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Home My WebLink AboutLUA-04-109to'.' ">-.:<.': .... ',. , \ ,~ ~/ . . " .. ~ : '-., ",- .'. ,~ ..... ' ..l' ~'. ·;:1:'" :. ',' . '.,.' ""-,,..;, "j-""',', "':', ·:·1···'····\ . . , .' \ --, •• ' ••.• I,' f', 'I' . . , -, ,-' ' ... "F"' .• '. . , .~., '.-': ---.' , ',' : 'i-; .• ,..,'-:' •... c ',/.. .~ .. , ~> ii,,: ...•. . ,.' "";: .. '; • '..... .-\~; ,I .. ~-' .. ., ",: ~' . '~.'" , , " ~ . . I,', "., ~l' .... .. .. .,..\ " .'" (.-: ./ '.' ... . i '.'; , ',)."tt,, -,';'."'-:- ':', .,' . . ~ ._' " ..... ,' . '. '~, .. -' , ..... """'.' ;-. ".::. ~. : 'Y: { • "1,." , , , '-'-<, . :' .c .... · .... r.· -'/ ,-.',~.: .. - '" " , .' , '~ -.~ I ~ .', ~... f _ _ t ~ -.i -, ' ~. ,'\ ~':-i', :, ;.'.,.,. • t •. : ". ',,:;- .,.-. "r: , '., , ,. ~ . \: " ',,:,: . . '1 , .. • )~, l- • · .. .'1 ,:, \-~'.j' '.' , ' .' -.. ""./ I t.~ J,' .!' .'.: . :~ .' ~; . . \ '~ , ~ \.~J., '" '- . '-:-> .. ".'. ',.; ,'J: "~ <1,. ~ , .),,". " ' .,' ,: : .. ' . .. ,'. . , I'· >' ..... : .. 'c',' ;\, ~ .:, < .' , ,-' r. ",.- "'; ,'" . . ,. . '. ~ .. .~-~.,~, .. ~ ;1:::'" . '. ; ~ ./, --. :' ,,' . '.'.~' '. '. <. ~ . ~' . . . ., ..... ..:' .. ',', . , ':'. ".'< ,t .. .. ~. -. 1.-': --. ",.-. '.' .... ~ , , , ... ' : ~' , ., " ~. '1., " . I 'r' " " .;. :'.' .... ; " ',", . '\ . . ' J .. .. ' " .' ..... . ~, ", " ,,' ···t ,', r . ~~. . .' ".". .,' " 'J:' . l' ,.' :. ~ , , ':r' ,; • ' .... , I 'I' ,; .'11" .-1· 1 1"·1 I:.' .1 I '1 I. "'1 1 1 'I ·1 I I I I I I I I I I I I I I I I I I I IMPORTANT INFORMATION ABOUT YOUR GEOTECHNiCAL ENGINEERING REPORT.· More construction problems are caused by site subsur- face conditions than any other factor. As troublesome as subsurface problems can be. their frequency and extent have been lessened considerably in recent years. due in large measure to programs and publications of ASFE/ The Association of Engineering Firms Practicing in the Geosciences. The following suggestions and observations are offered to help you reduce the geotechnical-related delays. cost-overruns and other costly headaches that can occur during a construction project. A GEOTECHNICAL ENGINEERING REPORT IS BASED ON A UNIQUE SET OF PROJECT-SPECIFIC FACTORS A geotechnical engineering report is based on a subsur- face exploration plan designed to incorporate a unique set of project-specific factors. These typically include: the general nature of the structure involved. its size and configuration: the location of the structure on the site and its orientation: physical concomitants such as access roads. parking lots. and underground utilities. and the level of additional risk which the client assumed by virtue of limitations imposed upon the exploratory program. To help avoid costly problems. consult the geotechnical engineer to determine how any factors which change subsequent to the date of the report may affect its recommendations. Unless your consulting geotechnical engineer indicates otherwise. your geotechnical engineering report should not be used: • When the nature of the proposed structure is changed. for example. if an office building will be erected instead of a parking garage. or if a refriger- ated warehouse will be built instead of an unre- frigerated one: • when the size or configuration of the proposed structure is altered: • when the location or orientation of the proposed structure is modified: • when there is a change of ownership. or • for application to an ad;acent site. Geotechnical engineers cannot accept responsibility for problems which may develop if they are not consulted after factors consid- ered in their report's development have changed. MOST GEOTECHNICAL "FINDINGS" ARE PROFESSIONAL ESTIMATES Site exploration identifies actual subsurface conditions only at those points where samples are taken. when they are taken. Data derived through sampling and sub- sequent laborator-y testing are extrapolated by geo- technical engineers who then render an opinion about overall subsurface conditions. their likely reaction to proposed construction activity. and appropriate founda- tion design. Even under optimal circumstances actual conditions may differ from those inferred to exist. because no geotechnical engineer. no matter how qualified. and no subsurface exploration program. no matter how comprehensive. can reveal what is hidden by earth. rock and time. The actual interface between mate- rials may be far more gradual or abrupt than a report indicates. Actual conditions in areas not sampled may differ from predictions. Nothing can be done to prevent the unanticipated. but steps can be taken to help minimize their impact. For this reason. most experienced owners retain their geotechnical consultants through the construction stage. to iden- tify variances. conduct additional tests which may be needed. and to recommend solutions to problems encountered on site. SUBSURFACE CONDITIONS CAN CHANGE Subsurface conditions may be modified by constantly- changing natural forces. Because a geotechnical engi- neering report is based on conditions which existed at the time of subsurface exploration. construction decisions should not be based on a geotechnical engineering report whose adequacy may have been affected by time. Speak with the geo- technical consultant to learn if additional tests are advisable before construction starts. Construction operations at or adjacent to the site and natural events such as floods. earthquakes or ground- water fluctuations may also affect subsurface conditions and. thus. the continuing adequacy of a geotechnical report. The geotechnical engineer should be kept apprised of any such events. and should be consulted to determine if additional tests are necessary. GEOTECHNICAL SERVICES ARE PERFORMED FOR SPECIFIC PURPOSES AND PERSONS Geotechnical engineers' reports are prepared to meet the specific needs of specific individuals. A report pre- pared for a consulting civil engineer may not be ade- quate for a construction contractor. or even some other consulting civil engineer. Unless indicated otherwise. this report was prepared expressly for the client involved and expressly for purposes indicated by the client. Use by any other persons for any purpose. or by the client for a different purpose. may result in problems. No indi- vidual other than the client should apply this report for its intended purpose without first conferring with the geotechnical engineer. No person should apply this report for any purpose other than that originally contemplated without first conferring with the geotechnical engineer. A GEOTEO-INICAL ENGINEERING REPORT IS SUBJECT TO MISINTERPRETATION Costly problems can occur when other design profes- sionals develop their plans based on misinterpretations of a geotechnical engineering report. 