedicated to
roadways. If a lot were eliminated the plat would still meet code.
16. An easement to a separate parcel crosses the northern edge of the subject site where the applicant has
proposed to place its storm drainage tract, Tract A. The drainage tract cannot impair the access
easement. In addition, it was noted that the easement creates another problematic intersection along
95th Way. The easement would also limit the number of potential lots that may be accessed and could
restrict the development potential of the adjacent property.
17. Staff pointed out a number of areas where the proposed subdivision did not meet various code
requirements or where lots did not meet standards. The lot calculation discrepancies coupled with the
question over the above noted easement and drainage tract led to a decision to continue the hearing until
these issues were resolved. At the second hearing staff noted that the various calculation discrepancies
were rectified. Staff noted that the easement along the north edge of the subject site would serve four
lots but that grade issues made developing access through the subject site impractical. Staff Polso noted
that the drainage tract could not interfere with access to the adjoining lot.
18. The record also indicated that retaining walls up to 20 feet in height would be needed along the
boundaries ofthe subject site due to the extreme grading that will be necessary to create lots on this
property.
19. The subject site is located within the Renton School District. The project is expected to generate
approximately 9 to 10 school age children. These students would be spread across the grades and would
be assigned on a space available basis.
Christelle Ridge Preliminary Plu.
FileNo.: LUA-04-100, PP, ECF
March 1, 2005
Page 8
20.
21.
22.
The development wi II increase traffic approximately 10 trips per unit or approximately 220 trips for the
22 single-family homes. Approximately ten percent ofth~e trips, or approximately 22 additional peak
hour trips will be generated in the morning and evening. I
As noted, storm water would be channeled to a wet-vault &n Tract A along the north margin of the site.
Water would then be released into a City of Newcastle swale along 95th Way and eventually to May
Creek. The City required a Level 2 analysis according to Ithe 1998 King County regulations. Staff
recommended screening and access conditions for this Trkct. I
The site will receive both its sewer and water service frol~ the City. A lift station will be required.
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CONCLUSIONS:
1.
2.
3.
4.
The subject site is quite constrained by its topography, the shape ofthe property and its access as well as i
the fact that access to another parcel runs along its north I~argin where a storm water vault is proposed. I
The subject site is aptly subject to the Hillside SubdivisioJ regulations. Those regulations would I
potentially reduce the amount of grading necessary to carJe building pads out of this odd-sized parcel
and possibly reduce the height of retaining walls if the sods and grades are not so significantly
manipulated. The Comprehensive Plan which designates the area for single-family uses did not do a
site-specific analysis when adopted. Site-specific issues Jere not analyzed when the new zoning code
was adopted, Site-specific analysis occurs when a projectlis submitted for review. Those site-specific
factors now demonstrate that the proposal is too dense for this particular site. I
This property is a Hillside Subdivision in which too much igrading is proposed and too many lots are
proposed and therefore the proposed plat is inappropriate.jBetween the easements for access to
Proposed Lots 14 to 17 and the easement to Proposed Lot 5 and the large amount of proposed grading
the plat proposed does not serve the public use and interes,. In order to create lots that do not require as
much grading and lots that are not so oddly shaped like PrQPosed Lot 7 and Proposed Lot 15, the
applicant should reduce the number of lots and move lot lihes to create slightly larger lots. Such
readjustment might allow less grading and possibly even s~ve a couple of trees on a site designated as I Forest/Wildlife area by the City. The applicant should conlbine Proposed Lots 6 and 7 and move the
easement for Proposed Lot 5 so that Proposed Lot 4 has a !hore direct frontage on the cul-de-sac
roadway. The plat should eliminate Proposed Lot 14 and rbadjust the boundaries between Lots 13, 15
and 16. This would result in a Hillside Subdivision with I~ore rectangular lots and one that preserves a
bit more of the natural topography of the subject site. The Fomprehensive plan suggests that
development take advantage of natural features of property:. Staff noted that Proposed Lots 13, 14, and
15 are in areas of the subject site which have slopes betwe~n 21 and 39 percent and have lot sizes that
range from 4,507 square feet to 4,779 square feet. Staff noted that in a hillside subdivision lot sizes
should be adjusted upward to deal with the slopes and prov1ide reasonable lot sizes.
I
Creating additional building lots for single-family homes isl appropriate and in that outcome, dividing
the subject site makes sense. But it is unnecessary in such ~ constrained lot to eke out every last square
foot and every steeply inclined slope for a few additional ldts.
I I
It appears that the streets can handle the additional traffic although at an intersection that is close to the
heavily traveled Coal Creek Parkway.
Christelle Ridge Preliminary PIal
File No.: LUA-04-1 00, PP, ECF
March 1,2005
i.
Page 9
5. The subject site can be served with urban services such as water and sewer. It appears that some further
analysis will be necessary for full stormwater control and any stormwater system will have to respect
the existing access easement or provide a securely engineered system to support an access roadway.
6. In conclusion, the proposed plat as conditioned above should be approved by the City Council.
RECOMMENDATION:
The City Council should approve a twenty-lot (20) Preliminary Plat subject to the following conditions:
1. The applicant shall comply with the conditions imposed by the ERe.
2. The applicant shall not interfere or degrade the access easement that runs along the north edge
'of the subject site.
3. The applicant should combine Proposed Lots 6 and 7 and move the easement for Proposed Lot
'5 so that Proposed Lot 4 has a more direct frontage on the cul-de-sac roadway.
4. The plat should eliminate Proposed Lot 14 and readjust the boundaries between Lots 13, 15 and
16.
5. No direct access from any lot within the plat shall be allowed onto SE 95th Way. This condition
shall be placed on the face ofthe final plat prior to recording.
6. The applicant shall be required to install a "Private Road" sign with addresses being served
from the private drives at the intersections of the private roads and the proposed 42-foot wide
internal public street, prior to final plat approval.
7. The residential addresses shall be visible from the public street, Whitman Place NE by installing
a private street address sign I isting residential addresses of the subject plat at the intersection of
the private easement with Whitman Place NE. This condition shall be subject to the review and
approval of the Development Services Project Manager prior to the final plat approval.
8. The applicant shall be required to create a homeowner's association or maintenance agreement
for the shared private access easements, shared utilities, storm water facilities, and maintenance
responsibilities for all shared improvements of this development. 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 final
plat.
,
9. The applicant shall be required to plant two new approved trees, per each new lot, within the
20-foot front yard setback area. The applicant shall be required to record a restrictive covenant
against the property indicating that two trees are required within the front yard setback area of
each new lot, prior to final plat recording. This condition shall be subject to the review and
approval of the Development Services division and the trees shall be planted prior to final
building permit inspection.
Christelle Ridge Preliminary PluL
File No.: LUA-04-100, PP, ECF
March I, 2005
Page 10
I
10. The appl icant shall provide a landscape and fencing plan for the visual enhancement of the
Tract A. Staff recommends that this condition be\subject to the review and approv.ll of the
Development Services Division prior to final plat approval.
ORDERED THIS 1 st day of March 2005.
FREDJ. KA
HEARING E
AN
iMINER
i I
I
TRANSMITTED TI-IIS 1 st day of March 2005 to the patties of relord: I
Nancy Weil
1055 S Grady Way
Renton, W A 98055
Kayren Kittrick
1055 S Grady Way
Renton, W A 98055
I
Tom Touma I
6632 S 191 51 Place, Ste. E-I021
Kent, W A 98032 I
Mike Hudson
2626 Whitman Avenue NE
Renton, W A 98059
TRANSMITTED THIS 1 st day of March 2005 to the following:
Mayor Kathy Keolker-Wheeler Stan Engler, Fire I
Roger Kuykendall
Engineer, City of Newcastle
701 Dexter Avenue North, Suite 200
Seattle, WA 98109
Jay Covington, Chief Administrative Officer
Julia Medzegian, Council Liaison
Larry Warren, City Attorney
Larry Meckling, Building Official
Planning Commis~ion
Transportation Di~ision
Gregg Zimmerman, PBPW Administrator
Alex Pietsch, Economic Development
Jennifer Henning, Development Services
Stacy Tucker, Development Services
Utilities Division I
Neil Watts, Develbpment Services
Janet Conklin, De~elopment Services
King County Jourhal
\ Pursuant to Title IV, Chapter 8, Section 1 OOGof the City's Code, reg "est for reconsideration must be filed in
writing on or before 5:00 p.m., March 15,2005. 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 \vritten
request for a review by the Examiner within fourteen (14) days frot'\ the date of the Examiner's decision. This
request shall set forth the specific ambiguities or errors d iscovered ~y such appellant, and the Examiner may,
after review of the record, take further action as he deems proper. I
An appeal to the City Council is governed by Title IV, Chapter 8, S¢ction 110, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of$75.00 an~ meeting other specified requirements.
i
Christelle Ridge Preliminary Plat
File No.: LUA-04-1 00, PP, ECF
March 1, 2005
Page 11
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 writing on or before 5:00 p.m., March 15,2005.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the
executed Covenants will be required prior to approval by City Councilor final processing ofthe 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 would result in the invalidation of the request by the Cotll1.
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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1.
I
COMPLIANCE WITH ERC MITIGATION MEASURES I
Based on an analysis of the probable impJcts from the proposal, the Environmental Review
Committee issued the following mitigation me~sures with the Determination of Non-Significance -
Mitigated: I !
a. The applicant shall comply with the r~commendations contained within the Geotechnical
Report prepared by Geo Group Nort~west, Inc. dated June 21, 2004 with regard to site
preparation and construction. I :
b.
c.
d.
e.
f.
Temporary Erosion Control measureJ shall be installed maintained in accordance ~ith
the Department of Ecology Standarqs to the satisfaction of the representative of ~he
Development Services Division for th~ duration of the project's construction. :
I
The applicant shall, as necessary ~uring construction, have trucks inspected and
cleaned before leaving the site in order to ensure that dirt, mud and other materials ~re
not deposited on public streets. Th~ applicant shall provide for prompt sweeping; or
cleanup of any dirt, mud or other ma1terials deposited by the project's trucks on public I I streets. Temporary traffic control shall be provided as necessary for safe sweeping: or
cleanup operations. I i
I
The applicant shall identify the project clearing limits on the project drawings prior to the
issuance of the construction permit, arid in the field prior to initiating site work. i
The applicant shall limit site disturbanbe including clearing, grading, utility, and roadJork
activities for to occur during the relativ~ly dry months (April through October). !
The applicant shall designate stagind areas for temporary stockpiles of excavated 'soil
prior to the initiation of project construction. Excavated soils shall not be placed on or
adjacent to site slopes. I
City of Renton PIB/PW Department
CHRISTELLE RIDGE PRELIMINARY PiA T
Preliminary Report to the Hearing Examiner
LUA-04-100, PP,ECF
PUBLIC HEARING DATE December 7, 2004 I Page S:of 12
g. The project contractor shall performl daily review and maintenance of all erosion knd
sedimentation control measures at the site. I I !
h. Certification of the proper removal o~ the erosion control facilities shall be required prior
to the recording of the final plat. I i
2. 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 pla~. I
3. The applicant shall pay the applicable Traffic!Mitigation Fee based on a rate of $75.00 per e~ch
new additional trip generated by the project pfior to the recording of the final plat. . ,
4. The applicant shall comply with the 1998 Kihg County Surface Water Design manual for ~oth
detention (Level 2 Flow Control) and Water Q~alitY improvements. I
5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 per new
single-family lot prior to the recording of the fi~al plat. ! I ,
I
I
PUBLIC
HEARING
City of Renton
Department of Planning / Building / Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Applicant!
Address
Contact!
Address
Owner/
Address:
File Number:
Project Description:
Project Location:
December 7, 2004
Christelle Ridge Preliminary Plat
Jeff Rieker
Christelle Inc.
1750 Monroe Avenue NE
Renton, WA 98056
Tom Touma
Touma Engineers
6632 S. 191 st Place, Suite E102
Kent, WA 98032
Mithra and Usha Sankrithi
17602 Bothell Way NE
Lake Forrest Park, WA
98155
LUA-04-100, PP, ECF Project Manager: NancyWeil
The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for a
22-lot subdivision on a 3.54-acre site. The proposed lots range in size from 4,500 to
8,403 square feet with a proposed density of 7.48 units per net acre for the eventual
development of single-family residences. The site is considered a Hillside
Subdivision, as the average slope is 20 to 25 percent. The vacant property is
designated with the Residential - 8 dwelling units per acre (R-8) zone. Access to the
site is proposed by a 42-foot wide public cul-de-sac street to be constructed off of SE
~W~ .
SE 95th Way & Anacortes Avenue NE (if extended) near the intersection of Coal
Creek Parkway
.,
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY PLA T
Preliminary Report to the Hearing Examiner
LUA-04-100, PP, ECF
PUBLIC HEARING DA TE December 7, 2004 Page 2 of 12
B. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Sheet 1: Preliminary Plat (dated revised 11/24/04)
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Sheet 2: Street and Utilities (dated July, 2004)
Sheet 3: Grading Plan (dated July, 2004)
Sheet 4: Tree Clearing Plan (dated July, 2004)
City of Renton Zoning Map: Sheet D6 West (dated 12/4103)
C. GENERAL INFORM A TION:
1.
2.
3.
Owner of Record:
Zoning Designation:
Comprehensive Plan
Land Use Designation:
Mithra and Usha Sankrithi
17602 Bothell Way NE
Lake Forrest Park, WA 98155
Residential -8 Dwelling Units per Acre (R-8)
Residential Single-Family (RSF)
4. Existing Site Use: The property is presently a forested undeveloped parcel.
5. Neighborhood
Characteristics:
North: City of Newcastle
East: City of Newcastle and Single family residential; R-8 zoning
South: Single family residential; R-8 zoning
West: Single family residential R-8 zoning
6. Access: Proposed Public cul-de-sac street via SE 95th Way
7. Site Area:
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
3.54-acres
area
N/A
N/A
N/A
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Lot Line Adjustment
HEXRT 04-100
Land Use File No.
N/A
N/A
N/A
LLA-010-90
Ordinance No.
1821
4498
4404
N/A
comments
N/A
N/A
N/A
Date
03/22/1960
02/20/1995
06/07/1993
N/A
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY PLAT
Preliminary Report to the Hearing Examiner
LUA-04-100, PP, ECF
PUBLIC HEARING DATE December 7, 2004 Page 3 of 12
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: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Special Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Section 4-7-050: General Outline of Subdivision, Short plat and Lot Line Adjustment Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets -General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
Section 4-7-220: Hillside Subdivisions
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single-Family objectives and policies; Residential Streets
objectives and policies; Subdivision of Land objectives and policies.
2. Housing Element: Housing Supply objectives and policies; Minimum Density Policies.
3. Environmental Element: Steep Slopes
G. DEPARTMENT ANAL YSIS:
1. PROJECT DESCRIPTION/BACKGROUND
HEXRT 04-100
The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for a 22-lot
subdivision on a 3.54-acre site. The newly created lots, which would range from 4,500 square
feet to 8,403 square feeit in size, are intended for the eventual development of detached single-
family homes. The site is currently an undeveloped treed parcel. The proposal for 22 lots under
the Residential - 8 dwelling units per acre (R-8) zone would yield a net density of 7.48 dwelling
units per acre, after the deduction of private access easements serving 3 or more lots and the
roadway.
The property is located at the northern boundary of Renton's city limits, adjacent to the City of
Newcastle along SE 95th Way near the intersection of Coal Creek Parkway SE. As SE 95th Way
in under the jurisdiction of City of Newcastle, access and road improvements along SE 95th Way
will require review and ap'proval by the City of Newcastle. May Creek flows to the north of the
site. The site is designated on the City's Slopes Critical Areas Maps and as a Forested and
Potential Wildlife Area. Due to the proposed grading necessary to prepare the site, the proposed
tree clearing limits will encompass the entire parcel. According to the tree inventory, 48
coniferous and approximately 140 deciduous trees are to be removed along with low-lying
City of Renton P/BIPW Department
CHRISTELLE RIDGE PRELIMINARY PI:A T
'reliminary Report to the Hearing Examiner
LUA-04-100, PP, ECF
PUBLIC HEARING DA TE December 7, 2004 Page 4 of 12
vegetation. Earthwork quantities are estimated at 25,600 cubic yards of excavated materials, of
which the majority of the material will be used on site as fill.
Plat improvements would consist of the construction of a 42-feet wide public street to be known
as Whitman Place NE. This street will be 390-foot long cul-de-sac road, which will be dedicated
to the city. Off of the bulb of the cul-de-sac, two 26-foot access easements will extend to serve
Lots 8 through 11 and Lots 14 through 17. No direct access to SE 95th Way is proposed or will be
permitted. An underground detention vault is proposed on Tract A to handle the site's surface
runoff. Water and sanitary sewer utilities would be extended along the frontage of the site from
existing improvements. It will necessary for the project to provide a sanitary sewer lift station on
site.
While the City's Critical Areas map has indicated the site to contain Protected Slope, a slope
analysis provided by the project engineer, Touma Engineering and Land Surveyors, show those
areas with 40% slope to have a vertical rise of 8 to 13.5 feet (15 foot or greater of vertical rise
equates Protected Slope). Therefore, the slope is not regulated. The site does meet the criteria
for a Hillside Subdivision.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), October 26, 2004, the Environmental Review Committee issued a Determination of
Non-Significance -Mitigated (DNS-M) for the Christelle Ridge Preliminary Plat. The DNS-M
included 5 mitigation measures. A Request for Reconsideration was received and considered by
the Environmental Review Committee on November 2, 2004. A Revised Determination of Non-
Significance -Mitigated (DNS-M) was issued to add an additional mitigation measure. The 14-day
appeal period was revised to commence on November 8, 2004 and ended on November 22,
2004. No appeals of the threshold determination were filed.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
1.
HEXRT 04-100.doc
Based on an analysis of the probable impacts from the proposal, the Environmental Review
Committee issued the following mitigation measures with the Determination of Non-Significance -
Mitigated:
a.
b.
The applicant shall comply with the recommendations contained within the Geotechnical
Report prepared by Geo Group Northwest, Inc. dated June 21, 2004 with regard to site
preparation and construction.
Temporary Erosion Control measures shall be installed maintained in accordance with
the Department of Ecology Standards to the satisfaction of the representative of the
Development Services Division for the duration of the project's construction.
c. The applicant shall, as necessary during construction, have trucks inspected and
cleaned before leaving the site in order to ensure that dirt, mud and other materials are
not deposited on public streets. The applicant shall provide for prompt sweeping or
cleanup of any dirt, mud or other materials deposited by the project's trucks on public
streets. Temporary traffic control shall be provided as necessary for safe sweeping or
cleanup operations.
d. The applicant shall identify the project clearing limits on the project drawings prior to the
issuance of the construction permit, and in the field prior to initiating site work.
e. The applicant shall limit site disturbance including clearing, grading, utility, and roadwork
activities for to occur during the relatively dry months (April through October).
f. The applicant shall designate staging areas for temporary stockpiles of excavated soil
prior to the initiation of project construction. Excavated soils shall not be placed on or
adjacent to site slopes.
City of Renton P/BIPW Department
CHRISTELLE RIDGE PRELIMINARY PLA T
Preliminary Report to the Hearing Examiner
LUA-04-100, PP, ECF
PUBLIC HEARING DATE December 7, 2004 Page 5 of 12
g. The project contractor shall perform daily review and maintenance of all erosion and
sedimentation control measures at the site.
h. Certification of the proper removal of the erosion control facilities shall be required prior
to the recording of the final plat.
2. 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.
3. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 per each
new additional trip generated by the project prior to the recording of the final plat.
4. The applicant shall comply with the 1998 King County Surface Water Design manual for both
detention (Level 2 Flow Control) and Water Quality improvements.
5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 per new
single-family lot prior to the recording of the final plat.
4. STAFF REVIEW COMMENTS
Representatives from various city departments have reviewed the application materials to identify
and address site plan issues from 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. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
HEXRT 04-100
Approval of a plat is based upon several factors. The following preliminary plat criteria have been
established to assist decision makers in the review of the subdivision:
(a) Compliance with the Comprehensive Plan Designation. The subject 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, Housing and Environmental Element policies:
Land Use Element
Residential Single Family
Policy LU-34. Net development densities should fall within a range of 5 to 8 dwelling units per
acre in Residential Single Family neighborhoods. The proposed plat has a net density of 7.48
du/acre, which is within the allowable density range.
Policy LU-35. A minimum lot size of 4,500 square feet should be allowed in single-family
residential neighborhoods except when flexible development standards are used for project
review. All 22 lots equal or exceed the minimum of 4,500 square feet. The smallest lot is 4,500
square feet and the largest lot is 8,403 square feet.
Policy LU-38. Development standards for single-family neighborhoods (e.g. lot size, lot width,
building height, setbacks lot coverage) should encourage quality development in neighborhoods.
The proposed plat has lots size and width consistent with the development standards of the
Residential -8 zone ranging in lot size from 4,500 square feet to 8,403 square feet.
Policy LU-73. Residential streets should be constructed to the narrowest widths (distance from
curb to curb) feasible without impeding emergency vehicle access. A reduced right-of-way from
the standard 50 feet for residential streets to 42 feet wide is proposed far the internal road.
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY "'LA T
Preliminary Report to the Hearing Examiner
LUA-04-100, PP, ECF
PUBLIC HEARING DA TE December 7, 2004 Page 6 of 12
HEXRT 04-100
Housing Element
Policy H-11. Favor single-family land use designations for large vacant parcels outside of
Centers and in predominantly residential areas to increase the single-family capacity within the
city. The proposed plat is located on 3.54 acres on the northeast boundary of the City of Renton
limits. The surrounding properties are residential designations.
Environmental Element -Steep Slopes, Landslide, and Erosion Hazards
Policy EN-70. Land use on steep slopes should be designated to prevent property damage and
environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving
and enhancing existing vegetation to the maximum extent possible. While the site has been
determined not to contain regulated steep slopes it does qualify as a Hillside Subdivision and will
be reviewed for potential drainage, erosion and slope stability problems.
(b) Compliance with the Underlying Zoning Designation. The 3.54-acre 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 up to 22 new dwelling units and associated
plat improvements.
Density -The allowed density range in the R-8 zone is a minimum of 5 to a maximum of 8
dwelling units per acre (dulac). Net density is calculated after critical areas, public rights-of-way,
and private roadways serving more than three units are deducted from the gross acreage of the
site. In this case, after the deduction of the public road way (22,170 square feet) and two private
access easements serving more than three units (3,736 square feet) from the 153,986 gross
square foot site (153,986 gross square feet -25,906 total deducted area = 128,080 net square
feet or 2.94 net acres), the proposal would arrive at a net density of 7.48 dwelling units per acre
(22 units 12.94 acre = 7.48 dulac), which is within the allowed density range of the zone.
Lot Dimensions -The minimum lot size permitted in the R-8 zone is 4,500 square feet. A
minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is
required to be a minimum of 65 feet. A 35-foot width for lots along the turning circle of the cul-de-
sac is permitted. If less than the permitted lot width is proposed than the lot is considered to be a
pipestem lot. Pipestem lots shall not exceed 150 feet in length and not be less than 20-feet in
width. The portion of the lot narrower than 80% of the minimum permitted width shall not be used
for lot area calculations nor for measurement of required front yard setbacks.
The proposed plat would create 22 lots ranging in size from 4,500 square feet to 8,403 square
feet. It should be noted that the pipestem portion of Lot 4, 11 and 14 would not be included in the
lot area calculations. Due to the unusual shape of several lots the .required lot widths are not met
at the front property line. The code defines the width to be the average distance between the side
lines connecting the front and rear lot lines, except for pipestem lots, where the pipestem portion
of a lot shall be ignored for purposes of calculating the average width. It appears the proposal can
meet the lot width except for Lot 17, which is shown at an average width of 47.98. Therefore, staff
recommends a project condition that the applicant shall revise Lot 17 to meet the 50-foot lot width
requirement. This condition shall be subject to the review and approval of the Development
Services Project Manager prior to the final plat approval. The proposed lot depths range from 84
to 167 feet. The proposal's compliance with the required lot dimensions and setbacks is
discussed further under the analysis of compliance with the subdivision regulations.
Setbacks -The R-8 zone requires a minimum front and rear yard setbacks of 20 feet (15 feet front
yard setback for primary structure and 20 feet for attached garages which access from the front
yard street when abutting a newly created street), side yard along a street of 15 feet and interior
side yard setbacks of 5 feet. As proposed, all lots appear have adequate area to meet the
minimum lot setbacks as described above. However, each lot will be required to verify the
appropriate setbacks prior to building permit approval. Lot 22 at the corner of SE 95th Way and
Whitman Place NE does not accurately indicated setbacks or lot orientation. The front yard will be
oriented the same as the abutting Lot 21 thus creating a side yard along a street for the northwest
line of Lot 22.
City of Renton PIBIPW Deparlment
CHRISTELLE RIDGE PRELIMINARY PLA T
Preliminary Reporl to the Hearing Examiner
LUA·04·100, PP, ECF
PUBLIC HEARING DATE December 7, 2004 Page 7 of 12
HEXRT 04-100
Building Standards -The R-8 zone permits one single-family residential structure per lot. Each of
the proposed lots would support the construction of one detached residential unit. Accessory
structures are permitted at a maximum number of two per lot at 720 square feet each, or one per
lot at 1,000 square feet in size.
Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15
feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot
area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size, and 50%
for lots less than 5,000 square feet in size. The proposal's compliance with each of these
building standards will be verified prior to the issuance of building permits for each individual
structure.
Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit.
Tandem parking is also permitted. The provision of two off-street parking spaces will be verified
during the review of building permits.
(c) Compliance with Subdivision Regulations.
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have
access to a public street or road. Access may be by private access easement or street per the
requirements of the Street Improvement Ordinance.
The side lot lines of the several of the proposed lots are at' right angles to street lines. The
parcels fronting on the cul-de-sac are irregularly shaped, but each intersects the street with a
right angle and contains a minimum of 35 feet of street frontage as required by code except Lot
14 which shown to be only 27.08. Therefore Lot 14 is considered a pipestem lot.
Lots: The size, shape and orientation of lots shall meet the minimum area and width
requirements of the applicable zoning classification and shall be appropriate for the type of
development and use contemplated.
The 22 lots as proposed appear to meet the minimum lot area and dimension requirements of the
R-8 zone. The proposed lots would range in size from 4,500 square feet to 8,403 square feet -
thereby complying with the minimum 4,500 square foot area required. In addition, the proposed
pipestem lots (lots 4, 11, 14) satisfy the minimum lot area requirement when excluding the
pipestem portion of the lot.
The plat plan includes setback lines for each lot showing potential building envelopes. The
proposed envelopes indicate the appropriate building setbacks as required by the R·8 zone,
including front yard setbacks of 15 feet (20 feet for the garage), rear yard setbacks of 20 feet,
interior side yard setbacks of 5 feet, and side yards along public or private street setbacks of 15
feet. However, lot 5 does not appear to provide the appropriate front yard setback (but would
have sufficient buildable area with the correct front yard setback) or lot size as does Lot 4. The
revised plat shows lot size and lot dimension discrepancies that staff recommends corrected.
Therefore, staff recommends the applicant shall revise the plat with the accurate lot size and
dimensions for lots 4, 5, 14, 15, 16 and 17. This would shall to be addressed prior to the approval
of the final plat drawing.
The preliminary plat is classified as a Hillside Subdivision. Renton Municipal Code 4-7-220 states
that lots may be required to be larger than the underlying zoning minimum lot size, in this case
the lots in the steeper portions of the site are to be larger than 4,500 sq. ft. Due to the proposed
extensive grading on the site the topography will be substantially altered. Lots 13, 14 and 15 are
indicated in a slope area of 21 to 39 percent prior to grading and are all sized between 4,507
square feet and 4,779, which is only slightly larger than 4,500 square feet required. The lot size of
Lots 13, 14 and 15 may be appropriate for a Hillside Subdivision if the slope is reduced after site
grading and preparation is more accurately detailed.
When considering the required setbacks, as well as access points for each lot, the proposed lots
appear to have sufficient building area for the development of suitable detached single-family
homes.
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY PLAT
Preliminary Report to the Hearing Examiner
LUA-04-100, PP, ECF
PUBLIC HEARING DATE December 7, 2004 Page 8 of 12
HEXRT 04-100
Property Corners at Intersections: All lot comers at intersections of dedicated public rights-of-
way, except alleys, shall have minimum radius of 15 feet.
The proposed subdivision would create 2 lots at the intersection of public rights-of-way (Lot 22
and Tract A). The preliminary plans for the proposal include a corner radius shown at 25-feet,
exceeding the minimum required.
(d) Reasonableness of Proposed Boundaries
Access and Street Improvements: Access to the proposed lots would be provided off the existing
SE 95th Way, which is located in the City of Newcastle. The applicant shall be responsible for
obtaining approvals from the City of Newcastle regarding the access and improvements along SE
95th Way. The proposed public road to be known as Whitman Place NE is to extend 390 feet with
a maximum grade of 15%. The proposed cul-de-sac would be required to provide a minimum
inside paved radius of 45 feet with a right-of-way radius of 55 feet, as well as include curb, gutter
and a 6-foot sidewalk. Lots 16 through 22 directly abut SE 95th Way, do to the slope and to limit
direct access, staff recommends as a condition of the plat no direct access from any lot within the
plat shall be allowed onto SE 95th Way. This condition shall be placed on the face of the final plat
prior to recording.
Two 26-foot wide private access easements are proposed, both extend off the bulb of the cul-de-
sac to provide access to the lots located along the southern property line. Lots 14, 15, 16 and 17
will share the access easement to the southeast and Lots 8, 9, 10 and 11 will share the access
easement extending to the west. Lots 4 and 5 will share a private driveway shown on Lot 4 as a
20-foot wide private access easement. The applicant shall be required to install a "Private Road"
sign with addresses being served from the private drives at the intersections of the private roads
and the proposed 42-foot wide internal public street, Whitman Place NE, prior to final plat
approval. To ensure that all emergency response vehicles would be able to locate any residence
from the public right-of-way (Whitman Place NE), staff recommends as a condition of approval
that residential addresses be visible from the public street by installing a private street address
sign listing residential addresses of the subject short plat at the intersection of the private
easement with Whitman Place NE.
Staff recommends the applicant be required to create a homeowner's association or
maintenance agreement for the shared private access easements, as well as any shared
utilities, as a condition of the preliminary plat approval.
The proposed plat would also result in increased traffic trips on the local road system as a result
of project construction and occupancy. City Code requires applicants to provide haul route plans
for approval by the Development Services Division prior to the issuance of construction permits.
The applicant should provide the haul route to the City of Newcastle as well. Haul hours are also
restricted by the Code and may occur only between the hours of 8:30 a.m. and 3:30 p.m.,
Monday through Friday, unless approved in writing in advance by the Development Service
Division. These requirements are intended to diminish impacts to the transportation system
resulting from the construction of a project. In addition, traffic control measures are required to be
provided during construction.
The increased trips would result in potential impacts to the City's street system; therefore, a
Traffic Mitigation Fee has been imposed by the Environmental. Review Committee to offset these
impacts. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional generated trip
per single-family home at a rate of 9.57 trips per home. For the proposal, the Traffic Mitigation
Fee has been estimated at $15,790.50 (22 new lots x 9.57 trips x $75 per trip = $15,790.50).
The fee is payable prior to the recording of the final plat.
With the project application, the applicant submitted a traffic report prepared by Transportation
Consulting Northwest dated August 16, 2004. Analysis of the traffic impacts of the proposed
subdivision was accomplished, including traffic volume, site distance. The report concludes that
the development will result in generating 210 daily trips. Staff has determined the traffic analysis
for the proposed development to be acceptable.
Topography: The subject site "is designated on the City's Slopes Critical Areas Maps and is
located to the south of May Creek. The site is generally hilly, sloping from the southwest corner
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY PLAT
Preliminary Report to the Hearing Examiner
LUA-04-100, PP, ECF
PUBLIC HEARING DATE December 7, 2004 Page 9 of 12
HEXRT 04-100
down to the northwest corner. The property is characterized with sensitive slopes and Potential
Wildlife and Forest Area. The undeveloped property is vegetated with ferns, low-lying vegetation,
and coniferous and deciduous trees. The site has an average slope of 20 to 25 percent, which
designates the site as a hillside subdivision. Hillside subdivisions are required to comply with
specific development standards applicable to such a subdivision. The project generally complies
with the following: 1) a geotechnical report has been submitted; 2) erosion control measures have
been placed on the project by the ERC; and 3) the project is under review by the Hearing
Examiner (public hearing).
With the land use application, the applicant submitted a Geotechnical Report prepared by Geo
Group Northwest, Inc. dated June 21, 2004. Field explorations indicate the site soils consist of
glacially deposited Glacial Till soils, consisting of a non-sorted mixture of silt, sand, gravel, and
some cobbles. The soil type is also Alderwood AgD. The till color ranges from weathered brown
to unweathered gray. The looser material near the surface is highly weathered; the material
becomes denser and more cemented as the degree of weathering decreases with depth. Of the
eight test pits dug during the summer months, the depths range from 2.5 feet (TP-6) to 18 feet
(TP-2) and no groundwater seepage was observed at any of the test pits. The report identified the
presence of permeable sand layers within the glacial till may contain water. The site soils would
not be suitable for use as structural fill during wet weather months. Additionally, site grading and
earthwork performed during the dry summer months and the implementation of permanent
erosion control should be complete by mid-October. There were no indicators of slope instability
problems and there is minimal risk of deep-seated sliding at the site. The geotechnical report
concludes that the site conditions encountered are suitable for the proposed development of
pavement and building foundations, provided that the recommendations of the geotechnical
report and addendum are followed.
Touma Engineers and Land Surveyors provided a slope delineation map indicating sloped areas
of 0% to 20%, 21 % to 39%, and 40% to 100%. Along with the map, the engineer provided a
letter, dated September 20, 2004, stating the slope, analysis of the several small areas of 40%
slope had vertical rise ranging from 8 to 13.5 feet (less than 15 feet vertical rise to qualify as
Protected Slope). Thus the slopes are not determined to be Protected Slopes.
The applicant has also submitted a tree-clearing plan as required by the City. This plan
documents 48 coniferous and approximately 140 deciduous trees proposed for removal in
preparation of site development. The majority of the trees range in size from 12 inch to 30 inch,
there is inventoried a 60 inch Maple located on what would be Lot 13 at the south east corner of
the site. Due to the grading and site preparation required for the proposed project, the clearing
limits encompass the entire site. The geotechnical report supports that the site should be
stripped and cleared of surface vegetation, topsoil, and soils containing large tree roots or other
organics. After grading of the site, the overall stability will be improved as a result of the removal
of the looser surface material and a reduction in the steepness of the site grades.
The applicant has noted that the site a treed parcel. According to the plat, these trees will be
removed and the site cleared during site preparation and construction. As a result of the loss of
existing vegetation and in keeping with the code, which requires adding attractiveness and value
to the property, staff recommends the following condition: the applicant be required to plant two
ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 - 8 feet in height (conifer)
per each new lot, within the 20-foot front yard setback area. In order to ensure the trees are
maintained and/or replaced if damaged, the applicant shall be required to record a restrictive
covenant against the property. The restrictive covenant shall indicate that two ornamental trees
are required to be planted and maintained within the front yard setback area of each new lot.
The restrictive covenant shall be recorded prior to or in conjunction with final plat recording;
however, the trees shall be planted prior to final building permit inspection. This condition shall
be subject to the review and approval of the Development Services Division.
The site has an elevation change of 88 feet. The site preparation proposes cut and fill; the
estimate of the quantity of material to be excavated is 25,600 cubic yards. The Touma Engineers
estimates the majority of the excavated material to be used on site as fill. The remaining
material will be hauled off site. Grading for the access road will require a cut of up to 28 feet, for
the lots proposed along the west side of the site, cuts of 22 feet. The fills required for the lots
City of Renton PIB/PW Department
CHRISTELLE RIDGE PRELIMINARY PLAT
Preliminary Report to the Hearing Examiner
LUA-04-100, PP, ECF
PUBLIC HEARING DATE December 7, 2004 Page 10 of12
HEXRT 04-100
along SE 95th Way may be up to 16 feet. The geotechnical report states the stripped soil should
not be used as structural fill below building areas, pavements, sidewalks, or as fill behind walls.
The cul-de-sac access road is proposed to have a grade of 14.41%. Due to large amount of
excavation to take place on site, designated staging areas for temporary stockpiles of excavated
soil was mitigated by ERC.
After the grading of the site, retaining and rock walls are proposed along the northeast property
line at the height of 6 to 8 feet and along the south and southwest property line ranging in height
from 2 to 20 feet (at the rear of Lot 8).
Erosion could occur on the project site during grading and filling operations. The geotechnical
report identifies the need for erosion protection measures as required by City of Renton, to be in
place prior to and during grading activities at the site. The applicant has been required to install
and maintain temporary erosion control measures to the satisfaction of the Development
Services Division by the Environmental Review Committee. In addition, weekly reports on the
status and condition of the erosion control plan are required, along with any recommendations or
change or revisions to either maintenance schedules or installation of such measures
Relationship to Existing Uses: The subject site is currently undeveloped. The surrounding
properties include single-family residences -all zoned R-8 -under development patterns similar
to the proposed plat. To the north, northeast of the site is City of Newcastle and King County,
with similar residential uses.
(e) Availability and Impact on Public Services (Timeliness)
Police and Fire: Fire Prevention staff indicates that sufficient resources exist to furnish services to
the proposed development, subject to the condition that the applicant provide required
improvements and fees. The proposal would add new residences to the City, which would
potentially impact the City's Fire Emergency Services. The Environmental Review Committee
has imposed a Fire Mitigation Fee. The fee is estimated at $10,736.00 (22 new lots x $488.00 =
$10,736.00) and is required prior to the recording of the final plat.
Recreation: The proposal does not provide on-site recreation areas for future residents of the
proposed plat. There are existing recreational facilities in the area of the subject property and it is
antiCipated that the proposed development would generate future residents that would utilize
existing City Park and recreational facilities and programs. Therefore, a Parks Mitigation Fee
based on $530.76 per each new single-family lot has been required by the Environmental Review
Committee. The fee is estimated at $11,676.72 (22 new lots x $530.76 = $11,676.72) and is
payable prior to the recording of the final plat.
Schools: The site is located within the boundaries of the Renton School District. According to the
Draft Environmental Impact Statement for the City of Land Use Element (January 16, 1992), the
City of Renton has a student generation factor of 0.44 students per single-family residential
dwelling. Therefore, it is antiCipated that the preliminary plat would result in 9.68 students (0.44 x
22 new homes = 9.68), which can be accommodated by Sierra Heights Elementary School,
McKnight Middle School and Hazen High School. The school district has indicated that these
schools would be able to support the additional stUdents generated by the proposal.
Storm Drainage/Surface Water The applicant has submitted a Drainage Report prepared by
Touma Engineers dated July 16, 2004 with the land use application. The report indicates that
on-site surface water and surface water runoff flows to the north-northwest toward the roadside
swale along SE 95th Way. This side of the property boundary abuts the City of Newcastle. After
the completion of the project approximately 25% to 35% of the site would be covered with
impervious surfaces consisting of paved streets, roofs and driveways.
Surface water from the development is proposed to be directed through CPE pipes to an under-
ground storm drainage facility for water quality treatment and peak flow control. The proposed
wet-vault detention facility will be situated at the northwest corner of the proposed plat on
designated Tract A. The flow from the detention vault would restrict the outflow and would
discharge the runoff to follow the existing roadside swale along SE 95th Way. Eventually the flow
would be directed to May Creek.
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY PLAT
Preliminary Report to the Hearing Examiner
LUA-04-100, PP, ECF
PUBLIC HEARING DATE December 7, 2004 Page 11 of 12
The preliminary calculations for the drainage facility submitted with the application provided
Level 1 analysis, the applicant will be required to submit a drainage report per the 1998 King
County Storm Water Manual (KCSWM) Level 2 flow control. The detention design may be
impacted by the location of an existing 30-foot egress, ingress and utilities easement across the
proposed Tract A adjacent to the north west property line which will be reviewed at the time of
the construction permits.
The Tract A is located adjacent to SE 95th Way and the new proposed Whitman Place NE at the
bottom of the site's slope. Due to the visibility of the facility staff recommends the applicant shall
provide a landscape and fencing plan for the visual enhancement of the Tract A. Staff
recommends that this condition be subject to the review and approval of the Development
Services Division prior to final plat approval. Additionally, to ensure access to the facility, staff
recommends a condition of preliminary plat approval requiring that an easement be in place prior
to final plat approval. Staff also recommends a condition of project approval requiring the
applicant to have all maintenance agreements and easements in place prior to final plat
approval.
Water and Sanitary Sewer Utilities: The applicant would be required to extend a new 12-inch
diameter watermain along the frontage of this site and a minimum 8-inch diameter will be required
to serve the lots. Fire hydrants capable of delivering a minimum of 1,000 gpm are required to be
located within 300 feet of all structures. Water System Development Charges, based on a rate of
$1,525.00 per single-family home will also required prior to the issuance of construction permits
for the subdivision.
A new sewer main will be required to be extended along the frontage (SE 95th Way) of this site
and to the west of Tract A. A new lift-station will be required for this project; the review of the
design will be performed at the time of construction permits. The project is located in the Honey
Creek Sewer Assessment District and the Wastewater System Development Charges, based on
$900.00 per single-family site, will be required prior to the issuance of construction permits for
the subdivision.
H. RECOMMENDATION:
Staff recommends approval of the Christelle Ridge Preliminary Plat, Project File No. LUA-04-100, PP,
ECF subject to the following conditions:
1. The applicant shall revise Lot 17 to meet the 50-foot lot width requirement. This condition shall be
subject to the review and approval of the Development Services Project Manager prior to the final
plat approval.
2. The applicant shall revise the preliminary plat to demonstrate the accurate lot size and
dimensions for lots 4, 5, 14, 15, 16 and 17. This condition shall be subject to the review and
approval of the Development Services Project Manager prior to submittal for the final plat
approval.
3. No direct access from any lot within the plat shall be allowed onto SE 95th Way. This condition
shall be placed on the face of the final plat prior to recording.
4. The applicant shall be required to install a "Private Road" sign with addresses being served from
the private drives at the intersections of the private roads and the proposed 42-foot wide internal
public street,· prior to final plat approval
5. The residential addresses shall be visible from the public street, Whitman Place NE by installing a
private street address sign listing residential addresses of the subject short plat at the intersection
of the private easement with Whitman Place NE. This condition shall be subject to the review and
approval of the Development Services Project Manager prior to the final plat approval.
6. The applicant shall be required to create a homeowner's association or maintenance agreement
for the shared private access easements, as well as any shared utilities, or stormwater facilities
as a condition of the preliminary plat approval. This condition shall be subject to the review and
approval of the Development Services Project Manager prior to the final plat approval.
HEXRT 04-100
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY PLA T
PUBLIC HEARING DATE December 7, 2004
Preliminary Report to the Hearing Examiner
LUA-04-100, PP ECF
Page 12 of 12
7. The applicant shall be required to plant two new approved trees, per each new lot, within the 20-
foot front yard setback area. The applicant shall be required to record a restrictive covenant
against the property indicating that two trees are required within the front yard setback area of
each new lot, prior to final plat recording. This condition shall be subject to the review and
approval of the Development Services Division and the trees shall be planted prior to final
building permit inspection.
8. A homeowner's association or maintenance agreement shall be created concurrently with the
recording of the final plat in order to establish maintenance responsibilities for all shared
improvements of this development. 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 final plat.
9. The applicant shall provide a landscape and fencing plan for the visual enhancement of the Tract
A. Staff recommends that this condition be subject to the review and approval of the Development
Services Division prior to final plat approval.
EXPIRATION PERIODS:
Preliminary Plats (PP): If the final plat is not filed within five (5) years from the date of approval, the preliminary plat
shall be null and void.
HEXRT 04-100
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CCMII!NCINO AT tHE NORIHlIlST CCANER OF s.IID SUSDMSlON: THENCE SOUTH enna· EAST AUINC tHE NORTH UN[ OF tHE _ 883.71 FEET TO tHE lRUt
PaNT OF 111_
1HENCE CQN1INUIHQ SOUTH ann&" EAST 1.10. .. FEET TO 1M[ SCJU1HWES1ERL Y IIARGIN OF COUNTY ROAO: THENCE SOUTH 47W'''· EAST ALONG SAID _ Q,U14 FEET:
THENCE SOUTH 01"40'011" lOT 104.42 FEET: THENCE NOR1H 1It'13'151. WEST _q FEET: _ NOR1H 01'4r~ EAST la80 FEn;
THENCE NOR1H ""3'151. WEST 24.7e r!ET; THENCE NCA1H 01'48'21· EAST 318-12 FEET 10 tHE TRUE PaNT aF BEGlNHIHtl; ,
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(ALSO _ AS LOT ~ aF LOT UNE 4ID.AJSIIIIl<T NO. Ll.A 010-80, _ IN laNG COUNTY \ _ No. 91021_~
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ENGINtER/SURVE:'1OR
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CITY _)F . RENTON ....
. ..IL -Kathy Keolker-Wheeler, Mayor
PlanningIBuildinglPublic Works Departrrient
Gregg Zimmerman P.E., Adniinisirator
November 23, 2004
Tom Touma
. louma Engineers
. 6632 S 19tstPI. ste: E-102
Kent, WA 98032
. .
SUBJECT: Christell~HidgePre!ilT1inary Plat
LUA04-100,PP,ECF' .
Dear Mr. Touma:
Thisl~tter is to inform you· tl1~t ,the 'appeal period has.e~d~· ft)( the' Environmental Review
Committee.'s (ERC) Deterrilinatioli9f Non~$ignificance -Mitigat~df6r the above~referenced project.: . ,. ',. ". :<, "" . .' " .
'. No appeals were filed on theERGdeteitnl~ation:~
-'.':;-:
This decision is final and application Jor,the ,~ppropr.i~telyr:equired permi~s may pn;)ce~d; The,
.' 'applicant must C9mply with aU .ERCMiiigation MeasOres;, ~~ Hearing Exc:iminer Public Hearing ..
has been scheduled for'Decernber ,7,2004, where SitePlanCoriditibns may 'beissued;The
• applicant must comply withaIlERCMiHgati(;mMeasuresand~Site;PlanC6nditionsofApproval. ..... . . ... ' -'. ."' -:. . -.-. . . -', .
. If you have ~nyquestionsjph~asefeel.trE;l~ to contact me. at;(425)430~7270. . '. . .' . . .' . ".,' . . .'
For the Environmental Review Committee, "
G\~G~,'···
NaricyWeil
Senior Planner
cc: Mithra& U~ha Sankrithi / Owner
Jeff' Reiker' I Applicant .
. ~ ------}--O-ss-.-So-u--th-G7r-ad-y-W.-a-y-.-R-e-nt-o-n,-w.-a-sh--i-ng-to-n-98'-O-5":"5~' -----,---'---RENTON * This ~aper contains 50% recycled materiat, 30% post consumer AHEAD OF THE CURVE.
November 10, 2004 .
Mr. Gregg Zimmerman
Administrator
Planning/Building/Public Works Department
1055 South GradyWC!y '.
Renton, WA 98055 . .
, ,/'~,.~~,::~.',~.,
RE. Letter of Requestfor Rec;i>'risideration for ChristellJ%Ridge Rreliminary Plat,
LUA,,04~1()0,' PP, ECF:'>,:i'<;.
Dear Mr. Zimmerman: ;;
:OnbehaltoUhe City· of Newcastle I want to thank you and the;ERC;for the, .
\Reconsideration 6f the Determination of Non~significanceZMitigatedforthe
Christelle Ridge Preliminary Plat. The actiorrtake~HJ..Y~the·ERC does to'the
extent possible address the concerns of the CitYi'9(:N~wcastle .
. 0' . ~'/ . : .. "~{,~~_,,:, ~:':f.\,,~:' .'
I would also like to take this od:portunity to thank yomaha your staff'for the
professional courtesy'that,youie><te'rid,to:the City of Newcastle,staff. It was truly a
rewarding experience to sit down with your.development staff and. discuss our
mutual needs and concerns;"I do believe that all of the results were positive. If
we can be of similar.assistanceAn the future pleas~do' not hesitate to contact us.
You may contact James Walker, ,Public Works Director or myself at 425-649-
4444. Again, thanks. '. .
Best Regards, /.( // /
{ ~ /
,/ / l I I ,,~./~
Micheal E./Klicholson, AICP
CommunitY Development Director
Cc: Kayren K. Kittrick, Development Engineering Supervisor
Jennifer Henning, Principal Planner
Nancy Weil, Associate Planner
James Walker
CIT Y OF NEWCASTLE
13020 Newcastle Way, Newcastle, Washington 98059-3030
Telephone: (425) 649-4444 Fax: (425) 649-4363
, • ------
REVISED ENVIRONMENTAL DETERMINATION
& PUBLIC HEARING
ISSUANCE OF A REVISED DETERMINATION OF
NON-SIGNIACANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME:
PROJECT NUMBER:
LOCATIOH:
DESCRIPTION:
Chrlstelle Ridge Preliminary Plat
LUA04-100, PP, ECF
SE 95th Way & Anacortes Avenue NE (If extended) near the Intersection of Coal Creek
Parkway
The applicant I. requesting Preliminary Plat and Environmental (SEPA) Review for the 22·101
subdivIsIon of 8 3.53-acr. alte. The proposal would creal. Iota for the future development of
.'ngle-famlly residences wIth the proposed density of 7.8 unIt. per net acr •• The subject
property I. currently de.lgnated with the Resldentlal-8 dwelling unit. per acre (R-B) zone.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT,
Appeale of the environmental determination mUlt be flied In writing on or before 5:00 PM on November 22, 2004.
Appeala must be flied In wriling together with the required $75.00 application lee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98055. Appeal110 the Examiner are governed by City of Renton Municipal
Code Section 4o-8-110.B. AddHlonal Information regarding the appeal procell may be obtained Irom the Renton City
Clork'. OIIIce, (425) 430-6510,
A PUBLIC HEARING IS TENTATIVELY SCHEDULED BY THE RENTON HEARING EXAMINER IN THE
COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON DECEMBER 7, 2004 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT, IF
THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF
THIS PUBLIC HEARING, ~--=""---"""---''''''''=-T''"----''=l
, . :>:
•• 1 I:l!.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430·7200,
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please Include the project NUMBER when calling for proper file Identification, ............... """, ------' ............. \LYN ""I : .. ~~ ........ ~~I"
CERTIFICATION : .... ~""\SSJo~· •• 0 "1
: :'0° NO ~"~ ~ ~. 1"A ~'.~ ~ ~: '-9, _. -n ., ~ en : A "-'-' ".. ~: "TI ~ ~ -t.. "'u, "'Q (I,) : :::: ~~... '8t/C ... ;
I, :pg!: c; Lit.. eJt.I i Y\ , hereby certify that:> copies '6J&'e~~~'07 ....... ~ j
above document were posted by me in g conspicuous places on or ftCfifr~·S··H .. i~G~<: ... -.--~ I'l ~ the described property on 11"'" => '.\\"', ... " ......
~Ii)(~_ -A-~v:( Sig~e~~: ~~~ ATT~S:; ;~~ed,F~orn!efOre me, a Notary ~ .10 a ~S U~
Washmgton resldmg tn~''I7b-;C) , on the ,:;gT day of_~--,~2..::;,-=-__ """...::....-'-
MARILYN KAMCHEFF
MY APPOINTMENT EXPIRES fi..?Q-07
REVISED ENVIRONMENTAL DETERMINATION
& PUBLIC HEARING
ISSUANCE OF A REVISED DETERMINATION OF
NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME:
PROJECT NUMBER:
LOCATION:
DESCRIPTION:
Christelle Ridge Preliminary Plat
LUA04-100, PP, ECF
SE 95th Way & Anacortes Avenue NE (If extended) near the intersection of Coal Creek
Parkway
The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 22-lot
subdivision of a 3.53-acre site. The proposal would create lots for the future development of
single-family r{;sidences with the proposed density of 7.8 units per net acre. The subject
property Is currently deSignated with the Residential - 8 dwelling units per acre (R-8) zone.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERG) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the environmental determination must be flied in writing on or before 5:00 PM on November 22, 2004.
Appeals must be flied In writing together with the required $75.00 application fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal
Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City
Clerk's Office, (425) 430-6510.
A PUBLIC HEARING IS TENTATIVELY SCHEDULED BY THE RENTON HEARING EXAMINER IN THE
COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON,
WASHINGTON, ON DECEMBER 7, 2004 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF
THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF
THIS PUBLIC HEARING.
I '" Z ::E:
f __ ' IX.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425)430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
'4 ,~ '--
Agencies See Attached
, ... " ......... """'" ~ ./)A _ ~ -"_. .-./ ... -...... ~\..'(N K..qA~ "t.
(Signature of se, nder):.-, ~ :~~ "·6'io'lo··.:;O..c.", ;' ~ .. : .... W N~":~'I ,. "0"'" "-t¢ •• ,~ ~
STATE OF WASHINGTON ) : ,"0 ~OT4t9 ~'~"'1\ ~ ~: J.. m~ ~ ) SS '-. -'-en' ~ ... ',0 • ~
COUNTY OF KING ) ~ ~ \ valle .: i 'I 'Y,A" 8. .. ~ .. 'I, ~ ····.:<9-01 ...... 0 .5
I certify that I know or have satisfactory evidence that Stacy Tucker \IO~ WAS~\~0-:"' ... "'-
signed this instrument and acknowledged it to be his/her/their free and voluntary'~~tJQ(~"'uses and
purposes mentioned in the instrument.
Dated: Ii (?-"Ilo 'I
Notary (Print):. ___ --1l'~1"'IT::r"17'l!'t!'l1l"InI=;:;:::-------------
My appointment expires: IVINhlLm RArifIVREf-F
MY APPOINTMENT EXPIRES 6-29-07
Christelie Ridge Preliminary Plat
LUA04-100, PP, ECF
template -affidavit of service by mailing
Dept. of Ecology *
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region •
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers *
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Jamey Taylor *
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
900 Oakesdale Ave. SW
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
..
AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
WDFW -Stewart Reinbold' Muckleshoot Indian Tribe Fisheries Dept.
c/o Department of Ecology *
3190 160th Ave SE Attn. SEPA Reviewer
Bellevue, WA 98008 39015 -172nd Avenue SE
Auburn, WA 98092
Duwamish Tribal Office * Muckleshoot Cultural Resources Program
4717 W Marginal Way SW .
Seattle, WA 98106-1514 Attn: Ms Melissa Calvert
39015 172nd Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division' Office of Archaeology & Historic
Environmental Planning Supervisor Preservation*
Ms. Shirley Marroquin Attn: Stephanie Kramer
201 S. Jackson ST, MS KSC-NR-050 PO Box 48343
Seattle, WA 98104-3855 Olympia, WA 98504-8343
City of Newcastle City of Kent
Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP
Director of Community Development Acting Community Dev. Director
13020 SE 72nd Place 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Municipal Liason Manager Steve Lancaster, Responsible Official
Joe Jainga 6300 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities
Real Estate Services
Title Examiner
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application .•
Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send
her the ERC Determination paperwork.
template -affidavit of service by mailing
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 4th day of November, 2004, I deposited in the mails of the United States, a sealed envelope
containing Revised ERC Determination documents. This information was sent to:
Jeff Reiker Applicant
Tom Touma Contact
Mithra & Usha Sankrithi Owners
~ A.. I' L,I. ____ ......................... ""'"
(Signature of Sender);.,. ~ __ "'~\\..~~ •. ~~"III
: ~ ~~\i\sS'oiV"" 0..,(. '" ,.~ (f:' •• -~" STATE OF WASHINGTON ) : /8 NO,.<1 ~ ... "1\ ~
) SS :: ~).. ':P~ -n ~ "-: ca.. m: II
COUNTY OF KING ) ~ ~ \ ,oU8l~ (fJ J j ','Y'. .. .-
I, ~~:. 8.<> ," ~ : I certify that I know or have satisfactory evidence that Stacy Tucker I,. o';;: .. ~-.~X .. ····~o_.f'
signed this instrument and acknowledged it to be his/her/their free and vOluh~.¥~S~~~e-"'lJses and
purposes mentioned in the instrument. \\\\." ............... ...
Dated:_--Lll-=-I-=M~@.:r-v _
Notary (Print): _____ ~nn~1l.o~.!b!".;YJI*._I_f'tr..I_\i!/l.rJf!'!:4GiHIIREfF?'-------------
My appointment expires: MVAPPOINTMENTEXPIRES 6-29-07
Christelle Ridge Preliminary Plat
LUA04-100, PP, ECF
'-
(Attach additional sheets, if necessary)
• . NAME ADDRESS ASSESSOR'S PARCEL
NUMBER
"'., .'''''' ", .. "
Applicant Certification ~ (J'
I, _J;;,....:..eo..lf_+I--+-!S---';"'( W~;;;.....::=L.---___ -', hereby certify that the above list(s) of adjacent property
(print Name)
owners and their addresses were obtained from:
Title Company Records
Kin ounty Assessors Records / --=---''+-ff-~--. -Date 7 bel / ~ { -I rr
-For City of Renton Use-
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing
at ~enIen on the 7~ day of COc I-. ,20~
MARILYN MCHEFF
MY APPOINTMHjT ~YP'RF~ fi.?Q.n7
Q:\WEB\PW\DEVSERV\Forms\PJanning\owners.doc 2
,
LIST OF SURROUNDING
PROPERTY OWN,ERS
WITHIN 300-FEET OF THE SUBJECT SITE ,,_
City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PROJECT NAME: Chr/S/~1k Me.. f}~dm;t?~1"'1
CITY oF'REN~~N/NG
AUG 1 9 200~
PJrd R~rc~UW'~~
APPLICATION NO:,....JL4=.11:'II.:..t.Jl2'tIL.j~-£.II/@'--________________ _
The following is a list of property owners within 300 feet of the subject site. The Development Services
Division will notify these individuals of the proposed development '
NAME ADDRESS ASSESSOR'S PARCEL
NUMBER
Darell Brants 9620 Coal Creek Pkwy SE, Renton, \tva 98059
Anthony & Janis Cambell-aikens 2625 Anacortes Ave NE, Renton, WA 98059
Melvin Carrothers 4320 NE25th Place, Renton, WA 98059
City of Renton 1055 S Grady Way, Renton, WA 95055
Jay Cook 13407 SE 95th Way, Renton, WA ~8059
Richard & Louanna Cook 9624 Coal Creek Pkwy SE, Renton,'WA 98059
Hung Dao 2613 Anacortes Ave NE, Renton, VVA 98509
Zachary & Keri Echols 2619 Anacortes Ave NE, Renton, WA 98509
Alan Haddrell 4410 NE 25th Place, Renton, WA 98059
Michael & Carolyn Hudson 2626 Whitman Ave NE, Renton, WA 98059
Khue Trinh 2601 Anacortes Ave NE, Renton, \ivA 98059
Long Classic Homes . 4227 NE 27th Place, Renton, WA 98059
Long Class~c Homes-J1~~\441 S ~eridian, Puyallup, WA 98373
Long ClaSSIC Homes \OW~4226 NE 27th Place, Renton, WA 98059
Long Classic Homes 4214 NE 27th Place, Renton, WA ~8059
City of Newcastle 13020 Newcastle Way, Newcastle; WA 98059
City of Newcastle 13020 Newcastle Way, Newcastle; WA 98059
Mote V Oehrling , 232 Farber Ln, Cusick, WA 99119,
Tommy & Diana Sieh :. 13429 SE 95th Way, Renton, WA,98059
Jennifer A Smith ":13419 SE 95th Way, Renton, WAi 98059
Tran Vu Thoai 2607 Anacortes Ave NE, Renton, 'WA 98059
Brent & Ann Wakeman" ,2p14 Whitman Ave NE, Renton, \tJA 98059
John & Kim Crotty, ' '",4507 NE 26th Ct, Renton, WA 98059
Robert & Sheila' Carter' '. ',4515 NE 26th Ct, Renton, WA 98059
David Mcgrath' , '4524 NE 26th Ct, Renton, WA 98059
Gregory & Lori"Mcdole 4516 NE 26th Ct, Renton, WA 98059
• I AlVin Orzeo 4508 NE 26th Ct, Renton, WA 98059 ,
David Mcgrath 2620 AnaeortesAve NE, Renton, WA 98056
Q:\WEB\PW\DEVSERV\Forms\Planning\owners.doc08129/03
032305-9116
032305-9204
032305-9188
032305-9287
342405-9065
032305-9112
032305-9294
032305-9293
032305-9043
032305-9197
032305-9296
128800-0110
128800-0100
128800-0120
128800-0130
032305-9130
032305-9107
342405-9086
342405-9148
342405-9147
032305-9295
032305-9222
731200-0180
731200-0190
731200-0230
731200-0240
731200-0250
731200-0260
. .
NUMBER OF EXISTING DWELLING UNITS (if applicable):
A/tJ1J e
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): /lit!
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): AI/.J.
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): II/}
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): )J IJ
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable): IV ;J
NUMBER OF EMPLOYEES TO,BE EMPLOYED BY THE.
NEW PROJECT (if applicable): '. AI ~
PROJECT VALUE:
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
Cl AQUIFER PROTECTION AREA ONE
Cl AQUIFER PROTECTION AREA TWO
Cl FLOOD HAZARD AREA sq. ft.
Cl GEOLOGIC HAZARD sq. ft.
Cl HABITAT CONSERVATION sq. ft.
Cl SHORELINE STREAMS AND LAKES sq. ft.
Cl WETLANDS sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on >'separate sheet with the following information included)
SITUATE IN THE #W'" . QUARTER OF SECTION 03, TOWNSHIP 'il, RANGE OSIN THE CITY
OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for: @': 3. "UJ'(1). !H2 1. Pre !t.mll%l,,¥-·P;al
2. gYfJ 4. <$I SOQ,4L
,t)~.;. i1-'rg~
Staff will calculate applica.ble fees arid postage: $ 1JjO 9.13-\~·· .
AFFIDAVIT OF OWNERSHIP
. /'VI Im~ A 5AN ;z,'Tt41 ~ t.{s 1-111 ~1f1\J~Rl 'J1{' ~. (Print ":Iam~/s) X. #, I ~ s: ~ ~. declare that I. am (please check one) ~ ~ur':8nt owner of the prop~rty
Involved In thiS application or __ the authonzed representative to act for a corporation (please attach proof of authonzatlon) and that the foregoing
statements and answe~ he':8in contained and the information herewith are in all respects true and correct to the best of my knowledge jfhd. belief.
I certify that I know or have satisfactory evidence that MjibO\ &t\.O t.r I
A, '. r'. j. H • signed this instrument and acknowledged it to be hislherltheir free and voluntary act for the
/ /1 ~ .,;-..Y?t:ItJ"h 7fo---uses and purposes mentioned in the instrullc..n:.... .......... ~ .................. ..,
(Signature of OwnerlRepresentative)
Notary Public in and for the State of Washington
.p.." / tk.~ SOW\. kte / Jh ;' P.. V .. A. •
(Signafure of OwnerlRepresentative)
Notary (Print)
My appointment eXPires:_\.a..;;~,,-+-/4--r:/~,--/J_Y ___ _
Q:\WEB\PW\DEVSERV\Fonns\Planning\masterapp.docOSI29/03
City of Renton
LAND USE PERMIT
I
PROPERTY OWNER(S) • PROJECT INFORMATION I
(.l-tIItL ~Y\VI.. lill, \olWt' Wi 'TN
NAME: ?Ill th~/( 5c(J1/rrltlt I PROJECT OR DEVELOPMENT NAME: I
ahr;5IeJ/~ £'c&e. 1/141 i
ADDRESS: /7 b t? "2 ti:1It.d1 'WA-Y NE-
CITY: L ak -e&tr<~IkrJ1IP: q~/77
I
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
tl;;t9'!;Y4tJ. (K,(J.Rd) ~/1' ,
t£/h-lfItJ4lJ I 'Zt:lC/)t/Ie~ JoeJl6 :
TELEPHONE NUMBER: -z.C!>t: '-(17 ~'l >b
7.?b "'3b ~-4 / $t)
APPLICANT (if other than owner)
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
I
t3>? 2 30'7"~ qC)~6 !
NAME: TePl-Rle/rT'Y
EXISTING LAND USE(S): I
: {/act)nf " I
COMPANY (if apPIiCable):C h f." _I te. -1'( S e. .t1VC1
PROPOSED LAND USE(S~ / : ~sI4~f~
,
i
ADDRESS: /7:;-0. fV/,ul1 (p.LA-'~ __ I)e-
l,~ . r _. .---: y' •• ,-
L.,-\ • • ~
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ,
: ~, ':-Ql'l1tiv ~.s ' '
I I
CITY: R -e)t '/;;11 ZIP: 9io{"?
TELEPHONE NUMBER . , .' ,
~6 -~PtJ -z::?erll
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if apPlicable)$. _ ,~~ I
, ,r~ml eS' I
~ ,
EXISTING ZONING: 28 ,
I I
CONTACT PERSON PROPOSED ZONING (if applicable): Nil I
--NAME: "Z:O/71 -'72? (Am 6'-t . ;.l .. r' -. -. ,.-'.i~ \\\t.r . f
COMPANY (if apP;iCable): ~ffmq ,-,::::r;{ ///e'rw--.r
~~32 S. 19/ PI. /S '-/1 'Ie E/~z..
ADDRESS:
SITE AREA (in square feet): /5"3 q it; s.-f. ,
SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED
FOR SUBDIVISIONS OR PRIVATE STREETS SERVING ,
THREE LOTS OR MORE (if applicable): i
, //6L1J>~ I
~:~'. .
CITY: Kelt f ZIP: ff4J-z
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ,
I
ACRE (if applicable): 78
NUMBER OF PROPOSED LOTS (if applicable):
I
,
I '22 !
TELEPHONE NUMBER AND E-MAIL ADDRESS:
''//2.:s-'' ZS-I-Q~~$-;' NUMBE~ OF NEW DWELLING UNITS (if applicable): :
ZZ I I
Q:\ WEB\PW\DEVSER V\Fonns\Pla,nning\masterapp.doc08/29/03
Kathy Keolker-Wheeler, Mayor
September 27,2004
Superintendent's Office
Renton School District #403
300 SW ih Street
Renton, WA 98055-2307
Subject: Christelle Ridge Preliminary Plat
LUA-04-100, PP, ECF
CITY.F RENTON I
I PlanningIBuildinglPublic Works Department
Gregg Zimmerman P.E., Administrator
The City of Renton Development Services Divis.ion has received an application for a 22-lot
single-family subdivision located at SE 95th Way & Ext. Anacortes Avenue NE. Please see the
enclosed Notice of Application for further details.
In order to process this application, the Development S~rvice$ Division needs to know which
Renton schools would be attended by children living in, residences at the location indicated
above. Please fill in the appropriate schools on the list below and return this letter to my
attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton,
Washington 98055.
Elementary School: ______________ ~_-'--___________ _
Middle School: _____________ --:--------.,...-------
High School: _______________ ....i......,_----' _________ _
Will the schools you have indicated be able to handle the impact of the additional students·
estimated to come from the proposed development? . 'Yes No. __ _ I
Any Comments: _______________ -'--____________ _
. I
Thank you for providing this important information. If you h?ve any questions regarding this
project, please contact me at (425) 430-7270.
Sincerely,
NancyWeil
Associate Planner
I
i
Encl. ~
-------lO,..,S...,.S-=-S-ou-th:--:::G-ra"'""dy"""7:'W,:-ay---R:-e-n-to-n-, W,---a-s-:-h:-in-gt-o-n-:-9-:-80""'S~5------R E N T 0 N~ * This paper contains 50% recycled matenal. 30% post consumer AHEAD OF THE CURVE
Kathy Keolker-Wheeler, Mayor ,
September 27, 2004
Tom Touma
Touma Engineers
6632 S 191 sl Place #E1 02
Kent, WA 98032
Subject: Christelle Ridge Preliminary Plat
LUA-04-100, PP, ECF
Dear Mr. Touma:
CITY ~F RENTON
PlanningIBuildinglPublic Works Department I
Gregg Zimmerman P.E., Administrator 1
The Development Planning Section of the City of: Renton has determinea that the
subject application is complete according to submittal requirements and, therefore, is
accepted for review.
It is tentatively scheduled for consideration by the Enyironmental Review Committee on
October 26, 2004. Prior to that review,you will be notified if any additional information is
required to continue processing your application. .
Also, a Public Hearing is tentatively scheduled with the Renton Hearing Examiner in the
Council Chambers on the seventh floor of City Hall, ,1055 South Grady Way, Renton,
Washington, on November 23, 2004 at 9:00 AM to qonsider the Prelil'Tlinary Plat. The
applicant or representative(s) of the applicant are required to be present at the public
hearing. A copy of the staff report will be mailed to you one week before the hearing. If
the Environmental Determination is appealed, the appeal will be heard as part of this
public hearing. 'I
Please contact meat (425) 430-7270 if you have any questions.
Sincerely,
0ro.GD
Nancy Weil
Associate Planner
, cc: "Mithra & Usha Sankrithi / Owners
Jeff Rieker / Applicant
,
I
-------IO-S-S-So-u-th-G-r-a-dy-W-ay---R-e-n-to-n,-w-a-s-hi-n-gt-on-9-80--'~-S------~ * This paper contains 50% recycled material, 30% ~ost consumer AHEAD OF THE CURVE
,
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 27'h day of September, 2004, I deposited in the mails of the United States, a sealed envelope
containing Acceptance Letter documents. This information lJYas sent to:
If:1
1
IH'; '0' ..•••... I :" n"I!*'F' 'tv "~Fi ::J;'" F,'[1i' ~1": "1",' 'F::;;r ',; "II
"M >'.' ,i~,1 ltv 11k ,I 11;""* illl, N.alill~ ',Ii ,. 'Itil" 'It!"':';' "", 'II,". r "". '","", "
,I "'; ,';' i\lIFl':II,' "if ." " C Representing' ,if', 1 '11' , 1. ',< .. '
Tom Touma Contact,
I
Mithra & Usha Sankrithi Owners; ,
Jeff Rieker Applicant
I I
i I
,
I I
I
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1
, ...... ... ,
,A .. I' L _. /' ~~-..... ,,~~~~ .. ~.~ QQ&" , ~ ...... y'\\
(Signature of Sender): ~~ f ~ .. ~~\SS/O~:.~O'" , /' .. .0 -11' ...... :..t. I, ' / ; .:U N01: '+· .. ~I
STATEOFWASHINGTON) ~cn:" ~ -4-9)..i·:"1'\~:
) SS ~-4: ..0 .~ m:-n~ , )P. • U$ CI) • , ,
COUNTY OF KING) I \ ~\ ~ Lie ./ ; ; '··'~9 .. ~ : ", 0A'·· •••• '07 •• ··O~:-
I certify that I know or have satisfactory evidence that Stacy Tucker "II,,*4S·H'~G:' ...... ---
signed this instrument and acknowledged it to be his/her/their free and voluntary act for th~'IYgee~lld
purposes mentioned in the instrument.
Dated: (J): *
Notary (Print): ______ -!\/ifiKft:~iA" l\ffHt1EfF'------------MARIL¥N KAM611EFF
My appointment expires: MY APPOINTNIENTEXPIRES 6-29.07
".,. , ), '1" ') " Christelle Ridge Preliminary Plat 41?roject Name: , I
, " !,'"
iProjectNum~r: LUA04-100, PP, ECF :
Proposed MItigation Mea~ The following Mitigation Measures will likely, _ Imposed on the proposed project.
These recommended Mitigation Measures address project impacts not covered
by existing codes and regulations as cited above.
The applicant will be required to pay the appropriate Transportation Mitigation Fee.
The applicant will be required to pay the appropriate Fire Mitigation Fee.
The applicant will be required to pay the appropriate Parks Mitigation Fee.
Comments on the above application must be submitted in writing to Nancy Weil, Associate Planner, Development
Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on October 12, 2004. This matter is also
tentatively scheduled for a public hearing on November 23, 2004, at 9:00 AM, Council Chambers, Seventh Floor, Renton
City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development
Services Division, (425) 430-7282, to ensure that the hearing has not been rescheduled. If comments cannot be
submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the
proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record
and receive additional information by mail, please contact the project manager. Anyone who submits written comments
will automatically become a party of record and will be notified of any decision on this project.
CONTACT PERSON: Nancy Weil, Associate Planner; Tel: (425) 430·7270
I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I
If you would like to be made a party of record to receive further information on this proposed project, complete
this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055.
File NoJName: LUA04-100, PP, ECF / Christelie Ridge Preliminary Plat
NAME: ______________________________________________ ___
ADDRESS: ____________________________________________ ___
TELEPHONE NO.: __________________ __
r \f
DATE:
LAND USE NUMBER:
PROJECT NAME:
September 27, 2004
LUA04-100, PP, ECF
1
Chrlstelle Ridge Preliminary Plat I
I PROJECT DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review and Preliminary
Plat approval for the 22-lot subdivision of a 3.53-acre site located within the R-8 zoning designation. The
proposed lots are Intended for the eventual development of detached single-family homes. The site abuts the
King County boundary to the north and access to the site Is from SE 95th way in King County. The project
Includes a cUl-de-sac and private easements for direct access to the proposed lots. The site contai.ns steep
slopes. Street and utility Improvements are Included with the project. 1
PROJECT LOCATION: SE 95th Way & Ext. Anacortes Aven~e NE
I'
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DN~-M): As the Lead Agency, the City oi Renton
has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as
permitted under the RCW 43.21 C.11 0, the City of Renton is using the Optional DNS-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the project and the proposed DNS·M are integrated into a single comment
period. There will be no comment period following the issuance of the Threshold Determination of Non·Significance-
Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M.
PERMIT APPLICATION DATE: August 19, 2004
NOTICE OF COMPLETE APPLICATION: September 27, 2004
APPLICANT/PROJECT CONTACT PERSON: Tom Touma; Tel: (425) 251-0665
Permits/Review Requested:
Other Permits which may be required:
Requested Studies:
Location where application may
be reviewed:
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zoning/Land Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Environmental (SEPA) Review, Preliminary Plat Approval
Construction, Building and' Fire Permits
Environmental Checklist, Geotechnical Study, Slope Analysis
I
Planning/Building/Public Works Department, Development Services
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98055 1
Public hearing tentatively scheduled for November 23, 2004 before the Renton
Hearing Examiner in Renton Council <l:hambers. Hearings begin at 9:00 AM on
the 7th fioor of the new Renton City H'ilil located at 1055 South Grady Way.
The subject site is designated Resid\3ntial Single Family on the City of Renton
Comprehensive Land Use Map and Residential -S (R-S) on the City's :Zoning
Map. These designations encourage and permit single-family residential
development at a net density range of ,5.0 to S.O dulac. The proposal for 22 lots in
the R-S zone would result in a net density of 7.S dulac after the deductio~ of lands
for streets and easements. The proposed subdivision is consistent with, the land
use designations.
SEPA Checklist 11,
The project will be subject to the City's SEPA ordinance, Zoning Code, Public
Works Standards, Subdivision Regulat!ons; International Building and Fire Codes
and other applicable codes and regulations as appropriate.
~ TOUMA ENb-iNEERS
I.E:J & LAND SURVEYORS
Ms. Nancy WeiI, Planner
City of Renton
1055 South Grady Way
Renton, WA 98055
RE: Christelle Ridge Plat LUA 04-100, PP, ECF
Slope Analysis Narrative
Dear Ms Weil,
September 20, 2004
DEVELOPMENT PLANNING CITY OF RENTON
SEP 2 ~ 2~~~
~~(G~~~~[Q)
This is in response to your request to provide a narrative addressing the methodology
used in determining the steep slopes within the above reference proposal subdivision. In
accordance with Section 4-3-50B Critical Areas our office has prepared a topography
mapping of the site on a 2-foot contour interval. The contours were generated
electronically, utilizing AutoDesk programs.
Steep slopes area defined as Protective or Sensitive slopes. The Protective slopes are
defined as forty percent (40%) or greater and a minimum vertical rise of fifteen (15') feet.
The slope analysis map depicted several small areas of forty percent with vertical rise
ranging from 8 feet to 13 or 13.5 feet.
The Slope Analysis map provided is little bit confusing, but it still reflects the accurate
forty percent slopes on the site. The first map provided reflected only the forty percent
(40%) slopes or greater, and it was very clear to identify the steep slopes. The recent
second map was prepared to provide three ranges of slopes: 1 to 20 percent, 21 to 39
percent and 40 percent and greater. The hatching used for each range did not present a
clear delineation of the difference slopes. I am enclosing another map similar to the last
one, but with color description of the different slope ranges. Hopefully, this map provides
the information necessary for your complete your assessment of the steep slopes on site.
If you need additional information, please let us know.
~~~)~
Mounir "TOM" Touma, PEIPLS
Attachments
6632 S. 191st Pl., Suite E-102, Kent, Washington 98032 • Phone: (425) 251-0665 • Fax: (425) 251-0625
e-mail: mhtouma@aol.com
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE: September 27, 2004
LAND USE NUMBER: LUA04·100, PP, ECF
PROJECT NAME: Chrlstelle Ridge Preliminary Plat
PROJECT DESCRIPTION: The applicant 'a requesting Environmental (SEPA) Review and Preliminary
Plat approval for the 22aJot subdIvision of a 3.53-ecre alta located wIthin the R·a zoning designation. The
proposed Iota aro Intended for the eventual development of de~ched single-family homos. The site abuts the
King County boundary to the north and access to the site 18 from SE 95th way In KIng County. Tho proJect
Includes a cul·do-aBC end private easements for direct accesl to the proposed Iota. The slto contains steop
slopes. Street and utility Improvements are Includod with tho project.
PROJECT LOCATION: SE 9Slh Way & Ext. Anacortes Avenue NE
OPTIONAL DETERMINATION OF NON·SIGNIFICANCE, MITIGATED (DNS·M): As the Lead Ag9!1cy, Iho City 01 Renton
haa determined thai significant environmental Impacts are unlikely to result irom the proposed project. Theretore. as
permitted under the RCW 43.21C.110, the City of Renlon is using the Optional DNS-M process to give notlco that a ONS-
M Is likely 10 be Issued. Comment periods for the project and the proposed DNS·M are Integrated Into a single comment
period. There win be no comment period follOwing the Issuance of the Threshold Determination 01 Non·Significanc&-
Mitigated (DNS-M). A 14-day appeal period will follow the Issuance of the ONS·M. .
PERMIT APPLICATION DATE: AuguS119,2004
NOTICE OF COMPLETE APPLICATION: September 27, 2004
APPLICANTIPROJECT CONTACT PERSON: Tom Toume; Tol: (425) 251-0665
PermltsIRevlew Requested: Environmental (SEPA) Review, Preliminary Plat Approval
Other Permits which may be required: Construction, Building and Fire Permit.
Requested Studies: Environmental Checldlst, Geotechnical Study, Slope Analysis
Location where application may
be reviewed: Plannlng/BulldlnglPubllc Works Department, Development Services
Division, Sixth Floor Renton City Hall, 1055 South Grady Wey, Renton, WA
98055
PUBLIC HEARING: Public hearing tentatively scheduled for November 23. 2004 before the Renton
Hearing Examiner In Renton Council Chambers. Hearings begin at 9:00 AM on
the 7th floor of the new Renton ¢lIy Hall located at 1055 South Grady Way. .
CONSISTENCY OVERVIEW:
ZonlngfLend Use:
Environmental Document. that
Evaluate tho Proposed ProJect:
Devolopment Regulations
Usad For Project MItigation:
The subject sIte is designated Residential Single Family on the Cily of Renton
Comprehensive Land Use Map and Residential -8 (R-e) on the CIty's Zoning
Map. These desIgnatIons encourage and parmlt single-family resIdential
development at a net density range at 5.0 to 8.0 dulac. The proposal tor 22 lots in
the R-a zone would result In a not density of 7.8 dulac after the deduction 01 lands
for streets and easemants. The proposed subdivision is consistent with the land use designations.
SEPA Checklisl
The project wl!l be subject to the City's SEPA ordinance, Zoning Code, Public
Works Siandards, Subdivision Regulatlons. Intematlonal Building and Fire Codes
and other applicable codes and regulations as appropriate.
------
Proposod MltIgat,lon Measures: Tho lollowlng Miligatlon Moasure=ik~IY be Imposed on the propos.J project.
These ~ecommanded MIIIgat10n Measures eddress project impacts not covered
by exlsllng codes and regulations as cited above. I
. ,
The applicant W!" be requIred to pay the appropriate Transportation MItigation Fea. I
The applicant will be required to pay the appropriate Fire Mitigation Fee.
The applicant will be required to pay the appropriate Parks Mltlgatfon Fee .
I
Comments on the above application must be submitted in writing to Nancy Well, Associate Planner, Development
Services DIvision, p055 South Grady Way, Renton, WA 9a055, by 5:00 PM on October 12, 2004. This matter:ls also
te.ntallvely scheduled for a public hearing on November 23, 2004, at 9:00 AM, Council Chambers, Seventh Floor, Renton
Ctty Hall, 1055 SO~h Grady Way. Renton. If you are Interested In attending the hearing, please contact the Development
Services Dlvlsl~~, (425) 430-7282, to ensure that the hearing has riot been rescheduled. If comments cannot be
submitted In wntmg by the date IndIcated above, you may stili appear at the hearing and present your commenls1on the
proposal before thE! Hearing examiner. If you have questions about this proposal, or wish to be made a party of'record
and receive 8ddltlo~allnformatlon by mall. please contact the proJect manager. Anyone who submits wrillen co~ments will automatically be.c0me a party of record and will be notified of any decision on this project. I
CONTACT PER~ON: Nancy Well, Associate Planner; Tel: (425) 430.7270
P~EASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FI~E IDENTIFICATION
I
I !
I
I
tl1! ~I I i t:;-:~~~_~
, ' I
!
II you would like to be:made a party of record 10 receive further Information on this proposed project, compleie
Ihls lorm and return to; City of Renton, Development Planning, 1055 So, Grady Way, Renton, WA 98055, I
File NoJName: LUA04·100, PP, ECF I Christelle Ridge Preliminary Plat '
NAME: I
ADDRESS: ____ -, __________________________________ __
TELEPHONE NO.: __ ["-______________ _
CERTIFICATION
.............. ,,""'\"\
:: ...... ~\..~~ .. ~4?'I\
.: ~~;t.'SSIO.,,;· .. 'O~ 'I, t:\ \ / ,"? f /O~~O1: ~+;; ... ~"~cek. ....Ior~~ ,herebycertify:that ~ copies of the
: f (j <JI:o, -4-9;.. ~~aB~e document were posted by me in '3 conspicuous places on or nearby ~CJ). ''''Iil> C/). " c:=._ J..er ~u ~ " ~ .i)l.JaLIC !thet!escribed property on ----'~=ip".ff'-'-·-~~ o+'---'~~-"'--=s.,--_______ _
'if\ ... ff ' (I ~:A.6'! .~.. I '" ~ ···.:<9·07 ... :&-.f S' 'd '" O~ ···········6' _.:' 19ne . -+-6~~......,~----..<'-tI"-~~ """WASH\~ ....... -.. ATTEST: Subscribed and sworn before me, a Notary Pub ic\ in and for t
\ \\\\,......... . .. ~~ J d f Washmgton resldmg ~tlr> ,on the ! ay 0 t,..,....o<-:..----''''-''''''-''=.,-'---
MARILYN KAMCHEFF
MY APPOINTMENT EXPIRES 1)..?9-O7
City of Ren&"n Department of Planning / BtJilding / Public W""1\5
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEETI
REVIEWING DEPARTMENT: Po I h:e. COMMENTS DUE: OCTOBER 12, 2004
APPLICATION NO: LUA04-100, PP, ECF DATE CIRCULATED: SEPTEMBER 28,2004
APPLICANT: Mithra & Usha Sankrithi PROJECT MANAGER: Nancy Weil
PROJECT TITLE: Christelle RidQe Preliminary Plat PLAN REVIEW: Arneta Henninger
SITE AREA: 153,980 square feet BUILDING AREA (Qross): N/A
LOCATION: SE 95th Way & Ext. Anacortes Ave NE I WORK ORDER NO: 77303
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 22-lot
subdivision of a 3.53-acre site located within the R-8 zoning designation. The proposed lots are intended for the eventual
development of detached single-family homes. The site abuts the King County boundary to the north and access to the site is from
SE 95th way in King County. The project includes a cul-de-sac and private easements for direct access to the proposed lots. The site,
contains steep slopes. Street and utility improvements are included with the project. I
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable
Environment Minor Major
Impacts Impacts
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY-RELATED COMMENTS
IVo~
C. CODE-RELATED COMMENTS
tV-vv-..e..-~
More
Information
Necessary
Element of'the Probable Probable More
Environment Minor Major Information , Impacts Impacts Necessary
Housing
Aesthetics '
Light/Glare
Recreation ,
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
I
I
I
I
I
, I We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where addition ·nt atio needed to proB, rlyassess this proposal.
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: POK'"_tcs COMMENTS DUE: OCTOBER 12, 2004
APPLICATION NO: LUA04-100, PP, ECF D~TE CIRCULATED: SEPTEMBER 28, 20~p...
APPLICANT: Mithra & Usha Sankrithi PROJECT MANAGER: Nancy Weil
PROJECT TITLE: Christelle Ridge Preliminary Plat PLAN REVIEW: Arneta Henninger
SITE AREA: 153,980 square feet BUILDING AREAJgrossj: N/A
~'OI/4j1 A' Y OF-LOCATION: SE 95th Way & Ext. Anacortes Ave NE WORK ORDER NO: 77303 'vll.JAii';'~AE:An-,
SUMMARY OF PROPOSAL:-The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approv~1 f~f~~~~t,
subdivision of a 3.53-acre site located within the R-8 zoning deSignation. The proposed lots are intended for the eventual
development of detached single-family homes. The site abuts the King County boundary to the north and access to the site is from ;
SE 95th way in King County. The project includes. a cul-de-sac and private easements for direct access to the proposed lots. The site ... ,d"",""
contains steep slopes. Street and utility improvements are included with the project. I
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More ,
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary ,
Earlh Housing
Air Aesthetics
Water LiQht/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transporlation
Environmental Health Public Services
Energy/
Natural Resources
Historic/Cultural : Preservation
Airporl Environment ,
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
~a/U /UJ ~~ ~~M.
We have reviewed this application with particular attention to those areas in which we haV(~ expertise and have identified areas of probable impact or.
areas where additional information is eeded to properly assess this proposal. .
Date blj-J:/d
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
"It is anticipated that the proposed development would generate future residents
that would utilize existing City park and recreatio'n facilities and programs. The
City has adopted a Parks Mitigation Fee of $530~ 76 per each new single family
lot to address these potential impacts."
I'
Parks Mitigation Fee
"
.. ' ....
-------~----------------------------"'!""----
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
September 28, 2004
Nancy Weil, Planner
Jim Gray, Assistant Fire Marshal AJ$
Christelle Ridge Preliminary Plat, J[E 95th Way
MITIGATION ITEMS;
1. A fire mitigation fee of $488.00 is required'for all new single-family
structures.
FIRE CODE REQUIREMENTS:
1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of
all new single-family structures. If the buildirig square footage exceeds
3600 square feet in area, the minimum fire flow increases to 1500 GPM
and requires two hydrants within 300 feet of the structures.
2. Fire Department access roads are required to be paved, 20 wide. Dead
end roadways over 150 feet in length are required to have an approved
turnaround. See attached diagram. .
3. Street addresses shall be visible from a public street.
Please feel free to contact me if you have any questions.
..,
City of Renron Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: Fl'rc.... COMMENTS DUE: OCTOBER 12, 2004
APPLICATION NO: LUA04-100, PP, ECF DATE CIRCULATED: s'~PTIi:MBER(28,.:ma4--:--I
APPLICANT: Mithra & Usha Sankrithi . I.' I \: -\h--) iI' If 'V! il ':: r-, I ' PROJECT MANAGER: :NancfWeil ." r.:.J f.!; r
PROJECT TITLE: Christelie Ridge Preliminary Plat (?5ti W~ y) PLAN REVIEW: Arnetci Henninger 11 I ,
SITE AREA: 153,980 square feet BUILDING AREA (groJs)~ Nih.. \) t/"' 2 8 2004 I{l)) !
I ~ LOCATION: SE 95th Way & Ext. Anacortes Ave NE WORK ORDER NO: 7,7303 ;;,-~_
SUMMARY OF PROPOSAL:' The applicant is requesting Environmental (SEPA) Review a~-d-prelimina',y'pl~t~~~P~~\1 for the 221lot I
subdivision of a 3.53-acre site located within the R-8 zoning designation. The proposed lots are intended forthe~tll<>1 I'
development of detached single-family homes. The site abuts the King County boundary to the north and access to the site is TrOm ;
SE .. 9.5th w.ay in King County. The project includes a cul-de-sac and private easements for direct,access to the proposed lots. The Site,
contains steep slopes. Street and utility improvements are included with the project. '
I
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Utilities ,
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS JJj
C. CODE-RELATED COMMENTS \? o4-e b Cf4 t
I
,
,
I
I
I
,
;
We have reviewed t is application with particular attention to those areas in which we have expertise and have identified areas of probable impact or :
a,..' wh ... addWo a/lnfo"",,""" I, ad to properly ""a" /hI, proposal. . ~ ~ j; 1/
Signature Date 7
City of Renron Department of Planning ;'Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 12, 2004
APPLICATION NO: LUA04-100, PP, ECF DATE CIRCULATED: SEPTEMBER 28, 2004
APPLICANT: Mithra & Usha Sankrithi PROJECT MANAGER:
Plat PLAN REVIEW:
SITE AREA: 153,980 s uare feet BUILDING AREA
&.
SUMMARY OF PROPOSAL:' The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 22-loi
subdivision of a 3.53-acre site located within the R-8 zoning designation. The proposed lots are intended for the e\(~.mIi!.~/N~ rllllld
development of detached single-family homes. The site abuts the King County boundary to the north and access to the site t~ rroTrHION
SE 95th way in King County. The project includes, a cul-de-sac and private easements for direct access to the proposed lots. The site-~,..:; ~ -..
contains steep slopes. Street and utility improvements are included with the project.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Element of the Probable Probable More
Environmf3nt Minor Major Informatio';
I Impacts Impacts Necessary
Earth Housin.q
Air Aestheticsi I
Water Light/Glare
Plants Recreation !
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services :
Energy/ Historic/Cultural
Natural Resources Preservation ;
Airport Environment i to,OOOFeet
14,000 Feet
8. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
I ion with particular attention to those areas in which we have expertise and have identified areas of probable impact or
ion is needed to properly assess this proposal.
Date
/0 -/2--0 ,'1
r v
,
, -
00
Project A~dress
Contact Person
., .. , , Address ______________ _
Phone Number 0_0 ___________ _
Permit Number LV(t 04 -I DO
,
",j, ' Proje~t Description ---'1--.L.. __ lo;;;..T ___ .;;;;S .... ~..:..~=-S_U'""'B:;;..::D __ I __ \) ..... \S=--\ =ot\ .... J_~ _____ _
i'
• I
land Use Type:
. ~esidential o Retail o Non·retail
,
Method of Calculation: m M.1\\Jui\L
'dZhTe Trip Generation Manual, I~ ~rnou et,'c-:-/I, ",t 101\,', o Traffic Study' ' (2.\0, >Y-, St:t'<.... I '~ I' f\ .. , o Other ! .
Calculation: I '
• 0'
, I
, ,
"
Transportation Mitigation Fee:
" Calculated by: --'~'-I-'.~\\I.<¥l&h"+'4-'.~~ ____ _
Account Number: ___________ _
Date of Payment ______ --;--____ _
City of Renron Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 12, 2004
APPLICATION NO: LUA04-100, PP, ECF DATE CIRCULATED: SEPTEMBER 28, 2004
APPLICANT: Mithra & Usha Sankrithi PROJECT MANAGER: Nancy Weil
PROJECT TITLE: Christelle RidQe Preliminary Plat PLAN REVIEW: r "
SITE AREA: 153,980 square feet BUILDING AREA (gross): N/A '" (',~ ,
I 'l t: r Or' '
LOCATION: SE 95th Way & Ext. Anacortes Ave NE WORK ORDER NO: 77303 "'" C p/}-"tvr",
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPN Review and Preliminary Plat appr~~o~tb~ ;{"0
subdivision of a 3.53-acre site located within the R-8 zoning designation. The proposed lots are intended for tl81.eventuar-J!..:».n .
development of detached single-family homes. The site abuts the King County boundary to the north and acceSS'4~~ site is'fI~ i
SE 95th way in King County. The project includes a.cul-de-sac and private easements for direct access to the prop6s~&'~A-The ~ite-
contains steep slopes. Street and utility improvements are included with the project. 0s;. i
I Q~,
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable
,
More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
i Impacts Impacts Necessary I
Earth Housina I
Air Aesthetics
Water \ Light/Glare
Plants Recreation
LancVShoreline Use Utilities I
Animals Transportation
Environmental Health Public Services
Energyl
Natural Resources
Historic/Cultural I Preservation
Airport Environment I 10,000Fe~t
14,000 Feet I
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where addition . rmation is needed to properly assess this proposal. ' '
I , If) -/2 -0 'I
Date
j
".
City of Remon Department of Planning; Building I Public ltvorks
ENVIRPNMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: 5l...l.Y"~· COMMENTS DUE: OCTOBER 12, 2004
APPLICATION NO: LUA04-100, PP, ECF DATE CIRCULATED: SEPTEMBER 28, 2004
APPLICANT: Mithra & Usha Sankrithi
Plat PLAN REVIEW:
SITE AREA: 153,980 s uare feet BUILDING AREA ross: N/A
LOCATION: SE 95th Way & Ext. Anacortes Ave NE I WORK ORDER NO: 77303
SUMMARY OF PROPOSAL:' The applicant is requesting Environmental (SEPA) Review and Preliminary Pldtla'IbPft/)YJt!lfPfIt'1~~ot
subdivision of a 3.53-acre site located within the R-8 zoning designation, The proposed lots are intended for the eventual' I',
development of detached single-family homes. The site abuts the King County houndary to the north and access to the site is from'
SS,9.5th.way in King County. The project includes a cul-de-sac and private easements for. direct access to the proposed lots. The site
contains steep slopes. Street and utility improvements are included with the project. '
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information Impacts Impacts Necessary'
Earth Housing :
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Uti/ities
Animals Transportation ,
Environmental Health Public Services ;
Energy/ Histodc/Cultural
Natural Resources Preservation
Airport Environment
to.OOOFeet
14.000 Feet
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
,
k ~ ~ ddv' g~ 12-, 2<lo'/
,
I
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or,
areas where addition . mation is needed to properly assess this proposal.
I /0 -/2---1J 1
D,ate
I
City of Refj,on Department of Planning / Building / Public Wbrks ,
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET,
REVIEWING DEPARTMENT: 6rn8trudi an
APPLICATION NO: LUA04-100, PP, ECF
APPLICANT: Mithra & Usha Sankrithi
PROJECT TITLE: Christelle Ridge Preliminary Plat
SITE AREA: 153,980 square feet
LOCATION: SE 95th Way & Ext. Anacortes Ave NE
COMMENTS DUE: OCTOBER 12, 2004
i DATE CIRCULATED: SEPTEMBER 28, 2004
PROJECT MANAGER: NancyWeil
, /'-L
PLAN REVIEW: AFReta IleRRiR et...h-.A:
BUILDING AREA (gross): N/A /'
I WORK ORDER NO: 77303
SUMMARY OF PROPOSAL:' The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the 22-lot .
subdivision of a 3.53-acre site located within the R-8 zoning designation. The proposed lots are intended for the eventual !
development of detached single-family homes. The site abuts the King County boundary to the north and access to the site is from :
SE 95th way in King County. The project.includes a cul-de-sac and private easements for direct access to the proposed lots. The site
contains steep slopes. Street and utility improvements are included with the project. I
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of,fhe Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housin,Q
Air Aesthetics
Water Light/Glare .
Plants Recreation
Land/Shoreline Use Utilities ,
Animals Transpgrtation
Environmental Health Public Services
Energy/
Natural Resources
HistoriC/Cuttvral
Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
,
,
,
I
I
We have reviewed this application with particular attention to those areas in which we hav~ expertise and have identified areas of probable impact orl
areas where additional i rm ion is needed to properly assess this proposal. :
I If) -12--0 Y
Date ,
PROPERTY SERVIr;.""~ FEE REVIEW FOR S~DIVISIONS N(~ "004 -__ 5.u1 __ _
APPLICANT: 5AJ..,jkB1THI ) MITHSA & U6HA. RECEIVED FROM ___ ---;~+_:__-
(date)
JOB ADDRESS: se; 95TH, ~ & EKT., AllACOHj e i2A\fE. J...E'YO# 7730:3 I
NATURE OF WORK: 22-1 m: I OWe:, -pi AT!(cHAI~ I s,el]:~:::~.1=l.A~# 10 -04-17 ' X PRELIMINARY REVIEW OF'SUBDMSION BY LONG-PLAT, NEED MOtiE INFORMATION: .. LEGAL DESCRIPTION
SHORT PLAT, BINDING SITE PLAN, ETC, PID #'s .. VICINITY MAP,
.. FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER
PRELIMINARY FEE REVIEW DATED FRONT FOOT AGE
SUBJECT PROPERTY PARENT PID# 0,32So6-909c::;:, X NEW KING CO. TAX ACCT.#(s) are required when
assigned by King County,
It is the intent of this development fee analysis to put the. developer/owner on notice, that the fees quoted below may be applicable to the subject site upon
development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and
off·site improvements (i.e. underground utilities, street improvements. etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances' and
determined by the applicable Utility Section. I
Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building PermiUConstruction Permit
application.
The existing house on SP Lot # ___ , addressed as has not previously paid ,
--:-:-_--::-SDC fees, due to connection to City utilities prior to existance of'SDC fee Ord. SP Lot# will be !i
subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. '
We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. !
Th ~ II d ~ d NOT' I d . ti'd /. ti h f ' e 0 OWtng quote ees 0 tnC u e tnspectlOn ees. Sl ,e sewer permits, r w permIt ees or t e cost 0 water meters.
SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSl\1ENT
DISTRICTS NO. NO. ' ASSESSMENT UNITS OR FEE
Latecomer Agreement (pvt) WATER -o+-
Latecomer Agreement (pvt) W ASTEW A TER , -O~
Latecomer Agreement (pvt) OTHER -0;-
, , /
Special Assessment District/WATER /-0'-
Ho~ CA~I<G 5A.O e~11 $250.CIO X Ul.JI-re, ee.. 'If> 0.500.00
S~ecial Assessment District/W ASTEW A TER !
Joint Use Agreement (METRO) -I
Local Improvement District '" -:
Traffic Benefit Zones $75.00 PER TRIP, CALCuLATED BY TRANSPORTATION -,
FUTURE OBLIGATIONS I -
SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated , # OF UNITS/ SDC FEE .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd SQ. FTG. I
Single family residential $1,525/unit x ?e $" .335~lOO
Mobile home dwelling unit $1220/unit in park I
Apartment, Condo $915/unit not in CD or COR zones x :
Commercial/Industrial, $0.213/sq. ft. of jll'operty (not less than $1,525.00) x
Boeing. by Special AgreemenUFootprim of Bldg plus 15 ft perimeter (2,800 GPM threshold) !
SYSTEM DEVELOPMENT CHARGE -WASTEWATER" Estimated , I
.. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd i
Single family residential $900/unit x I 2.6 $ICf.eoo;CO
Mobile home dwelling unit $720/unit x
Apartment, Condo $S40/unit not in CD or COR zones x i ,
Commercial/Industrial $0. 126/sq. ft. of property x(not less than $900.00) , !
SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated , I
.. Pd Prevo .. PartiallY Pd (Ltd Exel11J.>tion) .. Never Pd : j
Single family residential and mobile home dwelling unit $715/unit x z.e. $15.7..30.00
All other properties $0.249/sq ft of new impervious area of property x : (not less than $715.00)
I PRELIMINARY TOTAL $ $7~5eo:cc:
'< f\)
DATE
In 0 III 0 Ii ""
Ii In {JJ <: ... "'If subject property is within an LID, it is developers responsibility to check ~th the Finance Dept. for paid/un-paid status.
In :e Square footage figures are taken from the King County Assessor's map and 'are subject to change.
::J 0 Current City SDC fee charges apply to ___________________ _
EFFECTIVE January 1, 2004
I
3. This project falls within .. Ie Honey Creek Sewer Assessment Db .. IctS: Fees for this
district are $250 per single-family lot ($5,500 for 22 lots). These fees are due at the time
a construction permit is issued.
4. The System Development Charge shall be at the: rate of $900 per single-family lots
($19,800.00 for 22 lots). This fee is payable with ~he construction permit.
SURFACE WATER
I
1. Due to downstream flooding and erosion problems, this project is conditioned with
meeting the 1998 King County Surface Water (Level 2 flow control) manual analysis and
design standards, for both flow control and water quality. The report submitted with this·
application does not comply with this requirement (the submitted report provided a Level
I analysis).
2. The System Development Charge shall be at the rate of $715 per single-family lots
($15,730.00 for 22 lots). This fee is payable with the construction permit.
TRANSPORTATION
1. This project is required by City Code to install half pavement width on the existing right
of ways frontage to the site. The code also requires installing curb, gutter, storm
drainage, sidewalk, street signage, and streetlights along the frontage of the parcel
being developed. However, because the site is bordered by the City of Newcastle right-
of-way, it will be required to follow the street standards of that jurisdiction (including
required permits). Documented coordination and design review with the City of
Newcastle will be required. '
2. There are currently plans for extensive street improvements along Coal Creek Parkway.
These improvements will include relocation and realignment of SE 95th Way with Coal
Creek Parkway. Frontage improvements for this development must be coordinated with
the street improvement project. ~
PLAN REVIEW· GENERAL
1. All plans shall conform to the Renton Drafting Standards.
I
2. A construction permit is required. The permit requi~es three copies of the drawings, two
copies of the drainage report, a construction estimate, application and appropriate fees
(this may be submitted at the sixth floor customer service counter).
I
CONDITIONS
1. Temporary Erosion Control shall be installed and maintained in accordance with the
Department of Ecology Standards.
2. A Traffic Mitigation Fee of $75.00 per additional Av~rage Daily Trip shall be assessed.
The fee for 22 new lots is $15,790.50.
3. Comply with the 1998 King County Surface Water Design manual for both detention
(Level 2 Flow Control) and Water Quality improvements.
4. Coordination with the City of Newcastle for right or ~ay improvements (including any
required permits and fees).
! 5. Coordination with the multi-jurisdictional (King County, City of Renton, and City of
Newcastle) Coal Creek Parkway improvement project.
1:\Plan ReviewIPlan Review 20041Christelie greenfolder.doc
i
CITY OF RE~TON
I
MEMORANDUM
Date: October 12, 2004
To: Nancy Weil
From: Mike Dotson.#-
Subject: Christelle Ridge Preliminary Plat
LUA04-100, PP, ECF
I
The following Utility and Transportation comments concern the Environmental (SEPA) review
for the subject 22-lot subdivision.
EXISTING CONDITIONS
WATER -There are no water mains in the vicinity of the ~ite. The site is outside of the Aquifer
Protection Area.
SEWER -There are no sewer mains serving this site.
I SURFACE WATER -The site drains May Creek Basin, s,ub-basin of Lake Washington.
Portions of the May Creek basin have been identified as having existing erosion and water
quality problems. I
STREETS -The existing right of way (SE 95th Way) is within the City of Newcastle. No
frontage improvements (curb, gutter, sidewalk, or str~et lights) currently exist at this
location. However, there are current plans for extensive improvements to Coal Creek
Parkway, including the intersection with SE 95th Way.:
CODE REQUIREMENTS
WATER
1. A new 12" watermain will be required to be extended along the frontage of this site. A
minimum 8" diameter watermain (with associated hydrants) will be required to serve the
internal lots with domestic water. '
I
2. The System Development Charge shall be at the r?te of $1,525 per single-family
building lot (total $33,550.00 for 22 lots). This fee is payable with the construction
~~~ :
SANITARY SEWER
1. A new sewer main will be required for this project. lit will be required to be extended
along the frontage (SE 95th Way) and to the West of Tract 'A.'
I
2. A new lift-station will be required for this project. Design review will be preformed on the
construction permit submittal.
1:IPlan Re'JiewlPlan Review 20041Christelle greenfolder,doc
c::;"iE? TOUMA EN.NEERS
I.E;, & LAND SURVEYORS
Ms. Nancy Weil, Planner
City of Renton
1055 South Grady Way
Renton, W A 98055
RE: Christelle Ridge Plat LUA-04-100, PP, ECP
Dear Nancy,
October 20, 2004
Please consider this letter as our formal request to provide a reduced street right of way for the
above referenced plat. We request a 42-foot right of way to construct the street improvements
in accordance with the City Code and regulations. The typical street section for a single
family residence will not be changed, and any portion of the street improvements (sidewalks)
fall outside the proposed 42-foot right of way will be covered by an easement.
Per your request I am attaching a sketch (81/2 x 11) for the proposed preliminary plat.
If you need additional information, please call me.
?;r~a...--MOU~M" Touma, P.E.
Proj ect Engineer
Attachment
6632 S. 191st PI., Suite E-102, Kent, Washington 98032 • Phone: (425) 251-0665 • Fax: (425) 251-0625
e-mail: mhtouma@aol.com
I
SE 107th PI.
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SEC770N J, TOWNSHIP 2J NORTH, RANCE S EAST. 11(.11,
CITY OF RENTON, STA TE OF WASHINGTON
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THENCE SOUTH 88"2g'3'· EAST ALONG THE NORTH UHE or THE SECtlON 863.71 FEET TO THE TRUE
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17602 BOTHEl WAY HE lAKE fOREST PARK, WA 98155
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66.12 S. '91sr PL. .. SUlfC C-102
KfNr, WA. 9SOJ2
PH. 425-251-0665
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I
I City of Renton PIB/PW Department
CHRISTELLE RIDGE PRELIMINARY 1-. . r Envir 1enta/ Review Committee Staff Report
LUA-04-100, PP, ECF
REPORT OF OCTOBER 26, 2004 Page 7,0f7 ,
, .
Code and may occur only between the hours of 8:30 a.m. and 3:3,0 p.m., Monday through Friday, unless approved in
writing in advance by the Development Service Division. These :requirements are intended to diminish impacts the
transportation system resulting from the construction of a project. i In addition, traffic control measures are required to
be provided during construction. Approximately 29,000 cu. yd. of excavated material is estimated to be hauled off ~ite.
Based on a truckload of 20 cu. yd., that could generate 1,450 single load trips from the site. , , '
The site is accessed from SE 95th Way, which is the City of Newcastle's right-of-way. The applicant will be require'd to
acquire the appropriate approval and permits for work and improvements in the public right-of-way form the City of
Newcastle. "
The proposal would result in an increase in traffic trips to the City's street system; therefore, a Traffic Mitigation F;ee
will be imposed to offset these impacts. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional
generated trip per single family home at a rate of 9.57 trips per horn,e with credit given for the existing residences. For
the proposal, the Traffic Mitigation Fee is estimated at $15,790.50 (22 new lots x 9.57 trips x $75 per trip, =
$15,790.50). The fee is payable prior to the recording of the final plht. ,
I
Access to the plat is proposed via SE 95th Way from the north with a 42-foot wide public street. The project would
install a cul-de-sac to be dedicated to the City of Renton off of the ~southeast side of 95th Way to serve the propos~d
development. The cul-de-sac is designed with a radius of 55 feet. Street improvements, including curb, gutter,
sidewalk, street lighting, would also be required within the new cul-de-sac. Two 26-foot wide access easements are
proposed off the cul-de-sac to serve as access to Lots 8 through 11, and Lots 14 through 17. A shared 20-foot private
driveway will serve Lots 4 and 5. j , i
With the project application, the applicant submitted a traffic report prepared by Transportation Consulting Northwest
dated August 16, 2004. Analysis of the traffic impacts of the proposed subdivision was accomplished, including traffic
volume and site distance. The report concludes that the development will result in generating 210 daily trips. Staff
has determined the traffic analysis for the proposed development to ~e acceptable. •
Mitigation Measures: ,
• The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 per each new additional
trip generated by the project prior to the recording of the final pla~.
Policy Nexus: SEPA Environmental Regulations; Transportation Miti~ation Fee Resolution No. 3100, Ordinance 4527. ,
7. Public I Emergency Services
Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development,
subject to the condition that the applicant provide required improvements and fees. The proposal would add n~w
residences to the City, which would potentially impact the City's Fire ,Emergency Services. Therefore, a Fire Mitigati~n
Fee is estimated at $10,736.00 (22 new lots x $488.00 = $10,736.00) is required for the proposal. The payment of tl;le
fee is required prior to the recording of the final plat. I ' !
Mitigation Measures: The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 per new
single-family lot prior to the recording of the final plat.: I
Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527.
I
E. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where
applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or
Notes to Applicant. I
~ Copies of all Review Comments are contained in the Official File.
Copies of all Review Comments are attached to this report.
Environmental Determination Appeal Process Appeals;of the environmental determination must be
filed in writing on or before 5:00 PM November 15, 2004. Appeals must be filed in writing together with the'
required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055.1
Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information:
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
ERCRT 04-100
City of Renton PIB/PW Department Envir 1ental Review Committee Staff Re~ort
CHRIS TELLE RIDGE PRELIMINARY" _ , r LUA-04-100, PP, ECF
REPORT OF OCTOBER 26, 2004 I Page 6;0(7
, ,
control measures and the sprinkling of the site as needed. Odor itnpacts are unavoidable and would be short-term in
nature. Post development impacts include vehicle exhaust and the exhaust from heating. Vehicle and construction
equipment exhaust, and exhaust from heating sources is controlle9 by State and federal regulations. No further ~ite-
specific mitigation for the identified impacts from exhaust are required. !
Mitigation Measures: No further mitigation measures required.
Nexus: N/A
3. Surface Water
,
Impacts: The applicant has submitted a Drainage Report prepared by Touma Engineers dated July 16, 2004 with the
land use application. The report indicates that on-site surface water and surface water runoff flows to the north-
northwest toward the roadside swale along SE 95th Way. This side of the property boundary abuts the City' of
Newcastle. After the completion of the project approximately 25% to 35% of the site would be covered with
impervious surfaces consisting of paved streets, roofs and drivewa~s.
Surface water from the development is proposed to be directed through CPE pipes to an under-ground storm
drainage facility for water quality treatment and peak flow control. The proposed wet-vault detention facility will be
situated at the northwest corner of the proposed plat on designated Tract A. The flow from the detention vault would
restrict the outflow and would discharge the runoff to follow the existing roadside swale along SE 95th Way. Eventually
the flow would be directed to May Creek. I
Due to potential impact off site of the surface water and the eyentual release into the May Creek basin, sti3ff
recommends the detention and water quality systems will be designed using the 1998 King County Surface Water
Design Manual with Level 2 flow control.' I ,
I Mitigation Measures: The applicant shall comply with the 1998 King County Surface Water Design manual for both
detention (Level 2 Flow Control) and Water Quality improvements. I
Nexus: 1998 King County Surface Water Design Manual, State of Washington Department of Ecology.
4. Plants I Animals I Wildlife Habitat
Impacts: The site is designated as a Forested site and the applicant may be required to obtain a Forest Practiqes
Permit from the Washington State Department of Natural Resources'. The site is also designated as a Potential Wildlife
Area. The site is habitat to various songbirds and small mammals, d~er tracks were noted on the site at the time of site
visit by City staff. I I
According to Touma Engineers' Tree Inventory Plan dated July 2004, the site is forested with approximately ~8
coniferous and 140 deciduous trees. The clearing limits will encorr\pass the entire site and the all vegetation will be
cleared and removed during grading of the project. !
I
The site is not know to be habitat or contain any threatened or endangered species.
! Mitigation Measures: No mitigation is recommended.
Nexus: N/A
5. Recreation '
I
Impacts: The proposal does not provide on-site recreation areas for Ifuture residents of the proposed plat. There ar,e
existing recreational facilities in the area of the subject property (e.g.,: May Creek and Honey Creek Greenways) and 'it
is anticipated that the proposed development would generate future residents that would utilize existing City park and
recreational facilities and programs. Therefore, a Parks Mitigation Fee based on $530.76 per each new single-family
lot is required for the proposal. The fee is estimated at $11,676.72 (22 new lots x $530.76 = $11,676.72) and i~
payable prior to the recording of the final plat. !
i I Mitigation Measures: The applicant shall pay the appropriate Parks tytitigation Fee based on $530.76 per new single-
family lot prior to the recording of the final plat. i I
I
Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527.
6. Transportation
I Impacts: The proposed plat would result in increased traffic trips on the local road system as a result of projeCt
construction and occupancy. City Code requires applicants to :provide haul route plans for approval by the
Development Services Division prior to the issuance of constructio~ permits. Haul hours are also restricted by the
ERCRT 04-100
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY I-_ . r En vir lenta/ Review Committee Staff Report
LUA-04-100, PP, ECF
REPORT OF OCTOBER 26, 2004 Page 50f 7
stability will be improved as a result of the removal of the looser surface material and a reduction in the steepnes~ of
the site grades. To ensure the proposed clearing limits are clearly identified, the applicant shall identify the project
clearing limits on the project drawings prior to the issuance of the construction permit, and in the field prior to initiating
site work. '
, I
The site preparation proposes cut and fill; the estimate of the quantity of material to be excavated is 43,500 cubic
yards. The Touma Engineers estimate 1/3 of the excavated mate~ial to be used on site as fill. The remaining 2/3 of
material will be hauled off site. Grading for the access road will be required a cut of up to 28 feet, for the lots propo~ed
along the west side of the site, cuts of 22 feet. The fills required for the lots along SE 95th Way may be up to 16 feet.
The majority of the excavated material will be used as fill on the site however the unsuitable material will be trucked I off site. The geotechnical report states the stripped soil should not be used as structural fill below building are?,s,
pavements, sidewalks, or as fill behind walls. The cul-de-sac acc~ss road is proposed to have a grade of 14.41,%.
Due to large amount of excavation to take place on site, the applicant shall designate staging areas for tempor9ry
stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on, or
adjacent to site slopes. :
After the grading of the site, retaining and rock walls are proposed along the northeast property line at the height of 6
to 8 feet and along the south and southwest property line ranging in height from 2 to 20 feet (at the rear of Lot 8).
, I
The site has an elevation change of 88 feet. The entire site will be graded for site preparation. The proposal requir~s
earthwork activities estimated at 43,500 cubic yards of excavation for the construction of the cul-de-sac roadway and
lots. To ensure that potential erosion impacts that could occur during project construction be adequately mitigat~d,
staff recommends mitigation measure that a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to
the standards of the Department of Ecology and a Construction Mitigation Plan and approved by City Development
Services staff prior to issuance of Construction Permits. The applicant's SEPA Checklist indicates the use of erosi9n
control measures, including silt fences, drainage ditches, and sedimentation control ponds during site construction. :
Erosion could occur on the project site during grading and filling operations. The geotechnical report identifies the
need for erosion protection measures as required by City of Renton, to be in place prior to and during grading
activities at the site. The applicant would need to install and maintain temporary erosion control measures in
accordance with the Department of Ecology Standards to the satisfaction of the Development Services Division. The
project contractor shall perform daily review and maintenance of al! erosion and sedimentation control measures at
the site. Additionally, certification of the proper removal of the erosion control facilities shall be required prior to the
recording of the final plat.
Mitigation Measures:
• The applicant shall comply with the recommendations contained within the Geotechnical Report prepared by
Geo Group Northwest, Inc. dated June 21, 2004 with regard ~o site preparation and construction.
• Temporary Erosion Control measures shall be installed maintained in accordance with the Department of
Ecology Standards to the satisfaction of the representative of the Development Services Division for th~
duration of the project's construction. i :
I '
• The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the
construction permit, and in the field prior to initiating site work:. I
I
• The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities for to occu'r
during the relatively dry months (April through October). : ,
I • The applicant shall designate staging areas for temporary stqckpiles of excavated soil prior to the initiation of
project construction. Excavated soils shall not be placed on or adjacent to site slopes. .
• The project contractor shall perform daily review and maintenance of all erosion and sedimentation contro'l
h . I ' measures at t e site. : • ,
• Certification of the proper removal of the erosion control facilities shall be required prior to the recording of the
final plat. '
Nexus: SEPA Environmental Regulations, Hillside Subdivision, Grading Regulations
2. Air I
Impacts: The adverse air quality impacts would be associated withi the construction phase of the project and with
occupation of homes. Project development impacts include dust re~ulting from grading, exhaust from constructioh
vehicles, and odors from roofing and roadway paving. Dust would bel controlled through the use of temporary erosi061 ERCRT 04-100 I ' I
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY 1-. . r
REPORT OF OCTOBER 26, 2004
,
En vir ?ental Review Committee Staff Report
LUA-04-100, PP, ECF
Page 40'7
development charges are collected as part of the construction permit.
Plan Review -Transportation
1. This project is required by City Code to install half pavement :width on the existing right-of-ways frontage to the
site. The code also requires installing curb, gutter, storm drainage, sidewalk, street signage, and streetlights along
the frontage of the parcel being developed. However, becauseithe site is bordered by the City of Newcastle right-
of-way, it will be required to follow the street standards lof that jurisdiction (including required permits).
Documented coordination and design review with the City of Newcastle will be required.
2. There are currently plans for extensive street improvements along Coal Creek Parkway. These improvements will
include relocation and realignment of SE 95th Way with Coal, Creek Parkway. Frontage improvements for this
development must be coordinated with the street improvement project. I
Plan Review -General '
1. All plans shall conform to the Renton Drafting Standards. I
2. A construction permit is required. The permit requires three c9pies of the drawings, two copies of the drainage
report, a construction estimate, application and appropriate fees (this may be submitted at the 6th floor customer
service counter of City Hall). I
Property Services ,
1. Comments included in memo dated October 1'5, 2004 regarding corrections necessary prior to recording for the
final lat submittal will be forwarded under se arate cover. I
D. ENVIRONMENTAL IMPACTS
In compliance with RCW 43.21 C. 240, the following project! environmental review addresses only those
project impacts that are not adequately addressed under existing development standards and environmen(al
regulations.
1. Earth
, ,
Impacts: The subject site is deSignated on the City's Slopes Critical Areas Maps and is located to the south of May
Creek. The site lies within the May Creek Basin. The site is generally hilly, sloping from the southwest corner down ~o
the northeast corner. The average slope of the site is 20% to 25%. The property is characterized with sensitive slopes
and Potential Wildlife and Forest Area. The undeveloped property IS vegetated with ferns, low-lying vegetation, arid
coniferous and deciduous trees. ' ,
With the land use application, the applicant submitted a Geotechnicfll Report prepared by Geo Group Northwest, Inc.
dated June 21,2004. Field explorations indicate the site soils consist of glacially deposited Glacial Till soils, consisting
of a non-sorted mixture of silt, sand, gravel, and some cobbles. T~e soil type is also Alderwood AgO. The till color
ranges form weathered brown to unweathered gray. The looser mpterial near the surface is highly weathered; the
material becomes denser and more cemented as the degree of weatrering decreases with depth. Of the eight test pits
dug during the summer months, the depths range from 2.5 feet (TP-p) to 18 feet (TP-2) and no groundwater seepage
was observed at any of the test pits. The report identified the presence of permeable sand layers within the glacial till
may contain water. The site soils would not be suitable for use as structural fill during wet weather months.
Additionally, site grading and earthwork should be performed during the dry summer months and the implementation of
permanent erosion control should be complete by mid-October. There were no indicators of slope instability proble~s
and there is minimal risk of deep-seated sliding at the site. The geotechnical report concludes that the site conditions
encountered are suitable for the proposed development of pavem'ent and building foundations, provided that the
recommendations of the geotechnical report and addendum are fOllo~ed. I
Touma Engineers and Land Surveyors provided a slope delineation map indicating sloped areas of 0% to 20%, 21 0(0
to 39%, and 40% to 100%. Along with the map, the engineer provided a letter, dated September 20, 2004, stating the
slope analysis of the several small areas of 40% slope had vertical ri~e ranging form 8 to 13.5 feet (less than 15 feet
vertical rise to qualify as Protected Slope). Thus the slopes are not determined to be Protected Slopes. I
It appears the site qualifies as a hillside subdivision, averaging a slope of 20% or greater, in which case the proposai
would be subject to additional review criteria as established by the City's Subdivision Regulations (RMC section 4-7,
220) during preliminary plat analysis. .
The applicant has also submitted a tree-clearing plan as required by the City. This plan documents 48 coniferous and
approximately 140 deciduous trees proposed for removal in preparation of site development. The majority of the trees
range in size from 12 inch to 30 inch, there is inventoried a 60 inch: Maple located on what would be Lot 13 at th~
south east corner of the site. Due to the grading and site preparation required for the proposed project, the clearing'
limits encompass the entire site. The geotechnical report supports that the site should be stripped and cleared of
surface vegetation, topsoil, and soils containing large tree roots or other organics. After grading of the site, the overall' , I
ERCRT 04-100
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY,... . r Envir lenta/ Review Committee Staff Report
LUA-04-100, PP, ECF
REPORT OF OCTOBER 26, 2004 Page 3, of 7
g. Certification of the proper removal of the erosion control facilities shall be required prior to 'the
recording of the final plat. I
I
h. The applicant shall be required to obtain final inspection of proposed rockery and retaining w~IIs,
which are part of the site preparation, prior to final plat approval. If determined by the Development
Services Division that the construction of these structures entails potential noise or vibration
disturbance or impact to adjacent properties, the applicant shall be subject to supplemental
Environmental (SEPA) Review. This condition shall be subject to the review and approval of the
Development Services Division. I: "
2. The applicant shall pay the appropriate Parks Mitigation Fe~e based on $530.76 per new single-family lot prior
to the recording of the final plat. '
I
3. The applicant shall pay the applicable Traffic Mitigation, Fee based on a rate of $75.00 per each new
additional trip generated by the project prior to the recording of the final plat. ,
4. The applicant shall comply with the 1998 King County Surfa,ce Water Design manual for both detention (Le~el
2 Flow Control) and Water Quality improvements. ;
5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 per new single-family l.at
prior to the recording of the final plat.
Advisory Notes to Applicant: i
The fol/owing notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.: ,
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to ~:30 pm, Monday through Friday unless otherwi~e
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. A Forest Practices Permit may be required for the harvest of timber associate with this project. Applicant :is
responsible for contacting the Washington State Department of Natural Resources, South Puget Sound Region at
360-825-1631.
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 square feet in area, the ,minimum fire flow increases to 1,500 GPM and
requires two hydrants within 300 feet of the structures. : "
2. Fire Department access roads are required to be paved, 20 feet ~ide. Dead end roadways over 150 feet in length
are required to have an approved turnaround.
3. Street addresses shall be visible from a public street.
Plan Review -Surface Water I
1. Due to downstream flooding and erosion problems, this project is 'conditioned with meeting the 1998 King County:
Surface Water (Level 2 flow control) manual analysis and design standards, for both flow control and water
quality. The report submitted with this application does not comply with this requirement (the submitted report:
provided a Level 1 analysis). ' ~
2. The System Development Charges for surface water shall be based on a rate of $715.00 per single-family:
building lot. The development charges are collected as part of the construction permit.
Plan Review -Water :
1. A new 12" watermain will be required to be extended along the, frontage of this site. A minimum 8" diameter I
watermain (with associated hydrants) will be required to serve the internal lots with domestic water. :
2. The System Development Charge for water shall be based on a rate of $1,525.00 per single-family building lot. '
The development charges are collected as part of the construction permit.
Plan Review -Sanitary Sewer '
1. A new sewer main will be required for this project. It will be required to be extended along the frontage (SE 95th :
Was) and to the west of Tract A. '
2. A new lift-station will be required for this project. Design review'will be preformed on the construction permit'
submittal. : '
3. This project falls within the Honey Creek Sewer Assessment Districts. Fees for this district are $250.00 per single-"
family lot. These fees are due at the time a construction permit is issued.
4.The System Development Charge for sewer shall be based on a rate of $900.00 per single-family lots. The
ERCRT 04-100
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY I-_ . r Envi' lental Review Committee Staff Report
LUA-04-100, PP, ECF
REPORT OF OCTOBER 26, 2004
PROJECT DESCRIPTION (CONTINUED)
, I
The newly created lots, which would range from 4,500 square fe~t to 8,403 square feet in size, are intended for 'the
eventual development of detached single-family homes. The site is currently an undeveloped treed parcel. The
proposal for 22 lots under the R-8 zone would yield a net density of 7.8 dwelling units per acre, after the deduction of
private access easements serving 3 or more lots and the roadway. :
The property is located at the northern boundary of Renton's city ~limits, adjacent to the City of Newcastle along ,SE
95th Way near the intersection of Coal Creek Parkway SE. As [SE 95th Way in under the jurisdiction of CitYI of
Newcastle, access and road improvements along SE 95th Way will require review and approval by the City of
Newcastle. May Creek flows to the north of the site. The site is designated on the City's Slopes Critical Areas Maps
and as a Forested and Potential Wildlife Area. Due to the proposed grading necessary to prepare the site, the
proposed tree clearing limits will encompass the entire parcel. According to the tree inventory, 48 conifer trees and
approximately 140 deciduous trees are to be removed along with low-lying vegetation. Earthwork quantities are
estimated at 43,500 cubic yards of excavated materials, of which approximately 1/3 of the material will be used on site
as fill. ' I I
Plat improvements would consist of the construction of a new cul-de-sac road to be dedicated as a 42-feet wide public
street. Off of the bulb of the cul-de-sac, two 26-foot access easerryents will extend off of to serve Lots 8 through' 11
and Lots 14 through 17. No direct access to SE 95th Way is proposed or will be allowed. An underground detention
vault on is proposed on Tract A to handle the site's surface runoff. Water and sanitary sewer utilities would be
extended along the frontage of the site from existing improvemerts. It will necessary for the project to providEl a
sanitary sewer pump station on site.
, ' While the City's Critical Areas map has indicated the site to contain protected Slope, a slope analysis provided by the
project engineer, Touma Engineering and Land Surveyors, show those areas with 40% slope to have a vertical rise: of
8 to 13.5 feet (15 foot or greater of vertical rise equates Protected Slope). Therefore, the slope is not regulated. '
B. RECOMMENDATION
Based on analysis of probable impacts from the proposal, stflff recommends that the Responsible Officials
make the following Environmental Determination: I
DETERMINA TlON OF
NON-SIGNIFICANCE
Issue DNS with 14 da
Issue DNS with 15 day Comment Period
with Concurrent 14 day Appeal Period.
DETERMINATION OF xX NON -SIGNIFICANCE -MITIGA TED.
xx Issue DNS-M with 14 da A eal Period.
Issue DNS-M with 15 day Comment Period,
with Concurrent 14 day Appeal Period.
C. MITIGA TION MEASURES
1. a.
b.
c.
d.
e.
f.
ERCRT 04-100
I
The applicant shall comply with the recommendations contained within the Geotechnical Report
prepared by Geo Group Northwest, Inc. dated June 21, 2004 with regard to site preparation add
construction. '
Temporary Erosion Control measures shall be' installed maintained in accordance with thle
Department of Ecology Standards to the satisfaction of the representative of the Development
Services Division for the duration of the project's con~truction.
I
The applicant shall identify the project clearing limits on the project drawings prior to the issuance of
the construction permit, and in the field prior to initiatihg site work. I
: I
The applicant shall limit site disturbance including: but not limited to clearing, grading, utility, and
roadwork activities to occur from April 1st through October 31 st• '
The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to ttie
initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes.
I The project contractor shall perform daily review and maintenance of all erosion and sedimentation
control measures at the site. ~ ,
STAFF
REPORT
A. BACKGROUND
ERe MEETING DATE
Project Name:
Applicant:
File Number:
Project Manager:
Project Description:
Project Location:
Exist. Bldg. Area gsf:
Site Area:
RECOMMENDA TlON:
Project Location Map
City of Renton
Department of Planning / Building / Public Works
ENVIRONMENTAL REVIEW COMMITTEE
October 26. 2004
Christelle Ridge PreliminarY Plat
Jeff Rieker
Christelle Inc.
1750 Monroe Avenue NE
Renton, WA 9S056
LUA-04-100, PP, ECF
NancyWeil
The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for
the 22-lot subdivision of a 3.53-acre site. The proposal would create lots for the future
development of single-family residences with the proposed density of 7.S units p~r
net acre. The subject property is currently designated with the Residential -is
dwelling units per acre (R-S) zone. (Project Description continued on next page).
SE 95th Way & Anacortes Avenue N:E (if extended) near the intersection of Coal
Creek Parkway
Undeveloped Site
3.53 acres
I Proposed New Bldg. Area:
: Total Building Area gsf:
N/A
N/A
Staff recommends that the Environmental Review Committee issue a Determination of
Non-Significance -Mitigated (DNS-M).
i.
ERC~T
"
ENVIRONMENTALREVIEJ COMMITTEE
MEETING NOTICE
October 26, 2004
I
i
To: Gregg Zimmerman, Planning/Building/Public Works Administrator
Dennis Culp, Community Services Adr)1inistrator
Lee Wheeler, Fire Chief I
From: Jennifer Henning, Development Planning
Meeting Date: Tuesday, October 26, 2q04 I
.1 Time: 9:00 AM I
Location: Sixth Floor Conference Room #620
Agenda listed below. I
Christelle Ridge Preliminary Plat (Wei/)
LUA04-100, PP, ECF i I
The applicant is requesting Preliminary Plat and Environmental (SEP,A) Review for the 22-lot subdivision of a 3.53-I
acre site. The proposal is for the future development of single-family residences with the proposed density of 7.8
units per net acre. The subject property is currently designated with ~he Residential-8 dwelling units per acre (R-8)
zone. !
cc: K. Keolker-Wheeler, Mayor
J. Covington, Chief Administrative Officer
A. Pietsch, EDNSP Administrator ®
B. Wolters, EDNSP Director ®
J. Gray, Fire Prevention
N. Watts, P/B/PW Development Services Director ®
F. Kaufman, Hearing Examiner
S. Engler, Fire Prevention ®
J. Medzegian, Council
S. Meyer, P/B/PW Transportation Systems Director
R. Lind, Economic Development
L. Warren, City Attorney ®
CITY OF RENTON
DETERMINATION OF NON~SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
DESCRIPTION OF PROPOSAL:
LOCATION OF PROPOSAL:
LEAD AGENCY:
I LUA04-100, PP, EC~
Jeff Rieker
,
Christelle Ridge Preliminary Plat
The applicant is reqUesting Preliminary Plat and Environmental (SEPA)
Review for the 22-lot ,subdivision of a 3.53-acre site. The proposal would
create lots for the fut~re development of single-family residences with. the
proposed density of :7.8 units per net acre. The subject property is
currently deSignated with the Residential - 8 dwelling units per acre, (R-
8) zone. i .
SE 95th Way & Anacortes Avenue NE (if extended) near the intersection
of Coal Creek Parkway
I
The City of Renton I
Department of Planni~g/Building/Public Works
Development Planning Section
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process.
Appeals of the environmental determination must be filed in wri,ing on or before 5:00 PM November 15, 20p4.
Appeals must be filed in writing together with the required $75.00 appli~ation fee with: Hearing Examiner, City of Rentpn,
1055 South Grady Way, Renton, WA 98055. Appeals to the Examine,r are governed by City of Renton Municipal C~de
Section 4-8-110. B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's
Office, (425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
Dennis Culp, Administrat
Community Services
Lee Wheeler, Fire Chief
Renton Fire Department
NOVEMBER 1, 2004
OCTOBER 26, 2004
DAT~ /
DATE ~
Plan Review -Sanitary Sewer '
1. A new sewer main will be required for this project. It will ,be required to be extended along the frontage (SE
95th Was) and to the west of Tract A. , I
2. A new lift-station will be required for this project. Design review will be preformed on the construction permit
submittal. I
I 3. This project falls within the Honey Creek Sewer Assessment Districts. Fees for this district are $250.00 'per
single-family lot. These fees are due at the time a constru<;:tion permit is issued.
4. The System Development Charge for sewer shall be bas~d on a rate of $900.00 per single-family lots. The
development charges are collected as part of the construction permit. !
Plan Review -Transportation I
1. This project is required by City Code to install half pavement width on the existing right-of-ways frontage to
the site. The code also requires installing curb, gutter, storm drainage, sidewalk, street signage, and
streetlights along the frontage of the parcel being developed. However, because the site is bordered by the
City of Newcastle right-of-way, it will be required to follow the street standards of that jurisdiction (including
required permits). Documented coordination and design review with the City of Newcastle will be required.1
,
2. There are currently plans for extensive street improvements along Coal Creek Parkway. TMse
improvements will include relocation and realignment of SE 95th Way with Coal Creek Parkway. Frontage
improvements for this development must be coordinated with the street improvement project.
Plan Review -General
1. All plans shall conform to the Renton Drafting Standards.
2. A construction permit is required. The permit requires three copies of the drawings, two copies of ,he
drainage report, a construction estimate, application and appropriate fees (this may be submitted at the '6th
floor customer service counter of City Hall).
Property Services
1. Comments included in memo dated October 15, 2004 regarding corrections necessary prior to recording for
the final plat submittal will be forwarded under separate coyer. '
CITY OF RENTON ,
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
ADVISORY NOTES
APPLICATION NO(S):
PROJECT NAME:
APPLICANT:
LOCATION OF PROPOSAL:
LUA04-100, PP, ECF. ,
Christelle Ridge Preli~inary Plat
Jeff Rieker
SE 95th Way & Anaco'rtes Avenue NE (if extended) near the intersecti~n
of Coal Creek Parkway
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat and Environmental (SEPA)
Review for the 22-lot subdivision of a 3.53-acre site. The proposal would
create lots for the future development of single-family residences with the
proposed density of 7.8 units per net acre. The subject property is !
LEAD AGENCY:
currently designated with the Residential - 8 dwelling units per acre (~-
8) zone.
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
Advisory Notes to Applicant:
The fol/owing notes are supplemental information provided in conjunction with the environmental :
determination. Because these notes are provided as information only, they are not subject to the appefJl
process for environmental determinations. ,
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30' am to 3:30 pm, Monday through Friday unle'ss
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. A Forest Practices Permit may be required for the harvest :of timber associate with this project. Applicant, is
responsible for contacting the Washington State Department of Natural Resources, South Puget Sour:1d
Region at 360-825-1631.
, ,
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 square feet in area,: the minimum fire flow increases to 1,500 GPM
and requires two hydrants within 300 feet of the structures. : :
I I
2. Fire Department access roads are required to be paved, 20: feet wide. Dead end roadways over 150 feet in
length are required to have an approved turnaround. I :
3. Street addresses shall be visible from a public street.
I
Plan Review -Surface Water I
I
1. Due to downstream flooding and erosion problems, this project is conditioned with meeting the 1998 King
County Surface Water (Level 2 flow control) manual analysis'and design standards, for both flow control and
water quality. The report submitted with this application does not comply with this requirement (the submitted
report provided a Level 1 analysis). I ' ,
2. The System Development Charges for surface water shall bf3 based on a rate of $715.00 per single-family;
building lot. The development charges are collected as part of, the construction permit. !
,
Plan Review -Water
1. A new 12" watermain will be required to be extended along the frontage of this site. A minimum 8" diameter'
watermain (with associated hydrants) will be required to servei the internal lots with domestic water. ,
2. The System Development Charge for water shall be based on a rate of $1,525.00 per single-family building'
lot. The development charges are collected as part of the construction permit. 'I ,
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
APPLICATION NO(S):
PROJECT NAME:
APPLICANT:
LOCATION OF PROPOSAL:
DESCRIPTION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
I
MITIGATION MEASURES ,
I
LUA04-100, PP, EC~
i Christelle Ridge Preliminary Plat
I
Jeff Rieker I
I
, I
SE 95th Way & Anacortes Avenue NE (if extended) near the intersection
of Coal Creek Parkwc;iy !
The applicant is requiesting Preliminary Plat and Environmental (S~PA)
Review for the 22-lot subdivision of a 3.53-acre site. The proposal would
create lots for the future development of single-family residences with: the
proposed density of :7.8 units per net acre. The subject property is
currently designated with the Residential - 8 dwelling units per acre: (R-
8) zone. I I
The City of Renton
Department of Planning/Building/Public Works
Development Plannin~ Section
i ' 1. a. The applicant shall comply with the recommendations contained within the Geotechnical Report prepared
by Geo Group Northwest, Inc. dated June 21, 2004 with regard to site preparation and construction.
b. Temporary Erosion Control measures shall be installed maintained in accordance with the Departmenti of
Ecology Standards to the satisfaction of the representative of the Development Services Division for tre
duration of the project's construction. I , , I
c. The applicant shall identify the project clearing limits tin the project drawings prior to the issuance of the
construction permit, and in the field prior to initiating sit$ work. I
I d. The applicant shall limit site disturbance including but riot limited to clearing, grading, utility, and roadwork
activities to occur from April 1st through October 31 st. i I
e. The applicant shall designate staging areas for terriporary stockpiles of excavated soil prior to the
initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes.
I
I f. The project contractor shall perform daily review and maintenance of all erosion and sedimentatiQn
control measures at the site. '
: f
g. Certification of the proper removal of the erosion contrql facilities shall be required prior to the recordiri,g
of the final plat. ~ I
I I
h. The applicant shall be required to obtain final inspection of proposed rockery and retaining walls, whiqh
are part of the site preparation, prior to final plat approval. If determined by the Development Services
Division that the construction of these structures entails,Potential noise or vibration disturbance or impact
to adjacent properties, the applicant shall be subject to supplemental Environmental (SEPA) Revie":,,.
This condition shall be subject to the review and approval of the Development Services Division. !
I !
2. 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. I
3. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 per each new
additional trip generated by the project prior to the recording; of the final plat. I
4. The applicant shall comply with the 1998 King County SI!Jrface Water Design manual for both detentio;n
(Level 2 Flow Control) and Water Quality improvements. I ;
I ,
5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 per new single-famii'y
lot prior to the recording of the final plat.' :
CITY )F, RENTON: ,
~ PI8nningIBuildinglPublic Works Department'
Kathy Keolker-Wheeler, Mayor , Gregg Zhnmerman P.E~ Administrator
, October 27, 2004
, I '
Washington State
Department of Ecology
Environmental Review' Section '
PO Box 47703,
Olympia, WA 98504-7703
. " .
" ...
Subject: EnVironmentai Determinations'
, ,Transmitted herewith is a copy of thil'Environmental Determi~atidnfor.theioliowing project revie~ed by'
the Environmental Review Committee (ERC) on October 26, 2004:, ' " , ' , , ' 1
DETERMINATIONOF NON-:SIGNIFICANCE-MITIGATED '
PROJ~Cr NAME:,
PROJECT NUMBER:
Christelle :~idgeP~eiiJ;'ina'~y fll~i' ,
QJA04':1QO,PP,:ECF 'I ',", "
LOCATION: .
DESCRIPTION:
,SE 95th Way:& Anacor.tes'AvenueNE (if extended) near'the '
",' intersection of Coal Creek,Parl<way<' ,
The applicant Is requestlng'Prelimi,n~ry Plat and Envir~nmEmtal
,,{SEPJ\)Re"'ieW.Jq~ th~~2,-lot sU~dfvislpn of a 3~53-acre site. The
, ,', proposal¥io~i~.;·c,r~C;l~e ";91,s forcthefutute deyelopmen~ of single-
,..;family ~e~i,d~ri,ces" ~ith"tfie' prop'ose~ d~nsity ,of 7.6 units per riet ";acre~" Tt1~~ubjeC:;t,pr:operty, is currehUYdesignated with the .,
Res~~ential";:8~dwelling:units per acre:(R~8)zone. .
. ,~. '::.:" r ~' , . • ." ,.'.. . '. '.' ~. . : : .. ,' , ..' . ,~,:~, , .' ',~ '. . . .'. :
I'
, , I
,
"
1 "
Appeals of the environmentatdeterh:llnation mu~t be flledhi"w!itingon or before 5:00 PM
Novet!'iber 15, 2004. Appealsmusf',be filed in writing 'togethe( with the required $75.00 application fee
with: ~earing Examiner, City ()f Re.nt9~; .1055 :~outhGrady'Way, F1ehton, WA'98055.'Appeals to the .. . . i .
E:xarnii1~r a~e. governed by City ofR,entol1 Muni~ipal Code.:~ecti.on 4-8~11 0.8 .. Additional information
regarding the, appeal' proc~ss may be obtaineq from the Rento~City Clerk's. Office, (425), 430~651 0;
• • . • ~. !. •
If you have questions, please ca'" me at (425) 430~7270
'.For the Environmerital Review C.ommittee,
'" .' ".n .\...:>\~~ . . . ·0
NancyWeil·
Associate Planner
, cc: King CountyWastewater Treatment Division·
WDFW, Stewart Reinbold .
David F.,Dietzman, Department of Natural Resources
WSDOT, Northwest Region
Duwamish Tribal Office
. !
Rod Malcom, Fisheries; Muckleshoot Indian Tribe (Ordinance)
Meli~sa Calvert, Muckleshoot Cultural Resources Program
US Army Corp. of-Engineers .
Stephanie Kramer, Office of Archaeology &' Historic Preservation
,I ..
i, I
I
, 1 ,
I.
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~ , AHEAD OF THE CURVE I \:tI This paper contains 50% recycled material. 30% Post consumer ,
[
In. ~4~ .
~F RENTON:·
..A -'Kathy Keolker-Wheeler; Mayor'
October 27, 2004
.... Tom Touma
Touma Engineers
6632 S 191 st Place #E-1 02
. Kent, WA 98032
SUBJECT: Christelle Ridge Preliminary Plat
LUA04~100, PP; ECF
Dear Mr: Touma:
,
" PlaiuiingtBuilditlglPublic Works Department'
. . . Gregg Zimmerman P~E., Administrator
1
I.
• 1
. 1
·1
. k
.I .
This letter is y{ritten on behalf of th~EnViro~m,en~aU~~Vi¢wCommittee(ERC)and.'sto advise you that .1
they have completed their review of the.subjectproject. :rh~(FRCissued a threshold Determination of .
: 'Noii~Sigriificance~Mitigated with Mitigation Measures. PI.ease referto. the enclos.ed Mitigation Measures docimlent.· . , '.' . . , .' 'f'" . , ' .. '. .
" ,
.. Appeals of .he 'environmentiil: determination must befilediriw~iting on or before 5:00 PM
. November 15, 2004. Appeals:mus~ pefiled in writing t~ether with:the req·uired$75.0Q application f~e
with: Hearing Examiner, City. of Renton, to'55 South::GradY·Vya:y;Renton; WA 98055. Appeals to 'the
. Exaiilinerare·governed by City of Renton MuniC,ipal ¢odeSection 4~8;.1:10.e. ·Additional information
regarding the appeal process:may}be'obtain'~dfroq,'lh~'Retlto~ City Ch~'rk's:bffice, (42$) 430-6510.
'. , . , . .:'\ ".' . I ,',
, . . ~ . . .." ' . ..'.,.. :: ::. .[.. .... '. '...
A P~l;>lic Hearing will:be heldby the R~ntqh,H,eariflg Exami~erinth~ COUDcil Chambers on. the 'seventh
. flooraf City ,Hall,1 055South'GradyW'aYj' ReritQn; WashfngtQn, ·on,~o.veniber,23, 2004 at 9:00 AM to
'consider the Preliminary Plat. The app!icant or repre~entative(s)6f the appliccmHs required tobe present.
at the public hearing. Acopy ot'the staff report wi" b~ mai.led to you o.n(;) ,week before.thehearing. If the .
. EnvironmentaiDetermination 'is appealed, the app~al will· t?e'h~ar~:(as pait of· th is public hearing. .' '. >, '1."" .
The preceding information will aSsist you in plannin.gfor implementation of your p~oject and enable you to
exercise your app~al .rigHts more fully, if you choO$ei"to do so; '. If you: have any questions or desire'
cl(!.rification of the. above, . ph~ase call meat (425) 430-7270.. . . .....
For the Environmental RevieW:Comrilittee,
. •. I • .' "
···iG\~~Wj
NancyWeil'
Associate Planner ..
. cc: ., jeff Reiker I Applicant .
Mithra & Usha Sankrithi / Owners
Enclosure·'
.1
1 .
.,
i·
i ,.,
'1
'. I'
l .. I,
. '1
. ,
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!,
. ,
I'
.~.
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ENVIRONMENTAL DETERMINATION & PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (ONS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN'ENVIRONMENTAL ACTION
PROJECT NAME:
PROJECT NUMBER:
LOCATION:
DESCRIPTION:
Chrlstelle Ridge Preliminary Plat
LUA04-100, PP, ECF
SE 95th Way & Anacortes Avenue NE (If extended) near the Intersection of Coal Creek
Parkway
The applicant Is requesting Preliminary Plat and Environmental (SEPA) Review for the
22-lot subdivision of a 3.53-acre site. The proposal would create lots for the future
development of single-family residences with the proposed density of 7.8 units per net
acre. The subject property Is currently designated with the Residential - 8 dwelling units
per acre (R-8) zone.
I THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMI,TTEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT. '
Appeals of the environmental determination must be flied In writing on or before 5:00 PM on November 15, 2004.
Appeals must be flied In writing together with the required $75.00 ap'pllcatlon fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton
Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the
Renton City Clerk's Office, (425) 430-6510. I
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR
MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY
WAY, RENTON, WASHINGTON, ON NOVEMBER 23, 2004 AT 9:00 AM TO CONSIDER THE
PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL
WILL BE HEARD AS PART OF THIS PUBLIC HEARING. ;
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Plea$e li;1clude th~fproJect'NUMBE~when ca'Ulngfo~ prop~r file lC;tentification.
· .,
Agencies See Attached
(Signalure of sender>h~
STATE OF WASHINGTON ) .
COUNTY OF KING
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.: -",~.::~\SSIO~·· •. ~_'" : ~ ... ~~, ~ ':~" : /8 NOi)! ~ ... "f\ ~ :: ~j, :lJ'~ ." ~ " . _. m." :;(/)~ ,¢ -en: : ~ ....... ~ U8ue : : 'i Y '. ... ~
I certify that I know or have satisfactory evidence that Stacy Tucker '" ~ "'~<9-07 ...... o~.f
signed this instrument and acknowledged it to be his/her/their free and vOlunta~~w~~m\\<12,\~ and
purposes mentioned in the instrument. ··'11\\" .. ",", ..........
Dated: II I key/a 1:
Notary (Print): ____ .JJo:MI.!.i.f)=-D.,:I.,;1 );$::+\I~I(.,p,ft!P.MIlGOfH'*rfiFF~-------------
My appointment expires: MYAPPOINTMENTEXPIRES6-29-W
Christelle Ridge Preliminary Plat
LUA04-100, PP, ECF
template -affidavit of service by mailing
Dept. of Ecology *
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region *
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers *
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Jamey Taylor *
Depart. of Natural Resources
PO Box 47015
Ol}'m~a, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
900 Oakesdale Ave. SW
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept.
c/o Department of Ecology *
3190 160th Ave SE Attn. SEPA Reviewer
Bellevue, WA 98008 39015 -172nd Avenue SE
Auburn, WA 98092
Duwamish Tribal Office * Muckleshoot Cultural Resources Program
4717 W Marginal Way SW *
Seattle, WA 98106-1514 Attn: Ms Melissa Calvert
39015 172nd Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division * Office of Archaeology & Historic
Environmental Planning Supervisor Preservation"
Ms. Shirley Marroquin Attn: Stephanie Kramer
201 S. Jackson ST, MS KSC-NR-050 PO Box 48343
Seattle, WA 98104-3855 Olympia, WA 98504-8343
City of Newcastle City of Kent
Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP
Director of Community Development Acting Community Dev. Director
13020 SE 72nd Place 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Municipal Liason Manager Steve Lancaster, Responsible Official
Joe Jainga 6300 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities
Real Estate Services
Title Examiner
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application. "
Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send
her the ERC Determination paperwork.
template -affidavit of service by mailing
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 2ih day of October, 2004, I deposited in the mails of the United States, a sealed envelope
containing ERC Determination documents. This information was sent to:
Tom Touma
Jeff Reiker -Christelle, Inc.
Mithra & Usha Sankrithi
(Signalure of sender>;,.~
STATE OF WASHINGTON )
COUNTY OF KING
) SS
)
Contact
Applicant
Owners
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, ''¢ C/)''-~ """"' ~ VB C i : I certify that I know or have satisfactory evidence that Stacy Tucker "" ~ \.~ LI ."" 1
signed this instrument and acknowledged it to be his/her/their free and vOlun~ji'~~~t?tne¥,~and
purposes mentioned in the instrument. II", WASt·\\~0 .... __ -
'\ \\., ... """''',, .....
Notary (Print): ___ --iM~.A17iR~llYN~KAMC~::::H7:lEfF~------------
My appointment expires: MY APPOINTMENT EXPIRES 6-29-07
Christelle Ridge Preliminary Plat
LUA04-100, PP, ECF
·i~1t ..u. ' ',-Kathy Keolker-Wheeler, Mayor
November 3, 2004
Tom Touma
ToumaEngineers
66328 191st place #E-102
Kent,WA 98032
SUBJECT: Christelle Ridge Preliminary Plat
LUA04~100, PP,ECF '
DearMr. Touma:
CITY F'RENTON
PlanninWBuildinglPublic Works Department
Gregg Ziinmerman P.E.~Admiiiistrator ' ."
This letter is written on behalf of tl;le Environmental ReviewCoinmittee, (ERe) and is to advise youthat a
, reconsideration of the ,ERCdecision on o.ctober26,,2004 wasrequested and heard today. TheERC have
.. completed their reconsideration ofthe'5ubject proj ecta rid issued a revise~thresholcl Determination'of "
. Non-Significance-Mitigated with Mitigatiqn:rv\easLites: Please;refer to thE;3enclcised Mitigation Measures
document. ;;' ' , , .
Th~ Request for Reconsideratiop was from the CityC?f Newcastl,e whlcb is the jurisdiction ~buttirig the
'proposed project to the northalorigSE 9Sth Wa,y. A cbpyof theii" letter at request 'as weUasthe City of
Rentori's response. letter is enclosed.f()ryourrevi~yv.", .. , , ..' I' .
. ...... ," .
. ,'The appeal periOd, has been revised ·to fol!(jw the:.E:RC, Recon~iderationdate.·Appealsof the
" ~nvironmental determination must b~:fil~d··in·wrjting'on.or befo're 5:ijOPM November 22, 2004.
Appeals must be meld in writingtogether wit~,therequited.$7S.00 applicatioq fee with: .HearingExaminer;
City of Renton, 1055 South GradyWay".Rentori,WA98055~, Appeals to t~eExaminerare governed,by
City of Renton MuniCipal Code Se<;;tidn4;S-1'10.8: Additional information:regarding the appeal process '
may be obtained frorrrthe Renton. City:,Clerk's:Office, (425) 430·6~1 0., , '
The' Public Hearing date.-will beheld:b.ythe, Reritonl-:iearjngEx~rnin~r in the CounciL Chambers On the
seventh floor of City Hall, '10SS'Sduth'Grady Way;, Renton, Washington, tentatively on December 7,
.. 2004 at 9:00 AM to considerthe'Preliminary Plat., The applicant or representative(s)of the applicant i$
required tobe present at the public hearing. A copy of the staff report will be mailed to you orieweElk
before the hearing. If the EhvirorimentaJ Determination ,is appealed, the appeal will be heard as part of
·this public headng~ . , " ' , '
The preceding iriformati()n will assist you in planning for implementation of your project and enable you to :
exercise your appeaL rights more fully, if you choose,to do so. If you have any questions 9f desire
clarification ofthe above, pleasecail me at (425) 430-7270. . .
" For the Environmental Review Committee,
.Q~~J)
. NimcyWeil
'Associate 'Planner "
'cc: 'Jeff Reiker I Applicant
Mithra & U,sna Sankrithi I Owners '
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b~R
Kathy Keolker-Wheeler, Mayor
November 3, 2004
· Wasnington State
· Department of Ecology
Environme.ntal Review Section
PO Box 47703 .
Olympia, WA 98504-7703.
CITY )F RENTON'·
PlanningIBuildingtPublicWorks Department
Gregg Zimmerman P'Il:" Administrator
Subject: . Revised Environmental. Determinations.
Transmitted herewith is a copy of the reconsideration of the Envirc:mmental Determination'of October 26,
2004. The EnvironmentaJ Review Committee.on November 2,2004 issued a revised threshold .
: D$termination of Nori"Sigriificarice4v';itigated: .. '. . .
DETERMINATlo"N 6FNON~SIGNiFICANCE~MITIGATED
PROJECT NAIVIE: ,
PROJE'CTNUMBER: .
LOCATION:
", ... ~. ,"
. Christelle Ridge.' p'relim inary ~~at
LUA04-l00; PP, ECF .... '.
~E95th Wa9& Anacortes Avenue NE(if extended) near the
DESCRIPTION:
intersection.of Coal Cre.ek Parkway '~ .. , . '.
' ... , Ttle applicant is requesting;', Prelimil'~ry Phitaiid' Environmental
. (SE:P~YR~vieYl,';for·t6Ef22-lotsiJbd·ivis'~nof a3;53~acresite. The
proposaLWou,~~c'reat~: I~ts for thefutlJre . de"elopment ofsingre~
familyres.id~nc.esYiitb.·th~ proposed.dEmsity of 7.B units'per net. '., "".' ,. _',:',1,". >'1' .: .'.-..... ' •. '.: . ',' ;.'," ".' . • acre;' . Th'e : slJbjecC property is'currE:mtlydesignated with the .'
. Resiclential~7 ~;C!welling units per. acre (R-B) zone. '.' '.
J .. i "pp~~IS'ofth~ envir~hmentaldetermination m~stb~ medin':wrJting onoi" before 5:00 PM
Novemi>er 22, 2004. Appeals rrlustbefiled·in writing together with theteiwired$75.00appHcationfee
with: Hearing Examiner, . City of Rl3nton;1 055. South Grady Way, Re(1ton, WA 98055. Appeals· to the.
Examiner are governed by:. City of Reriton' : Municipal G6deSectipri'4;8" i 1 O.B. -Additional information~
'. regarding the appear process maybe .ootained from the. Renton City Clerk;s Office, (425)430~651 O. .
· If you have q~estions, please caH nie at (425) 430-7270 •
For the Environmental Review Committee, • .' . ,
Nancy Wei I
Associate Planner .
· cc: .. King County Wastewater Treatnie~tDivision
wbFW, Stewart Reinbold .
David F. Dietzman, Department of Natural Resources
WSDOT, Northwest Reg'ion .
Duwamish Tribal Office
Rod Malcom, Fisheries, Muckleshoot Indiari Tribe (Ordinance)
Melissa Calvert, Muckleshoot Cultural Resources Program
US Army Gorp. of Engineers
Stephanie Kramer, Office of Archaeology & Historic Preservation
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® This paper contains 50%recycJed ma1erial, 30o/~ pOst consumer
CITY OF RENTON
DETERMINATION OF NON·SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
DESCRIPTION OF PROPOSAL:
LOCATION OF PROPOSAL:
LEAD AGENCY:
REVISED DECISION
LUA04-100, PP, ECF
Jeff Rieker
Christelle Ridge Preliminary Plat
The applicant is requesting Preliminary Plat and Environmental (SEPA)
Review for the 22-lot subdivision of a 3.53-acre site. The proposal would
create lots for the future development of single-family' residences with the
proposed density of 7.8 units per net acre. The subject property is
currently designated with the Residential - 8 dwelling units per acre (R-
8) zone.
SE 95th Way & Anacortes Avenue NE (if extended) near the intersection
of Coal Creek Parkway
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM November 22, 2004.
Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton,
1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code
Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's
Office, (425) 430-6510.
PUBLICATION DATE: NOVEMBER 8, 2004
DATE OF DECISION: NOVEMBER 2, 2004
SIGNATURES:
II /~/()t
DATil '
CITY OF RENTON
DETERMINATION OF NON·SIGNIFICANCE·MITIGATED
REVISED MITIGATION MEASURES
APPLICATION NO(S):
PROJECT NAME:
APPLICANT:
LOCATION OF PROPOSAL:
DESCRIPTION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
LUA04-100, PP, ECF
Christelle Ridge Preliminary Plat
Jeff Rieker
SE 95th Way & Anacortes Avenue NE (if extended) near the intersection
of Coal Creek Parkway
The applicant is requesting Preliminary Plat and Environmental (SEPA)
Review for the 22-lot subdivision of a 3.53-acre site. The proposal would
create lots for the future development of single-family residences with the
proposed density of 7.8 units per net acre. The subject property is
currently designated with the Residential - 8 dwelling units per acre (R-
8) zone.
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. a. The applicant shall comply with the recommendations contained within the Geotechnical Report prepared
by Geo Group Northwest, Inc. dated June 21, 2004 with regard to site preparation and construction.
b. Temporary Erosion Control measures shall be installed maintained in accordance with the Department of
Ecology Standards to the satisfaction of the representative of the Development Services Division for the
duration of the project's construction.
c.
d. The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the
construction permit, and in the field prior to initiating site work.
e. The applicant shall limit site disturbance including but not limited to clearing, grading, utility, and roadwork
activities to occur from April 1st through October 31 st.
f. The applicant shall deSignate staging areas for temporary stockpiles of excavated soil prior to the
initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes.
g. The project contractor shall perform daily review and maintenance of all erosion and sedimentation
control measures at the site.
h. Certification of the proper removal of the erosion control facilities shall be required prior to the recording
of the final plat.
i. The applicant shall be required to obtain final inspection of proposed rockery and retaining walls, which
are part of the site preparation, prior to final plat approval. If determined by the Development Services
Division that the construction of these structures entails potential noise or vibration disturbance or impact
to adjacent properties, the applicant shall be subject to supplemental Environmental (SEPA) Review.
This condition shall be subject to the review and approval of the Development Services Division.
2. 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.
3. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 per each new
additional trip generated by the project prior to the recording of the final plat.
4. The applicant shall comply .. h the 1998 King County Surface Wate. esign manual for both detention
(Level 2 Flow Control) and Water Quality improvements.
5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 per new single-family
lot prior to the recording of the final plat.
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
REVISED ADVISORY NOTES
APPLICATION NO(S):
PROJECT NAME:
APPLICANT:
LOCATION OF PROPOSAL:
DESCRIPTION OF PROPOSAL:
LEAD AGENCY:
LUA04-100, PP, ECF
Christelle Ridge Preliminary Plat
Jeff Rieker
SE 9Sth Way &. Anacortes Avenue NE (if extended) near the intersection
of Coal Creek Parkway
The applicant is requesting Preliminary Plat and Environmental (SEPA)
Review for the 22-lot subdivision of a 3.S3-acre site. The proposal would
create lots for the future development of single-family residences with the
proposed density of 7.8 units per net acre. The subject property is
currently designated with the Residential - 8 dwelling units per acre (R-
8) zone.
The City of Renton
Department of. Planning/Building/Public Works
Development Planning Section
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.
Planning
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. A Forest Practices Permit may be required for the harvest of timber associate with this project. Applicant is
responsible for contacting the Washington State Department of Natural Resources, South Puget Sound
Region at 360-82S-1631.
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 square feet in area, the minimum fire flow increases to 1,SOO GPM
and requires two hydrants within 300 feet of the structures.
2. Fire Department access roads are required to be paved, 20 feet wide. Dead end roadways over 1S0 feet in
length are required to have an approved turnaround.
3. Street addresses shall be visible from a public street.
Plan Review -Surface Water
1. Due to downstream flooding and erosion problems, this project is conditioned with meeting the 1998 King
County Surface Water (Level 2 flow control) manual analysis and design standards, for both flow control and
water quality. The report submitted with this application does not comply with this requirement (the submitted
report provided a Level 1 analysis).
2. The System Development Charges for surface water shall be based on a rate of $71S.00 per single-family
building lot. The development charges are collected as part of the construction permit.
Plan Review -Water
1. A new 12" watermain will be required to be extended along the frontage of this site. A minimum 8" diameter
watermain (with associated hydrants) will be required to serve the internal lots with domestic water.
2. The System Development Charge for water shall be based on a rate of $1 ,S2S.00 per single-family building
lot. The development charges are collected as part of the construction permit.
Plan Review -Sanitary Sewer
1. A new sewer main will be required for this project. It will be required to be extended along the frontage (SE
95th Was) and to the west of Tract A.
2. A new lift-station will be required for this project. Design review will be preformed on the construction permit
submittal.
3. This project falls within the Honey Creek Sewer Assessment Districts. Fees for this district are $250.00 per
single-family lot. These fees are due at the time a construction permit is issued.
4. The System Development Charge for sewer shall be based on a rate of $900.00 per single-family lots. The
development charges are collected as part of the construction permit.
Plan Review -Transportation
1. This project is required by City Code to install half pavement width on the existing right-of-ways frontage to
the site. The code also requires installing curb, gutter, storm drainage, sidewalk, street signage, and
streetlights along the frontage of the parcel being developed. However, because the site is bordered by the
City of Newcastle right-of-way, it will be required to follow the street standards of that jurisdiction (including
required permits). Documented coordination and design review with the City of Newcastle will be required.
2. There are currently plans for extensive street improvements along Coal Creek Parkway. These
improvements will include relocation and realignment of SE 95th Way with Coal Creek Parkway. Frontage
improvements for this development must be coordinated with the street improvement project.
Plan Review -General
1 . All plans shall conform to the Renton Drafting Standards.
2. A construction permit is required. The permit requires three copies of the drawings, two copies of the
drainage report, a construction estimate, application and appropriate fees (this may be submitted at the 6th
floor customer service counter of City Hall).
Property Services
1. Comments included in memo dated October 15, 2004 regarding corrections necessary prior to recording for
the final plat submittal will be forwarded under separate cover.
City of Newcastle
1. The applicant will be required to sign and mark that portion of SE 95th Way in front of project as "No Parking."
2. All work within City of Newcastle right-of-way shall conform to the WSDOT 2004 Standard Specifications for
Road, Bridge, and Municipal Construction Section 2-03.3(14) C Method B for roadway embankment
construction. The top two feet of the subgrade shall be compacted to a minimum of 95% maximum dry
density per ASTM 0-1557.
3. In accordance with City of Newcastle Public Works Standards, Section 4.29, slopes within Newcastle right-
of-way shall not exceed a slope of 2.5:1, horizontal: vertical.
4. Retaining or rockery walls shall not be constructed within the right-of-way from SE 95th Way.
5. The applicant shall obtain a Right-of-Way Use Permit form the City of Newcastle and shall construct
improvements to SE 95th Way in accordance with City of Newcastle Neighborhood Collector standards.