10 help avoid these problems. the geotechnical engineer should be retained to work with other appropriate design profes- sionals to explain relevant geotechnical findings and to review the adequacy of their plans and specifications relative to geotechnical issues. BORING LOGS SHOULD NOT BE SEPARATED FROM THE ENGINEERING REPORT Final boring logs are developed by geotechnical engi- neers based upon their interpretation of field logs (assembled by site personnel) and laboratory evaluation of field samples. Only final boring logs customarily are induded in geotechnical engineering reports. These logs should /tot under any circumstances be redrawn for indusion in architectural or other design drawings. because drafters may commit errors or omissions in the transfer process. Although photographic reproduction eliminates this problem. it does nothing to minimize the possibility of contractors misinterpreting the logs during bid prepara- tion. When this occurs. delays. disputes and unantici- pated costs are the all-too-frequent result. To minimize the likelihood of boring log misinterpreta- tion. give contractors ready access to the complete geotechnical engineering report prepared or authorized for their use. Those who do not provide such access may proceed un-. der the mistaken impression that simply disdaiming re- sponsibility for the accuracy of subsurface information always insulates them from attendant liability. Providing the best available information to contractors helps pre- vent costly construction problems and the adversarial attitudes which aggravate them to disproportionate scale. READ RESPONSIBILITY CLAUSES CLOSELY '. Because geotechnical engineering is based extensively on judgment and opiniori. it is far less exact than other design disciplines. This situation has resulted in wholly unwarranted daims being lodged against geotechnical consultants. 10 help prevent this problem. geotechnical . engineers have developed model dauses for use in writ- ten transmittals. These are not exculpatory dauses designed to foist geotechnical engineers' liabilities onto someone else. Rather. they are definitive dauses which identify where geotechnical engineers' responsibilities begin and end. Their use helps all parties involved rec- ognize their individual responsibilities and take appro- priate action. Some of these definitive dauses are likely to appear in your geotechnical engineering report. and you are encouraged to read them dosely. Your geo- technical engineer will be pleased to give full and frank answers to your questions. OTHER STEPS YOU CAN TAKE TO REDUCE RISK Your consulting geotechnical engineer will be pleased to discuss other techniques which can be employed to mit- igate risk. In addition. AS FE has developed a variety of materials which may be beneficial. Contact ASFE for a complimentary copy of its publications directory. . Published by ASFETHEASSOCIAnON OF ENGINEERING FIRMS PRACnCING IN THE GEOSCIENCES 8811 Colesville Road/Suite G 106/Silver Spring. Maryland 20910/(301) 565-2733 0788/3M I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I .t :f; Earth Consultants, Inc. GeotOOmicaJ Fngineers, Geologists & Environmental ~tists construction Testing & ICBO I WABO Inspoction Service:s August 26, 2004 J & M Land Development P.O. Box 2566 Renton, Washington 98056 Attention: Mr. Marc Rousso Dear Mr. Rousso: Established 1975 E-11332 Earth Consultants, Inc. (ECI) is pleased to submit our report titled "Geotechnical Engineering Study, 2016 and 2032 Edmonds Avenue Northeast, Renton, Washington". This report presents the results of our field exploration, selective laboratory tests, and engineering analyses. The purpose a nd scope of our study were outlined in our July 28, 2004 proposal. We understand it is planned to develop the approximately 4.37-acre rectangular shaped site with a single-family residence dEvelopment consisting of twenty-nine (29) lots. We anticipate the building constructi <m will consist of relatively lightly loaded wood- frame construction with crawl spac e and slab-on-grade floors. Associated paved streets and a drainage tract are also planned for the development. Four single-family residences and several outbuildings, which are to be removed to make way for the planned development, currently occupy the site. Based on the results of our study, development of the site is feasible from a geotechnical standpoint. The propo sed buildings can be supported on conventional foundations bearing on competent n Cltive soil. In areas containing existing fill in the southern half of the site, building support can be provided using conventional spread and continuous footing foundation systems bearing on two feet of compacted structural fill. Slab-on-grade floors in areas contain ing existing fill should be supported on at least twelve (1 2) inches of compacted struc1:ural fill. 1805136th Place N.E., Suite 201, Bellevue, WA 98005 Bellevue (425) 643-3780 FAX (425) 746-0860 Toll FreE (888) 739-6670 Other Locations Fife I I I I I I I I I I I I I I I I I I I J & M Land Development August 26, 2004 E-11332 Page 2 We appreciate this opportunity to be of service to you. If you have any questions or if we can be of further assistance, please call. Sincerely, EARTH CONSULTANTS, INC. Raymond A. Coglas, P.E. Manager of Geotechnical Services ELW/RAC/ddw Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS E-11332 PAGE INTRODUCTION ................................................................................................. 1 General ........................................................................................................ 1 Project Description ........................................................................................ 2 SITE CONDITIONS............................................................................................. 2 Surface ........................................................................................................ 2 Subsurface..... ..... .. ...................... .. ......... .. ............. ...... ..... ... ..... . ..... ...... . ... .... 3 Groundwater.... .. .. .. ...... ........ ........ ........ ..... . . . ............. . .. ... . . ... .. ............... .... . ... 5 Laboratory Testing ........................................................................................ 5 DISCUSSION AND RECOMMENDATIONS............................................................. 6 General ........................................................................................................ 6 Site Preparation and General Earthwork ............................................................ 7 Foundations... .. .... .. .. .... ....... ....... ............ ............. ....... . . ...... . ..... . . .. ...... ... ........ 8 Slab-on-Grade Floors...................................................................................... 9 Seismic Design Considerations....................................................................... 1 0 Ground Rupture....................................................................................... 1 0 Liquefaction.... . . . .... .......... ... . .. . .. .. ......... . . . ....... ....... .. ..... .. . .. ..... ...... .. . ... .. . .. 1 0 Ground Motion Response.......................................................................... 11 Excavations and Slopes................................................................................. 11 Site Drainage............................................................................................... 1 2 Utility Support and Backfill ............................................................................ 1 2 Pavement Areas........................................................................................... 