Since it is unlikely that on-street parking will be allowed in this area, the necessary improvements will consist
of an 11-foot travel lane, a 5-foot bike lane, curb, gutter, sidewalk, and landscaping strip. In addition, a left-
turn lane will be necessary at the intersection of SE 95th Way and COal Creek Parkway. Therefore, the
applicant shall widen and improve SE 95th Way along the project's frontage as follows:
a) Pavement widening at the intersection of SE 95th Way and Coal Creek Parkway to accommodate two 11-
foot travel lanes, a 12-foot left turn land, and 5-foot bike lanes (or minimum 5-foot shoulder on the north
side of SE 95th Way);
b) Install concrete vertical curb & gutter on the south half;
c) Install a 5-foot wide concrete sidewalk 5 feet from the back edge of curb on the south half;
d) Install a 5-foot wide landscaping strip with street trees and groundcover, between the curb and sidewalk
on the south half;
e) Install illumination along the frontage and intersection, to include ta~ers;
f) Install signing and channelization along the frontage and intersection;
g) Install a full width overl, Jr all portions of SE 95th Way that are w, led or damaged or where utilities
are installed to serve this project.
6. The applicant shall construct the plat entrance in accordance with Newcastle Public Works Standards,
particularly with respect to intersection spacing and the slope of the landing. The applicant shall be required
to request and obtain a variance from the Public Works Standards prior to issuance of construction permits.
7. The applicant shall implement a landscaping plan and maintenance agreement for landscaping within the
City of Newcastle right-of-way.
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
DATE: October 28,2004
TO: Environmental Review Committee
FROM: Nancy Weil, Associate Planner
SUBJECT: Christelle Ridge Preliminary Plat
LUA04-100 PP, ECF
A request for reconsideration of Christelle Ridge Preliminary Plat by the Environmental
Review Committee has been submitted from the City of Newcastle. The Committee met on
this application on October 26, 2004. At that time staff informed the Committee that the City
of Newcastle, which abuts this proposed project along SE 95th Way, had raised several
concerns. At the time of that meeting, the City of Newcastle had not completed their review
of the project in order to enter comments for consideration by the ERC.
A letter has subsequently been received from the City of Newcastle with their concerns
outlined. A copy of Newcastle's review comments of the proposed project as well as the
request for reconsideration is attached.
Cc: Jennifer Henning
STAFF
REPORT
City of Renton
Department of Planning / Building / Public Works
REVISED
ENVIRONMENTAL REVIEW COMMITTEE
A. BACKGROUND
ERe MEETING DATE
Project Name:
Applicant:
File Number:
Project Manager:
Project Description:
Project Location:
Exist. Bldg. Area gsf:
Site Area:
RECOMMENDATION:
Project Location Map
November 2, 2004
Christelle Ridge Preliminary Plat
Jeff Rieker
Christelle Inc.
1750 Monroe Avenue NE
Renton. WA 98056
LUA-04-100, PP, ECF
NancyWeil
The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for
the 22-lot subdivision of a 3.53-acre site. The proposal would create lots for the future
development of single-family residences with the proposed density of 7.8 units per
net acre. The subject property is currently designated with the Residential - 8
dwelling units per acre (R-8) zone. (Project Description continued on next page):
SE 95th Way & Anacortes Avenue NE (if extended) near the intersection of Coal
Creek Parkway
Undeveloped Site
3.53 acres
Proposed New Bldg. Area: N/A
Total Building Area gsf: N/A
Staff recommends that the Environmental Review Committee issue a Determination of
Non-Significance -Mitigated (DNS-M) .
. i.
ERCRT 04-1 OOReconsidered
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY P ..
Envirr 9ntaJ Review Committee Staff Report
LUA-04-100, PP, ECF
REPORT OF NOVEMBER 2, 2004 Page 2 of8
PROJECT DESCRIPTION (CONTINUED)
The newly created lots, which would range from 4,500 square feet to 8,403 square feet in size, are intended for the
eventual development of detached single-family homes. The site is currently an undeveloped treed parcel. The
proposal for 22 lots under the R-8 zone would yield a net density of 7.8 dwelling units per acre, after the deduction of
private access easements s'erving 3 or more lots and the roadway.
The property is located at the northern boundary of Renton's city limits, adjacent to the City of Newcastle along SE
95th Way near the intersection of Coal Creek Parkway SE. As SE 95th Way in under the jurisdiction of City of
Newcastle, access and road improvements along SE 95th Way will require review and approval by the City of
Newcastle. May Creek flows to the north of the site. The site is designated on the City's Slopes Critical Areas Maps
and as a Forested and Potential Wildlife Area. Due to the proposed grading necessary to prepare the site, the
proposed tree clearing limits will encompass the entire parcel. According to the tree inventory, 48 conifer trees and
approximately 140 deciduous trees are to be removed along with low-lying vegetation. Earthwork quantities are
estimated at 43,500 cubic yards of excavated materials, of which approximately 1/3 of the material will be used on site
as fill. .
Plat improvements would consist of the construction of a new cul-de-sac road to be dedicated as a 42-feet wide public
street. Off of the bulb of the cul-de-sac, two 26-foot access easements will extend off of to serve Lots 8 through 11
and Lots 14 through 17. No direct access to SE 95th Way is proposed or will be allowed. An underground detention
vault on is proposed on Tract A to handle the site's surface runoff. Water and sanitary sewer utilities would be
extended along the frontage of the site from existing improvements. It will necessary for the project to provide a
sanitary sewer pump station on site.
While the City's Critical Areas map has indicated the site to contain Protected Slope, a slope analysis provided by the
project engineer, Touma Engineering and Land Surveyors, show those areas with 40% slope to have a vertical rise of
8 to 13.5 feet (15 foot or greater of vertical rise equates Protected Slope). Therefore, the slope is not regulated.
B. RECOMMENDA TlON
Based on analysiS of probable impacts from the proposal, staff recommends that the Responsible Officials
make the following Environmental Determination:
DETERMINATION OF
NON-SIGNIFICANCE
Issue DNS with 14 da A eal Period.
Issue DNS with 15 day Comment Period
with Concurrent 14 day Appeal Period.
DETERMINA TlON OF
XX NON -SIGNIFICANCE -MITIGA TED.
XX Issue DNS-M with 14 da A eal Period.
Issue DNS-M with 15 day Comment Period
with Concurrent 14 day Appeal Period.
C. MITIGATION MEASURES
1. a. The applicant shall comply with the recommendations contained within the Geotechnical Report
prepared by Geo Group Northwest, Inc. dated June 21, 2004 with regard to site preparation and
construction.
b. Temporary Erosion Control measures shall be installed maintained in accordance with the
Department of Ecology Standards to the satisfaction of the representative of the Development
Services Division for the duration of the project's construction.
c.
d. The applicant shall identify the project clearing limits on the project drawings prior to the issuance of
the construction permit, and in the field prior to initiating site work.
e. The applicant shall limit site disturbance including but not limited to clearing, grading, utility, and
roadwork activities to occur from April 1 st through October 31 st.
ERCRT 04-100Revised.doc
City of Renton P/B/PW Deparlment
CHRISTELLE RIDGE PRELIMINARY P.
En vir' 'ental Review Committee Staff Reporl
LUA-04-100, PP, ECF
REPORT OF NOVEMBER 2, 2004 Page 30'8
f. The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the
initiation of projectconstruction. Excavated soils shall not be placed on or adjacent to site slopes.
g. The project contractor shall perform daily review and maintenance of all erosion and sedimentation
control measures at the site.
h. Certification of the proper removal of the erosion control facilities shall be required prior to the
recording of the final plat.
i. The applicant shall be required to obtain final inspection of proposed rockery and retaining walls,
which are part of the site preparation, prior to final plat approval. If determined by the Development
Services Division that the construction of these structures entails potential noise or vibration
disturbance or impact to adjacent properties, the applicant shall be subject to supplemental
Environmental (SEPA) Review. This condition shall be subject to the review and approval of the
Development Services Division.
2. 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.
3. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 per each new
additional trip generated by the project prior to the recording of the final plat.
4. The applicant shall comply with the 1998 King County Surface Water Design manual for both detention (Level
2 Flow Control) and Water Quality improvements.
5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 per new single-family lot
prior to the recording of the final plat.
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental
. ~etermination. Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.
Planning
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. A Forest Practices Permit may be required for the harvest of timber associate with this project. Applicant is
responsible for contacting the Washington State Department of Natural Resources, South Puget Sound Region at
360-825-1631.
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 square feet in area, the minimum fire flow increases to 1,500 GPM and
requires two hydrants within 300 feet of the structures.
2. Fire Department access roads are required to be paved, 20 feet wide. Dead end roadways over 150 feet in length
are required to have an approved turnaround.
3. Street addresses shall be visible from a public street.
Plan Review -Surface Water
1. Due to downstream flooding and erosion problems, this project is conditioned with meeting the 1998 King County
Surface Water (Level 2 flow control) manual analysis and design standards, for both flow control and water
quality. The report submitted with this application does not comply with this requirement (the submitted report
provided a Level 1 analysis).
2. The System Development Charges for surface water shall be based on a rate of $715.00 per single-family
building lot. The development charges are collected as part of the construction permit.
Plan Review -Water
1. A new 12" watermain will be required to be extended along the frontage of this site. A minimum 8" diameter
watermain (with associated hydrants) will be required to serve the internal lots with domestic water.
2. The System Development Charge for water shall be based on a rate of $1,525.00 per single-family building lot.
The development charges are collected as part of the construction permit.
Plan Review -Sanitary Sewer
1. A new sewer main will be required for this project. It will be required to be extended along the frontage (SE 95th
Was and to the west of Tract A.
ERCRT 04-100Reconsidered
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY f.
En vir 'ental Review Committee Staff Report
LUA-04-100, PP, ECF
REPORT OF NOVEMBER 2, 2004 Page 4 of 8
2. A new lift-station will be required for this project. Design review will be preformed on the construction permit
submittal.
3. This project falls within the Honey Creek Sewer Assessment Districts. Fees for this district are $250.00 per single-
family lot. These fees are due at the time a construction permit is issued.
4. The System Development Charge for sewer shall be based on a rate of $900.00 per single-family lots. The
development charges are collected as part of the construction permit.
Plan Review -Transportation '
1 . This project is required by City Code to install half pavement width on the existing right-of-ways frontage to the
site. The code also requires installing curb, gutter, storm drainage, sidewalk, street signage, and streetlights along
the frontage of the parcel being developed. However, because the site is bordered by the City of Newcastle right-
of-way, it will be required to follow the street standards of that jurisdiction (including required permits).
Documented coordination and design review with the City of Newcastle will be required.
2. There are currently plans for extensive street improvements along Coal Creek Parkway. These improvements will
include relocation and realignment of SE 95th Way with Coal Creek Parkway. Frontage improvements for this
development must be coordinated with the street improvement project.
Plan Review -General
1 . All plans shall conform to the Renton Drafting Standards.
2. A construction permit is required. The permit requires three copies of the drawings, two copies of the drainage
report, a construction estimate, application and appropriate fees (this may be submitted at the 6th floor customer
service counter of City Hall).
Property Services
1. Comments included in memo dated October 15, 2004 regarding corrections necessary prior to recording for the
final plat submittal will be forwarded under separate cover.
City of Newcastle
1. The applicant will be required to sign and mark that portion of SE 95th Way in front of project as "No Parking."
2. All work within City of Newcastle right-of-way shall conform to the WSDOT 2004 Standard Specifications for
Road, Bridge, and Municipal Construction Section 2-03.3(14) C Method B for roadway embankment construction.
The top two feet of the subgrade shall be compacted to a minimum of 95% maximum dry density per ASTM D-
1557.
3. In accordance with City of Newcastle Public Works Standards, Section 4.29, slopes within Newcastle right-of-way
shall not exceed a slope of 2.5:1, horizontal: vertical.
4. Retaining or rockery walls shall not be constructed within the right-of-way from SE 95th Way.
5. The applicant shall obtain a Right-of-Way Use Permit form the City of Newcastle and shall construct
improvements to SE 95th Way in accordance with City of Newcastle Neighborhood Collector standards. Since it is
unlikely that on-street parking will be allowed in this area, the necessary improvements will consist of an 11-foot
travel lane, a 5-foot bike lane, curb, gutter, sidewalk, and landscaping strip. In addition, a left-turn lane will be
necessary at the intersection of SE 95th Way and Coal Creek Parkway. Therefore, the applicant shall widen and
improve SE 95th Way along the project's frontage as follows:
a) Pavement widening at the intersection of SE 95th Way and Coal Creek Parkway to accommodate two
11-foot travel lanes, a 12-foot left turn land, and 5-foot bike lanes (or minimum 5-foot shoulder on the
north side of SE 95th Way);
b) Install concrete vertical curb & gutter on the south half;
c) Install a 5-foot wide concrete sidewalk 5 feet from the back edge of curb on the south half;
d) Install a 5-foot wide landscaping strip with street trees and groundcover, between the curb and
sidewalk on the south half;
e) Install illumination along the frontage and intersection, to include tapers;
f) Install signing and channelization along the frontage and intersection; .
g) Install a full width overlay for all portions of SE 95th Way that are widened or damaged or where
utilities are installed to serve this project.
6. The applicant shall construct the plat entrance in accordance with Newcastle Public Works Standards, particularly
with respect to intersection spacing and the slope of the landing. The applicant shall be required to request and
obtain a variance from the Public Works Standards prior to issuance of construction permits.
7. The applicant shall implement a landscaping plan and maintenance agreement for landscaping within the City of
Newcastle right-of-way.
ERCRT 04-100Reconsidered
City of Renton PIBIPW Deparlment
CHRISTELLE RIDGE PRELIMINARY" r
REPORT OF NOVEMBER 2, 2004
D. ENVIRONMENTAL IMPACTS
En vir 1ental Review Committee Staff Reporl
LUA-04-100, PP, ECF
Page 5 of 8
In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those
project impacts that are not adequately addressed under existing development standards and environmental
regulations.
1. Earth
Impacts: The subject site is designated on the City's Slopes Critical Areas Maps and is located to the south of May
Creek. The site lies within the May Creek Basin. The site is generally hilly, sloping from the southwest corner down to
the northeast corner. The average slope of the site is 20% to 25%. The property is characterized with sensitive slopes
and Potential Wildlife and Forest Area. The undeveloped property is vegetated with ferns, low-lying vegetation, and
coniferous and deciduous trees.
With the land use application, the applicant submitted a Geotechnical Report prepared by Geo Group Northwest, Inc.
dated June 21, 2004. Field explorations indicate the site soils consist of glacially deposited Glacial Till soils, consisting
of a non-sorted mixture of silt, sand, gravel, and some cobbles. The soil type is also Alderwood AgO. The till color
ranges form weathered brown to unweathered gray. The looser material near the surface is highly weathered; the
material becomes denser and more cemented as the degree of weathering decreases with depth. Of the eight test pits
dug during the summer months, the depths range from 2.5 feet (TP-6) to 18 feet (TP-2) and no groundwater seepage
was observed at any of the test pits. The report identified the presence of permeable sand layers within the glacial till
may contain water. The site soils would not be suitable for use as structural fill during wet weather months.
Additionally, site grading and earthwork should be performed during the dry summer months and the implementation of
permanent erosion control should be complete by mid-October. There were no indicators of slope instability problems
and there is minimal risk of deep-seated sliding at the site. The geotechnical report concludes that the site conditions
encountered are suitable for the proposed development of pavement and building foundations, provided that the
recommendations of the geotechnical report and addendum are followed.
Touma Engineers and Land Surveyors provided a slope delineation map indicating sloped areas of 0% to 20%, 21 %
to 39%, and 40% to 100%. Along with the map, the engineer provided a letter, dated September 20, 2004, stating the
slope analysis of the several small areas of 40% slope had vertical rise ranging form 8 to 13.5 feet (less than 15 feet
vertical rise to qualify as Protected Slope). Thus the slopes are not determined to be Protected Slopes. .
It appears the site qualifies as a hillside subdivision, averaging a slope of 20% or greater, in which case the proposal
would be subject to additional review criteria as established by the City's Subdivision Regulations (RMC section 4-7-
220) during preliminary plat analysis.
The applicant has also submitted a tree-clearing plan as required by the City. This plan documents 48 coniferous and
approximately 140 deciduous trees proposed for removal in preparation of site development. The majority of the trees
range in size from 12 inch to 30 inch, there is inventoried a 60 inch Maple located on what would be Lot 13 at the
south east corner of the site. Due to the grading and site preparation required for the proposed project, the clearing
limits encompass the entire site. The geotechnical report supports that the site should be stripped and cleared of
surface vegetation, topsoil, and soils containing large tree roots or other organics. After grading of the site, the overall
stability will be improved as a result of the removal of the looser surface material and a reduction in the steepness of
the site grades. To ensure the proposed clearing limits are clearly identified, the applicant shall identify the project
clearing limits on the project drawings prior to the issuance of the construction permit, and in the field prior to initiating
site work.
The site preparation proposes cut and fill; the estimate of the quantity of material to be excavated is 43,500 cubic
yards. The Touma Engineers estimate 1/3 of the excavated material to be used on site as fill. The remaining 2/3 of
material will be hauled off site. Grading for the access road will be required a cut of up to 28 feet, for the lots proposed
along the west side of the site, cuts of 22 feet. The fills required for the lots along SE 95th Way may be up to 16 feet.
The majority of the excavated material will be used as fill on the site however the unsuitable material will be trucked
off site. The geotechnical report states the stripped soil should not be used as structural fill below building areas,
pavements, sidewalks, or as fill behind walls. The cul-de-sac access road is proposed to have a grade of 14.41%.
Due to large amount of excavation to take place on site, the applicant shall designate staging areas for temporary
stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on or
adjacent to site slopes.
After the grading of the site, retaining and rock walls are proposed along the northeast property line at the height of 6
to 8 feet and along the south and southwest property line ranging in height from 2 to 20 feet (at the rear of Lot 8).
The site has an elevation change of 88 feet. The entire site will be graded for site preparation. The proposal requires
earthwork activities estimated at 43,500 cubic yards of excavation for the construction of the cul-de-sac roadway and
ERCRT 04-100Reconsidered
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY f r
REPORT OF NOVEMBER 2, 2004
Envir "len tal Review Committee Staff Report
LUA-04-100, PP, ECF
Page 60(8
lots. To ensure that potential erosion impacts that could occur during project construction be adequately mitigated,
staff recommends mitigation measure that a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to
the standards of the Department of Ecology and a Construction Mitigation Plan and approved by City Development
Services staff prior to issuance of Construction Permits. The applicant's SEPA Checklist indicates the use of erosion
control measures, including silt fences, drainage ditches, and sedimentation control ponds during site construction.
Erosion could occur on the project site during grading and filling operations. The geotechnical report identifies the
need for erosion protection measures as required by City of Renton, to be in place prior to and during grading
activities at the site. The applicant would need to install and maintain temporary erosion control measures in
accordance with the Department of Ecology Standards to the satisfaction of the Development Services Division. The
project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at
the site. Additionally, certification of the proper removal of the erosion control facilities shall be required prior to the
recording of the final plat.
Mitigation Measures:
• The applicant shall comply with the recommendations contained within the Geotechnical Report prepared by
Geo Group Northwest, Inc. dated June 21,2004 with regard to site preparation and construction.
• Temporary Erosion Control measures shall be installed maintained in accordance with the Department of
Ecology Standards to the satisfaction of the representative of the Development Services Division for the
duration of the project's construction.
• The applicant shall, as necessary during construction, have trucks inspected and cleaned before leaving the
site in order to ensure that dirt, mud and other materials are not deposited on public streets. The applicant
shall provide for prompt sweeping or cleanup of any dirt, mud or other materials depOSited by the project's
trucks on public streets. Temporary traffic control shall be provided as necessary for safe sweeping or
cleanup operations.
• The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the
construction permit, and in the field prior to initiating site work.
• The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities for to occur
during the relatively dry months (April through October).
• The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of
project construction. Excavated soils shall not be placed on or adjacent to site slopes.
• The project contractor shall perform daily review and maintenance of all erosion and sedimentation control
measures at the site.
• Certification of the proper removal of the erosion control facilities shall be required prior to the recording of the
final plat.
Nexus: SEPA Environmental Regulations, Hillside Subdivision, Grading Regulations
2. Air
Impacts: The adverse air quality impacts would be associated with the construction phase of the project and with
occupation of homes. Project development impacts include dust resulting from grading, exhaust from construction
vehicles, and odors from roofing and roadway paving. Dust would be controlled through the use of temporary erosion
control measures and the sprinkling of the site as needed. Odor impacts are unavoidable and would be short-term in
nature. Post development impacts include vehicle exhaust and the exhaust from heating. Vehicle and construction
equipment exhaust, and exhaust from heating sources is controlled by State and federal regulations. No further site-
specific mitigation for the identified impacts from exhaust are required.
Mitigation Measures: No further mitigation measures required.
Nexus: N/A
3. Surface Water
Impacts: The applicant has submitted a Drainage Report prepared by Touma Engineers dated July 16, 2004 with the
land use application. The report indicates that on-site surface water ,and surface water runoff flows to the north-
northwest toward the roadside swale along SE 95th Way. This side of the property boundary abuts the City of
ERCRT 04-100Reconsidered
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY" r
Envir len tal Review Committee Staff Report
LUA-04-100, PP, ECF
REPORT OF NOVEMBER 2, 2004 Page 70f 8
Newcastle. After the completion of the project approximately 25% to 35% of the site would be covered with
impervious surfaces consisting of paved streets, roofs and driveways.
Surface water from the development is proposed to be directed through CPE pipes to an under-ground storm
drainage facility for water quality treatment and peak flow control. The proposed wet-vault detention facility will be
situated at the northwest corner of the proposed plat on designated Tract A. The flow from the detention vault would
restrict the outflow and would discharge the runoff to follow the existing roadside swale along SE 95th Way. Eventually
the flow would be directed to May Creek.
Due to potential impact off site of the surface water and the eventual release into the May Creek basin, staff
recommends the detention and water quality systems will be designed using the 1998 King County Surface Water
Design Manual with Level 2 flow control. .
Mitigation Measures: The applicant shall comply with the 1998 King County Surface Water Design manual for both
detention (Level 2 Flow Control) and Water Quality improvements.
Nexus: 1998 King County Surface Water Design Manual, State of Washington Department of Ecology.
4. Plants I Animals I Wildlife Habitat
Impacts: The site is designated as a Forested site and the applicant may be required to obtain a Forest Practices
Permit from the Washington State Department of Natural Resources. The site is also designated as a Potential Wildlife
Area. The site is habitat to various songbirds and small mammals, deer tracks were noted on the site at the time of site
visit by City staff.
According to Touma Engineers' Tree Inventory Plan dated July 2004, the site is forested with approximately 48
coniferous and 140 deciduous trees. The clearing limits will encompass the entire site and the all vegetation will be
cleared and removed during grading of the project.
The site is not known to be habitat or contain any threatened or endangered species.
Mitigation Measures: No mitigation is recommended.
Nexus: N/A
5. Recreation
Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are
existing recreational facilities in the area of the subject property (e.g., May Creek and Honey Creek Greenways) and it
is antiCipated that the proposed development would generate future residents that would utilize existing City park and
recreational facilities and programs. Therefore, a Parks Mitigation Fee based on $530.76 per each new single-family
lot is required for the proposal. The fee is estimated at $11,676.72 (22 new lots x $530.76 = $11,676.72) and is
payable prior to the recording of the final plat.
Mitigation Measures: 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.
Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527.
6. Transportation
Impacts: The proposed plat would result in increased traffic trips on the local road system as a result of project
construction and occupancy. City Code requires applicants to provide haul route plans for approval by the
Development Services Division prior to the issuance of construction permits. Haul hours are also restricted by the
Code and may occur only between the hours of 8:30 a.m. and 3:30 p.m., Monday through Friday, unless approved in
writing in advance by the Development Service Division. These reqUirements are intended to diminish impacts the
transportation system resulting from the construction of a project. In addition, traffic control measures are required to
be provided during construction. Approximately 29,000 cu. yd. of excavated material is estimated to be hauled off site.
Based on a truckload of 20 cu. yd., that could generate 1,450 single load trips from the site.
The site is accessed from SE 95th Way, which is the City of Newcastle's right-of-way. The applicant will be required to
acquire the appropriate approval and permits for work and improvements in the public right-of-way form the City of
Newcastle.
The proposal would result in an increase in traffic trips to the City's street system; therefore, a Traffic Mitigation Fee
will be imposed to offset these impacts. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional
generated trip per single family home at a rate of 9.57 trips per home with credit given for the existing residences. For
ERCRT 04-100Reconsidered
City of Renton PIBIPW Department
CHRISTELLE RIDGE PRELIMINARY f r Envir 1ental Review Committee Staff Report
LUA·04·100, PP ECF
REPORT OF NOVEMBER 2, 2004 Page 8 of 8
the proposal, the Traffic Mitigation Fee is estimated at $15,790.50 (22 new lots x 9.57 trips x $75 per trip =
$15,790.50). The fee is payable prior to the recording of the final plat.
Access to the plat is proposed via SE 95th Way from the north with a 42-foot wide public street. The project would
install a cul-de-sac to be dedicated to the City of Renton off of the southeast side of 95th Way to serve the proposed
development. The cul-de-sac is designed with a radius of 55 feet. Street improvements, including curb, gutter,
sidewalk, street lighting, would also be required within the new cul-de-sac. Two 26-foot wide access easements are
proposed off the cul-de-sac to serve as access to Lots 8 through 11 and Lots 14 through 17. A shared 20-foot private
driveway will serve Lots 4 and 5.
With the project application, the applicant submitted a traffic report prepared by Transportation Consulting Northwest
dated August 16, 2004. Analysis of the traffic impacts of the proposed subdivision was accomplished, including traffic
volume and site distance. The report concludes that the development will result in generating 210 daily trips. Staff
has determined the traffic analysis for the proposed development to be acceptable.
Mitigation Measures:
• The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 per each neiN additional
trip generated by the project prior to the recording of the final plat.
Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527.
7. Public I Emergency Services
Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development,
subject to the condition that the applicant provide required improvements and fees. The proposal would add new
residences to the City, which would potentially impact the City's Fire Emergency Services. Therefore, a Fire Mitigation
Fee is estimated-at $10,736.00 (22 new lots x $488.00 = $10,736.00) is required for the proposal. The payment of the
fee is required prior to the recording of the final plat.
Mitigation Measures: The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 per new
single-family lot prior to the recording of the final plat.
Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527.
E. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where
applicable, these comments have been incorporated Into the text of this report as Mitigation Measures and/or
Notes to Applicant .
...1£..-Copies of all Review Comments are contained in the Official File.
Copies of all Review Comments are attached to this report.
Environmental Determination Appeal Process Appeals of the environmental determination must be
filed in writing on or before 5:00 PM November 22, 2004. Appeals must be filed in writing together with the
required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055.
Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
ERCRT 04-100Reconsidered
Kathy KooIker-Wheeler, Mayor
November 2, 2004
Mr. Micheal E. Nicholson
Director of Community Development
City of Newcastle
13020 Newcastle Way
Newcastle, W A 98059-3030
CITY ~F RENTON'
PlanilingIBuildingfPublic Works Deparbnent
Gregg Zimmerman P.E., Administrator
SUBJECT: Letter of Request for Reconsideration for Christelle Ridge Preliminary Plat"
LUA-04-100, PP, ECF
Dear Mr. Nicholson:
As requested In your le,tter dated October26, 2004 for Reconsideration of the
Determination ofNon-significance~ Mitigated issued onOctober 26;2004 forChristelle
Ridge, the Environmental Review Coinmittee (ERC) has reviewed your concems. The
ERC considered City of Newcastle's ,comments regarding the subject project and requ.est
for additional SEP A measures. The following suinIl1anzeS their findings. .
A Mitigation Measure was added toinitigate the' impact ofconsttuction traffic dirt; mud
and other material onta the public streets:Them~<;lsure #lc shall require trucks to be
inspected and c1eanedbef()re leavingthesitemorderto 'ensure that dirt, mud and'
,other materials, are not deposited on public~treets.The applicant shall provide for
prompt sweeping or cleanup of any dirt, mud or other materials depo~itedbydle
project's trucks on public streets. Temporary traffic control shall be provided as
necessary for safe sweeping or cleanup operations~
'. . .
With respect to the request for MitjgationfeesfoiK1ngCo~nty's Mitigation Payment
• System (MPSYruidCityofNewcastle'sIlnpact Fees for Traffic aiid Parks it was "
determined thataninter':local agreement does not exist to require'the MPS nor require "
full fees for NeWcastle~s Jri1pact fees from the applicant. Traffi'c analysis was not .',"
provided in order to d~nionstrate trip impact sp¢~ifictothe City of Newcastle, therefore a
prorated Traffic fee was notrequired. " '. ' ' ,
"The Storm Drainage Water Quality and Flow Impact was previously addressed ,by the ,','
existing mitigation measure #4: The applicant shail comply with the i998 , King
County Surface Water Design manual for both detention (Level 2 Flow Control)
and Water Qualityiniptovements.' ' ,.'
The applicant is required to construct the plat entrance in acconiance with Newcastle
Public Works Standards, particularly with respect to, intersection spacing and' the' slope,
of the landing as the entrance of the projectroad intersect the City ofNewcastle'srigbt-
of-way. The plat road intersection location shall meet the requirement of Newcastle or
obtain a variance. The applicant will be required to provide verification to the City of
,Renton that the am)Iicant has requested and obtained' the necessary vanance from the '
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Kathy Keolker-Wheeler. Mayor
November 2, 2004
. Mr. Micheal E. Nicholson
Director of Cormilunity Development
City of Newcastle
13020 Newcastle Way .
'.' Newcastle, W A 98059-3030
CITY ,F . RENTON
Planning/BuillringlPublic Works Departm.ent'
GreggZiinmermanP.E., Administrator
SUBJECT: Letter of Request for Recoilsidenitiori for Christelle Ridge Preliminary Plat, .
LuA-04-100,PP, ECF .
DearMr; Nicholson:
As requested in your letter dated October26, 2004for Reconsideration of the
Determination of Non-signi:ficance~ Mitigated issued~m October 26;2004 for Christelle
Ridge, the Environmental ReviewC()mmittee (ERC}has .reviewed your concerns. J:he
. ERe consi~ered City ofNew.castle'scommeiitsTegardirig iht:subject projectartd request
for additional SEP A measures: the followingsunuiuirizes theIr findings.
A Mitigation MeasureW,as ad<ledtomitig(},tethe impact bf construction traffic dirt, mud.
and other material onto:the public ~ttet:ts;Them'~asure #.1 c shall require tru cks to be
inspected and cleaned'before;leaving~,tile',~iteinordertoeysu,re thatdirt,mud.and··
other materials are not deposited: o,n: public 'streets. The applicant ,shall provide for.·
prompt' sweeping or cle~ll1ip. oraiIy: 'dirt, mudot other mat~fials depo~ited'byth~
. project's trucks on pubI.i.c, stt'eets. Terriporary'trafflc con'tr61'shall be provided as
necessaryfor safe sweeping ~rCIeahup operatioJis~ .. . . , .
With respect to theTequest'forMitigat~onfees forKjng:Coim~Y'S,Mitigationp~yment·, .
,System (MPS) and City of Newcastle's Inma:ct FeesfofTrafficand Parks it was .
determined that an:inter·:Iocal agreement does notexist to require'theMPSnor r~quire .
. ' full fees for Newcastle:s Impacffeesfrom the applicant. Traffic analysis:was not
.providedi'ilotder to dymonstrate trip impact specific to the City of Newcastle, therefore a
prorated Traffic fee was not required: . '. '. . ... .
. ·The Stonn Drainage Water Quality and Flow Impact was previously aqdressedby the'
existing mitigatioIl. measure' #4: The appiicant shall comply with the 1998 King"
. County Surface Water Designmanoal for both detention (Level 2 Flow Control)
and Water Quality improvements. ..
The applicant is ~equired to construct the plat entrallce in accordance 'with Newcastle
Public Works Standards, particularly with respect to intersection.spacing and the slope',
ofthelanding as the entninceoftheproject road intersect the City of Newcastle's right-
of-way: the plat road intersection location shall meet the reqllirement of Newcastle or' .
obtain a variance. The applicant will be 'required to provide verification to the City of
Renton that the aPlllicant has 'requested and obtained,the necessary vanartce from the
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City of Newcastle Public Works Standards for the location of the plat road prior to the
Renton's public hearing.
The remaining requested recommendations were determined to be Code requirements of
the City of Newcastle and were therefore included in the ERC report as Advisory Notes
to the Applicant.
I trust the SEPA and Newcastle'S code comments as outlined in your Jetter have been
satisfactorily addressed by Committee. If you should have further questions, please feel
free to contact Neil Watts, Director of Development Services at 425-430-7218.
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CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
DATE: October 28, 2004
TO: Environmental Review Committee
FROM: Nancy Weil, Associate Planner
SUBJECT: Christelle Ridge Preliminary Plat
LUA04-~OO PP, ECF
A request for reconsideration of Christelie Ridge Preliminary Plat by the Environmental
Review Committee has been submitted from the City of Newcastle. The Committee met on
this application on October 26, 2004. At that time staff informed the Committee that the City
of Newcastle, which abuts this proposed project along SE 95th Way, had raised several
concerns. At the time of that meeting, the City of Newcastle had not completed their review
of the project in order to entered comments for consideration by the ERC.
A letter has subsequentially been received from the City of Newcastle with their concerns
outlined. A copy of Newcastle's review comments of the proposed project as well as the
request for reconsideration is attached.
Cc: Jennifer Henning
October 26; 2004
Ms. Nancy Weil
Associate Planner
Planning Department, Development Services
Sixth Floor Renton CityHall
1055 South Grady Way
Renton, VI ashingt,On, 9~055,
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NOV 0 , 2004
RECeqVED
SUBJECT: ,'LETTER OF ,REQUEST FOR RECONSIDpRATION To'l.REVIEW
COMMENTS.FOR CHRISTELLE RIDGE LUA04-100,PP,' ECE, FROM
'THE.CJTY OF NEWCASTLE, KING COUNTY;,WASHINGTO}f
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Dear Ms.Wei1: ".:, .
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"" ... :'"' .. ':':' .. ;':" ., ~:}, ,," " ... ', '.: J'./ ,./ .. , .. ;.: ...... ".' : : .• ; i .. :
Herewith"l am: subIl!*~g.,comnients . for the above referenced· sl,lQdivisi~Il_Jlpplic~tion.::; .. '
DU;e to a mislinderstanding'as to the ERC schedule the ,CitY ofNewcastle:s>comnients'
were nottimely submitt~~L'However, based on the discussion that ~e had'atR~nton. City
Hall and via'telephone today with poth you and Jennifer Henning/the. City ofN e~~ast1e
hereby formallyand offidally requests reconsideration by the ERC. That recollsideration
to include the comments. attached. ' '. ,' .. '
It is important. to the /Clty of N~wcast1~ that pert!Tlent'~omments on this .. subdivision
accessing to SE95th Waybe a part of the foniuil record .. SE 95th"Way full fronting of this
proposal is within the CitY ofNe~cast1e, thus,the vestedinterest.·, ',' .
Through previous' written (;::orresp6ridenc~ and oUf staff meetingatRenton City Hall on
Tuesday, October 19, 2004 the presumption 'is that the 'City of Newcastle is a party of
record. If not please so inform me at your earliest convenience.'
Micheal E. icholson, AICP
Director of Community Development
CIT Y O.F NEWCASTLE
13020 Newcastle Way, Newcastle, Washington 98059-3030
Telephone: (425) 649-4444 Fax: (425) 649-4363
October 26, 2004
Ms. NancyWeil
Associate Planner
Planning Department, Development Services
Sixth Floor Renton City Hall:
1055 South Grady Way
Renton, Washington 98955
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SUBJECT:
"
REvmw :CO~NTS FOR CHRISTELLE RIDGE LUA04-1 QO,PP; ECF, CITY
OF NEWCASTLE,KING COUNTY, WASHINGTON' "
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Dear Ms. We~l:
"L i'(>": ::' :' ' "'i,", J";"', /",-
W t:rhave cO,mpleted ol;lfiniiial review of the <Zhrist€ll€ Ridgep~oject, located in theCitybfRenton at'
the comer ofSE 95th Way and Coal Creek'Paikway~Sincethe, projectfroi1t~! 011 SE:95th ,Way,a' ,
Newcastle p~blic.riglit7o'f7w~y; itnpacts>traffic\;oiumes:on Coal;GryekPark:\Vay;aml also rlt:ains;iriio,
Ma'y CteekPark,w'e ~re4pioviding 90mments regardjng the pt:oject's:'eiwiroi1wental imp'actsand
pennits reqriiredof the applicant from the City of Newcastle for access~ng and irilprovrng SE 95th
Way. ' ,"
The materials submitted included:
• Abbreviated Traffic ,:Iinpact Allalysis, dated AUgL!st 16, 2004,~prepared/by Transportation
Consulting Northwest; <', ' ,', ' " , /'
• Geotechnical Engin{:enng Stydy, dMed.JUlle21, 2004, prepared,by GEO' Group Northwest, Inc.; " ' , /. < " :', '
• ,Preliminary Plat map and various 'engineering dfawings; dated July 2004, prepared by
Touma Engineers and Land,Surveyors;:Inc.; arid
• Level One Drainage Analy~is;'dated July 19, 2Q04; prepa;edby Touma Engineers and Land
Surveyors, Inc.
The applicant proposes to subdivide approximately 3.5 acres into 22 single-family residential lots, a
stonnwater tract, and cul-de-sac providing access to the lots from SE 95th Street. In general, the site
slopes steeply uphill from SE 95th Way to the south. The preliminary plat map indicates that the cul-
de-sac street will connect to SE 95th Way approximately 250 feet west of the intersection of Coal
Creek Parkway and SE 95th Way. Both streets are public rights-of-way located within the City of
Newcastle. Currently both roads have paved shoulders and ditches running parallel to the roads to
collect drainage from the road and surrounding properties. Imtnediately south of the intersection, and'
also immediately west of the applicant's property, the right-of-way lies within King County's
jurisdiction. According to the Level One Analysis, it appears that runoff from the site currently enters
the roadside ditch in front of the property, flows westerly in the ditch for approximately 600 feet,
then into a swale/wetland area before being collected in a stonn drainpipe that conveys runoff to the
north, beneath SE 95th Street and discharges on a steep riprap-lined slope in May Creek Park, a City
of Newcastle park. Please consider the following SEPA and Newcastle code comments:
CIT Y OF NEWCASTLE
13020 Newcastle Way, Newcastle, Washington 98059-3030
Telephone: (425) 649-4444 Fax: (425) 649-4363
SEPA Comments
Storm Drainage Water Quality and Flow Impacts'
With respect to storm drainage, the applicant is proposing to meet a Level One flow control standard
and basic water quality treatment standards as described in the 1998 King County Surface Water
Design Manual (KCSWDM). It is our understanding that the City of Renton has adopted the 1998
Manual and they require development projects to meet a Level' 2 flow control standard. The City of
Newcastle has also adopted the Manual and per the Newcastle Municip~l Code (NMC) 13.lO.A.3,
we also require Level 2 flow control for projects draining to May Creek. The City of Renton requires
all development projects to provide Basic water quality treatment, whereas. Newcastle requires
Stream Resource Protection (metals· removal) for. all projects draining to. May, Creek, per NMC
13.10.A.8. The Newcastle City Council enactedth~se requirements in 1999 based on problems with
heavy metals (copper and zinc) and flooding identified in the May': Creek Current and Future
Conditions Report. We recommend .that Renton staff include the followihg SEPA conditions for
consideration Of the Environmental Review Committee:
1) The applicant shall provide flow control for stOmlwater runoff froin··the site in acco~dance with
the LevelTwo flow control requirem~nts identified in. the 1998 KingCounty Surface Water
Design Manua1. . . .. , , '
2) The applicant'shall provide treatment for stormwater runoff from the'~itein,ac~ordancewith the
Resource Str~am P~otection requirements identified in the '1?98 King County Surface Water
Design Manual.
Storm Drainage Conveyance and Downstream Impacts
The applicant's description of the downstream drainage system is brief and did not identify any
problems. Our observations .of the .downstream drainage system did not identify any drainage
conveyance or erosion problems. We do .not believe any additional flow control or downstream
conveyance system improvements are n~cessary to mitigate the project's impacts.
Transportation Impacts
According to the applicant's Abbreviated Traffic Impact Analysis, this project will generate
approximately2lO daily trips. The analysis did not perform a distribution of the traffic. All site-
generated vehicle and pedestrian traffic will use SE 95th Way. This street is not classified as an
arterial by the City of Newcastle or King County~ The street currently functions as a Neighborhood
Collector. Most of the site-generated traffic will use Coal Creek Parkway. We recommend that
Renton staff include the following SEP A conditions for consideration of the Environmental Review
Committee: (
3) The applicant shall pay King Courity's Mitigation Payment System (MPS) fees, which assess
mitigation for the construction of future improvements to Coal Creek Parkway, as required by the
City of Newcastle's adopted transportation mitigation ordinance. MPS fees would be collected by
King County under the fee schedule in effect at the time of project approval. Fees applying to
road projects under the City of Newcastle's jurisdiction would be returned to the City of
Newcastle. The project site is within MPS fee zone #431, which has an MPS fee adopted by the
City of Newcastle of $794.00 per single-family residential dwelling unit. Based on 22 new
single-family residential dwelling units and the adopted fee schedule, the total MPS fee would be
$17,468.00, to be paid incrementally at the time each building permit is issued. In addition, the
applicant shall pay for any administrative costs as incurred by King County for administration of
the MPS fees, as applicable, to be paid incrementally with building permit issuance. The
applicant may choose to pay the entire MPS fee at the time of plat recording.
4) The applicant shall pay the City of Newcastle Traffic Impact Fee, which assess mitigation for the
construction of future road improvements throughout the City, as required by Newcastle's
adopted transportation mitigation ordinance. The City's"impact fee is $978.08 per single-family
residential dwelling unit. Based on 22 new single~family residtmtial dwelling units and the
adopted impact fee, the, total impact fee would be $21,517.76, to be paid incrementally at the
time each building permit is issued. The, appl~cant may choose to pay the entire impact fee at the
time of plat recording. '
5) We have concerns regarding on-street parking for the project. As proposed, the project will have
22 single-family lots, of which only 12 will have frontage on the plat road. Ten of the lots will
not have any available oh~streetp'arking. With the narrow *idthofthelo1:s;it is artticipated that
the projec,t will provide at total of only 5~6 on-street parking spaces for the 22 residences.
Considering the grade of the plat road (proposed at over 14 percent) and the lackbf on-street
parking, we have concerns regarding the use of SE 95th Way for parking. There are nb,shoulders
on this road, so overflow parking for 'citizens during parties and on Show/ic~ days may create',
significant andunsa:fe parking ,in area~,adj~c~ntto the PI:9j~ct: TherewiiLb~ no parking allowed
in front of the project onSE95th Way. The applicant shall sign and .. markthe street as ''No
Parking.'" / ' ,", .'
Parks
Due to the proximity of the project to a proposed recreation facility 6n SE 95th Way located west of
the project, it is, anticipated that the residents of the project will utilize these new facilities, and
therefore contribute to the City of Newcastle's parks mitigation fund. We rticommend that Renton
staff include the 'following 'SEPA condition for consideration of' the Erivironmental Review
Committee:
, '. , .
6) The applicant shall pay the City of Newpastle Pari<: Impact Fee, which assess mitigation for the
construction of future parks tqroughout the City, as required >by Newcastle's adopted parks
mitigation ordinance. The City's 'impact fee is per single-family residential dwelling unit to be
paid incrementally at the time each building permit is issued. The applicant may choose to pay
the entire impact fee at the time of plat recording.
Geotechnical Impacts
Due to the ste~ grades on the site, a significant amount of grading will be necessary to construct the
road and utilities to serve the plat, and also to grade the lots in preparation of house construction. The
applicant is proposing to excavate material from the southern portion of the site (upper lots) and the
onsite road section and use this material to fill the northern portion (lower lots) of the property.
Based on the preliminary grading plan, cuts of over 40 feet and fills up to 16 feet are anticipated.
Large cut retaining walls (up to 20 feet in height) are proposed along the southern and western
property lines and fill walls up to 8 feet in height are proposed along the northern property line
adjacent to SE 95th Way. The resulting slopes on the single-family lots are proposed at 20 to 50
percent. The geotechnical engineer has made specific recommendations regarding the placement of
fill on native slopes, construction of retaining and rockery walls, provisions for drainage, and wet
season grading restrictions. Based on our experience and discussion with City of Renton staff, w~
believe that the developer or the home builders may elect to construct more retaining walls than are
shown on the proposed preliminary grading plan. Of particular concern to us is the potential for high
walls along SE 95th Way. Due to the geologic hazards that may exist or be created by placing fill
andlor constructing fill walls, we recommend that Renton staff include the following SEP A
conditions for consideration of the Environmental Review Committee. Some of these are included in
the geotechnical engineer's report:
7) The applicant shall construct all portions of the site, with· respect to earthwork and retaining
structures in accordance with the geotechnical engineering report and under supervision of the
geotechnical engineer-or-record, Mr. William Chang, P.E., except as follows:
a) All work within City of Newcastle right-of-way shall conform to the WSDOT 2004 Standard
Specifications for Road,Bridge, and Municipal Construction Section2-03.3{l4)C Method B
for roadway embankment construction. The top hvO feet of the sub grade shall be compacted
to a minimum of95% maximum dry density per ASTM D-1557. •
b) In accordaricewithCity of Newcastle Public Works Standards, Section4.29,'slopes within
Newcastle right~of-way shall not exceed a slope of 2.5: 1, horizontal:vertical.
c) Site grading and earthwork shall be allowed only during' the dry season, from May 1 to
September 30.' " "
p) The applicant shru~ construct all fill "Wa~ls as 1!l~~hanic~lly restrained earth (MS~)walls ctlong .
SE 95th:Way for any wall exceeding 4 feet in height. Adjacent to the righf:of-way for SE 95 th '
Way, walls shall not excyed 8 feet in height. The walls shall be constructed under ,theprrect
supervision ofthe'geotechnicJ1 engineer-of-record.' ' : ' ,
e) Retairungor rockery walls shall not be constructed within theright;;;of-wa)/'from SE 95th
Way.
Code and Permitting Comments
Street Frontage Improvements
We recommend that Renton staff place the following conditions of approval on the project:
8) The applicant shall obtain a Right-of-Way Use Permit from the City' of Newcastle and shall
construct improvements to SE 95 th Way in accordance with City of Newcastle Neighborhood
Collector standards. Since it is Unlikely that on-street parking will be allowed in this area, the
necessary improvements will consist of an II-foot travel lane, a 5-foot bike lane, curb, gutter,
sidewalk, and landscaping strip. In addition, a left-turn lane will be necessary at the intersection
of SE 95th Way and Coal Creek Parkway. Therefore, the applicant shall widen and improve SE
'-. 9Sth Way along the project's frontage as follows:
a) Pavement widening at the intersection of SE 95 th Way and Coal Creek Parkway to
accommodate two II-foot travel lanes, a 12-foot left turn lane, andS-foot bike lanes (or
minimum 5-foot shoulder on the north side ofSE 95th Way);
b) Install concrete vertical curb & gutter on the south half;,
c) Install a 5-foot wide concrete sidewalk S feet from the back edge of curb on the south half;
. d) Install a 5-foot wide landscaping strip, with street trees and groundcover, between the curb
and sidewalk on the south half;
e) Install illumination along the frontage and intersection, to include tapers;
f) Install signing and channelization along the frontage and intersection;
g) Install a full-width overlay for all portions of SE 95th Way that are widened or damaged or
where utilities are installed to serve this project.
9) The applicant shall construct the plat entrance in accordance with Newcastle .public Works
Standards, particularly with respect to intersection spacing and the slope of the landing. We have
noted that the current design does not and in all likelihood, will not meet the City's standards
with respect to intersection spacing. The plat road shall be located as far west as possible and the
applicant shall be required to request and obtain a variance from the Public Works Standards
prior to issuance of construction permits.
10) As necessary during con~truction, all trucks shall be inspected and cleaned before leaving the site
in order to ensure that dirt, mud and other materials are' noideposited on public streets. The
applicant shall provide for prompt sweeping or cleanup, of any dirt, mud, or other materials
deposited by the project's trucks on public streets. Temporary traffic control shall be provided as
necessary for safe sweeping or cleanup operations.
11) The applicant shall,dis~ributeappropriatecurrent transit, carpool, vanpool/and ride-matching
information to new f'esidentsimmediately after: the initial sale or rental of each house.
12) The applicant shall implement a lami,scaping plan and maintenahceagreement for landscaping
~ithin the City of Newcastle right-of-way., , , ,
Should you hav~ any' questions regarding, Hus review, ph'iase call Mike Nicholson or Roger
Kuykendallat (425) 6:49.4444:
Respectfully Yours,
;f~
Roger W. Kuykendall, P.E.
City Engineer '
Micheal E. Nic olson, AlCP /
Director of Community Development
Cc: Mr. Dave Enger, P.E., City Traffic Engineer, Transportation Planning & Engineering, Inc.
Mr. Fritz Timm, P.E, Senior Development Engineer, City of Newcastle
':VELOPMENT SERVICES DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
This requirement may be waived by:
1. Property Services Section .
2. Public Works Plan Review Section
3. Building Section .
4. Development Planning Section
PROJECT NAME: >t= 1~711 ~ t;.. fk!
DATE: --,1--""£?"-I-t+-'-.}~r...:.YOJ:;....,o::;---
Q:\WEB\Pw\DEVSERv\Forms\Planning\waiver.xls
I DEVELOPMENT SERVICES DIVISIOr..
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2 AND 3
lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions 2 AND 3
Map of View Area 2 AND 3
Photosimulations 2 AND 3
This requirement may be waived by:
1. Property Services Section
2. Public Works Plan Review Section
3. Building Section
4. Development Planning Section
Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls
DEVELOPMENT PLANNING
CITY OF RENTON
AUG 1 92004
RECEIVED PROJECT NARRATIVE
FOR
Christelle Ridge PRELIMINARY PLAT
The subject property involved in this plat covers an area of approximately 3.53 acres. The property is situated in the
north end of the City, and bonded on the north by SE 95th Place. Access to the property will be from SE 95th Place with
a cuI de sac about 390 feet long. We will design a detentionlwetvault facility situated in tlle northwest comer of the site
for flow control and water quality measures. Undeveloped property lies to the west and southwest. The Enright short
plat and Ridgeview Estates is on the south and southeast. A single residence is situated on tlle east on a large lot
number 26. The property is vacant.
The project area is hilly and slopes down to the north with average slopes of 20%. There are small areas of tlle
property where slope ranges from 30-45% especially along the northerly portion of the site adjacent to SE 95th Place.
The excavated material is estimated at 25,600 cu yard. Majority of the material will be used as fill on site, and balance
material, such as unsuitable material and ground cover will be trucked away from tlle site to site to acceptable
disposable site.
The development falls within one basin. The existing surface water flows to tlle north northwest toward the roadside
swale along SE 95th Place. The surface runoff on the site will be directed through smooth lined CPE pipes to an under-
ground system for water quality treatment and peak flow control. The system outflow will be controlled and released
to follow the existing swale. Detention and water quality systems will be designed using the 1998 King County Surface
Water Design Manual to meet tlle standard release requirements. The runoff will be tributary to May Creek. See dIe
downstream description later in tllis report.
The soil type of the site is Alderwood AgO, glacial till. Existing groundcover consists mainly of Alder and Fir forest,
with ground cover shrubs.
The City of Renton designates tlle site with a R-8 zone. The R-8 zone allows for a minimum lot size of 4500square feet
and a maximum density of 8 units per acre. The setbacks allowed in the R-8 zone are as follows: front yard setbacks, 20
feet; rear yard setbacks, 20 feet, and side yards setbacks, 5 feet on all interior lots. The City of Renton Comprehensive
Plan designates the site as Single-Family Residence that is consistent with present zoning.
The proposed development would create 22 single-family lots with a minimum lot area of 4500 square feet. The
smallest lot area is 4500 square feet atld the largest is 8403 square feet. The dwelling unit density calculates at 7.8 units
per net developed area. A public road is being considered to access all lots, excepts for few lots along the soutllerly
portion of the site will access from private access easements. The improvements will consist of 32-foot asphalt road
with curb, gutters and sidewalks, storm, sewer and water mains will be designed to serve the proposed lots, and street
lighting will be provided per City codes. Minimal grading will be required in order to prepare tlle final residential lots.
A maximwn grade of 15.0% is anticipated for the cul-de-sac.
The area cover consists of several trees and under brush scattered over the entire tlle site. A Tree Cutting Plan is
included in this submittal clearly showing the limits of clearing. The clearing will be limited to tlle roadway area and
future building pads following the building setback lines.
Traffic circulation and vehicular access to the property is proposed from SE 95th Way (King County Street
Designation) via a short cul-de-sac that would serve the proposed 22 lots. The proposed preliminary plat will be
designed in accordance with City Codes and Regulations.
In discussing this development with the City of Newcastle with respect to SE 95th Way, we ascertained tllat SE 95th
Way is designated as Neighborhood Collector, and minimum centerline offset is 300 feet. The proposed entrance to this
development meet this requirements as outlined in the City of Newcastle Public Works Standards, Section 4.07.D .. a
copy of this code is attached to this narrative.
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
STATE OF WASHINGTON )
)
COUNTY OF KING )
OEVELOPME
CITy OF"!! PlA.NNIN 'lENtON G
AUG 19200+
RECEIVED
____ J....:=e'-'-!L~· --J..,;E=a..c....:e-~h.;....;lf~ ___________ , being first
duly sworn on oath, deposes and says: r~ ~oo¥ 1. On the 23 day of ,Iv Lu . , 19 , I installed I public
inf0"!lation ~ sign{s)' an~ plastic I flyer! box on the property located at Sc 9s-tt 4/4f.-.? t!Zl.1i~/ViJ for the following project:
7' /i-v6#G -/2' CkIJ/~//e,dj<zPkl
Project name
/r71/hr-.q rfcutf'rt I-h t'
Owner Name
2. . I have attached a copy of the neighborhood detail map marked with an ax" to
indicate the location of the installed sign.
3. This/these public informatinn.--c>tn' n(s) waslwere constructed and installed in
locations in conformance with the r of Chapter 7 Title 4 of Renton Municipal
Code.
SUBSCRIBED AND SWORN to before me this """"'-_ 2.00,/
r--:---=---r---' 49 .
MOUNIR H. TOUMA
STATE OF WASHINGTON
NOTARY --0--PUBLIC
Washingto ',lAY COMMISSION EXPIRES 8-09-07 residing
My commission expires on
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DEVELOPMENT PLANNING
CITY OF RENTON
AUG 1 9 2004
DENSITY
WORKSHEET
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area property: . 1 . /53, f/3o square teet
C/7r7Sk/14 R4t3 ffel i1d
2. Certain areas are excluded from the calculation.
These include public roadways, private access
easements serving 3 or more dwelling units,
and critical areas.* Total excluded area:** 2. -.3.I.5l?iJ square faat
3. Subtract line 2 from line 1 for net area
(or total of lot areas): 3. / 2~ C/O /) square f:~et
4. Divide line 3 by 43,560 for net acreage: 4. _..."2,,---,,, £ ..... _1 __ acres
5. Number of dwelling units (d.u.) or lots planned: 5. '22 units/lots. -----
6. Divide line 5 by line 4 for net density: 6. --,---7 ~ d.u.lacre
'2 2 lots or units would result in a net density of /. ~ dwelling units p:~!r acre.
·Critical Areas: Are defined as uAreas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations not
including very high landslide areas, protected slopes, wetlands or floodwa-ts."
Critical areas buffers are not deducted/excluded .
•• Alleys (public or private) do not have to be excluded.
Q:\WEI3\PW\OEVSERV\AFORM\afonndensity,doc06/27/02
CONSTRUCTION MITIGATION PLAN
For
Christelle Ridge Preliminary Plat
PROPOSED CONSTRUCTION DATES
The proposed construction of the road and utilities on the project will proceed once the final construction
dmwings are approved by the City of Renton, and all applicable permits are received. This construction will be
performed under one contract for the entire development without phasing. Extension of construction time may be
required. The construction of the houses will begin after the road and utilities have been completed and accepted by the
City.
HOURS OF OPERATION
The hours of operation will be limited to hours between 8:00 am to 5:00 PM. These hours may be shortened or
lengthened Willl the approval of the City of Renton Department of Public Works. Typically, construction of this nature
will occur during the daytime hours, 5 or 6 days a week.
PROPOSED HAULING/TRANSPORTATION ROUTES
The earthwork anticipated on this project encompasses excavation of roadway right of way and filling portion of the
property for construction the internal road and adjacent lots. The earthwork presents a balanced condition. All
vegetation and non-marketable small trees will be chipped and hauled off site to an approved disposal site. Stripping
(topsoil) that may be taken from the site area depending on the quality of the material. If the material is acceptable, it
may be spread along the front and back of the lots for planting of lawns. In the event disposal of the chipped material is
required, then the hauling and disposal will be to an acceptable site, as allowed by the City of Renton. All marketable
trees are cut and removed from the site,
The hauling and transportation routes will be mainly via Duvall Avenue NE and SE 95th Street (King County Street
Designation). The hauling will be limited to excavated access material and new material to be used for construction of
the plat improvements.
CONSTRUCTION MITIGATION
Construction equipment used on this site will be typical backhoes, CAT, grader, and roller. The equipment will be used
in accordance with the City of Renton requirements. The measures to be implemented during construction to minimize
dust, ,traffic a~d transportation impacts, mud, noise, etc. will be adhered to the mitigating measures proposed under the
SEP A requirements.
Erosion control measures will be implemented during construction, such as silt fences, temporary ditches and ponds.
Detail erosion plans will be prepared showing control facilities.
DEVELOPMENT PLANNING
CITY OF RENTON
AUG 1 9 2004
RECEIVED
CITY OF RENTON
ENVIRONMENTAL CHECKLIST
A. BACKGROUND
1. NAME OF PROPOSED PROJECT, IF APPLICABLE:
Christelle Ridge Preliminary Plat
2. NAME OF APPLICANT
Christelle, LLC
3. ADDRESS AND PHONE NUMBER OF APPLICANT AND CONTACT PERSON:
Applicant
Agent:
Mr. Patricia Wilson
Christelle, LLC
1405 N 20ili Streef, G204
Renton, WA 98056
(206) 300-5911
Mr. Tom Tourna
Touma Engineers
6632 South 191st Place, Suite E-102
Kent, Washington 98032
(425) 251-0665
4. DATE CHECKLIST PREPARED:
July 19, 2004
5. AGENCY REQUESTING CHECKLIST:
City of Renton
6. PROPOSED TIMING OR SCHEDULE (INCLUDING PHASING, IF
APPLICABLE) :
Construction of the proposed project will begin as soon as all
necessary Permits and approvals are received from the City and other
governmental Agencies. The project will be developed under one phase.
7. DO YOU HAVE ANY PLANS FOR FUTURE ADDITIONS, EXPANSION OR FURTHER
ACTIVITY RELATED TO OR CONNECTED WITH THIS PROPOSAL? IF YES, EXPLAIN.
No.
8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS BEEN
PREPARED, OR WILL BE PREPARED, DIRECTLY RELATED TO THIS PROJECT:
None
DEVELOPMENT PLANNING CITY OF RENTON
AUG 1 9 2004
RECEIVED
Page 1 of 12
9. DO YOU KNOW WHETHER APPLICATIONS ARE PENDING FOR GOVERNMENTAL APPROVALS
OF OTHER PROPOSALS DIRECTLY AFFECTING THE PROPERTY COVERED BY THIS
PROJECT? IF YES, EXPLAIN.
No.
10. LIST ANY GOVERNMENT APPROVALS OR PERMITS THAT WILL BE NEEDED FOR YOUR
PROPOSAL, IF KNOWN:
City of Renton Development Services Division
Environmental Review
Preliminary and Final Plat approval
Streets, storm, water and sewer improvements plans approval
11. GIVE BRIEF, COMPLETE DESCRIPTION OF YOUR PROPOSAL, INCLUDING THE
PROPOSED USES AND THE SIZE OF THE PROJECT AND SITE.
The proposal is to subdivide approximately 3.53 acres of land into 22
lots suitable for single-family residences. The Plat improvements will
consist of private streets, street widening and improvement on adjacent
public street, storm drainage system with water quality facilities to
mitigate runoff from the Site. Water and sewer system will be included,
also a complete underground utilities and lighting.
Access to the proposed development will be from SE 95th street. Access
to the proposed lots will be via new public road.
12. LOCATION OF THE PROPOSAL. GIVE SUFFICIENT INFORMATION FOR A PERSON TO
UNDERSTAND THE PRECISE LOCATION OF YOUR PROPOSED PROJECT, INCLUDING A
STREET ADDRESS, IF ANY, AND SECTION, TOWNSHIP, AND RANGE OF IF KNOWN.
IF A PROPOSAL WOULD OCCUR OVER A RANGE OF AREA, PROVIDE THE RANGE OR
BOUNDARIES OF THE SITE. PROVIDE A LEGAL DESCRIPTION, SITE PLAN,
VICINITY MAP, AND TOPOGRAPHIC MAP, IF REASONABLY AVAILABLE. WHILE YOU
SHOULD SUBMIT ANY PLANS REQUIRED BY THE AGENCY, YOU AR NOT REQUIRED TO
DUPLICATE MAPS OR DETAILED PLANS SUBMITTED WITH ANY PERMIT APPLICATION
RELATED TO THIS CHECKLIST.
The proposed project is located in the north end of town. The site is
bounded on the east Ridgeview Estates, and on the south and west by
fairly large parcels of single family residents. It is bounded on the
north by SE 95th Way. The site is located in Section 3, Township 23
North, Range 5 East, W.M., in the City of Renton, State of Wa~hington.
B. ENVIRONMENTAL ELEMENTS:
1. EARTH
a. GENERAL DESCRIPTION OF THE SITE:
Hilly
b. WHAT IS THE STEEPEST SLOPE ON THE SITE?
Page 2 of 12
The average slope of the site ranges from 8 percent at the
southwest corner of the property to 20-25 percent throughout
majority of the site. Steeper slopes scattered along the
northeasterly portion of the property adjacent to SE 95th Way
(extension of Duvall Avenue NE) .
c. WHAT GENERAL TYPES OF SOILS ARE FOUND ON THE SITE? IF YOU KNOW
THE CLASSIFICATIONS OF AGRICULTURAL SOILS, SPECIFY THEM AND NOTE
ANY PRIME FARMLAND.
According to the USDA Soil Conservation Service's King County
Soil Survey, the soil on the site is classified as Alderwood
(AgC) soil
d. ARE THERE SURFACE INDICATIONS OF A HISTORY OF UNSTABLE SOIL IN
THE IMMEDIATE VICINITY? IF SO, DESCRIBE.
No
e. DESCRIBE THE PURPOSE, TYPE AND APPROXIMATE QUANTITIES OF ANY
FILLING OR GRADING PROPOSED. INDICATE SOURCE OF FILL.
The proposed site will be designed to follow the natural terrain
to the maximum extent feasible. The basic topographic features
will not be altered by the proposed project. Grading of the site
will involve areas for both the construction of the proposed
public street and building pads. The plat improvements will
include installation of curb, gutters and sidewalks for,the
public streets. Also, we will include installation· of underground
utilities (water, storm and sewer) to serve the new lots. Access
to the homes will be from the proposed public street. The
estimated quantity of material to be graded or/and excavated for
the roadway and building pads is estimated at 43,500 cu. yd.
Majority of the excavated material will be placed on the lots.
Unsuitable material will be removed from the site and trucked
from the site.
f. COULD EROSION OCCUR AS A RESULT OF CLEARING, CONSTRUCTION OR USE?
IF SO, GENERALLY DESCRIBE.
There will be temporary water erosion resulting from clearing and
grading for roadway. This will be mitigated by proper
construction of temporary erosion and sedimentation control
facilities.
g. ABOUT WHAT PERCENT OF THE SITE WILL BE COVERED WITH IMPERVIOUS
SURFACES AFTER PROJECT CONSTRUCTION?
25%-35% of the site area will be covered with impervious surfaces
consisting of paved streets, roofs and driveways to serve the
individual home.
h. PROPOSED MEASURES TO REDUCE OR CONTROL EROSION, OR OTHER IMPACTS
TO THE EARTH, IF ANY.
Page 3 of 12
An approved temporary erosion and sedimentation control plan will
be implemented during construction of the plat improvements. This
plan will include typical use of fabric fences, temporary ponds
or other drainage features to mitigate potential erosion.
2. AIR
A. WHAT TYPES OF EMISSIONS TO THE AIR WOULD RESULT FROM THE PROPOSAL
DURING CONSTRUCTION AND WHEN THE PROJECT IS COMPLETED? IF ANY,
GENERALLY DESCRIBE AND GIVE APPROXIMATE QUANTITIES IS KNOWN.
Ultimately there will be 22 single-family residents on the Site.
Approximately 220 automobiles will be associated with this development.
These emissions will be controlled by present U.S. Environmental
Protection Agency emission control regulations. Heating will be'
primarily by natural gas or electricity. Some of the homes may have
fireplaces. These items may contribute smoke, particulate matter and
heat to the ambient air. Temporary deterioration will occur during
construction due to dust, exhaust emission and smoke from trash
burning. These items will be mitigated by sprinkling of streets for
dust control, placing required pollutant control devices on equipment
and minimal burning.
B. ARE THERE ANY OFF-SITE SOURCES OF EMISSIONS OR ODOR THAT MAY AFFECT
YOUR PROPOSAL? IF SO, GENERALLY DESCRIBE.
During construction, objectionable odors may be encountered with the
uncovering of decaying vegetation, street paving and exhaust emissions.
C. PROPOSED MEASURES TO REDUCE OR CONTROL EMISSIONS OR OTHER IMPACTS TO
AIR, IF ANY:
Air emissions noted above may contribute to changes in the air quality
in the immediate proximity of the project.
3. WATER
A. SURFACE
1) IS THERE ANY SURFACE WATER BODY ON OR IN THE IMMEDIATE VICINITY
OF THE SITE? IF YES, DESCRIBE TYPE AND PROVIDE NAMES. IF
APPROPRIATE, STATE WHAT STREAM OR RIVER IT FLOWS INTO.
No.
2) WILL THE PROJECT REQUIRE ANY WORK OVER, IN OR ADJACENT TO (WITHIN
200 FEET) THE DESCRIBED WATERS? IF YES, DESCRIBE AND ATTACH
AVAILABLE PLANS.
No.
3) ESTIMATE THE AMOUNT OF FILL AND DREDGE MATERIAL THAT WOULD BE
PLACED IN OR REMOVED FROM SURFACE WATER OR WETLANDS AND INDICATE
THE AREA OF THE SITE THAT WOULD BE AFFECTED. INDICATE THE SOURCE
OF FILL MATERIAL.
None
Page 4 of 12
4) WILL THE PROPOSAL REQUIRE SURFACE WATER WITHDRAWALS OR
DIVERSIONS? GIVE GENERAL DESCRIPTION, PURPOSE AND APPROXIMATE
QUANTITIES, IF KNOWN.
No
5) DOES THE PROPOSAL LIE WITHIN A 100-YEAR FLOODPLAIN? IF SO, NOTE
LOCATION ON THE SITE PLAN.
No
6) DOES THE PROPOSAL INVOLVE ANY DISCHARGES OF WASTE MATERIALS TO
SURFACE WATERS? IF SO, DESCRIBE THE TYPE OF WASTE AND ANTICIPATED
VOLUMES OF DISCHARGE.
No
B. GROUND
1) WILL GROUND WATER BE WITHDRAWN, OR WILL WATER BE DISCHARGED TO
GROUND WATERS? GIVE GENERAL DESCRIPTIONS PURPOSE AND APPROXIMATE
QUANTITIES, IF KNOWN.
No
2) DESCRIBE WASTE MATERIAL THAT WILL BE DISCHARGED INTO THE GROUND
FROM SEPTIC TANKS OR OTHER SOURCES, IF ANY. DESCRIBE THE GENERAL
SIZE OF THE SYSTEM, THE NUMBER OF SUCH SYSTEMS, THE NUMBER OF
HOUSES TO BE SERVED OR THE NUMBER OF ANIMALS OR HUMANS THE
SYSTEM(S) ARE EXPECTED TO SERVE.
None
C. WATER RUNOFF
1) DESCRIBE THE SOURCE OF RUNOFF (INCLUDING STORM WATER) AND METHOD
OF COLLECTION AND DISPOSAL, IF ANY. WHERE WILL THIS WATER FLOW?
WILL THIS WATER FLOW INTO OTHER WATERS? IF SO, DESCRIBE.
The drainage from the subject property drains as sheet flow from
southeast to northwest across the site. The flow is directed
toward open ditches along the south side of SE 95th Way. There is
no evidence of any concentrated flow leaving the site.
2) COULD WASTE MATERIAL ENTER GROUND OR SURFACE WATERS? IF SO,
GENERALLY DESCRIBE.
Page 5 of 12
As in common with urban development, surface water quality will
be reduced as urban pollutants (oil, grease, lawn fertilizer,
heavy metals) enter surface and ground water more frequently
after development.
Ground water quality and quantity will also be affected by this
development. As pollutants leach into the soil, the quality will
be affected. The quantity of ground water will be reduced as the
area of impervious surface increase. However, this will not be
significant problem as the Site does not contribute to public
water supplies.
D. PROPOSED MEASURES TO REDUCE OR CONTROL SURFACE, GROUND AND RUNOFF
WATER IMPACTS, IF ANY:
Temporary erosion/sedimentation control will be employed during
construction to intercept all potential silt laden runoff prior
to discharging into natural flow area. This control will remain
in effect until the ground cover is re-established and the
possibility of erosion is reduced to existing conditions.
4. PLANTS
A. CHECK TYPES OF VEGETATION FOUND ON THE SITE:
-x-deciduous trees: alder and maple
X evergreen trees: fir
shrubs
grass
pasture
crop or grain
wet soil plants: cattail, buttercup, bulrush, skunk
cabbage. other
water plants: water lily, eelgrass, millfoil. other
other types of vegetation
B. WHAT KIND AND AMOUNT OF VEGETATION WILL BE REMOVED OR
ALTERED?
Removal of vegetation on site will be limited to construction of the
private road and single family structures including driveways.
C. LIST THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE.
There are no known unique, rare or endangered species of flora on the
Site.
D. PROPOSED LANDSCAPING, USE OF NATIVE PLANTS OR OTHER MEASURES TO
PRESERVE OR ENHANCE VEGETATION ON THE SITE, IF ANY:
Graded areas around future homes will replanted with grass, shrubs and
trees common to similar residential developments.
5. ANIMALS
A. CIRCLE ANY BIRDS AND ANIMALS WHICH HAVE BEEN OBSERVED ON OR NEAR THE
SITE OR ARE KNOWN TO BE ON OR NEAR THE SITE:
birds:
mammals:
fish:
songbirds
small mammals
n/a
B. LIST ANY THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE
SITE.
None
C. IS THE SITE PART OF A MIGRATION ROUTE? IF SO, EXPLAIN.
Page 6 of 12
The site is not known to be a part of migration route.
D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE, IF ANY:
None
6. ENERGY AND NATURAL RESOURCES
A. WHAT KINDS OF ENERGY WILL BE USED TO MEET THE COMPLETED PROJECT'S
ENERGY NEEDS? DESCRIBE WHETHER IT WILL BE USED FOR HEATING,
MANUFACTURING, ETC.
Electricity and natural gas to meet the energy needs will serve the
site.
B. WOULD YOUR PROJECT AFFECT THE POTENTIAL USE OF SOLAR ENERGY BY ADJACENT
PROPERTIES? IF SO, GENERALLY DESCRIBE.
No
C. WHAT KINDS OF ENERGY CONSERVATION FEATURES ARE INCLUDED IN THE PLANS OF
THIS PROPOSAL? LIST OTHER PROPOSED MEASURES TO REDUCE OR CONTROL ENERGY
IMPACTS, IF ANY:
Building codes for residential development and construction will be
implemented, and energy conservation material will be encouraged.
7. ENVIRONMENTAL HEALTH
A. ARE THERE ANY ENVIRONMENTAL HEALTH HAZARDS, INCLUDING EXPOSURE TO TOXIC
CHEMICALS, RISK OF FIRE AND EXPLOSION, SPILL, OR HAZARDOUS WASTE, THAT
COULD OCCUR AS A RESULT OF THIS PROPOSAL? IF SO, DESCRIBE.
No.
1) DESCRIBE SPECIAL EMERGENCY SERVICES THAT MIGHT BE REQUIRED.
N/A
2) PROPOSE MEASURES TO REDUCE OR CONTROL ENVIRONMENTAL HEALTH
HAZARDS, IF ANY:
N/A
B. NOISE
1) WHAT TYPES OF NOISE EXIST IN THE AREA WHICH MAY AFFECT YOUR
PROJECT?
The most frequent source of noise on the site is vehicular
traffic originating from SE 95th Way on the north, and Duvall
Avenue NE along the east side of the site.
2) WHAT TYPE AND LEVELS OF NOISE WOULD BE CREATED BY OR ASSOCIATED
WITH THE PROJECT ON A SHORT-TERM OR A LONG-TERM BASIS? INDICATE
WHAT HOURS NOISE WOULD COME FROM THE SITE.
Page 7 of 12
Construction activities on the site will temporarily increase the
noise levels. The completed project would result in a slight
increase in ambient noise levels in the vicinity.
Limited construction activities on site to daylight hours during
weekdays only.
3) PROPOSED MEASURES TO REDUCE OR CONTROL NOISE IMPACTS, IF ANY.
No unusual noise levels will be anticipated.
8. LAND AND SHORELINE USES
A. WHAT IS THE CURRENT USE OF THE SITE AND ADJACENT PROPERTIES?
Single-Family
B. HAS THE SITE BEEN USED FOR AGRICULTURE? IF SO, DESCRIBE.
No
C. DESCRIBE ANY STRUCTURES ON THE SITE.
None.
D. WILL ANY STRUCTURES BE DEMOLISHED? IF SO, WHAT?
N/A
E. WHAT IS THE CURRENT ZONING CLASSIFICATION OF THE SITE?
R-8
F. WHAT IS THE CURRENT COMPREHENSIVE PLAN DESIGNATION OF THE SITE.
The City Comprehensive Plan designates the site as single family with
maximum of 8 units per acre.
G. IF APPLICABLE, WHAT IS THE CURRENT SHORELINE MASTER PROGRAM DESIGNATION
OF THE SITE?
N/A
H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN "ENVIRONMENTALLY
SENSITIVE" AREA, IF SO, SPECIFY.
No
I. APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED
PROJECT?
The development of 22 lots will increase the population to
approximately 45+50 people.
J. APPROXIMATELY HOW MANY PEOPLE WOULD THE COMPLETED PROJECT DISPLACE?
None
Page 8 of 12
K. PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMENT IMPACTS, IF ANY:
N/A
L. PROPOSED MEASURES TO ENSURE THE PROPOSAL IS COMPATIBLE WITH EXISTING
AND PROJECTED LAND USES AND PLANS, IF ANY:
The project is compatible with existing land uses and the proposed lots
are consistent with current zoning.
9. HOUSING
A. APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED, IF ANY? INDICATE
WHETHER HIGH, MIDDLE OR LOW-INCOME HOUSING.
22 new single family homes will be built for a middle income housing.
B. APPROXIMATELY HOW MANY UNITS, IF ANY, WOULD BE ELIMINATED? INDICATE
WHETHER HIGH, MIDDLE, OR LOW-INCOME HOUSING.
None
C. PROPOSED MEASURES TO REDUCE OR CONTROL HOUSING IMPACTS, IF ANY:
None
10. AESTHETICS
A. WHAT IS THE TALLEST HEIGHT OF ANY PROPOSED STRUCTURE(S), NOT INCLUDING
ANTENNAS? WHAT IS THE PRINCIPAL EXTERIOR BUILDING MATERIAL(S)
PROPOSED?
22 single-family homes will be built. Height limitation will conform to
the City building codes.
B. WHAT VIEWS IN THE IMMEDIATE VICINITY WOULD BE ALTERED OR OBSTRUCTED?
None
c. PROPOSED MEASURES TO REDUCE OR CONTROL AESTHETIC IMPACTS, IF ANY:
None
11. LIGHT AND GLARE
A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE? WHAT TIME OF DAY
WOULD IT MAINLY OCCUR?
Street, homes, automobiles and yard lights will increase light and
glare in the area upon completion of the project. Illumination would
occur during night time.
B. COULD LIGHT OR GLARE FROM THE FINISHED PROJECT BE A SAFETY HAZARD OR
INTERFERE WITH VIEWS?
No
Page 9 of 12
C. WHAT EXISTING OFF-SITE SOURCES OF LIGHT OR GLARE MAY AFFECT YOU
PROPOSAL.
None
D. PROPOSED MEASURES TO REDUCE OR CONTROL LIGHT AND GLARE IMPACTS, IF ANY:
None
12. RECREATION
A. WHAT DESIGNATED AND INFORMAL RECREATIONAL OPPORTUNITIES ARE IN THE
IMMEDIATE VICINITY?
Highland park on Edmonds Avenue NE and NE8th Street, Kiwanis Park on
Union Avenue NE and NE 9th Street; and Gene Coulon Memorial Park is
within a mile from the site.
B. WOULD THE PROPOSED PROJECT DISPLACE ANY EXISTING RECREATIONAL USES? IF
SO, DESCRIBE.
No
C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS ON RECREATION, INCLUDING
RECREATION OPPORTUNITIES TO BE PROVIDED BY THE PROJECT OR APPLICANT, IF
ANY:
None
13. HISTORIC AND CULTURAL PRESERVATION
A. ARE THEY ANY PLACES OR OBJECTS LISTED ON, OR PROPOSED FOR, NATIONAL,
STATE OR LOCAL PRESERVATION REGISTER KNOWN TO BE ON OR NEXT TO THE
SITE? IF SO, GENERALLY DESCRIBE.
No
B. GENERALLY DESCRIBE ANY LANDMARKS OR EVIDENCE OF HISTORIC,
ARCHAEOLOGICAL, SCIENTIFIC OR CULTURAL IMPORTANCE KNOWN TO BE ON OR
NEXT TO THE SITE.
None
C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS, IF ANY:
N/A
14. TRANSPORTATION
A. IDENTIFY PUBLIC STREET AND HIGHWAYS SERVING THE SITE, AND DESCRIBE
PROPOSED ACCESS TO THE EXISTING STREET SYSTEM. SHOW ON SITE PLANS, IF
ANY:
Public street terminating with a cul-de-sac will be constructed to
serve the lots. The new public street will be built in accordance with
the City's street standards.
B. IS SITE CURRENTLY SERVED BY PUBLIC TRANSIT? IF NOT, WHAT IS THE
APPROXIMATE DISTANCE TO THE NEAREST TRANSIT STOP.
Page 10 of 12
Metro Buses 107, lOS and 111 serve the area at NE 4th Street (SE 12Sth
Street -King County Road designation). Bus services are within few a
quarter of mile of the site.
C. HOW MANY PARKING SPACES WOULD THE COMPLETED PROJECT HAVE? HOW MANY
WOULD IT ELIMINATE?
On-site parking will be provided as each lot is developed.
D. WILL THE PROPOSAL REQUIRE ANY NEW ROADS OR STREETS, OR IMPROVEMENTS TO
EXISTING ROADS OR STREETS, NOT INCLUDING DRIVEWAYS? IF SO, GENERALLY
DESCRIBE.
Street widening for SE 95th Way may be widened to satisfy the City
Newcastle roadway width and improvements requirements. The new street
will be constructed with all improvements to serve the plat. The
streets will be built in accordance with the City of Renton Street
Standards.
E. WILL THE PROJECT USE WATER, RAIL OR AIR TRANSPORTATION? IF SO,
GENERALLY DESCRIBE.
No.
F. HOW MANY VEHICULAR TRIPS PER DAY WOULD BE GENERATED BY THE COMPLETED
PROJECT? IF KNOWN, INDICATE WHEN PEAK VOLUMES WOULD OCCUR.
Assuming 10 ADT per single family dwelling, the project will generate
approximately 220 trips per day based on peak hour volumes. The peak
volumes will occur during the morning and afternoon commuting hours
G. PROPOSED MEASURES TO REDUCE OR CONTROL TRANSPORTATION IMPACTS, IF ANY:
None. Traffic circulation and condition on adjacent streets are
operating at adequate level.
15. PUBLIC SERVICES
A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES? IF
SO, GENERALLY DESCRIBE.
The addition of 22 new residences will be insignificant on existing
public services.
B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS ON PUBLIC
SERVICES, IF ANY:
None
16. UTILITIES
A. INDICATE UTILITIES CURRENTLY AVAILABLE AT THE SITE:
Electricity, natural gas, water, sanitary sewer, refuse service,
telephone.
Page 11 of 12
B. DESCRIBE THE UTILITIES THAT ARE PROPOSED FOR. THE PROJECT, THE UTILITY
PROVIDING THE SERVICE AND THE GENERAL CONSTRUCTION ACTIVITIES ON THE
SITE OR IN THE IMMEDIATE VICINITY WHICH MIGHT BE NEEDED.
Power & Telephone are available to the Site from adjacent road serving
the Site. Puget Sound Energy will provide services to the Site.
Telephone services to the project Site will be provided by Qwest.
The water and sanitary sewer systems will be provided by the developer
for the Site. These systems will be built according to the City of
Renton standards and specifications.
A storm water drainage system will be constructed as required by the
City of Renton. Surface water will be designed in accordance with 1990
King County Surface Water Manual.
C. SIGNATURE
The above answers are true and complete to the best my knowledge. I
understand that the lead agency is relying on them to make its
de~1)~
Agent the Appl~cant
Date Submitted ~~oy
Page 12 of 12
Jul 28 04 04:51p DJ:\/ELOPMENT PLANNING
~ITY OF RENTON
STREET PEDESTRIAN PATHS. AND
D. Spacing between ~~IV~scctjng streets, whether cro::;smg or T-
connecting, shaH be as follows;
When Highest Classification
involved is;
Principal arterial
Minor arterial _. . ... ""> Neighhorhood Coll~ctor
./,/ Local Access
Minimum ecnterHnc off. .. ct shall be:
JOOO fcet
500 feet
d.(!!If~cr~
10{) fcet
E. Curb radii at intc..'Tscctions shall be 35 fcet fOT any street connecting to a
Principal Arterial and 25 feet at all other in~r~ections. Minimum right-of-
way radius shalt bc 25 fect.
4.08 Half Streets
A half street may he permitted as an interim fadUty when:
(a) Such street shall not serve as primary access to more thim 20 dwclling units or
tax lots; and
(b) Such alignment is consistent with or will establish a reasonable circulation
pattern; and
(c) There is n:asonable assurance of obtaining the prescribed additional right-of~
way from the adjoining pTOpcrty with topography suitable for completion of a
fuIl~seC:lion road.
4.09 One-way streets.
Local access stTeets, including loops, may he designated one-way upon a finding by
th~ Engineer that topography OT other site f~atures make two-way traffic impractical.
4.10 Bus zones and tu .. n-out~.
During the design of arterials and neighborhood collectors, the designer shall coritact
the service provider, and the local school district to determine bus zone (stop)
locations and other bus operation needs. The road project shall provide wheelchair
accessible landing pads at designated bus zones as per Americans with Disabilities
Act (ADA) and where required shaU include tum-outs and shelter pads. Pedestrian
and wheelchair access improvements within the right-of-way to and from the bus
loading zone or tum-out from nearby businesses or residences shall also be provided
as part of the road improvement. Surfacing requirements may also be affected,
particularly on shoulders. Metro's publication, "Metro Transportation Facility
Design Guidelines," is applicable.
4.11 Access and circulation requirements.
A. A future street plan shaH:
(1) .Be filed by the app1icant in conjunction with an application for a
subdivision or development. Thc plan shall show the pattern of
existing and proposed Jand division and sh::tll include other parccls
within onc~quartcr mile surrounding and adjacent to the proposed land
division. Ai the applicant's request, the City sh~lI prepare a future
Rcvi~cd 8-1-00 4-10 Newcastle Public WOTks Sl;mdard~
DEVELOPMENT PLANNING
Ju 1 28 04 04: 51cpTY OF RENTON p.2
AUG 1 9 2004 ~ STREET, PEDE&-l RJAN PATHS, AND BIKEWAYS
. RECEIVED . . of Intersectmg street to the centcr of the bulb sectJOn. Proposcc.J exceptions to
this rule will ne considered by the Engineer based on pertinent traffic planning
factors such as topography, sensitive a.reas and existing development. The
cuI-de-sac le:ngth may extend to 1,000 feet if J 3 or fewcr potential single
family dwelling units atc to be served and there is provisjon for emergency
turnaround ncar mid-length.
C. The Engineer or Director may require, an off-street walk or ~ emergency
vehicle aCceSS to connect a cuI-de-sac at its tennlnus with other streets. parks,
schooJs, bus stops, or other pedcstrian traffic generators, ifthe need exists.
D. If a street temporarily terminated at a propcrty houndary serves more than six
lots or is longer than 150 feet, a temporary bulb shall bc con5tructcd nc::lr the
plat boundary. The paved bulb shall be 70 feet in diameter. Removal of the
temporary cui-de-sac and extension of the sidewalk shall be the responsibility
of the developer who exa"llds the Toad.
E. The maxjmum cross slope in a bulb ~hall not excced six perccnt.
F. Use of a "hammer he:ld" turnaround shaH not be u5ed in place:.: of a bulb and
shaH only be used as an emergency turnaround where required by the Fire
Marshal.
4.07 Intersections
A. Traffic control wj}] be as specified in the Manual on Uniform Traffic Control
Devices (MUTeD) or as may b~ specii1cally modified by the City Public
Works Director as a res'llt of appropriate traffic engineering studies.
B. Street intersections shall be laid out so as to intersect as nearly as posslhIe at
dght angles. Sharp angled intersections shall be avoided. Por reasons of
traffic safety, a "T" intL'rSection (three-legged) is prcfernble to the cT05~-road
(four-legged) intersection for local access strects. For safe desibrrl, the
following types of intersection features should be avoided:
(1) Intersections with more than four intersecting streets;
(2) "Y" type intersections where streets meet at acute angles;
C. On sloping approaches at an intersection, Inndillgs shall be provided with
grade not to exceed one foot difference in elevation for a distance of 30 feet
approaching any arterial OT neighborhood collector or 20 feet approaching an
local access street, measured from nearest right-of-way Hne (extended) of
jntersecting street
Revised 1\-1-00 4-9 Newcastle: Public Wurks St.J.nd:uds
TRANSPORTATION
CONSULTING
NORTHWEST
1607 E. Main St
Auburn, WA 98002
Ph (253) 931-0506
Fax 253-333-2340
tmiller@tcninc.com
www.tcninc.com
August 16, 2004
Keith Menges
K & M Construction
1615 NE 28th St
Renton, W A 98056
DEVELOPMENT PLANNING
CITY OF RENTON
AUG 1 9 2004
RIECE~VED
RE: Christelle Ridge Abbreviated TIA
Dear Keith:
Per your request, Transportation Consulting Northwest (TCN) is pleased
to submit this required traffic impact analysis for the proposed Christelle
Ridge on SE 95th Way just west of Duvall Ave NE in Renton, WA as
shown in Figure 1. ,c'-'
The project consists of22 single-family lots on a new cul-de-sac roadway
accessing SE 95th Way as shown in the attached site plan.
Trip Generation
Trip generation for the site is estimated using data from the sixth edition of
Trip Generation. The Institute of Transportation Engineers (ITE)
compiling measured trip generation data from different land use types
from locations across the US publishes this report. A copy of the relevant
pages from Trip Generation is attached.
LUC 210 (Single-Family Detached Housing) was chosen as the land use
for the homes, using dwelling units as the independent variable.
As shown in Table 1, the project will generate 22 new PM peak hour trips,
14 entering and 8 exiting. The project will also generate 210 daily trips.
The mitigation fee is calculated by charging $75 per daily trip. As seen in
Table 1 the mitigation fee for this project is $15,750.00.
Table 1
Christelle Ridge Trip Generation
(LUC 210) Gross Enter Exit
PM Peak Hour Trips Unit Size Rate Trips % Trips 010 Trips
Si~e-Family Detached HousinK D.U. 22 1.01 22 64% 14 36% 8
Totals 22 14 8
Gross Mitieation
Daily Trips Unit Size Rate Trips Fee
Single-Family Detached Housing D.U. 22 9.56 210 $15,750.00
Entering Sight Distance
TCN conducted a field site investigation to determine the available entering sight distance at the
site driveway onto SE 95th Way. The driver's eye was set back 12' from the traveled way. An
observer was stationed at the driver's eye location and another observer was placed at the
location the farthest that he could be seen when positioned in the middle of the approaching lane.
The distance was then measured using an electronic measuring wheel. To the west the observed
entering sight distance was measured at 490 feet. It was limited by the adjacent side slope with
ferns as the blocking factor. The sight distance could easily be increased significantly if the ferns
were to be removed, however as shown below this is not required. To the east the observed
entering sight distance was measured at 290 feet from the site access point to the edge of the
Duvall Ave NE traveled way.
SE 95 th Way is posted at 25 MPH in this vicinity. Using WSDOT Design Manual Figure 910-6
(copy attached) we find the road approach sight distance for a posted speed limit of25 MPH is
300 feet. The available sight distance to the west greatly exceeds the requirement. While the
available sight distance to the east does not meet requirements, all traffic coming from the east
will have just turned onto SE 95th Way from Coal Creek Parkway and will be traveling slower
than 25 mph (typical turn speeds are around 15 mph). The site access point is located as far west
as can be constructed to provide the greatest distance possible from Duvall Ave NE.
To determine likely required sight distance value for speeds lower than given in WSDOT Figure
910-6 we plotted the data points in a chart and fitted a trendline curve as shown on the attached
graph. The trend line equation and R2 are listed on the graph. The very high R2 value and visual
observation shows a good fit. For design speed of 20 mph (5 mph higher than typical turn speeds)
the required sight distance can be computed as approximately 200 feet. Since the available sight
distance from the access point to Duvall Ave NE traveled way is 290 feet we judge the sight
distance to be met for this direction as well.
Conclusion
In conclusion the site will generate 22 new PM peak hour trips as well as 210 daily trips. The
mitigation fee for the project is $15,750.00. Adequate entering sight distance is provided at the
access point onto Duvall Ave NE.
Thank you again for allowing TCN to serve you on this project; ~f¥~1J have any questions, please
feel free to call me at your convenience at 253-931-0506., p.J":~~":':;"'''~ :':'<'1..<:>
. .1i"'~:5'\~I,_;\~':' .. '.\":>· '<,~. Sillcerely, , 'i' ,''\;'' / (\-,I .... ",.:, ' ;;
TRANSPORTATION CONSULTING NORTHWEST ,{ Ii"" /':':":-"':'\ \ 'I/'
Timothy Miller, PE
Principal
Mr. Keith Menges
~: "'J'f;:'~ '::~":' ·o.'V/JrL{/t~----<--;" "1 " ~ .'. ll'l -J ~?:14 .' ~ .. ,:~:, .. ,.'.: ./ /~; ,'If' b -Of
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Page 2
~ TRANSPORTATION CONSULTING
I , N O~ .. ~.~,,:~E S T
Figure 1
Site Vicinity Christelle Ridge
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'THAT POR"OOH a: nt£ ~lH¥IEST QUART£R (; THE N<:RlHtEST CUNfTER: ~ SEC110N 3. 1m NORTH. RN4CE 5 EAST, W ..... IN KING (:()IJNTY. WA9UHC?TON. ~ ~ F'CU.OWS:
ClCNWDtONG AT lHE NCRTH1IEST cc:RH£R OF SAl) SU9tI~ 'TKEHC£ SClJ1H 88"28'35"' EAST M..ONG THE NORTH UHE ()f" 1M[ SEC"nON 883.71 FEET TO tHE lRIJE PaNT (J=" BEGUfiNG;
lMENa: CONllHlING SOUTH SB"2V~. EAST 1lO.OU FEET TO THE SOOnNESlERlY IrU.RQN fT COUNTY
ROAD;
THENCE SOJ1H 4?"SO'.r EAST ~G SAID IIlARCIN 42'-84 nET:
TH£NCE SCUlH at"CO'or WEST 114.42 FEET; THENCE HOR1H 8V13":.1-'lEST 4JQ..4.3 fEET; THENCE Nc:JR11"l 01'47"48"' EAST 121S..00 fEET; TI1£HCE NORlH .,,,.,,. WEST 24..78 flET:
THENCE NORlH 01"'48'21· EAST 31&12 FEET TO THE lRUE POINT CF 9£CI~
(ALSO _ AS LOT J or LOT LINE AO.AJSllENT NO, I.LA 010-10, RECORDED IN "'G OOUIITY
\ RECORDINC NO. "021211004~
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PH. 425-251-(1i4S
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1lUIA £NCIHEERS
46J2 S. 191$r PI-SlATe £-102
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SIIIaT R/W .....,.,... --.....
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PROPOSED N.AIBER OF" 1.DJS -15
D£HSm' -18 l.DTS. 8ASED ON 10 DU/AICRE
'.",
Single-ramily Detached HouAg
(210)
Average Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Number of Studies: 294
Avg. Number of Dwelling Units: 216
Directional Distribution: 64% entering, 36% exiting
Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
1.01 0.42 2.98 1.05
Data Plot and Equation
(/)
"0 C
W
0. .;::
I-
Q)
"0 :c Q) >
Q)
Ol ~ Ql ~
II
I-
3,000 ..--------------------------,-,-/-,-/-,-/-"-'-"-'-'x-,
,
x : ..............
, , ,
, , , ,
2,000 .... -...... _ .......... ' ......... -......... -.. -... -".............. . .. _ ..... .
1,000
o
o
X Actual Data Points
X X ,,,,/ . , -. _ ........ · ... ·r-·-
,
X /~/ ,
x
1000
x
x
x = Number of Dwelling Units
---Filled Curve
Fitted Curve Equation: Ln(T) = 0.901 Ln(X) + 0.527
2000 3000
- - - - - -Average Rate
R2 = 0.91
Trip Generation, 6th Edition 265 Institute of Transportation Engineers
Single-'amilY Detached Housing
(210)
Average Vehicle Trip Ends vs: Dwelling Units
On a: Weekday
Number of Studies: 348
Avg. Number of Dwelling Units: 198
Directional Distribution: 50% entering, 50% exiting
Trip G.eneration per Dwelling Unit
Average Rate Range of Rates Standard Deviation
9.57 4.31 -21.85 3.69
Data Plot and Equation
Ul "0 C W
0--;;:
I-
Ql U :c Q) >
Ql
C) ~ ~
II
I-
30.000 -,-----------------------------------,
, , ,
,
, ,
, , , ,
,
, , ,
,
,
,
x
20,000 ............. -.......... -_ ................... -..... : ..... :... .... .-: ... " .. -.. . .......... .
, , , . ,
x
, ,
x,""""""'·
,
x
10,000 ----.. -- ---,~,-,-,(-~ -. - - - -. - --- -. - - --.. -.. - - - - - - - - - -. -----. - -. -. -. - -
~,' . x .x
x
o~~-.---.-----;-----.-----~----~----~
o 1000 2000 3000
x = Number of Dwelling Units
X Actual Data Points ---Fitted Curve - - - - - -Average Rate
Fitted Curve Equation: Ln(T) = 0.920 Ln(X) + 2.707 R2 = 0.96
Trip Generation, 6th Edition 263 Institute of Transportation Engineers
•
When designing V -tum locations, use Figure
910-11 as a guide. Where the median is less than
40 ft wide and a large design vehicle is required,
consider the use of a V-tum roadway.
Document the need for V-tum locations, the
spacing used, and justify the selected design
vehicle.
910.10 Sight Distance at
Intersections
For traffic to move safely through intersections,
drivers need to be able to see stop signs, traffic
signals, and oncoming traffic in time to react
accordingly.
Provide decision sight distance, where practical,
in advance of stop signs, traffic signals, and
roundabouts. See Chapter 6~0 for guidance.
The driver of a vehicle that is stopped, waiting to
cross or enter a through roadway, needs obstruc-
tion-free sight triangles in order to see enough of
the through roadway to safely complete all legal
maneuvers before an approaching vehicle on the
through roadway can reach the intersection. Us~
Figure 910-1 Ba to determine minimum sight
distance along the through roadway.
The sight triangle is determined as shown in
Figure 91O-18b~ Within the sight triangle, lay
back the cut slopes and remove, lower, or move
hedges, trees, signs, utility poles, and anything
else large enough to be a sight obstruction.
Consider eliminating parking so sight distance
is not obstructed.
The 18 ft from the edge of traveled way for the
sight triangle in Figure 91O-18b is for a vehicle
10 ft from the edge of traveled way. This is the
minimum distance for the sight triangle. When
the stop bar is placed more than 10 [t from the
edge of traveled way, consider providing the
sight triangle to a point 8 ft back of the stop bar.
Provide a clear sight triangle for a P vehicle at
all intersections. In addition to this, provide a
clear sight triangle for the SU vehicle for rural
highway conditions. If there is significant com-
bination truck traffic, use the W8-50 or W8-67
rather than the SUo In areas where SU or WB
vehicles are minimal, and right of way restric-
. 'tiohsprohibit adequate sight triangle clearing,
only the P vehicle need be considered.
At some intersections, the turning volume from
a stop-controlled crossroad is significant enough
to conflict with vehicles on the through roadway.
Sight distances shown on Figure 910-6 are
desirable at these intersections. This is the sight
distance required for a P vehicle to tum left or
right onto a two-lane highway and attain average
running speed without being overtaken by an
approaching vehicle going the same direction
at the average running speed.
Design Speed Sigh~.pistance
(mph) (ft)
25 300
30 380
35 480
40 590
45 730
50 860
60 1,150
70 1,560
Sight D.istance for Turning Vehicles
Figure 910-Q
Designs for movements that cross divided
highways are influenced by the median widths.
If the median is wide enough to store the design
vehicle, sight distances are determined in two
steps. The first step is for crossing from a stopped
position to the median storage; the second step is
for the movement, either across, or left into the
through roadway.
Design ramp terminal sight distance as for
at-grade intersections with a turning movement.
An added element at ramp terminals is the grade
separation structure. Figure 91O-18b gives the
sight distance considerations in the vicinity of a
structure. In addition, when the crossroad is an
undercrossing, check the sight distance under
the structure graphically using a truck eye
height of 6 ft and an object height of 1.5 ft.
Design Manual
May 2001 English Version
Intersections At Grade
Page 910-11
1#. ..
WSDOT Fi~ . 910-6 Data
Design Speed Sight Distance
(mph) (ft)
25 300
30 380
35 480
40 590
45 730
50 860
60 1150
70 1560
Sight Distance for Turning Vehicles
per WSDOT Design Manual Fig. 910-6
.. ~ .. ~., .
1800 -,------------------------------------------------,
1600 ---------------
1400 -
S' 1200 --Q) g 1000 ----.--,,--
S I/)
i5 ... .c C)
en
800 ----
400
200
------
y=1.6411xl.6035 •
R2 = 0.9972
f----------------------
o -~~--,_--~r_--_,----_,----_,----_,----_,----_4
o 10 20 30 40 50 60 70 80
Design Speed (mph)
...• ~,.-: ..
GEOTECHNICAL ENGINEERING STUDY
CHRISTELLE RIDGE SUBDIVISION
RENTON, WASHINGTON
G-1821
Prepared For
Mr. leffRieker
Christelle Inc.
1075 Bellevue WayNE, #1500
Bellevue, Washington 98004
June 21,2004
By
GEO GROUP NORTHWEST, INC.
13240 NE 20th Street, Suite 12
Bellevue, Washington 98005
Phone: (425) 649-8757
Group Northwest, Inc.
June 21, 2004
Mr. Jeff Rieker
ChristeIJe Inc.
1075 Bellevue Way NE, #1500
Bellevue, Washington 98004
Subject: Geotechnical Engineering Study
Christelle Ridge Subdivision
Renton, Washington
Dear Mr. Rieker,
Geotechnical Engineers, Geologists
& Environmental Scientists
Job No. G-1821
Geo Group Northwest, Inc., is pleased to present our Geotechnical Engineering Study report for
the proposed Christelle Ridge Subdivision in Renton, Washington. The purpose of this study is to
evaluate the geotechnical site issues and provide earthwork recommendations for the proposed
twenty-two lot development, including utility infrastructure, grading, cul-de-sac, home sites,
foundations, walls, and drainage. From a geotechnical perspective the main geotechnical issues
for the site development are the large cuts and fills required to achieve the proposed final grades.
Cuts of up to 28 feet (±) are required to achieve the proposed final site grades, with final slopes
generally in the 25 percent or less range, and fill slopes up to 50 percent (2H: 1 V) although these
may be reduced by the construction of rockery retaining walls.
Geo Group Northwest, Inc. explored the subsurface site conditions by excavating eight test pits
with a track-hoe. The site soils consist ofa thin layer of top soil generally about 6 inches thick,
generally underlain by medium dense to dense, brown weathered Glacial Till soils, and glacially
consolidated very dense cemented Glacial Till. The Glacial Till soils consist of Silt with varying
amounts of sand and gravel.
It is our opinion that the site is geotechnically suitable for the proposed development, provided
the geotechnical recommendations are followed. Our recommendations, along with other
geotechnically related aspects of the project, are discussed in detail in the text of the attached
report. We appreciate this opportunity to serve you. If you have any questions about the
13240 NE 20th Street, Suite 12 • Bellevue, Washington 98005
Phone 425/649-8757 • FAX 425/649-8758
June 21, 2004 (
Christelle Ridge Subdivision
Geotechnical Engineering Study
contents of this report, or if we can be of further assistance, please feel free to call us.
Sincerely,
GEO GROUP NORTHWEST, INC.
Wade 1. Lassey
Engineering Geologist
;J&~~
William Chang, P .E.
Principal
...• ,-
Geo Group Northwest, Inc.
G-1821
Page ii
1.0
1.1
1.2
2.0
2.1
2.2
2.3
. 3.0
3.1
3.2
3.3
3.4
4.0
4.1
4.2
4.2.1
4.2.2
4.2.3
4.3
4.3.1
4.3.2
4.3.3
4.3.4
4.3.5
4.4
4.4.1
4.4.2
4.4.3
4.4.4
5.0
6.0
TABLE OF CONTENTS
G-1821
INTRODUCTION Page
PROJECT DESCRIPTION ...................................................... 1
SCOPE OF SERVICES ............................ '. . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
SITE CONDITIONS
SURFACE ................................................................. 2
SUBSURFACE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . .. 3
GROUNDWATER ........................................................... 4
SITE STABILITY & SEISMICITY
SITE STABILITY EVALUATION ................................................. 3
LIQUEFACTION ASSESSMENT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3
GROUND MOTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3
UNIFORM BUILDING CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3
DISCUSSIONS AND RECOMMENDATIONS
GENERAL ................................................................ 4
SITE PREPARATION, GRADING AND EARTHWORK .......... ~ . . . . . . . . . . . . . . . . . . . . . . .. 4
Temporary Erosion Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 5
Excavations and Slopes ........... ................... ~ . . . . . . . . . . . . . . . . . .. 5
Structural Fill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 6
INFRASTRUCTURE RECOMMENDATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Roadway Subgrade and Pavement Section Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 8
Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ...... " 9
Cantilever Retaining Walls ................................................ 9
Rockery Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 10 .
Segmented Block Retaining Walls. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11
LOT DEVELOPMENT RECOMMENDATIONS ....................................... 14
Foundations ........................................................... 14
Basement Walls ....................................................... 15
, .. ,Slab-on-grade Floors. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 16
Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 17
LIMITATIONS ......................................................... 19
PLAN REVIEW & CONSTRUCTION MONITORING .;........................ 19
ILLUSTRA TIONS Plate 1 -Vicinity Map
Plate 2 -Site Plan
Plate 3 -Typical Basement Wall Backfill & Drainage Detail
APPENDIX A Test Pit Logs
Geo Group Northwest, Inc.
1.0 INTRODUCTION
GEOTECHNICAL ENGINEERING STUDY
CHRISTELLE RIDGE SUBDIVISION
RENTON, WASHINGTON
G-1821
1.1 PROJECT DESCRIPTION
The subject property is located west of the intersection ofSE 95th Way and Duvall Avenue NE
(Coal Creek Parkway SE) in Renton, Washington, as indicated on the Vicinity Map, Plate 1.
The proposed subdivision consists of twenty-two single-family residential lots and a new cul-de-
sac roadway. The parcel slopes moderately up to the southwest, as shown on the Site Plan, Plate
2. The proposed new cul-de-sac access road enters the property off of SE 95th Street at the north
end of the parcel and climbs at a proposed gradient of 14.41 percent. Construction of the access
road will require cuts of up to 28 feet. Grading for the proposed lots will require cuts on the
order of up to 22 feet on the west side of the access road and retained fills of up to 16 feet along
the right-of-way of SE 95th Way and sloped fills of up to ] 8 feet west of the cul-de-sac.
We anticipate the new homes will consist of two or three-story wood frame structures, most with
daylight basements. Geo Group Northwest, Inc. should be consulted to review the validity of the
recommendations contained in this report if there are significant changes to site development
plans as described herein.
1.2 SCOPE OF SERVICES
The scop~,of work for this geotechnical study was conducted in general accordance with our
proposal dated May 27,2004 and includes:
• Excavating eight test pits with a track hoe to characterize the subsurface conditions.
Collection of soil samples. Analysis of sample moisture content and preparation of test
pit logs.
• Evaluation of the subsurface conditions, engineering analysis, and geotechnical
recommendations and design criteria for the proposed subdivision.
Geo Group Northwest, Inc.
June 21, 2004
Christelle Ridge Subdivision
Geotechnical Engineering Study
• Preparation of this written report with our activities, findings, conclusions, and
geotechnical recommendations.
2.0 SITE CONDITIONS
2.1 SURFACE
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The subject property is undeveloped and consists of approximately 3.6 acres. The property is
irregular in shape and is bordered by ~esidential development to the west and south and SE 95th
Way along its northwest property boundary. Based on the site survey, elevations across the site
range from 352 feet at the north end along SE 95th Way to 440 feet at the southeast corner. The
property generally slopes up to the southwest at an average gradient of about 23 percent. No
water was observed on the property. Vegetation on the property consists of fir 'trees, ferns and
underbrush.
2.2 SUBSURFACE
According to the area geologic map the project site is underlain by Quaternary-age Advance
Outwash (Qva) glacial drift deposits associated with the Vashon Stade of the Fraser Glaciation.
Advance Outwash generally consists of stratified sand and gravel deposited in fluvial streams in
advance of the glacier.
Geo Group'Northwest explored the site conditions by excavating eight test pits on June 3,2004.
The site soils consist of glacially deposited Glacial Till soils, consisting of a non-sorted mixture of
silt, sand, gravel, and some cobbles. The till color varies from weathered brown to unweathered
gray. In general, the looser material near the surface is highly weathered and the material
becomes denser and more cemented as the degree of weathering decreases with depth. A
detailed description of the soils is presented on the Test Pit Logs in Appendix A. The
approximate locations of the test pits are shown on the Site Plan, Plate 2.
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June 21, 2004
Christelle Ridge Subdivision
Geotechnical Engineering Study
2.3 GROUNDWATER
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No water seepage was observed in the test pits and no seepage was observed on the surface of the
project site. No water seepage is anticipated during the site development, although permeable
sand layers within the glacial till may contain water.
3.0 SLOPE STABILITY & SEISMICITY
3.1 SITE STABILITY EVALUATION
No indicators of slope instability problems, such as past slumps or slides, were observed on the
project site. The site soils are glacially consolidated and there is minimal risk of deep seated
sliding at the site. After grading, the overall stability of the site will be improved as a result of the
removal of the looser surficial material and a reduction in the steepness of the site grades.
3.2 LIQUEFACTION ASSESSMENT
Liquefaction is a phenomenon where loose granular materials below the water table temporarily
behave as a liquid due to strong shaking or vibrations, such as earthquakes. Clean, loose and
saturated granular materials are the soils susceptible to liquefaction phenomena. The site soils do
not consist of clean loose saturated sand and it is our opinion that the site soils have no potential
risk of soil liquefaction during a seismic event.