1 3 LIMITATIONS ................................................................................................... 14 Additional Services....................................................................................... 1 4 Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ILLUSTRATIONS Plate 1 Plate 2 Plate 3 Plate 4 APPENDICES Appendix A Plate A1 Plates A2 through A 17 Appendix B Plate B1 TABLE OF CONTENTS, Continued E-11332 Vicinity Map Test Pit Location Plan Typical Footing Subdrain Detail Typical Utility Trench Fill Field Exploration Legend Test Pit Logs Laboratory Test Results Grain Size Analyses Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I General GEOTECHNICAL ENGINEERING STUDY 2016 AND 2032 EDMONDS AVENUE NORTHEAST RENTON, WASHINGTON E-11332 INTRODUCTION This report presents the results of the geotechnical engineering study completed by Earth Consultants, Inc. (ECI) for the proposed single-family residence development located at 2016 and 2032 Edmonds Avenue Northeast in Renton, Washington. The general location of the site is shown on the Vicinity Map, Plate 1. The purpose of this study was to explore the subsurface conditions at the site, and based on the conditions encountered, to develop geotechnical engineering recommendations for the proposed residential development. Specifically, our scope of services consisted of the following: • Assessing subsurface soil and groundwater conditions and their influence on the proposed development; • Providing site preparation, grading, and earthwork procedures, including stripping depth recommendations and details of structural fill placement and compaction; • Assessing the suitability of existing on-site materials for use as structural fill and providing recommendations for imported fill materials; • Providing recommendations for utility trench excavation and backfill; • Providing seismic design parameters, including an evaluation of potential liquefaction hazard; • Addressing short-term and long-term groundwater management and erosion control measures; • Providing foundation design recommendations, including bearing capacity and lateral pressures for walls and structures; and • Providing estimates of potential total and differential settlement magnitudes. Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY J & M Land Development August 26, 2004 Project Description E-11332 Page 2 We understand it is planned to develop the approximately 4.37-acre rectangular shaped site with a new single-family residence development. Based on preliminary design information provided by Jaeger Engineering, the development will consist of twenty- nine (29) lots. The site is to be accessed by an east-west trending street from Edmonds Avenue Northeast, which intersects with a north-south trending extension of Glenwood Avenue Northeast in the eastern portion of the property. A drainage tract is planned for part of the western site perimeter bordering Edmonds Avenue Northeast. The proposed development and our exploratory locations are approximately as shown on Plate 2, Test Pit Location Plan. Four existing single-family residences and several outbuildings currently occupy the western portion of the site. The existing structures are to be removed to make way for the planned development. Based on our current understanding of the proposed development, we anticipate cuts and fills to accomplish the site grading will be five feet or less. Cuts within the detention tract may exceed five feet. We anticipate the building construction will consist of relatively lightly loaded wood- frame construction with crawl space and slab-on-grade floors. We estimate perimeter foundation loading will be on the order of 2 kips to 4 kips per lineal foot, and slab-on- grade loading of approximately 150 pounds per square foot (psf). If the above project criteria are incorrect or change, we should be consulted to review the recommendations contained in this report. In any case, ECI should be retained to perform a general review of the final design. SITE CONDITIONS Surface The subject site consists of an approximately 4.37-acre rectangular shaped property located at 2016 and 2032 Edmonds Avenue Northeast in Renton, Washington (see Plate 1, Vicinity Map). Earth Consultants. Inc. I I I I I I I I I I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY J & M Land Development August 26, 2004 E-11332 Page 3 The site is bordered to the west by Edmonds Avenue Northeast, and to the north, south, and east by existing single-family residences. The north-south trending Glenwood Avenue Northeast ends at the south site perimeter near the southeast corner of the property. Four single-family residences and several outbuildings currently occupy the western portion of the site. Each residence has a driveway extending from Edmonds Avenue Northeast. The topography of the site slopes gently from east to west at gradients in the range of 5 to 10 percent. A topographic low area is found in the southwestern portion of the site, extending from a residence on the west perimeter approximately 300 feet east. The low area is bordered to the north, south, and west by an embankment ranging from two to five feet in height. A gravel driveway extends from Edmonds Avenue Northeast in the southwest corner between the southern perimeter of the site and the low area, descending into the east end of the topographic low. A second driveway descends from Edmonds Avenue Northeast into the west end of the topographic low. The southeast portion of the site appears to have been recently graded. An approximately 150 foot, north-south trending 2H: 1 V (Horizontal: Vertical) fill slope marks the western extent of the grading, which descends west toward the topographic low. A silt fence marks the northern edge of the grading limits. The site is vegetated primarily with grass, with a patch of blackberry brambles and Scot's Broom near the center of the site and along the east perimeter. Several small trees are scattered through the western portion of the site. Subsurface Subsurface conditions at the site were evaluated by excavating sixteen (1 6) test pits at the approximate locations shown on Plate 2. The test pits were excavated with a rubber-tired backhoe to a maximum depth of fourteen and one-half (14.5) feet below existing grade. Our test pit logs are included as Plates A2 through A 17. Please refer to the test pit logs for a detailed description of the conditions encountered at each exploration location. A description of the field exploration methods is included in Appendix A. The following is a generalized description of the subsurface conditions encountered. Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY J & M Land Development August 26, 2004 E-11332 Page 4 At seven of our test pit locations, we encountered a four to eight inch thick layer of topsoil, with areas as thick as ten inches. The topsoil is characterized by its dark brown color, loose consistency, and the presence of roots and organic debris. The soil and vegetative layer is not suitable for support of foundations, slab-on-grade floors, or pavements. In addition, it is not suitable for use as structural fill, nor should it be mixed with material to be used as structural fill. At nine of our test pit locations, we encountered a zone of fill consisting of silty sand with gravel (Unified Soil Classification SM). The fill was characterized by its disturbed appearance and trace amounts of wood, glass, concrete, and brick debris. The fill was encountered at the surface and continued to depths ranging from one to nine feet below existing grade. The fill was typically in a loose condition. The approximate area and thickness of fill is shown on the Test Pit Location Plan, Plate 2. At Test Pits TP-4 and TP-15, we encountered approximately six inches of topsoil underlying the zone of fill. Underlying the topsoil and fill layers, we generally encountered a surficial layer of loose silty sand to silty sand with gravel (SM). The surficial silty sand was characterized by its reddish brown to brown color and numerous roots, and typically ranged from two to four feet thick, with localized areas as much as five feet thick. Underlying the surficial silty sands, we encountered medium dense to dense poorly graded sand (SP) and poorly graded sand with silt (SP-SM), with localized areas of silty sand (SM), poorly graded sand with gravel (SP), sandy silt (ML) and silt (ML). The medium dense to dense sand and silt continued to the maximum depth explored at Test Pits TP-l through TP-9. Test Pits TP-l0 through TP-16 were excavated to determine the approximate aerial extent of fill, and were terminated once native soils were encountered. The soils encountered at the time of our exploration in August of 2004, were generally in a moist to wet condition, with moisture contents typically in the range of 3 percent to 12 percent, with localized areas containing up to 40 percent moisture. The native soils are moisture . sensitive, and will become disturbed if exposed to excessive moisture during construction. Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY J & M Land Development August 26, 2004 E-11332 Page 5 The geologic map of the Mercer Island Cluadrangle (B.A. Liesh, 1951-1953) indicates the site is underlain by Recessional Stratified Drift (Qvr). The native soils encountered at our test pit locations are generally con sistent with recessional deposits. The King County Soil Survey (1973) indicates the site is underlain by Indianola loamy fine sand, 4 to 1 5 percent slopes (InC). Indianola soils are characterized by rapid permeability, slow to medium run-off potential, and slig ht to moderate erosion hazard potential. Groundwater \ Groundwater seepage was not encounter ed during our subsurface exploration. However, iron oxide staining was observed at five of our test pit locations. The iron oxide staining at Test Pits TP-1 and TP-2 was encou'"'tered within or above silt beds, which may be indicative of seasonal perched groundwater. The iron oxide staining at Test Pits TP-4 and TP-6 was encountered at twelve (12) to thirteen (13) feet below existing grade in poorly graded sand (SP), and may indicate the upper elevation of a seasonal high groundwater table. Based on conditions observed a1: our test pit locations, in our opinion, light to moderate groundwater seepage could be encountered if grading is conducted during the wet season. The contractor should be made aware that groundwater levels are not static. There will likely be fluctuations i n the level depending on the season, amount of rainfall, surface water runoff, and other -factors. Generally, the water level is higher and seepage rates are greater in the wetter winter months (typically October through May). The contractor should be prepared to c <>ntrol groundwater if seepage is encountered in site excavations. Laboratory Testing Laboratory tests were conducted on representative soil samples to verify or modify the field soil classifications and to evaluate the general physical properties and engineering characteristics of the soil encountered. Visual field classifications were supplemented by grain size analyses on representative soil samples. Moisture content tests were performed on all samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual test pit logs or on a separate data sheet contained in Appendix B. It is important to note that these test results may not accurately represent th E overall in-situ soil conditions. Our geotechnical engineering recommendations are based on our interpretation of these test results. ECI cannot be responsible for the interpretation of these data by others. Eart:h Consultants, Inc. I I I I I I I I I I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY J & M Land Development August 26, 2004 E-11332 Page 6 In accordance with our Standard Fee Schedule and General Conditions, the soil samples for this project will be discarded after a period of fifteen (15) days following completion of this report unless we are otherwise directed in writing. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, in our opinion, the site can be developed generally as planned, provided the geotechnical recommendations contained in this report are followed. Building support can be provided using conventional spread and continuous footing foundation systems bearing on competent native soil. At nine of our test pit locations in the southern half of the site, we encountered up to nine feet of existing fill. In 'areas containing existing fill in the southern half of the site, building support can be provided using conventional spread and continuous footing foundation systems bearing on two feet of structural fill. This can be accomplished by overexcavating the existing fill soils to a depth of at least two feet below the foundation subgrade elevation and then backfilling the overexcavation with structural fill. Slab-on-grade floors in areas containing existing fill should be supported on at least twelve (1 2) inches of compacted structural fill. At some locations, the site is underlain by up to six feet of loose native granular soils or loose fill. In general, however, soils suitable for support of foundations were observed at a depth of approximately four to five feet below the existing ground surface elevation. If loose soil is encountered at construction subgrade elevation, it should either be compacted in-place to the requirements of structural fill or it should be overexcavated and replaced with structural fill. This report has been prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area for the exclusive use of J & M Land Development and their representatives. No warranty, expressed or implied, is made. This report, in its entirety, should be included in the project contract documents for the information of the contractor. Earth Consultants. Inc. I I GEOTECHINCAL ENGINEERING STUDY I I I I I I I I I I I I I I I I I J & M Land Development August 26, 2004 Site Preparation and General Earthwork E-11332 Page 7 The building and roadway areas should be stripped and cleared of surface vegetation, organic matter, and other deleterious material. Based on the thickness of the topsoil and vegetative cover encountered in our test pits, a stripping depth of approximately four to eight inches for most of the site with localized areas as deep as ten inches should be anticipated. The actual stripping depth should be based on field observation at the time of construction. Stripped materials should not be mixed with materials to be used as structural fill. The stripped soil materials may be "wasted" on site in non-structural landscaping areas or they may be exported off site. Following the stripping operation and excavations necessary to achieve construction subgrade elevations, an ECI representative should observe the ground surface where structural fill, foundations, or slabs are to be placed. Soil in loose or soft areas, if recompacted and still excessively yielding, should be overexcavated and replaced with structural fill to a depth that will provide a stable base beneath the general structural fill. The optional use of a geotextile fabric placed directly on the overexcavated surface may help to bridge unstable areas. ECI can provide recommendations for geotextiles, if necessary. Structural fill is defined as compacted fill placed under buildings, roadways, slabs, pavements, or other load-bearing areas. Structural fill under floor slabs and footings should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and compacted to a minimum of 90 percent of its laboratory maximum dry density determined in accordance with ASTM Test Designation D-1557-91 (Modified Proctor). The fill materials should be placed at or near their optimum moisture content. During dry weather, granular soils that are compactable and non-organic can be used as structural fill. Based on the results of our laboratory tests, the on-site soils at the time of our exploration appear to be in a moist to wet condition. Laboratory testing indicates the site soils have between 3 and 20 percent fines passing the No. 200 sieve. Soil with fines in excess of around 5 percent will degrade if exposed to excessive moisture, and compaction and grading will be difficult if the soil moisture increases significantly above its optimum level. Aeration and moisture conditioning of the on-site soils may be necessary prior to use as structural fill. Earth Consultants, Inc. I I GEOTECHINCAL ENGINEERING STUDY I I I I I I I I I I I I I I I I I J & M Land Development August 26, 2004 E-11332 Page 8 If the site soils are exposed to excessive moisture and cannot be adequately compacted, then it may be necessary to import a soil that can be compacted. During dry weather, non-organic, compactable granular soil with a maximum grain size of four inches can be used. Fill for use during wet weather should consist of a fairly well graded granular material having a maximum grain size of four inches and no more than 5 percent fines passing the No. 200 sieve based on the minus 3/4-inch fraction. A contingency in the earthwork budget should be included for the possibility of importing a material meeting this specification. Foundations Based on the results of our study, the proposed building structures can be supported on conventional spread and continuous footing foundation systems bear,ing on competent native soil. In areas containing existing fill in the southern half of the site, building support can be provided using conventional spread and continuous footing foundation systems bearing on two feet of compacted structural fill. This can be accomplished by overexcavating the existing fill soils to a depth of at least two feet below the foundation subgrade elevation and then backfilling the overexcavation with structural fill. The overexcavation width should extend at least one-half the overexcavation depth beyond the foundation width. In general, native soils suitable for support of foundations were observed at a depth of approximately four to five feet below existing grades. Exterior foundation elements should be placed at a minimum depth of eighteen (18) inches below final exterior grade. Interior spread foundations can be placed at a minimum depth of twelve (12) inches below the top of slab, except in unheated areas, where interior foundation elements should be founded at a minimum depth of eighteen (18) inches. Continuous and individual spread footings should have minimum widths of sixteen (16) and eighteen (18) inches, respectively. With foundation support obtained as described, for design, an allowable soil bearing capacity of two thousand five hundred (2,500) psf should be used for competent native soils, native soil compacted to the requirements of structural fill, or for newly placed structural fill used to modify site grades. Loading of this magnitude would be provided with a theoretical factor-of-safety in excess of 3.0 against shear failure. For short-term dynamic loading conditions, a one-third increase in the above allowable bearing capacities can be used. Earth Consultants, Inc. • I I I I I I I I I ,I I I I I I I ·1 ,I I I I I I I I I I I I I I I I I I I I I GEOTECK INeAl ENGINEERING STUDY J & M land Development August 26, 2004 E-11332 Page 9 With structural loading as expected, total settlement of less than one inch is anticipated with diffe .. ential movement of less than one-half inch. Most of the anticipated settlement should occur during construction as dead loads are applied. Horizontal loads can be resisted by friction between the base of the foundation and the supporting soil and by passive soil pressure acting on the face of the buried portion of the foundatio.,. For the latter, the foundation must be poured "neat" against the competent native soils or backfilled with structural fill. For frictional capacity, a coefficient of 0.35 should be used. For passive earth pressure, the available resistance should be computed using an equivalent fluid pressure of three hundred fifty (350) pounds per cubic foot (pct). These lateral resistance values are allowable values; a factor-of-safety of 1.5 has been included. As movement of the foundation element is required to mobilize full passive resistance, the passive resistance should be neglected if such movement is not acceptab Ie. Footing excavations should be observed by a representative of Eel, prior to placing forms or rebar, 1:0 verify that conditions are as anticipated in this report. Slab-an-Grade Floors Slab-an-grade floors should be supported on competent native soil, native soil compacted in-place 1:0 the requirements of structural fill, or on structural fill used to modify site grades. Slab-on-grade floors in areas containing existing fill should be supported on at least twelve (12) inches of compacted structural fill. Subgrade soils that are loose or disturbed during construction should either be compacted in-place to the requirements of structural fill or overexcavated and replaced with structural fill. Slabs SA. auld be provided with a capillary break consisting of a minimum four inches of free-drai.,ing sand or gravel. In areas where slab moisture is undesirable, a vapor barrier such as a 6-mil plastic membrane should be placed beneath the slab. Two inches of damp sand may be placed over the membrane for protection during construction and to aid in cu ring of the concrete. Earth Consultants, Inc. I I I I I I I I I ~I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY J & M Land Development August 26, 2004 Seismic Design Considerations E-11332 Page 10 The Puget Lowland is classified as a Seismic Zone 3 in the 1997, Uniform Building Code (UBC). Earthquakes occur in the Puget Lowland with regularity, however, the majority of these events are of such low magnitude they are not felt without instruments. Large earthquakes do occur, as indicated by the 1949, 7.2 magnitude earthquake in the Olympia area, the 1965, 6.5 