3.3 GROUND MOTION
Based on the subsurface conditions encountered, anticipated damage to the proposed structure
would be caused by the intensity and accelerations caused by a strong motion earthquake and not
by liquefaction or lateral movement of the site soils.
3.4 UNIFORM BUILDING CODE
According to the 1997 Uniform Building Code (UBC), western Washington is classified as
Seismic Zone 3 (Figure 16-2), which is assigned a Seismic Zone Factor, Z, of 0.30 (Table 16-1).
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June 21, 2004
Christelle Ridge Subdivision
Geotechnical Engineering Study
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The soil conditions encountered at the site during our investigation correspond best to a Soil
Profile Type ofSc and Soil ProfilelDescription of very dense soils (Table 16-J). Based on a
Seismic Zone Factor (Z) of 0.3 and a Soil Profile Type of Sc, the Seismic Coefficient Ca is 0.33
(Table 16-Q) and the Seismic Coefficient Cv is 0.45 (Table 16-R) for the site.
4.0 DISCUSSION AND RECOMMENDA nONS
4.1 GENERAL
Based on the results of this study, it is our opinion that the site is geotechnically suitable for the
proposed subdivision development. The main geotechnical issues are:
• Moisture sensitivity of the site soils and wet weather earthwork considerations;
• The cuts and fills required to achieve the proposed finished site grades;
• . Fill compaction requirements for under buildings, pavements, and behind rockeries;
• Potential settlement of the thick fill, even if compacted to the structural fin
specifications herein;
• Settlement impact and mitigation;
• Difficulty in engineering tall· rockery retaining walls facing fills and the alternative of
constructing modular block reinforced retaining walls.
The following discussions address the site development infrastructure and provide lot
development recommendations, including an evaluation of site stability, recommendations for site
preparation, grading and earthwork, structural fin placement and compaction, use of the site soils
for fin, roadway subgrade preparation, pavement section design, utilities, foundation design
criteria, slab floors, and drainage.
4.2 SITE PREPARATION, GRADING AND EARTHWORK
The site should be stripped and cleared of surface vegetation, topsoil, and soils containing large
tree roots or other organics. The stripping should occur in areas to be cut and areas to receive
fill. The stripped soil should not be used as structural fill below building areas, pavements,
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June 21, 2004
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Geotechnical Engineering Study
sidewalks, or as fill behind walls.
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Areas to receive fills should be benched, creating a terraces on the sloped portions of the site.
Fills placed in building areas, below pavement areas, driveways, and behind retaining wal1s should
be compacted to structural fill specifications. To mitigate potential settlement of the fill will
require quality control monitoring including the site preparation, fill material, fil1 placement, and
its compaction.
Structures may be supported on conventional spread footings and where feasible footings should
bear directly on the dense undisturbed glacially consolidated soils or on structural fill that extends
down to suitable bearing soils.
The silty site soils are moisture sensitive and it will be difficult to achieve structural fill
compaction specifications if the soil has a moisture content that is higher or lower than optimum.
The site soils will not be usable as structural fill during wet weather. Site grading and earthwork
should be performed during the dry summer months and the implementation of permanent erosion
control should be completed by mid October.
4.2.1 Temporary Erosion Control
Temporary erosion control measures, such as perimeter silt fencing, should be installed prior to
the start of grading. A crushed rock construction entrance should be used to mitigate the tracking
of mud onto the street. During wet weather, exposed site soils should be covered with straw
mulch and· cut ·slopes should be" protected with plastic sheeting to minimize erosion. Temporary
settlement ponds, crushed rock check dams, and hay bales and silt fencing should be used to
reduce suspended sediment in the surface water runoff and to reduce the velocity of the runoff .
4.2.2 Excavations and Slopes
The majority of the site grading will result in permanent cut slopes. Temporary cuts will be used
for instal1ation of utilities. " The stability of temporary cut slopes is a function of many factors,
including soil type, geometry, surcharge loads, amount of time the cut is open, and the presence
of subsurface seepage. It is the responsibility of the contractor to maintain safe slope
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June 21, 2004
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configurations. If groundwater seepage is encountered, excavation of cut slopes should ~e halted
and the stability of the cut slope evaluated by the geotechnical engineer.
Temporary cuts greater than four feet in depth should be sloped at an inclination no steeper than
IH: 1 V (Horizontal:Vertical) in the loose to medium dense weathered till soils and IH:2V in the
hard cemented glacial till. Permanent cut and fill slopes should be inclined no steeper than 2H: 1 V.
4.2.3 Structural Fill
Fill material used to support building foundations, slab-on-grade floors, pavements, and sidewalks
should meet the compaction requirements for structural fill. During dry weather, any compactable
non-organic soil may be used as structural fill, provided the material is near the optimum moisture
content for compaction purposes, and the material achieves the compaction specifications. The
silty site soils may be used as structural fill only if the soil moisture and weather conditions allow
the soil to be compacted to structural fill compaction requirements. During wet weather we
recommend that imported pit run sand and gravel be used as structural fill having the following
specifications:
1. Be free draining, granular material, which contains no more than 5 percent fines (silt
and clay-size particles passing the No. 200 mesh sieve)~
2. Be free of organic and other deleterious substances;
3. Have a maximum size of three-inches.
Structuralrfill material should be placed at or near the materials optimum moisture content. The
optimum moisture content is the water content in soil that enables the soil to be compacted to the
highest dry density for a given compaction effort. Structural fill should be placed in thin
horizontal lifts not exceeding 10-inches in loose thickness to the following compaction
specifications:
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STRUCTURAL FILL COMPACTION SPECIFICATIONS
APPLICATION MINIMUM COMPACTION
% of Maximum Dry Density
95% for the top 12-inches
Roadway Fills and Under Pavements 90% below the top 12-inches
Based on ASTM 0-1557 -Modified Proctor
Backfill Behind Rockeries, Segmental Block 90%
Retaining Walls & Basement Walls Based on ASTM 0-1557 -Modified Proctor
Roadway Fills 95%
Based on ASTM 0-1557 -Modified Proctor Within the Sewer Easement (Verify With Local Utility District)
Under Building Foundations and 95%
Slab-On-Grade Floors Based on ASTM 0-1557 -Modified Proctor
Below building areas, structural fill should be compacted to a minimum of 95 percent of the
materials maximum dry density, as determined by ASTM Test Designation D-1557 (Modified
Proctor). Structural fill below the foundation elements should extend down and out from the
footings,.creating a 1H: 1 V structural pri!:)m below the footings. Under pavements structural fill
should be compacted to at least 90 percent maximum dry density, with the exception of the top
12-inches which should be compacted to at least 95 percent maximum dry density. The Utility
District may require 95 percent within sewer easements. Granular fill materials are best
compacted with vibratory compaction equipment, such as a vibratory drum roller or hoe-pack.
Silty soils, such as those at the subject site, are best compacted with a "sheeps-foot" compactor.
Geo Group Northwest, Inc.
June 21,2004
Christelle Ridge Subdivision
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4.3 INFRASTRUCTURE
4.3.1 Roadway Subgrade and Pavement Section Design
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The adequacy of site pavements is strictly related to the condition of the underlying subgrade. If
this is inadequate, no matter what pavement section.is constructed, settlement or movement of the
subgrade will be reflected up through the paving. To avoid this situation, the subgrade should be
compacted to the structural fill specifications and proof-rolled with a loaded dump truck under the
observation of the geotechnical engineer prior to paving. Areas of soft, wet or unstable subgrade
may require over-excavation and replacement with compacted structural fill or crushed rock.
Subgrade stabilization recommendations should be provided by the geotechnical engineer based
on an evaluation of the site conditions
Provided the subgrade is dense and unyielding, the parking and driveway pavement section design
may consist of the following:
MINIMUM PAVEMENT SECTION
HEAVY TRAFFIC AREAS
Class "B" Asphalt Concrete (AC)
Crushed Rock Base (CRB)
Asphalt Treated Base (ATB)
LIGHT TRAFFIC AREAS
Class "B" Asphalt Concrete (AC)
Crushed Rock Base (CRB)
Asphalt Treated Base (ATB)
3-inches, over
6-inches, or
3-inches
2-inches, over
4-inches, or
2-inches
The minimum pavement section may not be acceptable if there is evidence of instability in the
subgrade. In the event of poor, yielding, or unstable subgrade conditions, we should be requested
to review the site conditions and provide subgrade stabilization recommendations.
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June 21, 2004
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4.3.2 Utilities
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Trenching is anticipated for water, sewer, gas and electrical utilities. For safety, utility trench
sidewall slopes should follow the criteria described in the Excavations and Slopes Section of this
report. We recommend utility lines be bedded in 6 inches of sand above and below the pipe, or
follow the 1996 Standard Specifications for Road, Bridge and Municipal Construction, published
by Washington State Department of Transportation and American Public Works Association
(APWA) specifications Sections 69-03.15 and 69-03.16. Trench backfill above the pipe bedding
may consist of the native granular or imported granular soils provided the material achieves the
compaction requirements presented in the Structural Fill section of this report.
4.3.3 Cantilever Retaining Walls
Basement and retaining walls restrained horizontally on top are considered unyielding and should
be designed for a lateral soil pressure under the at-rest condition; while conventional reinforced
concrete walls free to rotate on top should be designed for an active lateral soil pressure.
Active Earth Pressure
Conventional reinforced concrete walls that are designed to yield an amount equal to 0.002
times the wall height, should be designed to resist the lateral earth pressure imposed by an
equivalent fluid with a unit weight of35 pcffor level backfill above the wall.
-For the sloped ground behind the wall, a surcharge load equivalent to 50 percent ofthe soil height
above the wall should be considered in addition to the above soil pressures. Traffic and surcharge
loads, ifIipplicable, also should be considered in addition to the above soil pressures.
Recommended passive and base coefficient of friction:
• Passive Earth Pressure:
• Base Coefficient of Friction:
350 pcf equivalent fluid weight
0.35
The walls should be drained to prevent the buildup of hydrostatic pressure. We recommend using
a vertical drain mat and granular free-draining backfill material to facilitate drainage as discussed
in the Drainage section.
Geo Group Northwest, Inc.
June 21,2004
Christelle Ridge Subdivision
Geotechnical Engineering Study
4.3.4 Rockery Retaining Walls
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Rockery walls are not engineered retaining walls. Their construction is to a large extent an art not
entirely controllable by engineering methods. For this reason, we recommend rockery walls
facing fill soils be limited to a height of 8 feet. Taller rockery walls may be constructed if facing
dense stable cuts.
It is imperative that rockeries be constructed in a proper manner by contractors experienced in,
and with a proven capability in, rockery construction. Rockery walls should be constructed in
accordance with the "Standard Rockery Construction Guidelines" specified by the Association of
Rockery Contractors. Construction should be monitored by the geotechnical engineer to verify
that bearing conditions are adequate, cut slopes are stable, fill meets compaction requirements,
and proper installation of drainage.
A rockery wall is not intended to function as an engineered structure to resist lateral earth
pressures, as an engineered reinforced concrete retaining wall would be. The primary function of
the rockery wall is to cover the exposed cut slope face and thereby retard the erosion process.
However, some lateral support is provided by virtue of the weight of the rock. Therefore, the
larger the rock the greater the mass and the more lateral load resistance available. However, since
this support depends on the contact areas and characteristics between individual rocks, it is
virtually impossible to predict or provide for a specific lateral resistance.
The stability of the cut slope protected by the rockery face should inherently be stable with no
water seepage-. The rock used to construct the wall should be hard, sound, durable, free of seams
and cracks, and broken in generally tabular to cubical shapes. Preferably, the rock density should
be at least one hundred sixty-five (165) pcf, although rock densities will vary from source to
source.
Rockery Walts Facing Fill Soils
Rockeries facing fills greater than 4 feet high, should be reinforced with geogrid to provide lateral
resistance to wall movement The engineering for the geogrid reinforcement should be provided
by Geo Group Northwest, Inc. based on the wan and surcharge conditions.
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Keyway, Drainage and Rock Placement
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The basal coarse of rock is "keyed" into the ground, with the keyway width and depth
determined by the basal rock size and height of the wall. The subgrade soils should be dense/stiff
to provide proper wall support and base stability. Incline the keyway back in towards the face to
be protected to create a lH:6V wall batter.
Good drainage is essential for wall stability. For drainage, install a four-inch diameter perforated
rigid PVC drain pipe at the base of the wall, surrounded by free-draining ballast or crushed rock.
The pipe should be directed to a positive and permanent discharge.
The first basal layer of rock should be carefully "slammed" into place. The basal rocks should be
placed in as close contact with each other as possible. Each row of rock should be well seated
and thoroughly tamped and driven into place having as few voids as possible. Since the rockery
derives its support partially from friction between individual rocks, point contact of rocks should
be avoided wherever possible. Succeeding layers of rock should be placed so that rocks overlap
each other. The face of the rockery wall should be inclined at a slope of approximately lH:6Y.
Crushed drain rock and geogrid reinforcement, if applicable, should be installed concurrently as
the wall is constructed. The drain rock behind the wall should consist of a well-graded crushed
angular rock with a three-inch maximum size. The rock layer should not be less than twelve (12)
inches in thickness behind the rockery wall.
4.3.5 SEGMENTED BLOCK RETAINING WALLS
Segmented block walls facing fill soils should be geogrid reinforced and should be engineered by
Geo Group Northwest, Inc. Segmented block walls should be designed for the following soil
parameters:
• Internal angle of friction (q,): 35 degrees
• Total unit weight (1'): 130 pounds per cubic foot (pct) for structural fill.
The wall should be designed for a minimum FS of 2.0 with respect to overturning and bearing
capacity, and a minimum FS equal to 1.5 with respect to sliding. The wall design should account
. Geo Group Northwest, Inc,
June 21, 2004
Christelle Ridge Subdivision
Geotechnical Engineering Study
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for any additional surcharge loading due to buildings, slopes, parking, traffic, etc., and may be
inclined up to 3 degrees from vertical.
Terraced Segmental Block Walls
For terraced walls, the distance between the walls should be a minimum of 1. 5 times the height of
the lower terrace (for a 4 foot tall lower terrace wall, the upper terrace should be set back a
minimum of 6 feet). Walls more than two terraces high should be evaluated on a case-by-case
basis by Geo Group Northwest, Inc.
Segmental Block Wall Construction
For the finished wall to have a uniform horizontal level appearance, the preparation of the base
leveling pad is critical. The foundation soils should be prepared to create a stable, non-yielding
subgrade base. After selecting the location and length of the wall. the base trench should be
excavated so the base row of block is embedded a minimum of 1.5 inches for each foot of wall
height (6-inches for a 4-foot tall wall) and to allow enough width for the drain and drain rock
behind the wall. The base should be leveled with a 4-inch minimum thickness of compacted 5/8
inch minus crushed rock (do not use pea-gravel). Level walls built on a sloping grade require
stepping the base row of block. Start the leveling pad at the lowest elevation of the wall. Work
out the stepped base as the wall steps up in elevation.
The first course of blocks are placed side by side, with sides touching. The blocks should be
level, side to side and front to back, with primary attention to the basal coarse. Blocks should be
interlocked as recommended by the block manufacturer, if appropriate. Keystone'"" block units
are interlocked with fiberglass pins. The position of the pins controls the setback (batter), the
amount of angle to the wall face. The front hole position results in a near vertical (1/8") setback,
and the rear holes result in a 7 degree (1-114 ") setback. For constructing curved walls, the best
results are achieved using the front, near vertical, pin position. After setting the first course, the
fiberglass pins are inserted into the paired holes of each block. Pins of adjoining units should be
12 inches on center for proper alignment of the additional courses .. For other block
manufactures, follow their recommendations.
Segmental Block Wall Drainage
Fill in the voids, inside and between the block, and create a 2 foot drainage zone behind the wall
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Geotechnical Engineering Study
using lh" to 3/4" clean crushed rock. Rounded rock such as pea gravel should not be used. At the
base of the wall, install a slotted or perforated 4" rigid PVC drain line. Geotextile filter fabric,
such as Mirafi 140N or equal, should be installed to separate the crushed drain rock from the
backfill behind the drainage zone and to protect the drain pipe. We recommend drain c1eanouts
be installed at intervals of 40 feet or less.
Segmental Block Wall Backfill & Compaction
Backfill and compaction should be completed behind each course before installing additional
courses. Compact the fill to a minimum of90 percent of the materials maximum dry density, as
determined by ASTM Test Designation 0-1557 (Modified Proctor), and to 95 percent if the fill
will provide structural support. Walls providing support to structural elements should be
. reviewed by Geo Group Northwest. Only walk-behind mechanical compaction equipment should
be used within 3 feet of the wall.
Geo Group Northwest, Inc.
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June 21,2004
Christelle Ridge Subdivision
Geotechnical Engineering Study
4.4 LOT DEVELOPMENT RECOMMENDATIONS
4.4.1 Foundations
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Conventional spread footing foundations can be used to support future residential structures.
Strip and column footings should be supported by the dense/hard soils, or by compacted
structural fill that extends down to suitable bearing soils. Loose disturbed soils underlying
foundations should be removed and replaced with fill compacted to the structural ~ll
specifications.
If the site soils will be exposed to weather in footing trenches, we recommend the footing trench
be protected with a 2 to 4-inch layer of lean mix concrete or controlled density fill (CDF) to
protect the subgrade. Alternatively, the Silt can be over-excavated and replaced with compacted
crushed rock.
Conventional spread footings should be designed according to the following criteria:
-Allowable bearing pressure, including all dead and live loads
• Medium dense and stiff site soils
• Structural fill
• Dense/hard native soil
-Minimum depth to bottom of perimeter footing below adjacent
final exterior grade
.;--,.~ ..
-Minimum depth to bottom of interior footings below top of floor slab
-Minimum width of wall footings
-Minimum lateral dimension of column footings
-Estimated post-construction settlement
• Medium dense to hard site soils:
• Structural fill over 10 to 15 feet thick:
Geo Group Northwest, Inc.
= 2,000 psf
= 2,000 psf
= 4,000 psf
= 18 inches
= 12 inches
= 16 inches
= 24 inches
= 114 inch
= 112 inch'"
June 21, 2004
Christelle Ridge Subdivision
Geotechnical Engineering Study
-Estimated post-construction differential settlement; across building width
• Medium dense to hard site soils:
• Structural fill over 10 to 15 feet thick:
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Page 15
= 1/4 inch
= 112 inch*
* Limiting the amount of fill settlement will require tight quality control on the site
preparation, fill placement, and compaction.
Lateral Force Resistance -lateral loads can also be resisted by friction between the foundation and
the supporting compacted fill subgrade or by passive earth pressure acting on the buried portions
of the foundations. For the latter, the foundations must be poured "neat" against the existing
undisturbed soil or be backfilled with a compacted fill meeting the requirements for structural fill.
Our recommended parameters are as follows:
-Passive Pressure (Lateral Resistance)
• 350 pcf equivalent fluid weight for compacted structural fill & dense site soils
-Coefficient of Friction (Friction Factor)
• 0.35 for compacted structural fill & dense site soils
4.4.2 Basement Walls
Permanent basement walls restrained horizontally on top are considered unyielding and should be
designed for a lateral soil pressure under the at-rest condition; whereas conventional reinforced
concrete walls free to rotate on top should be designed by a structural engineer for an active
lateral soil pressure.
Active Earth Pressure
Conventional reinforced concrete walls that are designed to yield an amount equal to 0.002
times the wall height, should be designed to resist the lateral earth pressure imposed by an
equivalent fluid with a unit weight of:
• 35 pcf for level backfill behind yielding retaining walls
Geo Group Northwest, Inc.
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June 21, 2004
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Geotechnical Engineering Study
At-Rest Earth Pressure
Walls supported horizontally by floor slabs are considered unyielding and should be
designed for lateral soil pressure under the at-rest condition. The design lateral soil
pressure should have an equivalent fluid pressure of:
• 45 pcffor level ground behind unyielding retaining walls
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The above values are based on the use of the site soils for backfill and that the wall backfill is fully
drained. They do not include the effects of surcharges. For the sloped ground behind the wall, a
surcharge load equivalent to 50 percent of the soil height above the wall should be considered in
addition to the above soil pressures. Traffic surcharge loads can be assumed equivalent to 2 feet
of soil.
Passive Earth Pressure
• 350 pcf equivalent fluid weight for structural fill & dense site soils
Base Coefficient of Friction
• 0.35 for structural fill & dense site soils
Basement walls should be waterproofed and a vertical drain mat, such as Miradrain 6000, or free-
draining material be used to facilitate drainage, and a footing drairi be incorporated into the
design. Please refer to the Drainage section of this report.
Backfill material adjacent to permanent concrete basement should be compacted to 90 percent as
spedfiedin'the'Structural Fill section. Compact with hand held equipment or a hoe-pack, Heavy
compacting machines should not be allowed within a horizontal distance to the wall equivalent to
one half the wall height, unless the walls are designed with the added surcharge.
4.4.3 Slab-on-grade Floors
Slab-on-grade floors should be placed on dense soils, or on structural fill that extends down to
suitable bearing soils. Structural fill should be compacted to 95 percent as specified in the
Structural Fill section.
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June 21, 2004
Christelle Ridge Subdivision
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To avoid moisture build-up on the subgrade and to prevent wicking of moisture up to the slab,
slab-on-grade floors should be placed on a capillary break. The capillary break should consist of a
minimum of six (6) inch thick free-draining layer of 1.5 inch minus gravel or 2 inch size crushed
rock containing no more than five (5) percent fines passing the NO.4 (114-inch) sieve. A IO-mil
reinforced vapor barrier should be placed between the capillary break and slab, such as Moistop®
by Fortifiber, to reduce water vapor transmission through the slab. Two to four inches of sand
may be placed over the membrane for protection during construction.
4.4.4 Drainage
Water should not be allowed to stand in any area where footings, slabs or pavements are to be
constructed. During construction, loose surfaces should be sealed at night by compacting the
surface to reduce the potential for moisture infiltration into the soils. Final site grades should
allow for drainage away from building structures. We suggest that the ground be sloped at a
gradient of three (3) percent for'a distance of at least ten feet away from buildings except in areas
that are to be paved. Final site grades and impervious areas should be designed to collect surface
water into catch basins and tightlines for discharge into the stomi system.
If water seepage is encountered in excavations during construction, we recommend sloping the
bottom of the excavation to one or more shallow sump pits. The collected water can then be
pumped to a temporary detention pond for settlement prior to discharge into the storm system.
Please refer to the Seepage and Slope Stability Considerations section of this report for
additional discussion regarding water seepage considerations.
Perimeter footing drains should be installed around foundations and behind basement/retaining
walls and rockeries. Drain lines should consist of a minimum four (4) inch, perforated or slotted,
rigid drain pipe laid at or just below the invert of footings with a gradient sufficient to generate
flow as illustrated on the Typical Basement Wall & Footing Drain Detail, Plate 3 of Illustrations.
The drain line should be bedded in a minimum of lO-inches of washed-drain rock or other free-
draining gravel material and wrapped with a geotextile non-woven filter fabric, such as Mirafi
140N.
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We recommend that a vertical drain mat (sheet drain), such as Miradrain 6000 or equivalent, be
used to facilitate drainage behind basement walls and retaining walls. The drain mat core is placed
against the basement wall with the filter fabric side facing the backfill. The drain mat extends
from the finished surface grade, down to the footing drain pipe. A minimum of 18 inches of
clean, free-draining, washed rock or crushed rock should be placed in the bottom of the wall
trench around the footing drain. The drain rock should be protected by wrapping with a
geotextile non-woven filter fabric, such as Mirafi 140N. The advantage to using a vertical drain
mat is the ability to use the native granular site soils to backfill behind the wall provided the
material can be compacted to 90% of the materials maximum dry density. This minimum
compaction standard is required for the drain mat to function properly.
Under no circumstances should roof downspout drain lines be connected to the footing drain,
under slab drain or crawl space drain system. All roof downspouts must be separately tightlined
to discharge into the storm-sewer. We recommend that sufficient cleanouts be installed at
strategic locations to allow for periodic maintenance of the footing drain and downspout tightline
systems.
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Geotechnical Engineering Study
5.0 LIMITATIONS
This report has been prepared for the specific application to the subject project site, for the
exclusive use of Christelle, Inc., and the project design team. The findings and recommendations
stated herein are based on our field observations, the subsurface conditions encountered in our
site exploration, our experience, and judgement. The recommendations are our professional
opinion derived in a manner consistent with the level of care and skill ordinarily exercised by other
members of the profession currently practicing under similar conditions in this area and within the
budget constraint. No warranty is expressed or implied. In the event that soil conditions vary
during site work, Geo Group Northwest, Inc. should be notified and the recommendations herein
re-evaluated, and where necessary, be revised.
6.0 PLAN REVIEW AND CONSTRUCTION MONITORING
It is recommended that we be retained to perform a general review of the final design and
specifications to verify that the earthwork, foundation, and other recommendations have been
properly interpreted and implemented in the design and engineering plan documents.
It is recommended that we be re~ained to provide geotechnical monitoring services during
construction. This will allow us to confirm that the subsurface conditions are consistent with
those described in this report and allow design changes in the event subsurface conditions differ
from those anticipated prior to the start of construction. It will allow us to evaluate whether the
erosion control, earthwork, and foundation construction activities conform to the intent of the
contract plans and specifications. While on the site during construction, we will not direct or
supervise the contractor or the contractors work, nor will we be responsible for providing or
reviewing on-site safety or dimensional measurements.
INSPECTIONS
The following items -should be inspected by the geotechnical engineering firm during
. construction:
• Erosion control
• Site preparation, clearing, and grubbing
• Excavations
Geo Group Northwest, Inc.
June 21, 2004
Christelle Ridge Subdivision
Geotechnical Engineering Study
• Structural fill placement and compaction testing
• Proof-rolling & roadway subgrade preparation
• Subgrade stabilization
• Verification of allowable soil bearing conditions for foundation footings
• Retaining wall construction
• Placement of capillary break material below slab-on-grade floors
• Installation of subsurface drainage
G-1821
Page 20
The contractor should provide a minimum of 24 hours advance notice to perform the above
inspections so that we can arrange to have personnel available.
We appreciate the opportunity to provide you with this geotechnical engineering study. Please
contact us if you have any questions regarding this report or if additional information is needed.
Sincerely,
GEO GROUP NORTHWEST, INC.
Wade J. Lassey
Engineering Geologist
':I. . 4-7 ::U&C~ e:eltf7
William Chang, P.E.
Principal
Geo Group Northwest, Inc.
SCALE 1 "= 1500'
Northwest, Inc.
Geotechnical Engineers, Geologists, &
Environrrental Scientists
DATE 6/16/04 MADE WJL
-, --"I~~~~i
o 1500' 3000'
Approximate Scale: 1 inch =1500 feet
VICINITY MAP
CHRISTELLE RIDGE SUBDIVISION
RENTON, WASHINGTON
CHKD we JOB NO. G-1821 PLATE 1
·~~ .
.$,
~!lI
-.. _----NORTH UN£ OF J-~ ~ N ~ W (KCA$) 13J7.~·lCAL)
N ~ ,,(DEED) 13J7.gz' (DEED) "\ -"-, .
:;:----", ""-,-
..... "l S,~.JS..·,(, ____ H,~ " Y ",_ -__ -J,. 1 rl S C'" "--{-iIi;~ )i:'.
":
{,-
~OT 197
A-1
..... -...... ---------.......
457.06'
\ \
TAX LOT 186
!
!TAX LOT '188
I
k
TAX LOT 43
SCALE 1"=60'
\-
\
\~,
\
\
~
•
, \
\ \
"
\ ,
~' .. ::-
""
\
\
o 60' 120'
Scale: 1 inch = 60 feet
''', \ LEGEND '. ~.;:-,. -$;P~l Test Pit Number &
"
""
, "
Approximate Location
' ' -'\
, Site Plan Adapted From Grading Plan by Touma \ ~:h'" Engineers & Land Surveyors.
\
\
'''-\ ,-
\
\ \.
~ \\ ~'\ "" ." ~
\
~
""~ ~
,~,
< ~ ,
~
~
~,
~ -a-~ v~ ~<'<, -'"
RIDGEVIEW ESTA rES -</~ ~ ~~"'~~
SITE PLAN
Geotechnical Engineers, GeolOgists, &
Environmental Scientists
CHRISTELLE RIDGE SUBDIVISION
RENTON, WASHINGTON
DATE 6116/04 'MADE WJL CHKD we JOB NO. G-1821 PLATE 2
Basement Wall
Slope to drain
o 0
Vertical Drain Mat
(Maradrain 6000
or equivalent)
WEATIIERED TILL
o 0
o
------------------
CEMENTED GLACIAL TILL -
GEOTEXTlLE
FILTER FABRIC
(Mirafi 140 N. or
equivalent)
o o 0
BACKFILL 0
COMPACTED
TO 90% a
o o
o
o 0
o o o 0
o
o
o 0 o
00
o
o
o
Free Draining Material
(Crushed or washed rock)
Minimum 4-inch diameter rigid slotted
or perforated PVC pipe with positive
gradient to discharge
NOT TO SCALE
NOTES:
1.) Do not replace rigid PVC pipe with flexiible corrugated plastic pipe.
2.) Perforated or slotted PVC pipe should be tight jointed and laid with perforations
or slots down, with positive gradient to discharge.
3.) Do not.C;::.Qllnect roof downspout drains into the footing drain line system.
4.) Backfill on the exterior of the basement wall should be compacted to 90% of the
maximum dry density based on Modified Proctor (ASTM 0-1557). The top 12-inches
to be compacted to 95% of maximum dry density if backfill is to support sidewalks,
driveway, etc. Fill below slab-on-grade concrete floors should be compacted to
95% maximum dry density.
5.) Capillary Break: Minimum of six (6) inch thick layer of free-draining gravel containing no
more than five (5) percent finer than NO.4 (1I4-inch) sieve. A lO-mil reinforced plastic
vapor barrier, is recommended over the capillary break, protected with sand.
Northwe Inc.
TYPICAL BASEMENT WALL
BACKFILL AND DRAINAGE DETAIL
SCALE NONE
Geotechnical Engineers. Geologists, &
Environrmnlal Scientists
DATE 6/16/04 MADE WJL CHKD WC
CIIRISTELLE RIDGE SUBDIVISION
RENTON, WASHINGTON
JOB NO. G-1821 PLATE 3
LEGEND OF SOIL CLASSIFICATION AND PENETRATION TEST
UNIFIED SOIL CLASSIFICATION SYSTEM (USCS)
MAJOR DIVISION GROUP TYPICAL DESCRIPTION LABORATORY CLASSIFlCAnON CRITERIA SYMBOL
ctEAN GIN WB.L GRACED GRAVELS, GRAYa...sANO Cu = (080 / 010) greaII!r than 4
GRAVa.S MIXnJRE. UTTI.E OR NO RNES DETERMINE Cc= ¢) / (010· 060) ~n 1 and 3
PERCENTAGES OF .
GRAVas Ollila arno GP POORLY GRACED GRAVELS, ANC GRAV8..-SAND GRAVa. AND SAND NOT MEETlNG ABOVE REQUIREMENTS (Mara Than Halt' 8nes) MIXltIRES UTilE OR NO ANES FROM GRAIN SIZE COARSE· CoanIa Gmlns OISmIBUTION GRAlNEO SOILS LIl/V8I' Than No. 4 CURVE ATTERBERG UMITS BELOW
Sieve) DIR'IY GM· SILTY GRAVa.B, GRAV8..-SAND-SIl.T MIXltIRES "AMUNE,
GRAVa.B CONTENT ar P.I. LESS n4AN 4 OFRNES'
(with soma ClAYEY GRAVa.B, GRAVEL-SAND-ClAY EXCEEDS12'l1t ATTERBERG UMITS ABOVE
llnesl GC MDmlRES COARSE GRAINED "A" UNE.
SOILS ARE or P.L MORElHAN 7
ClASSIRED AS
SANDS ClEAN SoN WB.L GRACED SANOS, GRAV8..L Y SANOS, FOLLOWS: CU = (D6O I 010) grealllt 1han 8
SANDS um..e OR NO RHES Ca = (D3O') / (010·080) b_ 1 and 3
(Mora Than Half
Ollila ar no POORLY GRACED BANOS, GRAVEll. Y BANOS, < MIo Rna Gralned: Mora Than Half ~ CoamaGrains SP NOT MEEnNG ABOVE ReQUIREMENTS
Smaller Than No. lines) UTTI.E OR NO RNES GW, GP, SW, SP Weight !.alger
Than No. 200 4 SIeve) AlTERBERG UMITS BELOW . 51_ DIRTY SM SILlY SANOS, SANo.srLT MlXT\JRES > 12'111 Fina Gralnad: "A"UNE
SANOS GM, GC, SM, SC CONTENT OF with P.I. LESSn4AN 4 RNES
(with soma 510 12'l1t Rna EXCEEDS12'l1t ATTERBERG LIMITS ABOVE
flnas) SC CLAYEY BANOS; BANo.ct.AY MIXTURES Gralnact use dual 'A"UNE
symbols with p.r. MORE lHAN 7
SILTS UquldUmlt ML INORGANIC SILlS, ROCK FLOUR, BANDY SILTS eo (Below A-Une on < 5O'lIo OF SUGHT PLAsnCITY 11 +ne V Plasticity Chart, PLASTICITY CHART N FlNE·GRAINED Negligible Uquid Umit INORGANIC SILlS, MICACEOUS OR 50 FOR SOIL PASSING
SOILS Organic) >~ MH DIATOMACEOus, RNE SANOY OR SILTY SOIL NO. 40 SIEVE . CHarOH / ~ I INORGANIC CLAYS OF LOW PlASTlCITY, /
CLAYS UquldUmit Cl GRAV8..L Y, BANDY, OR SILTY ClAYS, ctEAN ~40 V VII' (AbcMo A-Une on <30'll 0 CLAYS iii: PlastIcity ChaIt, ~30 Negligible Liquid Umlt INORGANIC CLAYS OF HIGH PLAsnCITY, FAr / OIganlcl >smIo CH CLAYS Q CLarOL .... Mora Than Half by ~21) V V WelghtLaf1l8l' UquidLimit ORGANIC SILTS AND ORGANIC SILTY ClAYS OF MHorOH
Than No. 2IlO ORGANIC SILlS & <SCM OL LOW PLASTICITY Go "-Slew! ClAYS 10
(Below A-Une on 7 I / OL ~M1. Plasticity ~ UquldUmlt OH ORGANIC CLAYS OF HIGH PLAST1CfTY , 04 , > SCM
0 10 20 30 40 50 80 70 eo 90 100 110
HIGHLY ORGANIC SOILS Pt PEAT AND OTHER HIGH!. Y ORGANIC SOILS UQUID LIMIT ('l!.)
SOlI,..PARTlCLE SIZE GENERAL GUIDANCE OF SOIL ENGINEERING
u.s. STANDARD SIEVE PROPERTIES FROM STANDARD PENETRATION TEST (SPT)
FRACTION Passing Retained SANDY SOILS SILTY & ClAYEY SOILS
SIeve Size Sieve Size Uncanflnad Blow RetaIMI Friction BI_ (mm) (mm) Counts Density Angle Description CounIB SlJengtll Description
SILT/CLAY fI200 0.075 N ... "degnoe N qu, \sf
~ 0·4 0·15 Very Loose <2 <0.25 Very soft
FINE #40 0.425 11200 0.015 4·10 15·35 28·30 Loose 2-4 0.25-0.50 Soft
MEDIUM ~O 2.00 #40 0.425 10-30 35·86 28-35 Medium Dense 4-8 0.50 -1.00 Medium Stiff
COARSE tI4 4.75 #10 2.00 30-50 86·85 35-42 Dense 8-15 ·1.Il0-2.oo Still
GRAVEl >50 86·100 I 38-48 VeryOense 15-30 2.00 -4.00 VerySUIf
ANE 19 tI4 4.75 >30 > 4.00 Hard
COARSE . 78 19
COBBLES 78 mm 10 203 mm Group Northwest, Inc.
BOULDERS > 203mm
Geotechnical engineers, Geologists, &
ROCK >78mm envl.., nmental SclentlSts
FRAGIlENTS 13240 HE 20th S1Jeet, Suile 12 BallaYue, WA 98005
ROCK >0.78 cubic meier in W>IIlme PIIone (425) 649-8157 Fax (425) 849-8758 PLATE Al
•
TEST PIT NO: TP-1
LOGGED BY WJL LOG DATE: 6/3/04 GROUND ELEV. 367 ft +/-
DEPTH
ft. USCS SOIL DESCRIPTION
SAMPLE Water
No. %
OTHER TESTSI
COMMENTS
I-,ML -\ -
-
-
Silty SAND, dark brown, loose to medium dense, moist _-
(Top Soil) I
-----------------______ 1
• Sl 19.6 -Probe 3"
5 _
• S2 9.9
10
-
_ ML Sandy SILT, brown, some gravel and cobbles, dense,
damp. -
-
-
-
• S3 14.3
-t-t----t--------------------_II S4 19.5
-
-
15 _
-
-
-
-
20 -
-
-
-
-
25 -
-
-
-
Total depth = 12 feet bgs
No groundwater seepage observed
Group Northwest, Inc.
Geotechnical Blgineers. Geologists. &
Environmental SCientists
JOB NO.
TEST PIT BORING LOG
CRISTELLE RIDGE SUBDIVISION
SE 95th WAY
RENTON, WASHINGTON
G-1821 l DATE 6/3/04 l PLATE A2
•
TEST PIT NO: TP-2
LOGGED BY WJL LOG DATE: 6/3/04 GROUND ELEV. 402 ft +/-
DEPTH
ft. USCS SOIL DESCRIPTION
SAMPLE Water
. No. %
OTHER TESTSt
COMMENTS
6" Topsoil -
-ML SILT, brown, with fine sand, dense, moist -• SI 15.9
-s _
ML SILT, mottled gray, stiff, moist II S2 21.4
----------------------------------------------
-
-
-
10 _
-
ML Sandy SILT, brown, with gravel and cobbles, very dense
(Cemented Till)
• S3 7.5
• S4 15.3
--------------------------------------------------------------. S5 6.9
-
-
15 _
-
-
ML Sandy SILT, gray, with gravel and cobbles, moist, very
dense (Cemented Till)
~~--_r--------------------------------------~. S6 7.6
-
20 _
-
-
-
-
25 -
-
-
-
Total depth = 18 feet bgs
No groundwater seepage observed
Group Northwest, Inc.
Geotechnical Engineers, Geologists, &
Env~onrrental Scientists
JOB NO.
TEST PIT BORING LOG
CRISTELLE RIDGE SUBDIVISION
SE 95th WAY
RENTON,WA~GTON
G-1821 I DATE 6/3/02 I PLATE A3
·. (,
TEST PIT NO: TP-3
LOGGED BY WJL LOG DATE: 6/3/04 GROUND ELEV. 397 ft +1-
DEPTH
ft.
-
-
-
-
& -
-
-
-
10 _
-
--
-15 -
USCS
ML
-----
ML
SOIL DESCRIPTION
SILT, brown, with sand and gravel, weathered, medium
dense, moist
------------------------------------------------------
SILT, brown, with sand and gravel, cemented, hard, moist.
Total dep01 = 8 feet bgs
No groundwater seepage observed
TEST PIT NO: TP-4
SAMPLE Water
No. %
• SI 14.7
II S2 16.8 .. S3 8.4
OTHER TESTSI
COMMENTS
-Probe 3"
-Probe 1-2"
LOGGED BY WJL LOG DATE: 6/3/04 GROUND ELEV. 434 ft +/-
DEPTH
ft.
--
--
-5
-
-
-
-10 -
-
-
-
-
SAMPLE Water OTHER TESTSI
USCS SOIL DESCRIPTION No. % COMMENTS
ML
ML
_s_~~l_~~~~~~!~~!~~~~~~~~v~~J~~~~~~p----------------.•
SILT, brown with sand, dense, damp
SI 13.9 Probe 1/4"
__ ~__ _~~~dJ_~!~!~~~~!~~~i~!r!!=~!~~~~~_~~~~~ ____________ _
ML Sandy SILT, gray, with gravel, cemented, hard (TILL) • S2 7.0 Probe 1/8"
',:.-,;:'-
Total depth of boring = 5'
No water seepage was observed.
Group Northwest, Inc.
Geotechnical Engineers. Geologists. &
Environrmntal Sc ienlists
TEST PIT BORING LOGS
JOB NO.
CRISTELLE RIDGE SUBDIVISION
SE 95th WAY
RENTON, WASHINGTON
G-18211 DATE 6/3/021 PLATE A4
TEST PIT NO: TP-5
LOGGED BY WJL LOG DATE: 6/3/04 GROUND ELEV. 435 ft +/-
DEPTH
ft. USCS SOIL DESCRIPTION
SAMPLE Water
No. %
OTHER TESTSI
COMMENTS
Sandy SILT, dark brown, (Top Soil) __ ----------------------_/ .. 81 12.2 -SILT, brown, with sand and some gravel, dense ML -
& -=_ ~ ~\.~ '_-_--t--_;-_a-_n~_-y_-_~~_~_~_~_-;_r~_~_~_~_i;_~_~_~a_-~_~_l~_~_~~_-_d_~_~-_S~_,-_da_-~_~_-_-_--_-_-_-...I--F" 82
I \ (Cemented Till) I
7.8
-Total depth = 4 feet bgs -No growldwater seepage observed -
10 -
-
-
-
-
15 -
TEST PIT NO: TP-6
LOGGED BY WJL LOG DATE: 6/3/04 GROUND ELEV. 402 ft +/-
DEPTH
ft. USCS SOIL DESCRIPTION
SAMPLE Water OTHER TESTSI
No. % COMMENTS
&
10
-ML SILT, brown, with sand, dense, damp ------------------------------------------------------------_ ..
__ - \ ... fML_-t-_s_an_d_Y_S_I_L_T_,_g_ra_y_, _w_it_h_g_ra_V_e_I'_V_ery_d_e_ns_e_. _da_m_p ___ ....1'---
81 8.5
-,
-
-
-
-
-
-
-
-
-
\ (Cemented Till) I
Total depth = 2.5'
No water seepage was observed.
Group Northwest, Inc.
Geotechnical Ei1gineers. Geologists, &
Env~onrrental Scientists
TEST PIT BORING LOGS
JOB NO.
CRISTELLE RIDGE SUBDIVISION
SE95th WAY
RENTON, WASHINGTON
G-1821 I DATE 6/3/02 J PLATE A5
..
:
!.
LOGGED BY
DEPTH
ft. uses
ML -----
-ML
-------5 ML -
-
TEST PIT NO: TP-7
WJL LOG DATE: 6/3/04 GROUND ELEV.
SAMPLE Water
SOIL DESCRIPTION No. %
18.8 SI SILT, brown, with sand, weathered, loose, damp
----------------------------------------. S2 11.8
SILT, light brown, stiff, damp
• S3 16.6
402 ft +/-
OTHER TESTSI
COMMENTS
= _ \ ML Silty SAND, mottled gray to brown, with gravel, dense, dam;--. S4
~~-------------------------------------
12.2
-
10 -
-
-
-
-
15 -
LOGGED BY
DEPTH
ft. USCS
-ML --------
-~~ -5 ...•• ,::. -
-
-
-
-10 _
-
-
-
-
Total depth = 8 feet bgs
No groundwater seepage observed
TEST PIT NO: TP-8
WJL LOG DATE: 6/3/04
SOIL DESCRIPTION
Sandy SILT, brown, with gravels and cobbles, dense
(Weathered Till) ------------------------------------------------------. Sandy SILT, brown, with gravel, very dense (Till) ...".-
Total depth = 3'
No water seepage observed.
GROUND ELEV. 371 ft +/-
SAMPLE Water OTHER TESTSI
No. % COMMENTS
SI 9.2 -Probe 114"
TEST PIT BORING LOGS
Grou p Northwest, Inc. CRISTELLE RIDGE SUBDIVISION
SE 95th WAY
Geotechnical Engineers. Geologists. &
Env~onlTSntal Scientists
JOB NO.
RENTON, WASIllNGTON
G-1821 I DATE 6/3/02 1 PLATE A6
1 ,
J
DEVELOPMENT PLANNING CITY OF RENTON
AUG 1 9 200~
REtE~VEtQ)
Prel-Plat.doc
FILE NO. 719-016-031
PREPARED BY
TOUMA ENGINEERS
6632 SOUTH 19l5T PLACE, SUITE E-I02
KENT, W A. 98032
(425) 251-0665
July 16, 2004
I. PROJECT OVERVIEW
The subject property involved in this plat covers an area of approximately 3.53 acres. The
property is situated in the north end of the City, and bonded on the north by SE 95th
Place. Access to the property will be from SE 95th Place with a cui de sac about 390 feet
long. We will design a detentionlwetvault facility situated in the northwest corner of the
site for flow control and water quality measures. Undeveloped property lies to the west
and southwest. The Enright short plat and Ridgeview Estates is on the south and
southeast. A single residence is situated on the east on a large lot number 26.
The project area is hilly and slopes down to the north with average slopes of 20%. There
are small areas ofthe property where slopes ranges from 30-45% especially along the
northerly portion of the site adjacent to SE 95 th Place.
The development falls within one basin. The existing surface water flows to the north
. northwest toward the roadside swale along SE 95th Place. The surface runoff on the site
will be directed through smooth lined CPE pipes to an under-ground system for water
quality treatment and peak flow control. The system outflow will be controlled and
released to follow the existing swale. Detention and water quality systems will be
designed using the 1998 King County Surface Water Design Manual to meet the standard
release requirements. The runoff will be tributary to May Creek. See the downstream
description later in this report.
The soil type of the site is Alderwood AgD, glacial till. Existing ground cover consists
mainly of Alder and Fir forest, with ground cover shrubs.
The proposed plat will have 22 lots with lot ranging in size from 4500 square feet to 8403
square feet. The plat improvements will be designed to City of Renton Standards and
requirements for streets, storm, sewer, water and streetlights.
See the figures on following pages:
··VicinltY Map
Soils Survey Map
Prel-Plat.doc
Pg. - 1
('
1
\ ~:\
KENNYDAL£
BEACH PARK
BOAT LAUNCH -
AT
NEWCASTLE
~
N" ~
(1."'-;>
N
Orthophotobase compiled in 1970 by USGS. Planimetric
detail obtained Irorr. USGS 7V2' rrtirll.l.e seri"s miliJS.
Polyconic projection. 1~2l Nortlt Arneric~n datlltrt.
10,OOO-loot grid based on Washington coordinate system,
north zone.
II. PRELIMINARY CONDITIONS SUMMARY
CORE REQUIREMENT #1: DISCHARGE AT NATURAL LOCATION
The allowable outflow from the site will be discharged to its natural location. The Level I
flow control is calculated to match the developed peak discharge rates to the existing site
condition peak discharge rates for the 2-year and 10-year return periods.
CORE REQUIREMENTS #2: OFF-SITE ANALYSIS
Refer to off-site analysis on subsequent pages.
CORE REQUIREMENTS #3: FLOW CONTROL
Preliminary calculations are provided on subsequent pages addressing runoff rate. The
sizing for detention and runoff control facility and its routing calculations are included in
this report.
CORE REQUIREMENTS #4: CONVEYANCE SYSTEM
The conveyance system will be designed using the rational method as presented in the
King County 1998· SWM Manual.
Refer to the" Analysis of Conveyance Pipes" calculation provided under this item; Based
on the topography of the site we anticipate pipe slopes to be equal or greater than 1.0 %.
The 100-year developed peak flow for the site was calculated at 1.40cfs. The capacity of
a 12-inch pipe with 1.0% slope is able to handle 3.87 cfs. King County Surface Water
Design Manual 1998 requires to the conveyance pipes to be designed based on 25-year
storm.
CORE REQUIREMENTS #5: EROSION/SEDIMENT ATION CONTROL PLAN
The f.;(osion/Sedimentation control facilities will consist of filter fabric fences to be
placed along the north, northeast and northwest boundaries of the site. Temporary
Erosion and Sedimentation ponds and ground cover measures will be considered for
water quality control during construction of plat improvements.
CORE REQUIREMENTS #6: MAINTENANCE AND OPERATION N/ A
CORE REQUIREMENTS #7: FINANCIAL GUARANTEES AND LIABILITY N/ A
CORE REQUIREMENTS #8 WATER QUALITY
The water quality facility proposed for this project consists of a wet-vault.
Pg. -4·
Prel-Plat.doc
SWM SPECIAL REQUIREMENTS
Special Requirements # 1 : Adopted Area Specific Requirements.
The site falls within the Honey Creek Drainage Basin.
Special Requirements #2: Delineation of the IOO-yr Flood Plain. NA
Special Requirements #3: Flood Protection Facilities. NA
Special Requirements #4: Source Control. NA
Special Requirements #5: Oil Control NA
Pg. - 5
Prel-Plat.doc
III OFF-SITE ANALYSIS
I. UPSTREAM
The site is the situated south ofSE 95th Way just west of Coal Creek Parkway and drains
generally to the north toward SE 95th Way. The basin area upstream of the site consists
of two undeveloped parcel lying top the south. These parcel drain to the northwest and
would generate insignificant surface runoff to our proposed site.
2. DOWNSTREAM
Surface runoff from the proposed plat sheet flows northerly to the top of a slope down to
SE 95th Way. The runoff then travels northwesterly in a roadside swale about 600 feet
where it exits the right of way and heads westerly in a grass lined ditch, 3' wide and up
about l' deep. The drainage meets with the drainage along Union Ave, and flows north
and crosses under SE 95th Way. From this point the drainage flows north down the slopes
to May Creek. May Creek is an inventoried salmonid habitat for Chinook, coho, and
sockeye salmon. The City of Renton inventoried May Creek as a portion of their "Critical
Areas Inventory, City of Renton Wetlands and Stream Corridors" study in June of 1991.
...• " ..
Pg. - 6
Pre1-Plat.doc
K P A R 1<
C·OU N T DE PT.
0,~)
lO', .\,. -~--.. POG M-!P ___ .
u
Joe Pigndfard
r James W DJlpay
Kennelh !"::. 2-00 I
(86)
6 7A fie.
,. It t.P.
I I
" !", ;1 ," t
t I'
I": 100 · i "I I (I~J)
.~.t.; . .;~ ~_ . ... !-:; t,' .","
,-~7oi7j
'. .. '. .
, .. --
.-. ~.~. ", "
FLOW CONTROL AND WATER QUALITY
The Preliminary Plat Level I Analysis will be based on the 1998 KCSWDM using the
standard level one conveyance protection runoff control method to match the 2 year to 10
year developed peak flows to the existing conditions peak flow rates.
The area of the plat to be developed is 3.53 acres, to include asphalt paving, driveways,
houses and landscaping. The frontage along SE 95th Way wilt not be improved at this
time because the Ci~ of Newcastle is planning an extensive intersection relocation and
renovation at SE 95 Way and Coal Creek Parkway.
The plat drainage basin, new added houses, asphalt paving and driveways will be directed
through a detention/wet-vault for peak flow control and Water Quality measures. The
roof runoff from the new houses will be collected in catch basin pick-ups and directed to
the conveyance system.
Pre-Developed Conditions
Pervious
Forest 3.53 acres
Post-Developed (3.53 AC)
Impervious
For this Levell analysis of the 22 lot preliminary plat we will use 4000 SF/lot per
Section 3.2.2.1 KCSWDM).
Lot/area SQ. FT. Imp Area Used
Lot Impervious 22 X 4000 SF =88,000 SF = 2.02 AC.
Asphalt 15,050 SF = 0.35 AC.
Sidewalk 920 X 5.5 = =5,=06=0,-,S=F ___ =-"0,,-,,.1=2 AC.
Total 108,1;10 SF = 2.49 AC.
PerviC?-ys _
Lawn & Landscaping 1.04 AC
The above information will be used in the King County KCRTS computer program to
establish the existing and proposed time series for the peak flow analysis. The calculated
vault will be 70' x 37' x 8' deep inside measure. There will be a wetpool for water
quality within the same vault.
Pg. - 8
Prel-Plat.doc
WATER QUALITY
The wet-vault permanent pool will be sized per section 6.4.l.1, page 6-68 of the
KCSWDM. The
Vr = (0.9Ai + 0.25Atg + O.lOAtr +O.OIAo) x (RlI2)
Vr = volume of runofT from mean annual storm
Ai = area of impervious SF
Atg = area of till grass soil covered with grass SF
Atr = area of till forest soil covered with forest SF
Ao = area of outwash soil covered with grass or forest SF
R = rainfall from mean annual storm (figure 6.4. 1. A) = 0.47"
Vr = (0.9(108,110) + 0.25(45,302» x (0.47/12)
= (97,299 + 11,326) 0.47/12 = (108,625)(0.47/12) = 4,254 CF
Vb = 3(4,254) = 12,762 CF
This volume will be accommodated within the bottom of the detentionlwetvault to be
designed and constructed in the northwest comer ofthis proposed 22 lot plat.
BIO-FILTRA TION
We have accommodated the water quality for the bio-filtration action within the wetvault
as designed above.
STORM WATER PEAK FLOW CONTROL:
Refer to the following pages for the preliminary calculations .
.. ' .• ~I'.
Pg. - 9
Pre1-Plat.doc
CONVEYANCE SYSTEM ANALYSIS AND DESIGN
The capacity of 12 storm water drain pipe is estimated with a full-flow manning's
equation calculation for a preliminary evaluation. We intend to use smooth wall CPE
pipe, commonly designated as N-12 pipe.
Note that the 100 yr. peak flow is 1.40 cfs. per KCRTS with hourly timesteps.
Refer to the following calculations
FULL FLOW, SO THAT R = AlP = 0/4
n L (ft) S o (ft) R v (fps) A (sf) Q (cfs)
0.012 57 0.01 1 0.25 4.93 0.79 3.87
0.024 57 0.01 1 0.25 2.46 0.79 1.94
. p~, .-iD
Prel-PlaLdoc
----smooth wall
single wall
KCRTS Command
CREATE a new Time Series
Production of Runoff Time Series
Project Location : Sea-Tac
Computing Series PREDEV.tsf
Regional Scale Factor: 1.00
Data Type : Reduced
Creating Hourly Time Series File
Loading Time Series File:C:\KC_SWDM\KC_DATA\STTF60R.rnf
Till Forest 3.53 acres
Total Area 3.53 acres
Peak Discharge: 0.285 CFS at 9:00 on Jan 9 in Year 8
Storing Time Series File:PREDEV.tsf
Time Series Computed
KCRTS Command
CREATE a new Time Series
Production of Runoff Time Series
Project Location : Sea-Tac
Compu,ting Series DEV. tsf
Regional Scale Factor: 1.00
Data Type : Reduced
Creating Hourly Time Series File
Loading Time Series File:C:\KC_SWDM\KC_DATA\STTG60R.rnf
Till Grass 1.04 acres
Impervious
Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI60R.rnf
2.49 acres
Total Area 3.53 acres
Peak Discharge: 1.40 CFS at 6:00 on Jan 9 in Year 8
Storing Time Series File:DEV.tsf
Time Series Computed
KCRTS Command
eXit KCRTS Program
KCRTS Command
CREATE a new Time Series
Production of Runoff Time Series
Project Location : Sea-Tac
Computing Series DEV-BYP.tsf
Regional Scale Factor: 1.00
Data Type : Reduced
Creating Hourly Time Series File
Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI60R.rnf
Impervious 0.05 acres
Total Area 0.05 acres
Peak Discharge: 0.024 CFS at 6:00 on Jan 9 in Year 8
Storing Time Series File:DEV-BYP.tsf
Time Series Computed
1/
•
SECTION III,
FIGURE 111-2. RAINFALL REGIONS AND SCALE FACTORS
ST 1.0 ST 1.1
ST 1.1
ST1.0
Rainfall Regions and
Regional Scale Factors
L~",::,",J Incorporated Area
--c:o River/Lake
-MajorRoad
111-4 .~ '-I KeRTS User's GuIde
LA 1.0
December 15, 1995
VIj . -12-
LA 1.2
•
Flow Frequency Analysis
Time Series File:predev.tsf
Project Location:Sea-Tac
---Annual
Flow Rate
(CFS)
0.222
0.060
0.165
0.006
0.098
0.171
0.144
0.285
Peak Flow Rates---
Rank Time of Peak
computed Peaks
2
7
4
8
6
3
5
1
2/09/01
1/06/02
2/28/03
3/24/04
1/05/05
1/18/06
11/24/06
1/09/08
18:00
3:00
3:00
20:00
8:00
21:00
4:00
9:00
Flow Frequency Analysis
Time Series File:dev.tsf
Project Location:Sea-Tac
---Annual
Flow Rate
(CFS)
0.697
0.580
0.835
0.640
0.767
0.741
0.931
Peak Flow Rates---
Rank Time of Peak
1. 40
computed Peaks
6
8
3
7
4
5
2
1
2/09/01
1/05/02
2/27/03
8/26/04
10/28/04
1/18/06
10/26/06
1/09/08
2:00
16:00
7:00
2:00
16:00
16:00
0:00
6:00
Flow Frequency AnaLysis
Time Series File:dev-byp.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates---•
Flow Rate Rank Time of Peak
(CFS)
0.015 6
0.013 8
O. Oi8'""~' 4
0.015 7
0.018 3
0.015 5
0.022 2
0.028 1
Computed Peaks
2/09/01
1/05/02
12/08/02
8/26/04
10/28/04
1/18/06
10/26/06
1/09/08
2:00
16:00
18:00
2:00
16:00
16:00
0:00
6:00
(PtZl'S De,,) -lPF-V-JaYP)
((;J., J · 11/ -I" I ~
(Q~) ,oct? "-:DIS
corn "SIH t:. PJ<:>
-----Flow Frequency Ana1ysis-------
- -Peaks Rank Return Prob
(CFS) Period
0.285 1 100.00
0.222 2 25.00
0.171 3 10.00
0.165 4 5.00
0.144 5 3.00
0.098 6 2.00
0.060 7 1.30
0.006 8 1.10
0.264 50.00
0.990
0.960
0.900
0.800 .
0.667
0.500
0.231
0.091
0.980
-----Flow Frequency Analysis-------
- -Peaks Rank Return Prob
(CFS) Period
1.40 1 100.00
0.931 2 25.00
0.835 3 10.00
0.767 4 5.00
0.741 5 3.00
0.697 6 2.00
0.640 7 1.30
0.580 8 1.10
1.24 50.00
D&V·-~Yp·
0.990
0.960
0.900
0.800
0.667
0.500
0.231
0.091
0.980
-----Flow Frequency Analysis-------
-Peaks Rank Return Prob
(CFS) Period
0.028 1 100.00 0.990
0.022 2 25.00 0.960
0.018 3 10.00 0.900
0.018 4 5.00 0.800
0.015 5 3.00 0.667
0.015 6 2.00 0.500
0.015 7 1. 30 0.231
0.013 8 1.10 0.091
0.026 50.00 0.980
-. Q /1-(... L..D W r-(2.0""1 (2P--S Tlili/:;-O J2
--0·15 "3 cr:'>
()IO~3 e.P;, "-
•
Retention/Detention Facility
Type of Facility: Detention Vault
Facility Length: 68.77 ft
Facility Width: 68.77 ft
Facility Area: 4729. sq. ft
Effective Storage Depth: 7.00 ft
Stage 0 Elevation: 0.00 ft
Storage Volume: 33106. cu. ft
Riser Head: 7.00 ft
Riser Diameter: 12.00 inches
Number of orifices: 2
Full Head Pipe
Orifice # Height Diameter Discharge Diameter
(tt) (in) (CFS) (in)
1 0.00 1.18 0.100
2 4.60 1.12 0.053 4.0
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 O. 0.000 0.000 0.00
0.01 0.01 47. 0.001 0.004 0.00
0.02 0.02 95. 0.002 0.006 0.00
0.04 0.04 189. 0.004 0.007 0.00
0.05 0.05 237. 0.005 0.008 0.00
0.06 0.06 284. 0.007 0.009 0.00
0.07 0.07 331. 0.008 0.010 0.00
0.09 0.09 426. 0.010 0.011 0.00
0.10 0.10 473. 0.011 0.012 0.00
0.22 0.22 1041. 0.024 0.018 0.00
0.34 0.34 1608. 0.037 0.022 0.00
0.45 0.45 2128. 0.049 0.025 0.00
0.57 0.57 2696. 0.062 0.029 0.00
0.69 0.69 3263. 0.075 0.031 0.00
0.81 0.81 3,831. 0.088 0.034 0.00
0.93 0.93 4398. 0.101 0.036 0.00
1. 05 1. 05 4966. 0.114 0.039 0.00
1.17 1.17 5534. 0.127 0.041 0.00
1. 28 1.28 6054. 0.139 0.043 0.00
1. 40 .. :~~(. .. " 1. 40 6621. 0.152 0.045 0.00
1. 52 1. 52 7189. 0.165 0.047 0.00
1. 64 1. 64 7756. 0.178 0.048 0.00
1. 76 1. 76 8324. 0.191 0.050 0,00
1. 88 1. 88 8891. 0.204 0.052 0.00
2.00 2.00 9459. 0.217 0.053 0.00
2.12 2.12 10026. 0.230 0.055 0.00
2.23 2.23 10547. 0.242 0.056 0.00
2.35 2.35 11114 . 0.255 0.058 0.00
2.47 2.47 11682. 0.268 0.059 0.00
2.59 2.59 12249. 0.281 0.061 0.00
2.71 2.71 12817 . 0.294 0.062 0.00
2.83 2.83 13384. 0.307 0.064 0.00
2.95 2.95 13952. 0.320 0.065 0.00
3.06 3.06 14472. 0.332 0.066 0.00
3.18 3.18 15040. 0.345 0.067 0.00
3.30 3.30 15607. 0.358 0.069 0.00
3.42 3.42 16175. 0.371 0.070 0.00
3.54 3.54 16742. 0.384 0.071 0.00
3.66 3.66 17310. 0.397 0.072 0.00
3.78 3.78 17877. 0.410 0.073 0.00
P3' --ILJ
•
3.89 3.89 18398. 0.422 0.075 0.00
4.01 4.01 18965. 0.435 0.076 0.00
4.13 4.13 19533. 0.448 0.077 0.00
4.25 4.25 20100. 0.461 0.078 0.00
4.37 4.37 20668. 0.474 0.079 0.00
4.49 4.49 21235. 0.487 0.080 0.00
4.60 4.60 21755. 0.499 0.081 0.00
4.61 4.61 21803. 0.501 0.081 0.00
4.62 4.62 21850. 0.502 0.082 0.00
4.64 4.64 21945. 0.504 0.084 0.00
4.65 4.65 21992. 0.505 0.086 0.00
4.66 4.66 22039. 0.506 0.088 0.00
4.67 4.67 22087. 0.507 0.091 0.00
4.68 4.68 22134. 0.508 0.092 0.00
4.69 4.69 22181. 0.509 0.092 0.00
4.81 4.81 22749. 0.522 0.099 0.00
4.93 4.93 23316. 0.535 0.104 0.00
5.05 5.05 23884. 0.548 0.108 0.00
5.17 5.17 24451. 0.561 0.112 0.00
5.29 5.29 25019. 0.574 0.115 0.00
5.41 5.41 25586. 0.587 0.119 0.00
5.52 5.52 26107. 0.599 0.122 0.00
5.64 5.64 26674. 0.612 0.125 0.00
5.76 5.76 27242. 0.625 0.128 0.00
5.88 5.88 27809. 0.638 0.130 0.00
6.00 6.00 28377. 0.651 0.133 0.00
6.12 6.12 28944. 0.664 0.136 0.00
6.24 6.24 29512. 0.677 0.138 0.00
6.35 6.35 30032. 0.689 0.141 0.00
6.47 6.47 30600. 0.702 0.143 0.00
6.59 6.59 31167. 0.715 0.145 0.00
6.71 6.71 31735. 0.729 0.148 0.00
6.83 6.83 32302. 0.742 0.150 0.00
6.95 6.95 32870. 0.755 0.152 0.00
7.00 7.00 33106. 0.760 0.153 0.00
7.10 7.10 33579. 0.771 0.463 0.00
7.20 7.20 34052. 0.782 1.030 0.00
7.30 7.30 34525. 0.793 1. 760 0.00
7.40 7.40 34998. 0.803 2.550 0.00
7.50 7.50 35471. 0.814 2.840 0.00
7.60 7.60 35944. 0.825 3.090 0.00
7.70 7.70 36417. 0.836 3.330 0.00
7.80 7.80 36890. 0.847 3.550 0.00
7.90 7.90 37363. 0.858 3.760 0.00
S.OO ' .. ~~l:':" -' 8.00 37836. 0.869 3.950 0.00
8.10 8.10 38309. 0.879 4.140 0.00
8.20 8.20 38781. 0.890 4.320 0.00
8.30 8.30 39254. 0.901 4.490 0.00
8.40 8.40 39727. 0.912 4.650 0.00
8.50 8.50 40200. 0.923 4.810 0.00
8.60 8.60 40673. 0.934 4.960 0.00
8.70 8.70 41146. 0.945 5.110 0.00
8.80 8.80 41619. 0.955 5.260 0.00
8.90 8.90 42092. 0.966 5.400 0.00
Hyd Inflow Outflow Peak storage
Target Calc Stage Elev (Cu-Ft) (Ac-Ft)
1 1. 40 ******* 1.19 7.22 7.22 34153. 0.784
2 0.70 ******* 0.50 7.11 7.11 33607. 0.772
3 0.70 0.15 0.15 7.00 7.00 33083. 0.759
4 0.74 ******* 0.14 6.10 6.10 28833. 0.662
5 0.83 ******* 0.13 5.93 5.93 28034. 0.644
6 0.44 0.08 0.08 4.60 4.60 21737. 0.499
7 0.58 ******* 0.07 3.51 3.51 16601. 0.381
8 0.64 ******* 0.07 2.98 2.98 14071. 0.323
P9' -IS
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 Return Prob
(CFS) (CFS) (ft) Period
0.495 2 2/09/01 15:00 1.19 7.22 1 100.00 0.990
0.071 7 12/28/01 18:00 0.495 7.11 2 25.00 0.960
0.131 5 3/06/03 22:00 0.153 7.00 3 10.00 0.900
0.065 8 8/26/04 6:00 0.135 6.10 4 5.00 0.800
0.081 6 1/05/05 16:00 0.131 5.93 5 3.00 0.667
0.135 4 1/18/06 23:00 0.081 4.60 6 2.00 0.500
0.153 3 11/24/06 8:00 O. 071 3.51 7 1.30 0.231
1.19-1 1/09/08 9:00 0.065 2.98 8 1.10 0.091
Computed Peaks 0.957 7.19 50.00 0.980
C HF-c-')I,
i1 D D lJT -+--oS-V -r;" 'I P D.. !4-L-L. ~(,V
110~8' --, t ·,1 o}c:. ... Pfl.~D~v -i---, 15~
h .c>IS .~ ID~{P D k. lE":'S TI1JflI'/ p~F-De" -, () 8'1
Return Period • 2 5 10 1 20 1 501 100
---------------I ~ ...... rdout.pks in Sea-Tac
• PREDEV.pks
10-
-
l " ,
10°_
10-
2-"1<2-\o~'JfC • -• en u.. R • (f) U • -" , "/
Q) .,.
C) 10-1
L-00 CO .~)
.£:. 0 '" • Ok:. . !! Q 10-
10-2_
--j •
10""
.' JJ -j
-...; I
-J
10-3 I I I I I I I I I I I I I I 1 2 5 10 20 30 40 50 60 70 80 90 95 98 99
Cumulative Probability
/ .
i OEV~~~~WEwt~\NG
AUG' 9 200~
RECEiVED
LF20S.04
R205·04 GENERAL POWER OF ATTORNEY
(With Durable Provision)
NJJTJCEo; THIS IS t\N IMPORTANT DOCUMENT. BEFORE SIGNING TmS DOCU·
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Signed under seal this 3 'I: day of
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~ 4q-..".--=-
LJ~(j~
Witiless Attorney-in-Factl Agent .
State of -uJ~ } _ .
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WITNESS my hand and official seal. . Sjgnature~L 1. V~ /UT~ ~ ~ ~ Ftl/ ~ r---5'-/l,..,e;dJ Affiant_Known~~~ L--tv'"7J"-"/II r ".-e(1'~ ..:::1, -~/ I Type of ID u//) ~ ~, ~~
(Seal)
Page 2
AQAB
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
DATE: December 3, 2003
TO: Jason Jordan, Senior Planner i f'1V
Jim Gray, Assistant Fire Marshaf'p--'---...... . FROM:
SUBJECT: SE 95th Way Preliminary Plat, SE 95th Way & 136 Ave SW
Fire Department Comments:
1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of
all new single-family structures. If the building square footage exceeds
3600 square feet in area, the minimum fire flow increases to 1500 GPM
and requires two hydrants within 300 feet of the structure. Lots 12,13,14
and 15 are required to be sprinklered due to dead end road over 500 feet
in length. .
2. A fire mitigation fee of $488.00 is required for all new single-family
structures.
3. Fire Department access roadways require a minimum 20 Foot paved
roadway, Lots 4,9 and 14.
4. All building addresses shall be visible from the public street
Please feel free to contact me if you have any questions.
DEVELOPMENT PLANNING
CITY OF RENTON
AUG 1 9 2004
RECEIVED
To:
From:
Date:
Subject:
Jason Jordan
Juliana Fries
CITY OF RENTON MEMO
PUBLIC WORKS
December 10, 2003
Pre-Application Review Comments PREAPP No. 03-120
SE 95th Way Preliminary 1>lat
NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT:
The following comments on development and permitting issues are based on the pre-application
submittals made to the City of Renton by the applicant. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision
makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council).
Review comments may also need to be revised based on site planning and other design changes
required by the City or made by the applicant.
I have reviewed the preliminary application for these 18 single-family residence lots, located at
the intersection of SE 95 1h Way and 1361h Avenue SE, and have the following comments:
WATER
1. There are no water mains to the site. There is a 8" water main stub south of the site, adjacent
to Coal Creek Parkway.
2. A 12" water main extension from the south of the site (stub on the NE comer of Ridgeview
Estates Development) and along 1361h Ave SE (Coal Creek Parkway) wil1 be required. From
the plans it appears that there is a small portion of the existing main that would need to be
extended prior reaching public Right-of-Way, the applicant has the choice of extending a
12" water main from the existing 8" main on Duvall Ave NE (approximately 1400 feet to
the SE) .
. 3. A 12" main extension for the full frontage along SE 95 1h Way will also be required, as well
as a minimum new 8" water main for the street interior to the plat.
4. A 15 feet utility easement to the east will be required for future water main loop connection.
5. Per City of Renton code, when length of street is from 300' to 500' a cul-de-sac is required.
From 500' to 700' in length a cul-de-sac is required and fire sprinkler system is required.
6. The site is located in the 565-pressure zone. The site is located outside the Aquifer
Protection Area.
7. The Water System Development Charge (SOC) would be triggered at the rate of$I,525 per
building lot (Effective Dec 281h 2003). This fee is collected prior to issuance of a
construction permit.
SANITARY SEWER
SE 95th Way Preliminary PIal 12/1012003 Page 2
I. There are no sewer mains along this property. A sewer main will be required for this
project.
2. The project will require a lift station, design and constructed to the City standards. This lift
station will be own and operated by the City.
3. Plats shall provide separate side sewers stubs to each building lot. No dual side sewers are
allowed. Side sewers shall be minimum 6" at 2% slope.
4. The applicant is responsible for securing all necessary sanitary sewer easements necessary
to construct and access the new sewer main.
5. The Sewer System Development Charge at a rate of $900 per new single-family residence
will apply.
6. The site is subject to the I-Ioney Creek Special Assessment District fee. Fees are $250 per
new single-family lot.
SURFACE WATER
I. There are storm drainage facilities within the parcel to the east of the site.
2. The proposed project is within the May Creek Basin. Due to downstream flooding and
erosion control problems, staff will recommend a SEPA condition requiring this project to
comply with t he I 998 King County Surface Water Manual for design for both detention
(Level 2 flow control) and water quality improvements.
3. The Surface Water System Development Charges (SDC) are $715 per single family
residence lot.
STREET IMPROVEMENTS
1. Sidewalk, curb and gutter, paving, and street lighting will be required in the streets interior
to the plat, along the SE 95 th Way and Coal Parkway adjacent to the proposed plat. Coal
Creek Parkway and SE 95th Way are outside City limits, and all work within these right-of-
ways will require permits from City of Newcastle and/or King County.
2. The City code states that private streets are allowed for access to six (6) or less lots, with no
more than four (4) of the lots not abutting a public right-of-way. The private street easement
shall be a minimum of 26-feet wide with 20-feet paved.
3. Per the City code minimum design standards for residential access streets is 50-feet right-of-
way width, with 32' paved and 6' sidewalks (on both sides of the street). A reduced right-of-
way dedication (to 42') may be approved when the extra area from the reduction is used for
the creation of and additional lot (s).
4. A traffic report will be required for the preliminary plat application. The report should
include an analysis of the intersection of the new street with Coal Creek Parkway, and the
intersection of Coal Creek Parkway and 136th Ave SE.
5. The traffic mitigation fee of $75 per additional generated trip shall be assessed. This iee is
payable at time of recording the plat.
6. All new electrical, phone and cable services must be underground. Construction of these
franchise utilities must be inspected and approved by a City of Renton public works
inspector prior to recording of the short plat.
SE 95th Way Preliminary Plat 12/1012003 Page 3
GENERAL COMMENTS
1. Submit a conceptual utility plan with the fonnal application. If you have any questions, call
Juliana at 425-430-7278 .
2. All required utility; drainage and street improvements will require separate plan submittals
prepared according to City of Renton drafting standards by a licensed Civil Engineer.
3. Permit application must include an itemized cost of construction estimate for these
improvements.
The fee for review and inspection of these improvements is 5% of the first $100,000 of the
estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3%
of anything over $200,000. Half the fee must be paid upon application.
cc: Kayren Kittrick
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
December 11, 2003
Pre-Application File No. 03-120
Jason E. JOrd~~nior Planner, x7219
SE 95th Way Preliminary Plat
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of
Public Works, and City Council). Review comments may also need to be revised based on site
planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available for purchase for $50.00 plus tax, from the Finance
Division on the first floor of City Hall. '
Project Propo~al: The subject property is located at the intersection of SE 95th Way and 136th
Avenue SE, within the City Limits of Renton. The proposal is to subdivide a 3.53-acre site into
fourteen (14) lots for eventual development of single-family homes.
Zoning/Density Requirements: The subject property is located within the Residential - 8
dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone is
a minimum of 5.0 to a maximum of 8.0 dwelling units per acre (du/ac).
Net density is calculated after deducting designated critical areas, areas intended to be
dedication for public rights-of-way, and/or private streets serving three or more units from the
gross area of the site. Based on the City's steep slopes map, there is likely to be some
protected slope (40% plus with 15 feet of vertical rise or fall) areas required to be deducted from
the gross area of the property; however, at this time staff could not verify the amount of critical
areas to deduct from the proposal.
It appears that there are critical areas (protected slopes) and right-of-way (27,056 square feet)
to be deducted from the gross area of the site. Without knowing the amount of critical areas
to deduct, the proposal for 14 units on the 3.53 gross acre site would arrive at a net density of
approximately 4.83 dulac (153,769 -27,056 = 126,713 net square feet or 2.9 net acres /14 =
4.83), which falls below the minimum density permitted within the R-8 development standards.
In the event the applicant can show that minimum density cannot be achieved due to lot
configuration, lack of access, environmental or physical constraints, minimum density
requirements may be waived by the Reviewing Official (RMC 4-2-110D.1.b.). Nevertheless, it
is the applicant's responsibility to demonstrate the constrain~s of the site. It should also
SE 95th Way Preliminary Plat -f" Application Meeting
December 11 , 2003
be noted that minimum density may be achieved if additional property area is required to
be deducted (Le. protected slopes).
In order to establish the appropriate number of units for the site, the applicant is encouraged to
first examine the slopes situated on the property to determine the amount of area required to be
deducted. The square footages of the right-of-way will also need to be
deducted. Once the amount of deducted areas are established, net density may accurately be
calculated.
Development Standards: The R-a zone permits one residential structure / unit per lot.
Detached accessory structures are permitted at a maximum number of two per lot at 720 square
feet each, or one per lot at 1,000 square feet in size.
Minimum Lot Size, Width" and Depth -The minimum lot size permitted in the R-a zone is 4,500
square feet. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as
a minimum lot depth of 65 feet, is also required. Some of the lots do not appear to comply
with the minimum lot widths and depths and minimum lot size. Specifically, the. pipestem
portion of the lot (any part of the lot less than 40 feet wide) cannot be counted" towards lot
area or for setbacks. The same rule applies for lots with access onto a cul-de-sac, if the lot
does not have a minimum of 35 feet of street frontage. Staff recommends that the applicant
clearly show how the required lot widths and depths are met for each lot.
Building Standards -The R-a zone allows a maximum building coverage of 35% of the lot area
or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Lots under
5,000 square feet in size are permitted a maximum building coverage of 50% of the lot area.
Building height is restricted to 30 feet and two stories. Detached accessory structures must
remain below a height of 15 feet and one-story with a gross floor area that is less than the
primary structure. Accessory structures are also included in building lot coverage calculations.
Setbacks -Setbacks are measured from the property lines (excluding the pipestem portion
of the lot see discussion above) to the nearest point of the structure,. The required setbacks
in the R-a zone are 20 feet in the front, 20 feet in the rear,S feet on interior side yards, and 15
feet on side yards along streets. A front yard setback of 15 feet is allowed for the primary
structure and 20 feet for attached garages which access from the front yard street for those
streets created after September 1, 1995. Many of the lots depict a 10-foot setback adjacent
to the street, which would not be allowed by code. Staff recommends that the applicant
clearly show how the required setbacks are met for each lot.
Access, Parking and Circulation: Each lot is required to accommodate off street parking for a
minimum of two vehicles per lot. In addition, appropriate shared maintenance and access
agreement/easements will be required between lots with shared access.
Private streets are allowed for access up to six or less lots, with no more than 4 of the lots not
abutting a public right-ot-way. Private streets are to include a minimum easement width of 26
feet with 20 feet of paving. Private driveways may serve a maximum ot two lots and must have
a minimum easement width of 20 feet with 12 feet of paving.
In order to address lot configuration, setback and access issues, the applicant is encouraged to
redesign the plat. Staff recommends that the reconfigure site layout create uniform lots and an
acceptable public roadway. Once the plat is redesigned, the applicant is ~ncouraged to submit
draft plans for review to confirm all requirements have been satisfied.
Addresses of lots along private streets are to be visible from the public street by provision of a
sign stating all house numbers and is to be located at the intersection of the private street and
the public street.
SE 95th Way Preliminary Plat -Pre AppliL .) Meeting
December 11, 2003
Page 3 of 4
Driveway Grades: The maximum driveway slopes can not exceed fifteen percent (15%),
provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower
end of the driveway. If the grade exceeds 15%, a variance from the Board of Adjustment is
required.
Hillside Subdivisions: Based on topographic information, calculations were made to determine
whether or not the site would be categorized as a "hillside subdivision". It appears that the
average slope is 20%, which qualifies as a hillside subdivision. According to RMC 4-7-220,
hillside subdivisions ordinarily have greater attention paid to the potential for drainage, erosion
and slope stability problems. The review and approval of the Hearing Examiner is required for
this type of subdivision.
Sensitive Areas: As required by the City's Critical Areas Regulations, a slope delineation
indicating the location of "sensitive" and "protected" slopes will be required as part of the formal
land use application. A Geotechnical Report that addresses the potential erosion and slide
issues will also be necessary. Through the review process, the City may condition the approval
of the development in order to require mitigation of any potential hazards based on thEfresults of
the studies. In addition, pursuant to RMC section 4-3-050.J.3, the geotechnical report
submitted with the application may be required to undergo independent secondary
review by a qualified specialist selected by the City at the applicant's expense.
City regulations prohibit the disturbance of "protected" slope, as well as required their deduction
from the gross area of the site for purposes of calculating net density (s~e discussion above).
Should the project include the disturbance of any of the steeply slopes areas, consultation with
staff is recommended prior to establishing the final design of the site plan as variances from the
Critical Areas Regulations, or at a minimum increased building setbacks, may be necessary.
Permit Requirements: The project would require Preliminary Plat and Environmental (SEPA)
Review. The review of these applications would be process concurrently within an estimated
time frame of 12 to 16 weeks. After the required notification period, the Environmental Review
Committee would issue a Threshold Determination for the project. When the required two-week
appeal period is completed, the project would go before the Hearing Examiner for a
recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's
recommendation, as well as the decision issued by the City Council, would be subject to a two-
week appeal period.
The application fee would be $2,000 for the Preliminary Plat and 112 of full fee for SEPA Review
(Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2
of $400.00 full fee) and project value over $100,000 is a $500.00 fee(1/2 of $1000.00 full fee)
plus $0.37 per mailing label required for notification to surrounding property owners within 300
feet of the site. The applicant will be required to install a public information sign on the property.
Detailed information regarding the land use application submittal requirements is provided in the
attached handouts.
Once Preliminary Plat approval is obtained, the applicant must complete the required
improvements and dedications, as well as satisfy any conditions of the preliminary approval
before submitting for Final Plat review. The Final Plat process also requires City Council
approval. Once final approval is received, the plat may be recorded. The newly created lots
may only be sold after the plat has been recorded.
Fees: In addition to the applicable building and construction permit fees, the following mitigation
fees would be required prior to the recording of the plat.
• A Transportation Mitigation Fee based on $75.00 per each new average
daily trip attributable to the project; .
..
CITY OF RENTON
ECONOMIC DEVELOPMENT
NEIGHBORHOODS, AND STRATEGIC PLANNING
MEMORANDUM
DATE:
TO:.
FROM:
ST AFF CONTACT:
SUBJECT:
December 11, 2003
Jason Jordan
R IJ 11. VL· d eB~cca In
Don Erickson
SE 95 th Way Preliminary Plat, SE 95th & 1361h Ave SE;
PRE 03-120
. j .••..
The applicant is proposing to develop a more or less triangular shaped 3.72-acre parcel with 18
single-family lots. The site is hilly with grades of 5% at the southwest and 20% along the north
and northeast portions of the site. Access is from SE 95th Way. The is designated Residential
Single Family on the Comprehensive Plan Land Use Map and zoned R-8, eight units per net acre.
Staff previously reviewed an application on this site on September 17, 2202. At that time staff
suppOlted a proposed II-lot plat on this same site (see attached memorandum).
Staff continues to support a subdivision of this property with the understanding that many of our
previous comments are still relevant including the site's relative isolation from the neighborhood
to the south and in particular Sierra Heights Elementary School a block to the southwest.
Recommendation:
Support this subdivision with the suggested addition of a nllOlmum 24-foot wide stubbed
emergency access road/pedestrian easement in the southwest comer of the site providing
improved emergency access and potential pedestrian linkages with the properties to the south
when they eventually develop. Such linkages are particularly important for school children
attending Sierra Heights Elementary School, a block away to the southwest.
Attachment
cc: Don Erickson
EDNST/inlerdepartmentaVDevciopmcnl Review/PreappiicalionslSE 95th Way Preappiicalion
Relevant Comprehensive Plan Land Use Policies:
Policy LU-3S. A minimum lot size of 4,500 square feet should be allowed in single family
residential neighborhoods except when flexible development standards are used for project
review.
Policy LU-40.1. New plats proposed at higher densities than adjacent neighborhood
developments may be modified within the allowed density range to reduce conflicts between
old and new development patterns. However, strict adherence to older standards is not
required.
Policy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development
should be arranged (IS {/II illterconnecting network.
Relevant Comprehensive Plan Environmental Policies:
Policy EN-70. Land uses on steep slopes should be designed to prevent property da.:!!!age
and environmental degradation, and to enhance greenbelt and wildlife habitat 'valti'es by
preserving and enhancing existing vegetation to the maximum extent possible.
Policy EN-71. Allow land alteration only for approved development proposals or approved
mitigation efforts that will not create unnecessary erosion, undermine the support of nearby
land, or unnecessarily scar the landscape.
Policy EN-n. Mitigate problems of drainage, erosion, siltation, and landslides by
decreasing developmelll intensity, site coverage, and vegetation removal as slope increases.
EDNS1'/lnlcrdt:partmcnlaUDcvc(opmCIlI Revicw/l'rcapplicalionsiSE 9Stl• Way Preapplicalion
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to .. POINt' 441.1& 1'1!.B'l' sO'l1lll1':kf. Y Qp nm JItlI\THBA5T Ctlld~ 01' SU)) SUOO IV1s lot! ; ruBRca ROR7b 8Qo13·.9~ waw-r _='.23 rBaY:
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omu GROUP, INC.
1513 S.£. 27th St.
Mercer Islahd, WA 99040
1~1~ ~.tlll~IWft> .01 Ilco~ot~' Ult
,allW L 55 _
Quit Claim. Deed
r1l'nIPA M. K. V. SlIl'IKRl11i'I r. USflh M. SIJ'IYJ'UTlII. ~band & Wife
Peto4 Uttf 17-f4. ~gu:>t, 1991.
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15:26 LRl'JYER~; T I TLE/ETU .,. 914252510625
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EXH1BIT A
That po~~lon of the "Qr~~Wg't 1/4 o~ ~h~ No~tnw8st 1/4 of Sec~1on 3. township 23 No~th. Range 5 Eost. W.H., ~lnq
Coun~y, ~ashln9ton. de~c~l~ed as follow~: Commencln~ at the MorLnw~st CQ~naf ot $a1~ subdivision; th6n~e So~th 98-29-35 r.~st alonq the North l1n8 cf said
Section 863.71 fee~l tnene. South 01-~a-21 West J1B.12 1 •• \
to the True Point of Beglnning: thenee South 99-13-51 E4st
24.76 feet; thanee South 01-Q7-4B West l~O.OO feet; thence
Horth ag-13-~1 ~es~ 2~.ie feet: thencv North Ol'4B-ll East
120.00 f,~t to the itue Poln~ of 5.g1nning.
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AfTER R!tOAllU4G flAll TIll
OMUI G~OlJl>,INC.
7513 S.E. Zith St.
Mercer rsland, WA 98040
Quit Claim Deed
111'l'I-iRJI. M.K.V. 5AHlOO11iI Is USlirI r.I. sANi:rorrll. ttu.500nd b tlife
, i»' AI.IS'.I,';t, 1991.
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EXHIBtT A
Tha~ portIon of the No.~hwQ~t 1/4 d! ~he Norlhw~st 1/4 of
SectLon 3, To~n5hlp 13 Nor~h. Ranqe 5 gas~. ~.M •• Ktnq
Coun~y, Washlnqton, desctibed 45 follows:
CommRncinq at the Northwest corner ot said subd1vision:
thence So~tb ea-2~-3S East along Lhe North llne of sa14
Sect10n 863.11 feRt; then~e South 01·4B-~1 W.st 438.12 feel
to the TrUll Foint of Beqlnntng': thenca SOlJth e9-13-51 E4st
24.76 feet: thence South 01-41'~B ~IISt 8.90 !lIlItl thenco
Horth 89-13-51 West 24.78 feet; thancCI North 01-49-21 East
9.90 feet to the TrlJe Paint of Baqlnnlng.
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AFn:R REtORDING I'IAJI, 1Dt
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7513 s.t. 27th Street
Mercer Island, WA 98040
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C~"".Y ,nd ~Ult elollll t. MICWIF.L 1\. III.lDml Ii CtJ1Ot.YN t!. IltJDSOi'J, Husband (, ~Iife
State iQ'f lIuJ'll~cUT\ ~~lu4Ln.a 41"Y lnt.~f' .. t el\tf.LI:\ whlcb .,,"t« _, h.rurc •. r .cqu .... :
1\ non-exel lI~ive e<l!)eltlent for jn"re~1I1. e<;It",:;;r. and llti II til'.!J ouer,
undr.r, .and upon th" Nort.h ~O fep.t Ilf tho:! followinq describerl. parcl!l:
C'nlMlp.nt'ing At ttl .. N[\rt.hwn.«lt c:orner cf said I"-ubdlviJ!lion thence flnuth
88-29-35 ~~~t alanq che ~octh line of the Section 863.71 teet to
the True Point of a~9jnnin~; thence continlling South 8S-29-35 East
130.96 feet to th~ so.nhwt.lst",r1y 1I1~l;q1n of CO\ltlty t"oadi thence
South 47-50-49 East alo09 soid miu'9in 424.84 ff!et; I:h",.,ce South 01-
40-08 W')nt 164.42 fl!:et: thp.nce Noctll 89-l3-51 We!lt 430.43 feet:
~hence Hnrth 01-47-48 Rn~t 1'8.90 feet; t~~nC~ Nnrth B9-13-51 We9t
7.4.7Ii fep.t: thenc .. liortli 01-45-21 East HB.1:! h..t to the I:r\lf:
point. of b~~in~\n~,
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15:2E. LHI.,J'y'ERS TlTLE/ETU .,.. 914252510625
Filed (or ~d at RtJilldl or:
King CounEy Wamr: District NQ. 101
741S 129th S.S.
Itenton, W A 980.56
I
NOTICE OF ADOPI10N OF
WATER AND SEWER LOCAL FACILITIES CONNECl"JON CBAR.GE
King CoMly Water Di,trict ND. 107, King County, Waihingtor.. hadly gil/(".s notice of
Ihe adoption of cera.i.n watc:r IlJId :!eWer Io::a1 iaQljty Q:ll\IIc:tion cl\arges Pltnll3J1llO Rc:;otution
Nil. 1173 adQpled by t/le Baard of CommWiOllm 00 January 27, 1993 appUcable 10 the an:as
shoWli on the map anached hcrelo 8.1 Emibit -A."
Vld'OR CARPINE, ~tary
Baard of Comm.i~oners
KiIlg COUflty Wattr [)j:micl No. 101
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NO. 495 ~018
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KING cou/ll1'l WATER
DlsrmcT NO, 107 BOUNDARY
GXH(BIT A
VicINITY NAP
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07/15/2004 15:24 LAlJYERS TITLE/ETU ~ 92510625
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Lawyers Title Agency of Was bing ton
Eastside Title Unit
Shawna R. Cruikshank, 8LTitle Officer, Unit Manager
Bj],l Quast, Sr. Title Officei' • Donald PetersOD, Title Officer
JoAnn Leadky, Assistant Title Officer ' Kathi Kilborn, Title Assistant
Direct: (425) 283-1420 • Fax: (425) 637-9820
Email: sha..Wnac@lawyerstitlewa.com. biJIq@lawyerstitlewa.com
DEVELOPMENT PLANNING
CITY OF RENTON
AUG 1 92004
RECE~VED
Prepared for the following
Real Estate Agents:
REALTOR REVIE\V
FOR PROPERTY AT:
Listing Agent: Col~well Banker Bain / Tamara Dean 2/2
Selling Agent: To Be Detennined
Order Number: 341234
j
The attached Title ColllIIritment has been prepared for the above referenced transaction. This
review sheet has been created as a tool to assist you in identifying is$ues reflected in the
commitment that will require additional follow-up or information pribr to the closing of your
• I transactlon. i
VESTING:
Submitted infonnatiOD and record vesting ate the same.
LEGAL DESCRIPTION:
As subznitted.
EXCEPTIONS:
Special E"ceptions requiring additional attention:
None.
,
NO. 494 ~002
If any of the above mattel"S require the furnishing of additionat information, the Company
reserves the right to make further requirements or eJ:.eeptioDs.!
07/15/2004 15:24 LA~JYERS TITLUETU -l> 92510625
i .........
Lawyers Title Agency ofWasb~ngton
Eastside Title Unit
Shawna R. Cruikshank, Sr. Title Officer, Unit ~na8er
Bill Qllast" Sr. Tjt)e Officer • Donald Peterson, Title Qffi.ce:r
JoAnn Leadley, Assistant Title Officcr • Kathi Kilborn, Tit1~ Assistant
Direct: (425) 283-1420 • Fax: (425) 631-9820
EmaH: shawnac@lawyerstitlewa.com • billq@lawyerstitlewa.com
lS014th Avenue, #308. Seattle, Washington ~8101
i ;
SCHEDULE A
NO. 494 [;1003
To: Coldwell Banker Bain
8525 120th Ave. N.E., #100
Kirkland, Washington 98033
Attn: Tamara Dean 2/1
Order Number: 341234
Your Reference:
1. Effective Date: AUGUST 12,2003 at 8:00 AM
2. Policy Or Policies To Be Issued:
(X) ALTA Owner's Policy, (10117/92)
6omc:owner's Res&I" R/Ife Amount: To Be Determined
( X) Standard ( ) Extended Premium: To Be Determined
Proposed Insured: To Be Determined
(X) ALTA Loan Policy, (10117/92)
S ir.nultaneQ1l1l Rate Amount: To Be Detennined
() Standard (X) Extended Premium: To Be Determined
Proposed Insured: To Be Determined
3. The estate or interest in the land is des(ribed or referred to !in this Commitment and
covered herein is:
Fee Simple
4. Title to said estate or interest in said land is at theefTediveidate hereof vested in:
Mithra M.K.V. Sankrithi and Usha M. Sankrithi, husband and 'wife
:Page 1 ofS Order Number: 341,234
15:26 LAWYERS TITLE/ETU ~ 914252510625 NO. 495 [;1004
'---" '-.,1
5. The land J:"eferred to in this (:ommitrnent is described in Exhibit A.
Lawyers Title Agency of Washington, Agent for Lawyers Title Insurance CorpoJ:"ation
By:
~~'·~-tMt~~;'~,(~
Shawna R. cruiksh.wk, St. Title Officer, Unit Manager
Page 2 efS Order Number: 341234
1217/15/21211214 15:26 LRloJYERS TITLE/ETU ~ 91425251121625 NO. 495 QI2I12I5
'--' \ ..... /
EXHIBIT A
That portion of the Northwest quarter of the Northwest quarter of Section 3, Township 23 North, Range 5
East, W.M., in King County, Washin.:.~n, described as follows:
Commencing at the Northwest comer of said subdivision;
THENCE South 88" 29' 35" East along the North line of the Section 863.71 feet to the True Point of
Beginning;
TIIENCE continuing South 88" 29' 35" East 130.96 feet to the Southwesterly margin of County Road;
TIlENCE South 4JO 50' 49" East along said margin 424.84 feet;
THENCE South 01" 40' 08" West 164.42 feet;
THENCE north 89" 13' 51" West 430.43 feet;
THENCE North 01° 47' 48" East 128.90 feet;
lliENCENorth89" 13' 5r'West24.76feet~
TIIENCE North 01° 48' 21" East 318.12 feet to the T(Ile Point of Beginning;
(Also known as Lot 3 of Lot Line Adjustment No. LLA-O 10-90, recorded under King County Recording
No. 9102129004).
End of Schedule A
Page 3 of8 Order Number: 341234
£17/15/2£1£14 15:26 LRLJYERS TITLE/ETU 7 91425251£1625 NO. 495 [;l£1£16
SCHEDULEDI
I. The following are the requirements to be complied with:
A. Payment to or for the account of the grantors or mortgagors of the full consideration for the
estate or interest to be insured.
B. Proper instrument(s) creating the estate or interest to be insured must be executed and duly
filed for record.
NOTE: Effective January 1; 1997, and pursuant to amendment of Washington state statutes rel.'tting
to standardization of recorded documents, the following fonnat and content requirements
must be met. Failure to comply may result in rejection of the document by the recorder.
FORMAT:
Margins to be 3" on top offirst page~ r' on sides and bottom, 1" on top, sides and bottom of each
succeeding page.
Font size of 8 points or larger and paper size of no more t}w) 8 W' by 14".
No attachments on pages such as stapled or taped notaJ)' seals, pressure seals must be smudged.
INFORMATION WHICH MUST APPEAR ON TIlE FIRST PAGE:
Title or titles of document. If assignment or reconveyance., reference to auditor's file nurober or
subject deed of trust.
Ncunes of grantor(s) and gtantee(s) with reference to additional names on following page(s), if any.
Abbreviated legal description (lot, block; plat name or section, toWnship, range and quarter section
for unplatted).
Assessor's tax parcel number(s).
Return address which may appear in the upper left hand 3" top margin.
II. Schedule B of the policy or policies to be issued will contain e~ceptions to the following matters unless
the same are disposed of the satisfaction of the Company:
A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the
public records, or attaching subsequent to the effective date hex-eofbut prior to the date the
proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by
this commitment.
B. Any policy issued pursuant hereto will contain the Exclusions From C()\Ierage and, under Schedule
B, the standard exceptions as set forth and identified as to the type of policy on the attached
Schedules of Exclusions & Exceptions.
End of Schedule Bl
Page4of8 Order Number: 341234
07/15/2004 15:26 LRt·JYERS TITLE/ETU 7 914252510625
\.J.
SCHEDULE B2
Special Exceptions:
I. Payment of real estate excise taxes, if required.
The property described herein is situated within the boundaries of local taxing authority of: City of
Renton. Present rate of real estate excise tax as of the date herein is 1.78%.
NO. 495 [;1007
2: General taxes and charges: 1>1. half delinquent May I, ifnot paid; 2])j:\ half delinquent Novemher I, ifnot
paid.
Year:
Amount billed:
Amount paid:
Amount due:
Tax account no.:
Levy code:
Assessed value of land:
Assessed value
of improvements:
2003
$1,790.72
$895.36
$895.36
032305·9096-01
2152
$160,000.00
$0.00
3.. Notice of tap or connection charges which have been or will be levied against the land as disclosed by
recorded instnunent. Inquiries regarding the specific amount of the charges should be made to the
city/County/Agency.
City/Countyl Agency:
Recorded:
Recording no.:
King County Water District No. 107
April 9, 1993
9304091250
4. Matters relating to the questions of swvey, rights of parties in possession, and unrecorded lien rights
for labor and material, if any, THE DISPOSITION OF WInCH WILL BE FURNISHED BY
SUPPLEMENTAL REPORT.
5. The legal description in this commitment is based upon information provided with the application for
title insurance and the public records as defined in the policy to issue. The parties to the forthcoming
tra1Jsaction must notifY the title insurance company, prior to closing, if the description does not
conform to their expectations.
6. Title ,viII be vested in parties yet undisclosed. When title is vested, their title will be subject to matters
of record against their names.
Pagd of8 Order Number: 341234
07/15/2004 15:26 LAWYERS TITLE/ETU ~ 914252510625
" NO. 495 ~008
7, ReseIVations contained in deed from. the Northern Pacific Railroad Company recorded under Recording
No. 346755, as follows:
Reserving and excepting from said lands so much Of such portions thereof as are or nlay be mineral
lands or contain coal or iron, and also the use and the right and title to the: use of such surface ground
as may be necessary for mining operations, and the right of access to such reserved and ~cepted
mineral lands, including lands contaming coal or iron for the purpose of exploring, developing and
\\rorking the same.
This o,::ception does Dot reflect current ownership of said mineral rights.
8. Easement and the terms and conditions thereof:
Grantee: Puget Sound Power and Light Company
Purpose: Electric transmissjon and distribution line
Area affected: As now staked.
Recorded: May 29, 1942
Recordlng No.: 3243248
9. Covenants, conditions or restrictions, all easements or other servitudes, and all reservations, jf any,
disclosed by BoundarylLot Line Adjustment:
Recorded: October 16, 1990
Recording No.: 9010169012
10. Covenants, conditions or restrictions, aU easements or other servitudes, and all reseIVations, if any,
disclosed by BoundarylLot Line Adjustment:
Recorded: Febt'Uaty 12, 1991
Recording No.: 9102129004
End of Schedule B2
Order Number: 341234
07/15/2004 15:26 LAWYERS TITLE/ETU ~ 914252510625 NO. 495 [;1009
Notes:
A. Abbreviated Legal Description: 9102129004, LLA, Lot 3
B. Property Address:
c. Investigation should be made to determine if there are any service, installation, maintenance or
construction charges for sewer, water, telephone, gas, electricity or garbage and refuse
collection.
D. In the event this transaction fails to close, a cancellation fee will be charged for services
rendered in accordance with our rate schedule.
E. Unless otherwise requested, the forms of policy to be issued in connection with this
commitment will be ALTA 1992 policies, or, in the case of standard lender's coverage, the
CL TA Standard Coverage Policy· 1990. The Owner's Policy will automatically include the
Additional Coverage Endorsement, when applic.able, at no additional charge. The Policy
committed for or requested may be examined. by inquiry at the office which issued the
commitment. A specimen copy of the policy form(s) referred to in this commitment will be
furnished promptly upon request.
Page 7 o.f8 Order Number: 341234
07/15/2004 15:26 LRWYERS TITLE/ETU ~ 914252510625 .. NO. 495
L.A. "'\N"YER-S TIJ.LE
AGENC.-:'Y OF 'N'A.$(:··{lNC-rON
PRlV ACY POLICY
We Are Committed to SafeguaJ"ding Customer Information
In order to btJtti,r &«VC YOIl.( 1Jeeds now ~d in the fUture, we m,'Y a,~\i; you to provjd£ us with ~ertaill infonnatiQ:l).. We under.'!tMd that you may be
concerned abmIt what we will do with web infQ!lnation -pantcu\arJy any pe!1!onal or [tnancial infotrrJ.atiQ1l. Wc agree that you !.avo; a dgbt to MQW
how we will utilize: the p<>rsonal infonnation you provide to UB. Th~fore, we have adoplcd this l'rivacy Policy to govmI the lI$e and handling ofyow'
per81m81 inf'onn .. "tioo.
Applicability
Depending upon which of our SetViCE~ you ~ u1.ilil'.ing, \h .. types ofnonpublic ~cmal information that we may oolled include:
• lIIfolJll3tioo we receive &om you on appliC!l1icns, fQ1"!M and in other communicatiWl8 to us, whether in wcltms, in pCl'S01l. by tclq>hone ot
DIlY other means;
Infoonat\on about YQUT transactiom wilh us, our IIffiliatfid cornpanie8, rn: Qthcr.s, and
• Infonnation we recej~ fl'Ilm ~ CQXISUIl1et rqxrting agency.
Use of Information
We request infooriabon from you fotyoW" own legitimBle business puqoose! and Dot for the benefit <:It" any nonaffiliated party. Thercfbre, w" will not
rele;u;e yQUl iJlfonnation to oCllafl'iliaxed parties except: (1) as n~ce<Uiary for us to provide tile product Of services you h:o.ve requested ofu~; or (2) as
pc:nni~ by law. We may, howeve:r, 8'l.0I"C SIlch information indefmitcly, including the p<Tiod a.flcr which any customer re\atianmip ha$ ceased. Such
inform.ation may bEl used fOr any in!emal purpose, such as quality cDlltroI efforts at I;IlS11:)mer analysi3-We m;,.y also prcNide .all of the types Qf
nonpublic petstmal information listed abov" to CIllC at mrn:e of our ..m.lia1ed <:omP",,;i09· . Sucl1. affiliat.:d <:omparuElll include nbllJ)cial :senoioe provid=,
such lIS titl .. in~, FOPOlfty and casualty insurers, "lid trust and. investment advisory oompanies, or <:ortlparues involved i» rral erutte sexvicc:&, sUllh
as I1ppfaisal cOIIIJ'ani.,s, home Wa!T~ oomplIIIi"" and ~row companieS. ru!"1hermote, we Olay a]$O provide all Ill .. i'lform."ttioll We collect, as
~cribed abo,,,,. to cOIllJ'ilIlies that pcrfonn ms.rkc:ting services on our bebalf, 01\ bebalf of OUT affiliat£d cOlllJWl.i.,s, or to otlw fmancial institution:;
with whom we 01" our affiliated comp;;nie~ havc joh1.t XI"J.IIrl<d.i!lg agretment5.
Fonner Cutrto.:ners
BVilO if you lire no longer OUT CUBlOIIlCr, out l'dvac:y Policy will <:ontinue 10 apply to you.
Confidentiality and Security
We will use our beat efforts \.0 EfUlure that no unauthorized parties h"ve access to ~ny of your infOrn:JIltion. We rest:r;ct a<:cc:>s to ncmpublic pmlo;m,al
iJ;JfcnnatiOll about you to thQ~e indiViduals and crrtitjes who need to MOW that infoonatiom to prvv;dc proOOdS Qf setvice$ to you. We will ua" our b",,1
c:1furU w ttaiu a.ruI ov.orsee our c:mployee. and agents to ensure 1hat your infurmation will he handled te$pOn.ibly Md ill a.ccardan~e whh this Privacy
Policy. We ~urrcmly ma.intain phY!lical, c!cc1ronic, 1IDd prooe.duralsafeguard$ that comply with Ceder"l regulatioos to guSJd Your ponpublic ~rsQn,,1
infonnation.
:Page II of8 Oxder Number; 341234
Q010
07/15/2004 15:26 LAl,JYERS TITLE/ETU .". 914252510625 NO. 495 . .. f.
Order No .. 3ljl :t3'i
La\'i.ryers Title Agency of Washington
2702 Colby Avenue, EveI'ett, WA 98201
t
N
This sketch :i.s provided without charge, for yow' information. It is not intended to ~how a11 matters related to the .
property including, but not limited to: area, dimensions, easements, e"Ocroachments or location of boundarits. It is
lIot a pat of, nor does it modify, the committneutipoJicy to which it is attached. The Company assumes NO
LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further
infor:matioo
GJ011
Printed: 08-19-2004
Payment Made:
~ITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA04-1 00·
08119/200403:18 PM
r
Receipt Number:
Total Payment: 2,509.99 Payee: CHRISTELLE, INC.
Current Payment Made to the Following Items:
Trans Account Code Description
5010 000,345.81.00.0007 Environmental Review
5011 000.345.81.00.0008 Prelim/Tentative Plat
5955 000.05.519.90.42.1 Postage
Payments made for this receipt
Trans Method Description Amount
Payment Check 5640 2,509.99
Account Balances
Amount
500.00
2,000.00
9.99
Trans Account Code Description Balance Due
3021 303.000.00.345.85
5006 000.345.81.00.0002
5007 000.345.81.00.0003
5008 000.345.81.00.0004
5009 000.345.81.00.0006
5010 000.345.81.00.0007
5011 000.345.81.00.0008
5012 000.345.81.00.0009
5013 000.345.81.00.0010
5014 000.345.81.00.0011
5015 000.345.81.00.0012
5016 000.345.81.00.0013
5017 000.345.81.00.0014
5018 000.345.81.00.0015
5019 000.345.81.00.0016
5020 000.345.81.00.0017
5021 000.345.81.00.0018
5022 000.345.81.00.0019
5024 000.345.81.00.0024
5036 000.345.81.00.0005
5909 000.341.60.00.0024
5941 000.341.50.00.0000
5954 604.237.00.00.0000
5955 000.05.519.90.42.1
5998 000.231.70.00.0000
Park Mitigation Fee
Annexation Fees
Appeals/Waivers
Binding Site/Short Plat
Conditional Use Fees
Environmental Review
Prelim/Tentative Plat
Final Plat
PUD
Grading & Filling Fees
Lot Line Adjustment
Mobile Home Parks
Rezone
Routine Vegetation Mgmt
Shoreline Subst Dev
Site Plan Approval
Temp Use or Fence Review
Variance Fees
Conditional Approval Fee
Comprehensive Plan Amend
Booklets/EIS/Copies
Maps (Taxable)
Special Deposits
Postage
Tax
Remaining Balance Due: $0.00
.00
.00
.00
.00
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.00
.00
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.00
.00
.00
.00
.00
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SECT10N 3, TOWNSHIP 23 NORTH, RANGE 5 EAST. W.M. cay OF RENTON, STATE OF WASHINGTON
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DEVELOPMENT PLANNING
CITY OF RENTON
AUG 1 9 2004
RECE~VED
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LEGEND
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@ IIIONITORING K£LL
0< PEDCSTRIAN PU~ BuTTON POLE
_II SiGN CLEARING UMITS :sI TRAFFIC JUNcnON BOX
--EDGe OF PAo,£UENT
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Jeff Reiker
Christelle, Inc.
1750 Monroe Ave. NE
Renton, WA 98056
tel: (206) 300-5911
(applicant)
mt.l-e, ~~Olv
,.:;. ) ,.
PARTIES OF RECORD-·
CHRISTELLE RIDGE PLAT
LUA04-100, PP, ECF
Mithra & Usha Sankrithi
17602 Bothell Way NE
Lake Forrest Park, WA 98155
tel: (206) 417-8936
(owner / applicant)
Tom Touma
Touma Engineers
6632 S 191st PI. ste: E-102
Kent, WA 98032
tel: (425) 251-0665
(contact)
ell, ~ 1»-lt»k'\l\.~ Av -e IV E
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3
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PORnON OF THE NW 1/4 OF THE NW 1/4
SECnON 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.4(
CITY OF RENTON, STA TE OF WASHINGTON
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(1);1'ttT)
IlUCh •• O It
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
January 17, 2005
Hearing Examiner
Nancy Weil, Senior Planner, Development Service, x7270
Christelle Ridge Preliminary Plat, LUA 04-100, PP, ECF
Please find attached a letter to the Hearing Examiner and revised plans regarding Christelle Ridge
Preliminary Plat. The original color copies of the plan for public hearing display are also attached.