magnitude earthquake in the Midway area, and the 2001, 6.8 magnitude Nisqually earthquake. There are three potential geologic hazards associated with a strong motion seismic event at this site: ground rupture, liquefaction, and ground motion response. Ground Rupture The strongest earthquakes in the Puget Lowland are widespread, subcrustal events, ranging in depth from thirty (30) to fifty-five (55) miles. Surface faulting from these deep events has not been documented to date. Therefore, it is our opinion, that the risk of ground rupture at this site during a strong motion seismic event is negligible. Liquefaction Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. Groundshaking of sufficient duration results in the loss of grain-to-grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid. To have a potential for liquefaction, a soil must be cohesion less with a grain size distribution of a specified range (generally sand and silt); it must be loose; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. The effects of liquefaction may be large total and/or differential settlement for structures founded in the liquefying soils. In our opinion, the potential for liquefaction induced settlement of the soils encountered at this site should be negligible provided the recommendations contained in our study are followed. This conclusion is based on the absence of a shallow groundwater table in the immediate vicinity of the proposed development and the generally increasing soil density with depth. Earth Consultants. Inc. I I I, I I I I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY J & M Land Development August 26, 2004 Ground Motion Response E-11332 Page 11 The 1997 UBC seismic design section provides a series of soil types that are used as a basis for seismic design of structures. Based on the encountered soil conditions, it is our opinion that soil type Sc, from Table 16-J should be used for design. For International Building Code (lBC) based design, Site Class C from Table 1615.1.1 from the 2003 IBC should be used. Excavations and Slopes The following information is provided solely as a service to our client. Under no circumstances should this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities, such responsibility is not being implied and should not be inferred. In no case should excavation slopes be greater than the limits specified in local, state (WISHA), and Federal (OSHA) safety regulations. Based on the information obtained from the subsurface exploration, the loose to medium dense soils encountered in our test pit locations would be classified as Type C by OSHA/WISHA. Temporary cuts greater than four feet in height in Type C soils should be sloped at an inclination of 1.5H:1V. If slopes of this inclination, or flatter, cannot be constructed, temporary shoring may be necessary. Shoring will help protect against slope or excavation collapse, and will provide protection to workers in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria. Permanent cut and fill slopes should be inclined no steeper than 2H: 1 V. Cut slopes should be observed by ECI during excavation to verify that conditions are as anticipated. Supplementary recommendations can then be developed, if needed, to improve stability, including flattening of slopes or installation of surface or subsurface drains. Permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and to improve stability of the surficial layer of soil. Earth Consultants. Inc, I I I I I I I I I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY J & M Land Development August 26, 2004 Site Drainage E-11332 Page 12 Iron oxide staining was encountered at five of our test pit locations. The iron oxide staining is likely indicative of either seasonal perched groundwater or the upper elevation of a seasonal groundwater table. If seepage is encountered during construction, the bottom of the excavation should be sloped to one or more shallow sump pits. The collected water can then be pumped from these pits to a positive and permanent discharge. Depending on the magnitude of such seepage, it may also be necessary to interconnect the sump pits by a system of connector trenches. The appropriate locations of subsurface drains, if needed, should be established during grading operations by ECI's representative at which time the seepage areas, if present, may be more clearly defined. During construction, the site must be graded such that surface water is directed away from construction areas. Water must not be allowed to stand in areas where foundations, slabs, or pavements are to be constructed. Loose surfaces should be sealed by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades must allow for drainage away from the future retail buildings. The ground should be sloped at a gradient of 3 percent for a distance of at least ten feet away from the structures. Footing drains should be installed around the perimeter of the buildings just below the invert of the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate 3. Under no circumstances should roof downspout drain lines be connected to the footing drain system. Roof downspouts must be separately tightlined to discharge. Cleanouts should be installed at strategic locations to allow for periodic maintenance of the footing drain and downspout tightline systems. Utility Support and Backfill The site soils should generally provide adequate support for utilities. Where loose soils or unstable conditions are encountered, remedial measures such as overexcavating soft soils or compacting subgrade soils exposed in the trench bottom may be required. Earth Consultants, Inc. ,I I I I I ,I ,I I I I ,I I I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY I I I I I I I I I I I I I I I I 'I J & M Land Development August 26, 2004 E-11332 Page 13 Utility trench backfill is a primary concern in reducing the potential for settlement along utility alignments, particularly in pavement areas. It is important that each section of utility line is adequately supported in the bedding material. The material should be hand tamped to provide support around the pipe haunches. Fill should be carefully placed and hand tamped to about 1 2 inches above the crown of the pipe before heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts having a loose thickness of less than twelve (12) inches. Trench backfill should be compacted to the requirements of structural fill. A typical utility trench fill detail is provided on Plate 4. The' City of Renton Development Standards for trench backfill may supersede the compaction recommendations in this report. Existing utility pipes to be abandoned should be plugged or removed so that they do not provide a conduit for water and cause soil saturation and stability problems. Pavement Areas The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be prepared as described in the Site Preparation and General Earthwork section of this report. This means the pavement subgrade should be compacted to at least 95 percent of the maximum dry density. It is possible that some localized areas of soft, wet or unstable subgrade may exist after the pavement subgrade is prepared. Overexcavation and a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas. Assuming a properly prepared subgrade that