As the public hearing on December 7,2004 was continued, we have scheduled for the Hearing
Examiner on February 1, 2005. It is my understanding the notification of the continuation of the public
hearing will be handled through your office. Please let me know if this is not the case or if there are any
questions regarding this plat.
Thank you
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LEGEND
S iriON IN CASE ® PK NAIL
o raJNO REBAR .t CAP OR IRON PIPE
• SET Rt8AR .t CAP (9470)
PORnON OF THE NW 1/4 OF THE NW 1/4
SEC nON 3. TOWNSHIP 23 NORTH. RANGE 5 EAST. IU/.
CITY OF RENTON. STATE OF WASHINGTON
~
"
SURVfY NOTES:
/NSTRUM[Nr.· NIKON TOTAL STATION OTAl-ATOLC (:i SECOND INSTRUIrIENT).
METHO{) U5£O; nno TRA VCRSE IfIrH ACWAL
RELD MEASUREMENTS AND ANGLES
WAC 332-130-070
DA TF OF SUR\£y: MARCH 2004
LUA-
I.NO
BASIS OF BEARING; NORTH LINE OF mE NORTHi\BT OUARr£R OF SEC J,
fM.I 2J N, R.5 t. w.u. (N89'29'JS"W)
NCR"'UN£OFJ-2~' ~ ."U'2l'.M·W(~CA$)'Jl1~1'(C"") N~?l·JJ· "(/)£ED) 'JI7~2'(ocrD)
\ -
-0 BENCHMARK: CITY OF ReNTON MONI18JB ELEV-456.6J' (1J9 18211)
1/4-IRON ROD ON CONe BASE
INTFRSEcnON OF N£ 24TH STREn It UNION A \If NE
130.96' S88'29'35~E
TRACT A
8.J7~ 0.1
'i:g '.~'" ~r :" O.·2ccres o . ''jIII!7'}"35'£'' Z .,.,~.
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4
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--
LEGAL DESCRIPTION Vl'YNltY
THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTH'NEST QUARTER OF SEcnON 3, TOWNSHIP 23
NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOllOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID SUBDIVISION;
THENCE SOUTH 88'29'35~ EAST ALONG THE NORTH LINE OF THE SEcnON 863.71 FEET TO THE TRUE
POINT OF BEGINNING;
THENCE CONTINUING SOUTH 88·29'.35~ EAST 130.96 FEET TO THE SOUTHWESTERLY MARGIN OF COUNTY
ROAD;
THENCE SOUTH 4r50'49~ EAST ALONG SAIO MARGIN 424.84 FEET;
THENCE SOUTH 01'40'08~ WEST 164.42 FEET;
THENCE NORTH 89'13'51w WEST 430.43 FEET;
THENCE NORTH 01'47'48-EAST 128.90 FEO;
THENCE NORTH 89'l3'51ft WEST 24.76 FEET;
THENCE NORTH 01'4S'21ft EAST .318.12 FEET TO THE TRUE POINT OF BEGINNING;
(ALSO KNOWN AS lOT 3 OF lOT LINE ADJUSTMENT NO. LLA 010-90, RECORDED IN KING COUNTY
RECORDING NO. 9102129004).
OWNER
MIRTHA & USHA SANKRITHI 17602 BOTHEl WAY NE
LAKE fOREST PARK, WA 98155 H \ ~,\
': ~ \
DEVfLOPER
PA TRICA WILSON
1075 Bellevue Way NE, #1500
BELL[WE, WA 98004
PH. 206-JOO-5911
ENGINEER/SURVfYOR
TOUMA ENGIN[ERS
6632 5 1915T PL., SUIT[ [-102
KENT. WA. 98032
PH. 425-25/-0665 ",,;,§~ "~\ ", .. " ..... :~ ~ .. , e "b .... q,.. S88"1g.52t:;... PLAT DATA
TOTAL AREA 15J,980 S.F = J.SJ ACRES
.\~" 15 ~ fi~~~,-'.~~
RleHT OF WAY &: EASEMENT .. 31,580 S.F.
DENSITY = 7.8 OU/ACRE
ZONE '" 8 (RESIDENTIAL)
NO. OF lOTS -22 LOTS
,.. ; l OUt<
'~'" :"} ::''':: \,
-""'<'<, t ~501' I EASr LINE OF
430.43' NS913'51.W 5'87~co\£RNII£HrLOr4
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fe 82004
C VE[)
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"-10' ~.C:", "
rs:sJ
GRAPHIC SCALE
'0 SO
I I
( IN FEET)
1 inch ~ 40 ft.
16O
I
N 88"29'35" W
N 88"29'33" W
3ft ACCESS AND
UTLITY EASEMENT
CURVE TABLE
CURVE LENGTH RADIUS DELTA
Cl 39.27 25.00 90'OO'Jr
C2 54.83 121.00 25'87'40~
C3 9.67 121.00 04'34'Jr
C' 50.39 121.00 2.3*5"35-
C5 55.12 121.00 26"06'07"
CO 20.06 121.00 09'30'Ol~
C7 23.95 25.00 54"54'0'" c. 24.02 55.00 25"0"09-
C. 10.08 55.00 1O·29'50~
ClO 61.91 55.00 6. '43"
C11 52.00 55.00 54"10'13"
C12 27.63 55.00 28'47'03"
C14 70.32 55.00 7.3"15'22-
C15 32.23 55.00 ,33'34'42-
-----*~ 23/35 25.00 54'!i4'Of' Cl~'9 79.00 81-'O:{~r
Cl. 12.35 79.00 8'57'13"
Cl. 39.27 25.00 S9OS9'23M
LINE TABLE
LINE LENGn< BEARING
11 24.76 N89'1J'5'~W 4-L2 20.00 S421J9'48~W
LJ 4.55 N47"50',2"W
L4 7.59 N42W'4S-E
L5 14.47 N471)O'49"W
""
PORnON OF THE NW 1/4 OF THE NW 1/4
SECnON 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.
CITY OF RENTON, STATE OF WASHINGTON
~ ~ ~ ~ ,,~
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/----f---~-
~ ~ ,
~ , ,
.f:-
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\
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\ \
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43\J.L.../F
TAX LOT 197
TAX LOT 788 TAX LOT 43
TAX LOT 186
--·~-.-----_-'Ycb-___ -' "':-.~ ----------. .... ------~ ....... -. .............
-----
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LOT 2 LOT 1
ENRIGH T SHPL
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~ ...... '. ' .. ........
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\
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RIDGEVIEW ESTA TES
SLOPES 0% TO 20%
SLOPES 21% TO 39%
SLOPES 40% TO 100%
LUA-
LNO
SLOPES
'. ,
w
~ « z
f-
U W -:> 0
0::
0-
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(9
0 -a:
W
.J
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W
I-
(f) -a:
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0
CONNECT WALL FOOTING DRAIN TO
SlORM DRAINAGE SYSTEM SHOWN ON
THE APPROVED CONSTRUCTION PLANS
---0+00
i .----
\ ---
---
--
'-
, ,
\S'~ '" ~6'
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"-
"-
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"-
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F =361.4" I~
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1/11 I ;J II 20 /' III I r /'/'
·/1 I I ~/' 1/ I /'~ .. I ~ I I /'/' . ~ I I I
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19
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00
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"-
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1W=384.0 0
FG=367.0 r-
/ 'f / s ----~---/ /
/
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/
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LOCK AND LOAD WALL
ASBUILT 8/02/2007
1W=392.01'" FG=374 r-
SURVEYED:
JIll(
~-+----------------t--r---t--1 DESIGNEOi.oo
DRAWN:
LCR
CHECKED: LOC
NO. REVISION B( DATE APPR
\
\
\
\
\
\
\
I
Cl +
Cl
Cl
\
\
/ \
1W=394.0 N
FG=376.8 r-
SCAlE:
"-
"-
~
"-
~
"-
"-
~
TW=396.0 (,
FG=395.0 ...:
\
ONE INCH
AT FUll SCALE
IF NOT ONE INCH
5CALE ACCORDINGLY
VERTlCAL DATUM NAVU 88 HORIZONTAL DATUM ASSUMED
"-
"-
\
~
"-
"-
~
\
"-
"-
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"-
"-
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33915 1st Wfly South #200 I. I I ~
Federal Way. WA 98003
www.eemclvll.com
n
SCALE: 1" = 20'
2~ I 2~lo~~~Jo
B.M.
BASED ON CITY OF RENTON MON #57 ELEV = 326.43
FEET, TAKEN FROM TOUMA ENGINEERING PLANS FOR
CHRISTELLE RIDGE APPROVED BY THE CITY OF RENTON
ON 06/23/06
BASED ON TOUMA ENGINEERING PLANS FOR CHRISTELLE
RIDGE APPROVED BY THE CITY OF RENTON ON
06/23/06
NOTE:
TEMPORARY EROSION CONTROL MEASURES ARE SHOWN ON
THE TEMPORARY EROSION PLAN PREPARED BY TOUMA
ENGINEERS & LAND SURVEYORS AND APPROVED ON JUNE
23, 2006. AN ADDENDUM TO THE TEMPORARY EROSION
PLAN TO ADD A SEDIMENT TRAP WAS PREPARED BY ESM
CONSULTING ENGINEERS LLC ON JUNE 11, 2007.
CHECKED
TO CI
FOR COMPLIANCE
STANDARDS
:;22U-b.zlil~~ Date W¥o7
-~~~~~~_ Date __
--______ Date __ _
REF. DRAWING: CONSTRUCTION PLAN SHEETS
COMPLETED BY TOUMA ENGINEERS AND
LAND SURVEYORS APPROVED ON 6/23/013.
CHRISTELLE RIDGE
COVER SHEET
PLAN CHANGE #2 REVISED GRADING
8/10/07
p,\(;[:
PC-02
1 "
x ~
I X X x I ~ x
....
8 N
0::-
W (])
:::!: w
hl
Cl
>-0:::
~ -~ --J
l.LJ
0::: a..
Cl W I-o Z
I..aJ
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I..aJ
-I
-I
I..aJ l-
V)
it: :r:
()
GRAPHIC SCALE
N 88"29 '35" W
N 88"29'3J" W
(KCAS)
(DeED)
3 6
" ---
3{)' ACCESS AND
Ul1UTY EASDlENT
-... ~-------" ---+>"';r-1";:-,'-"'---- ---- ------------------------------
.. _ 133,9g!· ____ ._
" ' ,,'
, "
"
V) :z o
j:::
()
I..aJ
V)
I
V)
V)
40 80 160
<o ........ -=-----_r .... 2r~~1 _~I ~~~~I CURVE
CURVE LENGTH
Cl 39.27
TABLE
RADIUS DELTA
25.00 90·00'31"
o a:::
()
0:: a. ~
>-(])
z o Vi
(5
0::
NTp NN'J REN"; ON 1 vC;
ci z
( [N FEET)
1 inch ~ 40 flo
C2 54.83
C3 9.67
C4 50.39
C5 55.12
C6 20.06
C7 23.95
C8 24.02 c. 10.08
C10 61.91
C11 52.00
C12 27.63
C14 70.32
C15 32.23
C16 23.95
C17 111.79
C18 12.35
Cl. 39.27
121.00
121.00
121.00
121.00
121.00
25.00
55.00
55.00
55.00
55.00
55.00
55.00
55.00
25.00
79.00
79.00
25.00
25'B7'40~
04'34'37"'
23"51'.35-
26'06'01"
09'30'0'"
54'54"0'"
25-01'09-
10"29'50"
64'29'43"
5410"3"
28'47'03"
7315'22"
3.3".34'42"
54'54'0'"
81"02'47"'
8'57'13"
89"59'2.3"
, , , , , ,
UNE
LINE TABLE
II
L2
LENGTH
24.76
20.00
BEARING
N89i3'51~W
S42'09' 48~W
, ,
A 4 LL,(!J;~-::-::-:":'7.::-:-;-:,-,:--~
430
420
410
400
390
370
L3
L4
L5
-4.55
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CURVE TABLE
160 :
N 88'29'35' W
N 88'29'33' W
CURVE LENGTH RAD!US DELTA
Cl 39.27 25.0D 9OUO']?"
e2 54.83 121.00 25'87'40"
e3 9.67 121.00 04"34'37w
e4 50.39 121.00 23'51'35~
e5 55.12 121.00 26"06'07B
e6 20.06 121.00 09+30'Ol~
e7 23.95 25.00 54"54'OlM
e8 24.02 55.00 25"(}1'O9~
e9 10.08 55.00 1O'29'50~
el0 64.93 55,00 6T3S'21K
el1 48.98 55.00 51"O1'34~
e12 27.08 55.00 25"12'41w
18.67 55.00 19'26'57·
e14 70.87 55.00 73'49'44"
C15 32.23 55.00 33"34'42"
C16 23.95 25.00 54"S4'OlH
e17 111.79 79.00 81·02',4-7·
e18 12.35 79.00 8·57'13"
e19 39.27 25.00 89'59'23~
LINE TABLE
UNE LENG1H BEARING
11 24.76 NB9"13'Sl"W
L2 20.00 S42U9'48#W
L3 4.55 N4T50'12"'W
L4 7.59 N421l9' 48"E
L5 14.47 N47S0'49D W
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N 88"29'35" W(KCAS) 1317.~'1)~)
88"29'33" W (DEED) 1317.92' (0££0)
1 ~DO...,n' ... :.-r-~
TRACT A
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1
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SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST,
CITY OF RENTON, STA TE OF WASHINGTON
GRAPHIC SCALE
( IN FEET )
1 inch = 40 fl
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160
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N 88"29'JJ" W
Jt;f ACaSS AND
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CURVE TABLE
CURVE LENGTH RADIUS DELTA
e, 39.27 25.00 90'0' r
e2 54.83 121-00 25'67'40"
e3 9.67 121.00 04'34'37"
e4 50.39 121.00 23'5"35"
e5 55.12 121.00 6'06'07" c. 20.06 121.00 09'30'01"
e7 23.95 25.00 ~_~4'Ol·
e8 24.02 55.00 25"0,'09"
C9 10.08 55.00 10"29'50·
e10 61.91 55.00 64'2 '-'IS
C11 52.00 55.00 54'10'13"
C12 27.63 55.00 28'4-7'03"
C14 70.32 55.00 73'15'22"
e15 32.23 55.00 3Y34'42"
e1. 23.95 25.00 54'54'01"
e17 111.79 79.00 81'02'47"
e1B 12.35 79.00 8"57',J"
e19 39.27 25.00 89'59'23"
LINE TABLE
LINE LENGTH BEARING
L1 24.76 NBS',3'5'''W
L2 20.00 S42'09' 4a"w
L3 4.55 N4TSO'12"W
L4 7.59 N42'09' 48wE
L5 14.47 N47'50'49-W
TAX LOT 197
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CURVE
CURVE LENGn-t
Cl 39.27
C2 54.83
C3 9,67
C, 50.39
C5 55.12
C, 20.06
C7 23.95
C8 24.02
C9 10.08
ClO 64.93
Cll 48.98
C12 27.08
18.67
C14 70.87
C15 32.23
Cl' 23.95
C17 111.79
C18 12.35
C19 39.27
LINE
N 88"29'35" W
N 88"29'33" W
TABLE
RADIUS DELTA
25.00 90"OO'37~
121.00 25'87'40~
121.00 04',34'3r
121.00 23"51'35"
121.00 26"OS'Or
121.00 09'30'Ol~
25.00 54'54'01"
55.00 25'O1'O9~
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55.00 51"01'34"
55.00 2!:r12'41~
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55.00 33'34'42-
25.00 54'54'Ol~
79.00 81 "02'4r
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25.00 89"59'23"
TABLE
LINE LENGTH BEARING
11 24.76 N8913'51"W
L2 20.00 S42"09'48HW
l3 4.55 N4T50'1z"W
L' 7.59 N42·09'48~E
L5 14.47 N4TSO'49"W
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40 0 20 40 so 160 I _·-"_:~I __ ~I ~~~~I
NW COR 3-23-5
MON d: CASE (10/94)
( IN FEET)
1 inch = 40 fL
863.71'
LEGEND
~ MON IN CASE
(8) PK NAIL
o FOUND REBAR & CAP
OR IRON PIPE
• SET REBAR & CAP (9470)
CURVE TABLE
CURVE LENGTH RADIUS DELTA
C1 39.27 25.00 90°00'37'
C2 54.83 121.00 25°57' ':0'
C3 9.67 121.00 04°34'37'
C4 50.39 121.00 23°51'35'
C5 55.12 121.00 26°06'[)7'
C6 20.06 121.00 09°30'01'
C7 23.95 25.00 54 °54'01'
C8 24.02 55.00 25°01'09'
f--_~C~ ___ lo.08 _-::5=-5.c:c00::+ __ --::c10::c:o_29:S_0'
C10 64.93 S5.00 67'38'21'
C11 48.98 55.00 51°01'34'
C12 27.08 55.00 2S-12'41'
f----'C:'Ol-=-4 +---=7:70.::0. 8.:o7t----':SCc:S"'. 0~0+----::OC7 3 ° 4 9' ·14 '
C15 32.23 55.00 33°34'42'
C16 23.95 25.00 54°54'01'
C17 63.85 59.00 62'00'31'
C17 111.75 79.00 81'02'47'
C18 12.35 79.00 08"57'13'
C19 39.27 25.00 89°59'23'
LINE TABLE
LINE LENGTH BEARING
L1 24.76 N89'13'Sl''w'
L2 7.57 S42'09' 48''w'
L3 4.55 S47'50'12'E
L4 7.59 N42°09'48'E
L5 14.47 N47'50'49''w'
TAX LOT 197
TAX LOT 186
PORTION OF THE NW 1/4 OF THE NW 1/4
SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST,
CITY OF RENTON, STA TE OF WASHINGTON
NORm LINE OF 3-23-5
N 88"29'35-W(KCAS) 1317.81' (CAL)
N 88"29'33-W (DEED) 13i7.92' (DEED)
-'
w
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in
t 30.96' S88"29' 35"E
TRACT A
8.375. s.f.
0.19 acres
S88'29'35"E
;-- - --- - --_1.33.99.' --- - - - -7
1
6,060. s.f. I
I 0.13 ocres i
• - - - --sBS"29'35"E-- - -_.J
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65.26' '"
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50.01 50.01" 45.77
n
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W.M.
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SURVEY NOTES:
INSTRUMENT: NIKON TOTAL STATION DTM-A10LG
(5 SECOND INSTRUMENT).
METHOD USED: FIELD TRA VERSE WITH ACTUAL
FIELD MEASUREMENTS AND ANGLES
WAC 332-130-070
DA TE OF SURVEY: MARCH 2004
LUA-
LNO
BASIS OF BEARING: NORTH LINE OF THE NORTHWEST QUARTER OF SEC J,
TWN 23 N, R 5 E. W.M. (N89"29'35"W)
BENCHMARK: CITY OF RENTON MON#1838 ELEV=456.63' {139.182M}
1/4" IRON ROD ON CONG BASE
INTERSECTION OF NE 24TH STREET & UNION AVE NE
LEGAL DESCRIP nON V/CINI7Y
THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 23
NORTH. RANGE 5 EAST, W.lvI .• IN KING COUNTY. WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID SUBDIVISION;
THENCE SOUTH 88'29'35" EAST ALONG THE NORTH LINE OF THE SECTION 863.71 FEET TO THE TRUE
POINT OF BEGINNING;
THENCE CONTINUING SOUTH 88"29'35" EAST 130.96 FEET TO THE SOUTHWESTERLY MARGIN OF COUNTY
ROAD;
THENCE SOUTH 47"50'49" EAST ALONG SAID MARGIN 424.84 FEET;
THENCE SOUTH 01'40'08" WEST 164.42 FEET;
THENCE NORTH 89"13'51" WEST 430.43 FEET;
THENCE NORTH 01'47'48" EAST 128.90 FEET;
THENCE NORTH 89"13'51" WEST 24.76 FEET;
THENCE NORTH 01'48'21" EAST 318.12 FEET TO THE TRUE POINT OF BEGINNING;
(ALSO KNOWN AS LOT 3 O~ LOT LINE ADJUSTMENT NO. LLA 010-90, RECORDED IN KING COUNTY
RECORDING NO. 9102129004).
\
OWNER
MIRTHA & USHA SANKRITHI
17602 BOTHEL WAY NE
LAKE FOREST PARK, WA 98155
DEVELOPER
PATRICA WILSON
1075 Bellevue Way NE,
BELLEVUE, WA 98004
PH. 206-300-5911
#1500
ENGINEER/SURVEYOR
TOUMA ENGINEERS
6632 S. 1915T PL., SUITE £-102
KENT, WA. 98032
PH. 425-251-0665
PLAT DATA
TOTAL AREA = 153,980 S.F = 3.53 ACRES
RIGHT OF WAY & EASEMENT = 31,580 S.F.
DENSITY = 7.8 DU/ACRE
ZONE R 8 (RESIDENTIAL)
NO. OF LOTS = 22 LOTS
EAST LINE OF ~----65_.~--'----~--~50~.0~r--~--~5~0~.O~1·---L_;~50~.0~1'~~~~55~.O~1.~--~--_5~7~.9~7.-----L---45~1.8~7~I--JL--~50~.O~1--~~ GO~NMENTLOT4
430.43' N891S51"W
TAX LOT 188 TAX LOT 43
LOT 2 LOT 1
ENRIGH T SHPL
LUA-95 187-SHPL
~I
RIDGEVIEW ESTA TES
~ PLAT _ ....... _.~,.~ ________________________________________________________________________________________ ..L.....&;;;;;;;;;.a.;.....;L..,;".L....L.. .......... ...J
\
----------
w ~ CI
z o
Vi
GJ a::
L . O . ;Z . L -_--, I
NW COR J-2J-5
AlON &: CASE (10/94)
'-
863.71'
LEGEND
~ MON IN CASE
® PK NAIL
o FOUND REBAR & CAP
OR IRON PIPE
• SET REBAR & CAP (9470)
CURVE TABLE
CURVE LENGTH RADIUS DEL T A
C1 3927 25.00 90·00'37'
C2 5483 121.00 25'57'40'
C3 9,67 121.00 04 ·34':17'
C4 50.39 121.00 23'51'35'
C5 55.12 121.00 26·06'07'
C6 20,06 121.00 09·30'01'
C7 23,95 25,00 54 ·54'01'
C8 24.02 55.00 25'01'1)9'
C11 48.98 55.00 51·01':14'
e12 27.08 55.00 28·12'41'
C14 70.87 55.00 73·49',14'
~.-----------. --, ----·n-'32:23--55. ---"3Y34'42'
e16 23.95 25.00 54 '54'01'
e17 63.85 59.00 62·00' 31'
e17 111.75 79.00 81·02'47'
C18 12.35 79.00 OW57'13'
C19 39.27 25.00 89·59'23'
f---:~:-----lL,-I N:-;:E=T:-:-:-A B---rL_E~=-;::-]
LINE LENGTH BEARING I
L1 24.76 N89·13'51'\i!
L2 7,57 S42·09'48'\,I
L3 4.55 S4 r50'12'E
L4 7.59 N42'09'48',=
L5 14.47 N4r50'49'\,1
TAX LOT 197
TAX LOT 186
160
PORTION OF THE NW 1/4 OF TH£ NW 1/4
SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M.
NORTH LINE OF J-2J-5
88'29:J5: W(KCAS) IJI7.81' (CAL)
88'293J W (DEED) IJI7.92' (DEED)
TRACT A
8,375. s.f.
0.19 acres
1
6,060. s.f.
0.13 acres
3
6,174. s.f.
I 0.14 acres L ______ _
4
6,416. s.f.
0.14 acres
5
4,972. 5.f.
0.11 acres
esmt
7,388. s.f.
0.16 acres
, , , ,
• I
8 ~----
8,403. s. f.
0.19 acres
/
/
/
/
, ,
, , L _____ _
------]'
26'"PR1VAlE : ACCESS ..
UnullES ESMT :
9
5,888. 5. f. I
0.13 acres' ,
TAX LOT 188
CITY OF RENTON, STATE OF WASHINGTON
6
I
, ,
" 5,974. s.L
: 0.13 acres
21
5,577. 5. f.
0.12 acres
,', / ,
/ ,
/ , / 7 .... ",
') 4,571. 5. f.
0.10 acres
10 11
, 5,888. 5. f. 5,868. s.f.
0.13 acres : 0.13 acres:
TAX LOT 43
20
5.581. s.f.
0.12 acres
, ,
---
12
• 4,815. s. f.
: 0.11 acres L _________ _
13
4,507. 5.f.
: 0.10 acres
4,600. s.f.
0.1 0 n~r""
, , 14 "
16
4,500. s.f.
0.10 acres
, , , ,
, ,
,
, , , ,
" 15
LOT 2 LOT 7
ENRIGH T SHPL
LUA-95r-187-SHPL
.. ~
-.
f
\
~-.-.~-.~---.~-~--~---~---------------------------
\
\
SURVEY NOTES:
INSTRUMENT: NIKON TOTAL STA TlON DTM-A10LG
(5 SECOND INSTRUMENT).
LUA-
LND
...
,
r,'" ... , METHOD USED: FIELD TRAilCRSE WITH ACTUAL
FIELD MEASUREMENTS AND ANGLES
WAC 332-130-070
...... : S£"
DA TE OF SURVEY: MARCH 2004
BASIS OF BEARING: NORTH LINE OF THE NORTHWEST QUARTER OF SEC 3,
TWN 23 N, R 5 E. W.M. (N8929'35"W)
'" '" u")
BENCHMARK: CYTY OF RENTON MON#1838 ELEV=456.63' (139,182M)
1/4" IRON ROD ON CONC BASE
INTERSECTION OF NE 24TH STREET & UNION AiIC NE
LEGAL DESCRIP TlON VICINitY
THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 23
NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID SUBDIVISION;
THENCE SOUTH 81\'29'35" EAST ALONG THE NORTH LINE OF THE SECTION 863.71 FEET TO THE TRUE
POINT OF BEGINNING;
THENCE CONTINUING SOUTH 88'29'35" EAST 130.96 FEET TO THE SOUTHWESTERLY MARGIN OF COUNTY
ROAD;
THENCE SOUTH 4'1"50'49" E/,ST ALONG SAID MARGIN 424.84 FEET;
THENCE SOUTH 01'40'OS" WEST 164.42 FEET;
THENCE NORTH 8~}'13'51" WEST 430.43 FEET;
THENCE NORTH 01'47'48" EAST 128.90 FEET;
THENCE NORTH 8~'13'51" WEST 24.76 FEET;
THENCE NORTH 01'48'21" EAST 31S.12 FEET TO THE TRUE POINT OF BEGINNING;
(ALSO KNOWN AS LOT 3 OF LOT LINE ADJUSTMENT NO. LlA 010-90, RECORDED IN KING COUNTY
RECORDING NO. 9102129004).
OWNER
MIRTHA & USHA SANKRITHI
17602 BOTHEl WAY NE
LAKE FOREST PARK, WA 98155
DEVELOPER
PATRICA WILSON
1075 Bellevue Way NE, #1500
BELLEVUE, WA 98004
PH. 206-300-5911
ENGINEER/SURVEYOR
TOUMA ENGINEERS
6632 S. 1915T PL., SUITE E-102
KENT, WA. 98032
PH. 425-251-0665
PLAT DATA
TOTAL AREA = 153,980 S.F = 3.53 ACRES
RIGHT OF WAY & EASEMENT = 31,580 ST
DENSIIY
ZONE
= 7,8 DU!ACRE
= R 8 (RESIDENTIAL)
LOTS = 22 LOTS
EAST LINE OF
GOVffiNAIENT LOT 4
RIDGEVIEW ESTA TES
('J z
z-". ~8 4" CI = = UJ (,_2:: '" ?: !-_UJ <T> zO:: w l!JLL ;.:;0 u ?)< ~ => UJ
".,' "' <C il: ~;~ ,-' :;.-
l; j
0
•
l-
S
Cl. 2 ~
W -J
Q ~ >-a a:: -e::: 0 I-
2
W ~ --I 2: --I -W UJ I-UJ
If) a:: -l-e::: ::r:
(J
V) V)
f5~ ~~ () ~~
~~ 5:S
.-;.~
~
r -I ~--~ ~<-
"~ II~
~
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~:q -'" J.
~ ill
~ .... '" !§ ~ ... .!. ~ ~ -~ i!; ~ ~~ ~ i ~
z o
Cf)
~ 0::
o z
ISS)
GRAPHIC SCALE
40 0 20 40 80 160 -.-I ! I I
( IN FEET)
1 inch ~ 40 ft.
,
f\\
TAX LOT 797
®
TAX LOT 786
-----------
PORTION OF THE NW 1/4 OF THE NW 1/4
SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.
CITY OF RENTON, STA TE OF WASHINGTON
I
I
\
. [.;~'I1:NTII)N--\IAUL· T ------------------..-r ----. ___ _ \
,
" , ,
L-2
----------
-----
------
" •
--------
. .
·6,2b~~· 20 ~--'-;-~-.....,-:.....,~~..,....::.....,~
, . '
.... '\. f , .
\', '
I' I" '.'
, i "_ .
L ,~,-~ .... -~~ ,
.. .
, ,
<70
, ,
TAX LOT 188
• ,
, ,
\
150\' ,
,/;) '\
---",0\
• I 12W ,
J)~Q , , ,
,
\
,
\
TAX LOT 43
, '" '0 ... -. -.. . '. "~ 15M
\
PROPO ROCKWALL \
MAX OF S"CTYP)
"-"-"-
~
.... ",-""'> , \
.~ '. \ , , ,
'. ,
..... "--,
6 0)
~
L-o
LOT 2 LOT 7
ENRIGH T 5HPL
LU/I-95r 187-SHPL
\ ,
-.
\
\
\
;,.
"-<ri ~I
\
\
\
\
LEGEND
o
Ell
III
tIl
EX SSMH
EX CA TCH BASIN
WATER VALVE
FIRE HYDRANT
WATER METER
TELEf'HONE CABNA TE
GAS VALVE
TELEPHONE MANHOLE
POWEq VAUL T
LIGHT POLE
MONO-ORING WELL
o
*
DECIDIOUS TREE
CONIFER TREE
UTILITY POLE
E-GUY POLE
CJ MAIL BOX
cx::co ROCKERY
S MON IN CASE
o FOUND REBAR & CAP
OF IRON PIPE \
\ PEDE~;TRIAN PUSH BUTTON POLE
\
SIGN
TRAFflC JUNCTION BOX
---IDGE OF PA VEMENT \
\
- -eTR OF DITCH
\
\
\ \
RIDGEVIEW E5 TA TE5
CLEARING LIMITS
LUA-
LND
.... ""-"~"'--...... ___________________________________________________________________________ ~ __ ,_. __ --•... ~~ ____ ..L_ .........
.' . ,
,
Ii'
-------~
,
I
I-::s a..
>-ct: « z -~ --l
W ct: a.
! i
, ,
l.J...J
C> a -a:::
w !;(
Cl
z o
Ul ~
t:t::
o z
1:s;s;J
GRAPHIC SCALE
o 20 40 so 150
PORTION OF THE NW 1/4 OF THE NW 1/4
SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST,
CITY OF RENTON, STATE OF WASHINGTON
W.M. SURVEY NOTES:
INSTRUMENT: NIKON TOTAL STATION DTM-AI0LG
(5 SECOND INSTRUMENT),
METHOD USED: FlELD TRA VERSE WITH ACnJAL
FlELD MEASUREMENTS AND ANGLES
WAC 332-130-070
DA TE OF SURVEY: MARCH 2004
LUA-
LND
------n~: -I~t ~_I~~~:J BASIS OF BEARING: NORTH LiNE OF THE NORTHWEST QUARTER OF SEC J,
TWN 23 ,..~ R 5 E, W.M. (N8979'35"W)
~ o
o
•
( IN FEET)
1 inch ~ 40 It.
NORTH UIIE OF ~-23-5 ~N 88"29'35" W (KCAS) 1317.81' (CAL)
N 88"29'~.J· W (DEED) 1317.92' (DEED)
-----__ 130.96'
LEGEND
MON IN CASE
PK NAIL 30' ACCESS AND
UlIUTY EASOIENT
FOUND REBAR & CAP
OR IRON PIPE
SET REBAR & CAP (9470)
CURVE TABLE
CURVE LENGTH RADIUS
Cl 39.:7 25.00
C2 54.8.3 121.00
C3 !H7 121.00
C4 50,39 121.00
C5 55.12 121.00
C6 20.06
C7 23.95
C8 24.02
C9 10.08
ela 61.91
ell 52.00
el2 2.7.63
12LOD
25.00
55.00
55.00
55.00
55.00
55.00
DELTA
25"87'40·
04'.34'37"'
2J"51'35~
26'06'Or
09'30'01·
54'54'Ol~
25'01'09-
10" 9' ON
4 '43~
54"1 '1 ~
C14 70.32. 55.00 731S'22N
CIS 32.23 55.00 33'34'42~
C16 1.3.95 2.5.00 54"'S4'O'~ ~_ -c17 _.:!..11:?9! 1T.65! 9,',:r.2·4T
C18 12.35 79.00 8'57'lY l-c1g 39.27 25.00 89'59'23~
LINE TABLE
LINE LENGTH BEARING
L1 24.76 N891S51 N W
L2 20.00 S42"'09'48N W
L3 4.55 N47"50'12~W
l4 7.59 N42'09'48~E
L5 14.47 N47""50'49NW
TAX LOT 197
w • -
o o
'" '"
8 o '"
----_TRAG [ __ A ___________ _
8,375. s.f.
0.19 acres
133.99'
;-- - - - - --S-88.:~: -E _____ ,
6,060 .•. f. ,
, 0.13 acres , , ,
"------,Q~-------J
~ --_...s. 8S'2g:~ -E. ___ ~ , , , 2
,
, , , ,
r '" " .!!.-N 8
Co ~ 5,604. s. f. ~ r 0.12 acres i
0\'" 0:-' 0 0 o "'. ~t----"--------7-~-~~f~~~·~~~7-~---------· __ ~ r - --_$ ..88:29'.35."_ E: -___ '"\
NO _ 0
to ~ -...,
o o ,,;
"'
, , , ,
: 3 \
6.174. s.f. \
, 0.1 4 acres ,
L---------T~~~·-------~
r - - - - -_. -N ....8.9.:00:08"_ )1,,-,
4
8,079 .•. f.
0.18 acres , " , , ,
L - - --9"1 :03--- --- - - - - --}/
,
, , ,
, ' ,
,~
, ,
,
r , ' , ' , , , , ,
~ -.s-aa.:29~:' .f _____ , ,
/ 6 ///1 ,""', I , , , 5 ,
4.972. s.f. ,I?':
( __ I' 41./ "
, ~ .,.../1 ,
, 5,525. s.!. ~. '~7 "
: 0.12 ocre,s' ,,,'" " , ' ",'" ) ~ ______ .../' ~, 4,571. 5,f,
, 0.11 acres t2 , , ,
L1 --------~~-----,
S 88'29'35" E
50.01
,..-------------2 , \xi W , .... •
\ '0.10 acres -# ", , ________ ..1
N89' 4'08~W '
50.01'
2 . PRIVATE ACCESS
UTILITIES EASEMEN
45.77
n CO
([) . ,"'"
•• : ~---------"T -,..---______ ~ ~-------,~-
....... ' 1 : ') :t' : , , -o z
'0 01
ai N -
8
8.403. s. f.
0.19 acres
, , I , I
'i" 9 'l= ,...., 1 0 '''' '10 1"-1 1100 "':1 I~ ., Ig~, ''0 ~I ,f:; , I:t"~' ,;"","'-, l;<t , lo~1 10 , 10
,I/} , ,({) I II/}
I I 5,888. s.t.', I 5,888. s.f. ,
, 0 ' 0.13 acres' , .13 acres, , , , , , , L ____________ --l
11 ' ',. ,
'", ;,,' '.0 101 ,~ ~,
I ........ , 5,868. s. f. !~ I
0.13 acres: '
--., , ,
,-
12 :"': 13 ':3 ie' 10 ~, 4,580. s.f. ,:r gl 4,520. s.f.
0.10 acres :~: 0.10 acres
\
/
---
r , " { 4,856. s,f. I:~ / '"
~ 0.11 acres I~~ ;,/"""_ " , /:;V ",'"?I '-', ... , ....
.... , Ie;! Cl)1 '---..",!
", / / I 16 '-"""',·'-..l
\
<' 4,587 .•. f. ,N:= , , . " 0.10 acres , CO " , 0
I ' , • ' ...... _____ J 0
:t
, , ,-------.:::. ....
1 ' \ VI' 1'---------, '" \ 01 I' _
'0 ~I 1 I .....
,::;"'J 14 '15 In. Q6' , 610 I ~\ 1 N _
1 \ ,~ ( t() \ \ 6.615. s. f, I~.' I , 015 \---<'II 4.550. s.f. I
, , 1 \ " acres ,E:i ~I 010 ' \ b ~, . acres ~---------~ ~---------~ ~ _________ J L _________ ~ l __________ j '0 ' L _________ ~I/} L __________ ~
\
-.
\
\
\
\
-t
\
\
\
\
\
\
\
\
EAST LINE OF
BENCHMARK: CITY OF RENTali' MON#57 ELEV=326.43' (99.496M)
3" FLA T BRASS DISC WITH "X" AND A PUNCH MARK ON
A CONCRETE POST MONUMENT DOWN 0.5' A T THE
INTERSECTION OF NE 12TH STREET & EDMONDS
LEGAL DESCRIP TlON
THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 23
NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID SUBDIVISION;
THENCE SOUTH 88'29'35" EAST ALONG THE NORTH LINE OF THE SECTION 863.71 FEET TO THE TRUE
POINT OF BEGINNING;
THENCE CONTINUING SOUTH 88'29'35" EAST 130.96 FEET TO THE SOUTHWESTERLY MARGIN OF COUNTY
ROAD;
THENCE SOUTH 47'50'49" EAST ALONG SAID MARGIN 424.84 FEET;
THENCE SOUTH 01"40'08" WEST 164.42 FEET;
THENCE NORTH 89'13'51" WEST 430.43 FEET;
THENCE NORTH 01'47'48" EAST 128.90 FEET;
THENCE NORTH 89'13'51" WEST 24.76 FEET;
THENCE NORTH 01'48'21" EAST 318.12 FEET TO THE TRUE POINT OF BEGINNING;
(ALSO KNOWN AS LOT 3 OF LOT LINE ADJUSTMENT NO.
\ RECORDING NO. 9102129004).
\
\ \ \. \
\
\
LLA 010-90, RECORDED IN KING COUNTY
OWNER
MIRTHA AND USHA SANKRITHI
12228 NE 112TH PL. #Al
KIRKLAND, WA. 98033
DEVELOPER
PATRICA WILSON
P.O.BOX
BELLEVUE, WA
PH, 425-251-0665
\ ENGINEER/SURVEYOR
\ \
TOUMA ENGINEERS
6632 S. 1915T PL.,
KENT, WA. 98032
PH. 425-251-0665
PLAT DATA
SUITE E-l02
TOTAL AREA -153,986 SQUARE FEET(3,54 AC)
STREET R/W DEDICATION AREA -22,170 sJ. (0,51 AC)
NUMBER OF LOTS -22 LOTS
ZONE R 8 SINGLE FAMILY RESIDENTIAL
DENSITY -7,48 DU/ACRE
PARCEL NO. 032305-9096
r _____ 6_5_.~ ______ ~ ____ 50_.0_' __ ~----~50~01~'--~~~~~~~~~~~--~----,~~--J-__ ~~~ __ L-__ ~~~~ ~. GO~RNMENTLOT4 50.01' 52.0" 56.65' 50.00' 56.20' ~ .
430.43' N8913'51"W
TAX LOT 788
TAX LOT 786
!
13
4.520. s. f.
0.10 ocreLO T 2 LOT 7
ENRIGH T SHPL TAX LOT 43
LUA -95 187-S/-IPL
-------~---... _. '"---.~~-------~ .. ~ ~ --.~-.-.. -~-.-.-.-.--.---
RIDGEVIEW tSTA TES
PLAT
I
~.~ 1 IJ
ct
~ z ZZ ~2 D ... Z t-UJ z!I
U.iLL ~o = "->-Of-=> --"-4: UJU > '" 0
I-« --I w Q.. <..:> l/) -a ~ ->-a::: -I
ct: W ~ « -I « :z -I W W -t-~ l/) 0... -0 -a::: --I -I :c lLJ l/) () a::
Q
VlVl ~ ~
~~ ~ ~ I ~ ~ ~~ .., = is ~
t3Q:: ~.:!.
~ '< ~~ ~ ~ .!,
to!
.q:~ ~
~"I( ~'" '" ~ ii! 0 .... I-r
~ ~ ~ -= ;;; ~ ~~ ~ ~ ~ :g <:c
I'
i
'I il-
j~
Ui i :~
'1 ,
I
~ Ii
·1 ~ ~:~ " I 0 ~ ~~~ w
J I-0
Z
~b Il.~
I I iil I I~
a:: a.
9z
w ~ 0
>-ID
z o iii
GJ a::
ci z
ISSI
GRAPHIC SCALE
IN FEET)
1 inch = 40 ft.
CURVE TABLE
CURVE LENGn-t RADIUS DELTA
C' 39.27 25.00 89'59'24-
CZ 55.64 121.00 26"20'40-
C3 6.76 121,00 03'12'12-
C. 51.43 121.00 24'21'15M
C5 56.17 121.00 26'35'53-
C6 20.06 121.00 09'30'01·
C7 2.3.95 25.00 54'54'0'· e, 24.02 55.00 25"01'096
C9 10.08 55.00 10'29'50·
C'O 64.93 55.00 67"38'2'·
Cll 48.98 55.00 51"0",34-
C12 27.08 55.00 28'12'4'·
C,3 18.67 55.00 19'26'Sr
C,. 57.68 55.00 60"05'30·
C'5 26.75 55.~ 27'5"59--2'6 23.95 25.00 ~~4"~4·OI·
C'7 109.00 79.00 79"03'17-
C'B 15.09 79.00 10"56'43-e,. 39.27 25.00 90'oo'oaft
LINE LENGTI-l BEARING
L1 24.26 NB9"14'OB·W
L2 20.00 S42'09'46~W
LJ 14.55 N47"50·lZ·W
TAX LOT 197
~---
TAX LOT 186
0
'\j-
'\j-<10
PORTION OF THE NW 1/4 OF THE NW 1/4
SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST,
CITY OF RENTON, STA TE OF WASHINGTON
,
I
LOT 2
W.M.
o
TAX LOT 188 TAX LOT 43
LOT 1
ENRICH T SHPL
LUA-95 187-SHPL
\
\
\
380
\
\
~ . , . , , ..
~
I········· ...... ···1 .................. , ................ . .................. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
RIDGEVIEW ESTA TES
SLOPES 0% TO 20%
SLOPES 21% TO 39%
SLOPES 40% TO 100%
LUA-
LND
SLOPES
-----------_ .. _----_._-----_ ...•
I-« -J LU CL C> a ->-a::
0:: ~ « -' z -' LU -I-~ (f) --a:: -J :c W u 0::
CL
~~ ~~ ~~ (jQ::
~Ol
~~ ~~ 0 .... jo;;."d
~
......
i~ ..L I ~
0-> "" §~
' "-~ ~ -'" J.
~ ~
tf '" "< <0 it :s .... ..L ~ ~ 0\ -"" jl; ~ ~'!.
'" ~ ~ 0 ~ ~
w !;(
Cl
z o Vi ~ a::
160
PORTION OF THE NW 1/4 OF THE NW 1/4
SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M.
CITY OF RENTON, STA TE OF WASHINGTON
~ ~ '" '" ~ '" " ~ ,," 3D' EGRESS, INGRESS "
& UTILITIES EASEMENT "
REC NO. 9102129004 "", ~ " " " NORm IJNE OF 3-23-5 ~ NW COR 3-23-5
liON 4t CASE (10/94)
'-
\""~N 88'29':15" W (KCAS) 1317.81' (CAL) ~ 88'29'33" W (OEEO) 1317.92' (OECO) " "", """ ~
" " " ~ 116J.71'
LEGEND
~ MON IN CASE
i8) PK NAIL
o FOUND REBAR & CAP
OR IRON PIPE
• SET REBAR & CAP (9470)
CURVE TABLE
CURVE LENGTl-l RADIUS DELTA
CI 39.27 25.00 90"OO'.37~
C2 54-.a3 121.00 25"B7'40~
CJ 9.67 121.00 04'34-'37"
C4 50.39 121.00 23'51'35~
C5 55.12 121.00 26'05'or
C6 20.06 121.00 09'JO'Ol~
C7 23.95 25.00 54'54'01~
C8 24.02 55.00 25"01'09"
CS to.08 55.00 10'29'50"
ClO 64.93 55.00 6T31!2,"
CII 4-8.98 55.00 51'01'34"
C12 27.08 55.00 26,2'4'"
18.67 55.00 19'26'57-
C14 70.87 55,00 73'49'44"
CI5 32.23 55.00 33'34'42"
Cl. 23.95 25.00 54'54'01"
C17 111.79 79.00 81'02'4r
C18 12: . .35 79.0Q 8'57'13"
CIS 39.27 25.00 89'59'23~
LINE TABLE
LINE LENGTH BEARING
L1 24.76 N69'13'S1·W
L2 20.00 542'09' 4S·W
LJ 4.55 N47"50'1'rW
L4 7.59 N42'09'48"[
L5 14.47 N4TSO'49"W
TRACT A
-f ---~~;~75~cS~:s
r
6,060. s.f.
0.13 acres
3
6,174. s.f.
I 0.14 acres L _________ ~
4
6,416. s.f.
0.14 acres
5
4,972. s.f.
0.11 acres
1
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6
5,525. s.f.
0.12 nrc,a«".
L _____ _
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/ 22
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I 5,974. s.f. ,
,0.13 (1cr~"
I
1
1
1 21
5,577. s. f.
0.12 acres
20
18
... 4,500. s, f.
" 0.10 a
17 5,738. s.f.
0.13 acres
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16
" 5,385. s. f.
lH2 acres
TAX LOT 197
TAX LOT 186
8
8,403. s.f.
0.19 acres
9
5,888. s. f. :
0.13 acres 1 ,
L _________ ..
TAX LOT 788
10
1 5,888. s. f. I
: 0.13 acres:
,
11
5,868. s. f. ,
0.13 acres:
1.---------
TAX LOT 43
12
, 4,815. s.f.
: 0.11 ocres
13
I 4,507, s. f. \
: 0.10 ocres 1
14
1
1 4,779. s.f,
~J.9_ 9~,-e-" __ ~
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15
4,535. s.f.
10 acres
LOT 2 LOT 1
ENRIGH T SHPL
LUA-95 787-SHPL ~~,
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SURVEY NOTES:
INSTRUMENT: NIKON TOTAL STATION DTM-AI0LG
(5 SECOND INSTRUMENT).
METHOD USED: RELO TRAVERSE WITH ACTUAL
RELO MEASUREMENTS AND ANGLES
WAC 332-130-070
DA TE OF SURVEY: MARCH 2004
LUA-
LNO
BASIS OF BEARING: NORTH liNE OF THE NORTHWEST QUARTER OF SEC 3,
TWN 23 N, R 5 £. w'M. (N8979'35"W)
BENCHMARK: CITY OF RENTON MON#57 ELEV=326.43' (99.496M)
3" FLA T BRASS DISC WITH ·X" AND A PUNCH MARK ON
A CONCRETE POST MONUMENT DOWN 0.5' A T THE
INTERSECTION OF NE 12TH STREET & EDMONDS
LEGAL DESCRIP T/ON
THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 23
NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID SUBDIVISION;
THENCE SOUTH 88'29'35" EAST ALONG THE NORTH LINE OF THE SECTION 863.71 FEET TO THE TRUE
POINT OF BEGINNING;
THENCE CONTINUING SOUTH 88'29'35" EAST 130.96 FEET TO THE SOUTHWESTERLY MARGIN OF COUNTY
ROAD;
THENCE SOUTH 47'50'49" EAST ALONG SAID MARGIN 424.84 FEET;
THENCE SOUTH 01'40'08" WEST 164.42 FEET;
THENCE NORTH 89'13'51 n WEST 430.43 FEET;
THENCE NORTH 01'47'48" EAST 128,90 FEET;
THENCE NORTH 89'13'51" WEST 24,76 FEET;
THENCE NORTH 01'48'21" EAST 318,12 FEET TO THE TRUE POINT OF BEGINNING;
(ALSO KNOWN AS LOT 3 OF LOT LINE ADJUSTMENT NO, LLA 010-90, RECORDED IN KING COUNTY
\ RECORDING NO, 9102129004).
OWNER
\ \ MIRTHA AND USHA SANKRITHI
12228 NE 112TH PL. #Al
KIRKLAND, WA. 98033 \
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EAST UNE OF ~ GOI£RNMENT LOT 4
RIDGEVIEW ESTA TES
DEVELOPER
PATRICA WILSON
P,0.80X
BELLEVUE, WA
PH. 425-251-0665
ENGINEER/SURVEYOR
TOUMA ENGINEERS
6632 S. 1915T PL., SUITE E-l02
KENT, WA. 98032
PH. 425-251-0665
PLAT DATA
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TOTAL AREA -153,986 SQUARE FEET(3.54 AC) :
STREET R/W DEDICATION AREA -22,170 s.f, (0.51 AC) C
NUMBER OF LOTS -22 LOTS ~
ZONE R 8 SINGLE FAMILY RESIDENTIAL
DENSITY -7.48 DU/ACRE
PARCEL NO, 032305-9096
CI\yOfRENTO,,-
RECEIVED
\'jilV 2 '. 20fl4
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PLAT
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GRAPHIC SCALE
( IN FEET)
1 inch = 40 rt.
SEDIMENT
TOP
S
®
TOP WEIR=jJ5,aOO-J2'X62'
BOT V"'J~)'f.OO-2'XJ2'
RIP RAP
&:
TAX LOT 197
! N.E. 24TH STREET
ALL WALLS REQ<~iR£
FENCE ALONG TH£
FOUND 1 '4' IRON ROD IN CONCRETE AT
INTER. OF NE 24TH ST. ~ UNION AI-f"
N£ (6/00) R£NTDN MON 11838
N=I9D,002J8'
£=1,311,439.11'
U=456.63'
CLEARING
(TYP)
----J-----------------:.·---::::=·':5---~iioiiiF==~CL
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W '4 coR SEC. 3-23-05 FOUND
2 BRASS '/JISK W/"X' IN CONC AT
INTER.'NE 20TH ST ~ UNION
AVE NE C.b.R. 11325 (3/OD)
El444.91 __
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TAX LOT 18~
PORTION OF THE NW 1/4 OF THE NW 1/4
SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M.
CITY OF RENTON, STA TE OF WASHINGTON
LUA-
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TRAP #2
'8£RM=J59.00 -J8'X68'
, , ," ------
,\. TOP W£/R=J58.00-J2'X62'
"" EmT EL£V=J54.00-2'XJ2'
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V£RNIII£NT LOT 4
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CONSTRUCT/ON SEQUENCE NOTES
1. ARRANGE AND ATTEND PRE-CONSTRUCTiON MEETiNG
WITH CITY OF RENTON DEPT. OF PUBLIC WORKS.
2. FLAG PROPERTY LINES AND CLEARING LIMITS.
J. INSTALL ROCK CONSTRUCTiON ENTRANCE.
4. ERECT AL TER FENCE.
5. CLEAR FOR AND INSTALl. SEDIMENT TRAP PER PLAN.
6. CLEAR AND GRUBB SIT£.
7. CONSTRUCT INTERCEPTOR DITCHS (WITH ROCK CHECK
DAMS. IF NECESSARY) TO TEMPORARY SEDIMENT TRAP.
8. DURING THE PERIOD OCT. 1 TO MAR. JI, ALL PROJECT
AREAS GREA TER THAN 5000 S.F SHALL BE MULCHED.
9. ROUGH GRADE PER ROADWA Y AND GRADING PLAN.
10. INSTALL REMAINDER OF STORM DRAINAGE DETENTiON
SYSTEM.
11. INSTALL STORM DRAINAGE CONEYANCE SYSTEM: STORM
PIPES. DITCHES, CB, MH, ETC.
12. INSTALL INTERIM C8 SILT TRAP PROTECTiON •
13. INSTALL OTHER UTiLITiES: SANITARY SEWERS, WATER
PIPES, ETC.
14. ANE GRADE AND PAVE THE SIT£.
15. HYDROSEm, MULCH, AND PLANT LANDSCAPE MA TERIALS.
16. REMOVE THE REMAINING TEMPORARY/SEDIMENTATiON
CONTROL ONL Y AFTER THE SITE HAS BEEN STABILIZED
AND THE RENTON SITE DEVELOPMENT INSPECTOR HAS
APPROVED THE REMOVAL
17. CLEAN UP THE STORM DRAIN SYSTEM.
D
•
394
392
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LEGEND DETAILS LOCA1fD ON SHT. 5
EXIST. CA TCH BASIN
RL TER FABRIC PTOTECTION
NEW CA TCH BASIN
FILTER FABRIC PTOTECTION
MULCH AR£A WH£N £XPOS£D
TOP WALL ®
BOTTOM WALL
ALL GRADING, E)(CA VA nON, FILL,
COMPAcnON AND WALL CONSTRucnON
SHALL BE PER THE GEO-TECHNICAL
REPORT.
39:,.,;4..--~TOP=IIl,.-iIILL __ _
392 BOTTOM WALL
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RIDGEVIEW ESTA TES ALL WALLS REWIR£ 6' CHAINUNK
FENCE ALONG TH£ TOP I LO T 2 I LO T 1
TAX LOT 188
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TAX LOT 43 ENRIGHt SHPL
LUA-95i187-SHPL
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26
25 RIDGEVIEW ESTA TES
RIPRAP ROCK PROTECTION
FlL TER FABRIC SIL T FENC£
CI.£ARING UMIT
INTERCEPTOR SWAL£
....... "'" 71916SlTE.DWG
...." 2 OF, 23
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