is in a firm and unyielding condition when subjected to proofrolling, the following pavement section for lightly loaded areas can be considered: • Two inches of asphalt concrete (AC) over four inches of crushed rock base (CRB) material, or • Two inches of AC over three inches of asphalt treated base (A TB) material. Earth Consultants. Inc. I I I I I I I I I I I I I I I I I I I GEOTECHINCAL ENGINEERING STUDY J & M Land Development August 26, 2004 E-11332 Page 14 Heavier truck-traffic areas will require thicker pavement sections depending upon site usage, pavement life, and site traffic. As a general rule, the following sections can be considered for truck-trafficked areas: • Three inches of AC over six inches of CRB, or • Three inches of AC over four and one-half inches of A TB. These pavement thicknesses may be modified based on anticipated traffic loads and frequency. AC, ATB, and CRB materials should conform to WSDOT specifications. All rock bases should be compacted to at least 95 percent of the maximum dry density. The above pavement recommendations are preliminary, and may need to be modified based on anticipated traffic loading, subgrade conditions, or other factors that could affect the performance of the pavement. LIMITATIONS Our recommendations and conclusions are based on the observed site materials, selective laboratory testing, engineering analyses, the design information provided us, and our experience and engineering judgment. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No warranty is expressed or implied. The recommendations submitted in this report are based on the data obtained from the test pits. Soil and groundwater conditions between test pits may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, ECI should be requested to reevaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with the construction. Earth Consultants. Inc. I I Gi EOTECHINCAL ENGINEERING STUDY I I I I· I I I I I I I I I I I I I J & M Land Development A.ugust 26, 2004 ~dditional Services E-11332 Page 15 As the geotechnical engineer of record, ECI should be retained to perform a general rEview of the final design and specifications to verify the earthwork and foundation r-ecommendations have been properly interpreted and implemented in the design and in the construction specifications. ECI should also be retained to provide geotechnical en,gineering services during construction. This is to observe compliance with the design concepts, specifications or liecommendations and to facilitate dEsign changes in the event subsurface conditions differ from those anticipated prior to tfle start of construction. Earth Consultants. Inc. I I I I I I I I I I I I I I I I I I I Reference: King County Map 626 By Thomas Brothers Maps Dated 2005 NOTE: This plate may contain areas of color. ECI cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. Earth Consultants, Inc. Gt:"()tecilllicni EI1~ineerillg. Geology. En\'ironlll~nlial Sci~nces Construction Testing & leBO / VVABO Inspection Services Vicinity Map 2016 & 2032 Edmonds Avenue N.E. Renton, Washington Drwn. GLS Date Aug. 2004 Proj. No. 11332 Checked ELW Date 8/19/04 Plate 1 I I I I I I I I I I I I I I I I I I I . w . z W :::l Z W ~ en c z o :E c w '--T--T---I ---I ---I -1-1 ---I ---I ---I ---I --=~---; I I I I I 1---, I I I I 11 I TP-7 I 1 1 2 1 3 1 4 1 5 1 P-61 1 7 1 8 1 9 1 10 1-1-- -~ ~ i ~ I I I I I 6 I I I I I I 12 I 1'----'---,---'T --'-- - - - - - - - -------<--'-I I I I ---~---------1 I I TP-S 1 ,,-_____ I - -I Y --- - - - -r T - - T - --I -r - -r - -r ITF4 -j rP-1S 13 : 15 II I I I I I I I '-I (3') 'l1') I I I I 26 I 25 I I 22 I 21 I I I-- - - - -I I I Dr;::~re!! 1 __ ! ~ __ ~ __ j 1 1 8: : 14 :hp-tl I ? I --I;p~-=-------=-~-----=-r -~-~2i~ 1 I' - - - - -r-: : I ? 1 II I 24 I I (6.,') I _~-1::-- --!-= ~ r-----!...-i TP-Tjr 27 I _~-L 23 I 20 I 19 WI -101 I I TP~16 II t ? 29 I (9') 1 I 1 I lJP-1, 3 -JL I_~_ 2.5') 1 17 I TP-9 i~ I ? 1 28 I --, ~1.5) hTP-3 I I TP-11 I I I L--________ TP.=.H-I-- - - - - - - - - - --(6'f' ____ - - ----l.. - ---I (1.5') u.i LEGEND c. OZ o ~~ w Z ..JW (!)~ TP-1 -t-Approximate Location of Eel Test Pit, Proj. No. E-11332, Aug. 2004 (1.S') Approximate Thickness of Fill .------, I I Subject Site L ___ I 21 Proposed Lot Numbers Approximate Area of Fill NOTE: This plate may contain areas of color. ECI cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. o Approximate Scale SO 100 200ft. Earth Consultants, Inc. Geotechnical Engineering. Geology. Environmental Sciences Construdion Testing & ICBO I WABO Inspedion Services Test Pit Location Plan 2016 & 2032 Edmonds Avenue N.E. Renton, Washington Drwn. GLS Date Aug. 2004 Proj. No. 11332 Checked ELW Date 8/19/04 Plate 2 I I I I I I I I I I I I I I I I I I I 6 inch min. o 4 inch min. Diameter ,Perforated Pipe Wrapped in Drainage Fabric t 2 inch min. /4 inch max. LEGEND I~ Surface seal; native soil or other low permeability material. 1" Drain Rock Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down; tight jointed; with a positive gradient. Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing lines. Wrap with Mirafi 140 Filter Fabric or equivalent. 12 inch min. 18 inch min. ·1 t 2 inch min. SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING • ~!!~!n.'s5?~.,!I.t~!l,!"~;. L':!~; -4' . .; Construction Tesfing & leBO I ""ABO InspeOlon services TYPICAL FOOTING SUBDRAIN DETAIL 2016 & 2032 Edmonds Avenue N.E. Renton, Washington Drwn. GLS Date Aug. 2004 ProJ. No. 11332 Checked ELW Date 8123/04 Plate 3 I I I I I I I I I I I I I I I I I I I Non-Load Supporting Floor Slab or - Backfill Bedding LEGEND Asphalt or Concrete Pavement or Concrete Floor Slab Areas t:":,<::IOO ~ Base Rock or Capillary Break, o 0 0 as Appropriate t.::~.~::::::1 Backfill; Compacted On-Site Soil ~!: .. : .. ~: or Suitable Imported Fill Material Minimum Percentage of Maximum Laboratory Dry Density as determined by ASTM Test Method D 1557-91 (Modified Proctor), unless otherwise specified in the attached report text. ~~ Bedding Ma.terial; mat~rial type depends o 0 on type of pipe and laYing conditions. Bedding should conform to the manufacturers recommendations for the type of pipe selected. Varies 1 foot min. Varies Varies SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING .~,~!n.£s>!:~~~t~~!~,:,~,:!,s; .\. Construction T~sting & leBO I "'ABO Inspection Servicc:"s TYPICAL UTILITY TRENCH FILL 2016 & 2032 Edmonds Avenue N.E. Renton, Washington Drwn. GLS Date Aug. 2004 Proj. No. 11332 Checked ELW Date 8/23/04 Plate 4 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I APPENDIX A FIELD EXPLORATION E-11332 Earth Consultants, Inc. (ECI) performed test pit exploration on August 9, 2004. The subsurface conditions at the site were explored by excavating sixteen (1 6) test pits to a maximum depth of fourteen and one-half (14.5) feet below existing grade. The test pits were excavated by Northwest Excavating, subcontracted to ECI, using a rubber-tired backhoe. The approximate test pit locations were determined by pacing from site features depicted on a site plan provided by Jaeger Engineering. The elevations were estimated from an assumed elevation of 1 00 feet at the low topographic area in the southwest portion of the site. The locations and elevations of the test pits should be considered accurate only to the degree implied by the method used. Exploration was limited in many areas due to existing residences and outbuildings, septic drain fields, fences, gardens and landscaping. The approximate locations are shown on the Test Pit Location Plan, Plate 2. The field exploration was continuously monitored by a geologist from our firm, who classified the soils encountered, maintained a log of each test pit, obtained representative samples and observed pertinent site features. All samples were visually classified in accordance with the Unified Soil Classification System that is presented on Plate A 1 , Legend. Logs of the test pits are presented on Plates A2 through A 17. The final logs represent our interpretations of the field logs and the results of the laboratory tests on field samples. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Representative soil samples were collected and returned to our laboratory for further examination and testing. Earth Consultants, Inc. I 1- I I I I I I I I I I I I I I I I I MAJOR DIVIS IONS Coarse Grained Soils More Than' 50% Material Larger Than No. 200 Sieve 'Size Fine Grained Soils More Than 50% Material Smaller 'Tt'an No. 200 Sieve Si,ze' Gravel And Gravelly SoilS More Than ;50% Coarse "-raction Retained On No.4 Sieve Sand And Sandy Soils More Than 50% Coarse FraCtion Passing No.-4 Sieve Silts Arid Clays Silts And Clays Clean Gravels (lillie or no fines) Gravels With Fines ( appreciable amount of fines) Clean Sand (little or no fines) Sands With Fines (appreciable amount of fines) Liquid Limit Less Than 50 Liquid Limit Greater Than Highly Orga. nie Soil!:> Tops<>il Fill:, -GRAPH ISYMBOL , .J, .J, -.J, -If >I XXJ<xN IJ< LETTER SYMBOL TYPICAL DESCRIPTION Well-Graded Gravels. Gravel-Sand Mixtures. Little Or No Fines Poorly -Graded Gfavels. Gravel- Sand Mixtures. Little Or No Rnes Silty Gravels. Gravel-Sand- Silt Mixtures Clayey Gravels. Gravel -Sand- Clay Mixtures Well-Graded Sands. Gravelly Sands. Little Or No Fines Poorly-Graded Sands, GravellY Sands. Little Or No Finl?s Silty Sands, Sand -Silt Mixtures Clayey Sands. Sand -Clay Mixtur,es Inorganic Silts & Very Fine Sands. Rock,Flolor,Silty- Clayey Fine Sands; Clayey Silts wI Slight Plasticity, Inorganic Clays Of Low To Medium Plasticity, Gr.avelly Clays, Sandy Clays. Silty 'Clays. Lean Organic Silts And Organic Silty Clays Of Low Plasticity Inorg~nic Silts. Micaceous Or piatomaceous Firi. Sand -Or ' Silty Soils Inorganic Clays _01 High Plasticity, Fat Clays. . Organic Clays Of Medium ToHigh Plasticity, Organic Silts Peat. Humus. Swamp SO,ils With High Organic Conlen,ts Humus And Duff Layer HI!"hly Variable Constituents The dlsa..ssion In the text of this report is necessary for a proper understanding of the nature of the material presented In the attached logs. I C qu W P * pet LL PI DUAL SYMBOLS are used to Indicate borderline soil classification. TORVANE READING, tsf PENETROMElER READING, tsf MOISTURE, ~ dry weight SAMPLER PLJ~HED SAMPLE NOr RECOVERED DRY DENSITY, Ibs. per cubic ft. UQUID UMIT. % PLASTIC INDEX Earth Consultants Inc. GCOIC,xiUliud '!llgh leer-., Gcologisis & t;;nvironlnc.:tllul SCk;allislS I 2" 0.0. SPUT SPOON SAMPLER n 24" 1.0. RING OR SHELBY TUBE SAMPLER I. WATER OBSERVATION WELL sz DEPTH OF ENCOUNTERED GROUNDWATER DURING EXCAVATION Y SUBSEQUENT GROUNDWATER LEVEL WI DATE LEGEND Proj. No. 11332 Date Aug. 2004 Plate Al I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Q ~ CD b Cl <3 w Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. I Logged by: 11332 ELW Excavation Contactor: NW Excavating Notes: 0-.c ~ eno General W -0 .coO Q. . a. 0.0 Notes D.E Q) it E en E (%) t! >-o III -:Ji!i C)en en )< SM )< - )< 1-)< )< -)< 2 f--12.7 >< ~ f--~ 3 f---~ )< r-)< )< 4 f--->< )< )< f--Y Y 5 f---)< )< f-- )< )< 6r->< )< )< )< f--- >< )< )< )< 7 f-- )< )< f---)< >< )< y 8 f--)< Y ~ r- 28.2 9 ML f-- 10 r- f-- 11 r- 12 f--ML f-- 13 '-- -40.2 14 - ~ I Sh;et of 1 I D~;~/04 Test Pit No.: TP-1 Ground Surface Elevation: 104' Surface Conditions: Depth of Topsoil & Sod 4": grass Brown silty SAND with gravel, loose, moist (Fill) -contains areas of silt -20.2% fines -becomes medium dense -becomes wet -trace glass and wood debris Blue gray sandy SILT, medium dense, wet -contains fine sand beds -iron oxide staining at 10.5' -contains thick sand beds Tan SILT, medium dense, wet -contains medium grained sand interbeds Test pit terminated at 14.0 feet below existing grade. No groundwater encountered during excavation. ~r---------~--~----~~~~----~-----------r------------------------------------------; : _~~~.l~~. t: Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, Washington ~r-------------~-------------'r-------------~--------------r---------------'-----------; Ii; I I 19/04 I A2 ~~P~ro~j.~N_O_._1_1~3~3~2 __ ~~~~. __ G __ L_S~~~_D~at~e __ A_u~g_.2~0_04 __ ~_C_h~e_~_ed~~E_L_W~~~D~~_e __ 8~1~~ __ ~~p_I~~_e~ __ ~~ Subsurface conditions depicted represent our observations at the time and location of thiS exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of infonnation presented on this IQQ. I Test Pit Log I I I I ,I I I I I I I I I I I I I I I ~ ~ ~ !r ~ Project Name: I Sh;et of 2016 & 2032 Edmonds Avenue N.E. 1 Job No. I Logged by: I Date: Test Pit No.: 11332 ELW 8/9/04 TP-2 ro. Contactor: Ground Surface Elevation: NW~vatillg 100' Notes: u :8 CJ)o Surface Conditions: Depth of Topsoil & Sod 4": grass General W :c 51 0.0 a. E a. ... CJ) E Notes (%) I! cou.. :>. 0 ~6i C> CJ) r--SM Light brown silty fine SAND, loose, moist 1 f-- t-- 2 f---trace gravel 5.3 t-- 3 f-- IIJllt f-- 4 f---becomes medium dense - 5- - ~ 6 SP-SM Brown poorly graded SAND with silt, medium dense, moist to wet -? 7- 12' [111111 --contains silt beds with iron oxide staining 8 - - 9 ML Tan SILT, dense, wet - 10 -39.7 -iron oxide staining --contains thin sandbEKts 14.0 I 11 SP-SM Tan poorly graded SAND with silt, dense, moist to wet - 12 --contains 2" silt beds with iron oxide staining - I 13 - - 14 Test pit terminated at 14.0 feet below existing grade. No groundwater encountered during excavation. -~~~~~. Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, Washington Proj. No. 11332 I Own. GLS I Date Aug. 2004 Checked ELW Date 8/19/04 I Plate A3 Subsurface represent our observations at the time and location o!. this exploratory ~ole. _ "'~~".~ and judgment. They are not necessari representative of other times and locations. We cannot accept responsibility others of information presented on this ~OQ. "!,l:I"~;'~~l:I.~~:;~~_~~~~~y I I I I I ~I I I I I I I I I I I I I I Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. I Logged by: 11332 ELW Excavation Contactor: NW Excavating Notes: (J :8 .c .!! ene General W :c Q. . Co 0.0 Q. E G) u: E en E Notes (%) I!! >-o 1\1 ;:)>-C) en en en SM - 1 c-- :--- 2 I-- I--- 3 :--- I--7.6 4 :--- I-- 5 :--- I-- 6 :--- f-- 71-- f-- 8 SP I-- 6.0 9 f-- I-- 10 f-- r f-- 11 I-- f-- 12 I--6.7 ii f-- 13 - - 14 - ~ iii b o o w I Date: 8/9/04 Test Pit No.: TP-3 Ground Surface Elevation: 102' Surface Conditions: Depth of Topsoil & Sod 6": grass Brown silty fine SAND, loose, moist -trace gravel -becomes medium dense Gray poorly graded SAND, medium dense, moist -trace gravel -becomes moist to wet, dense Test pit terminated at 14.5 feet below existing grade. No groundwater encountered during excavation. of 1 &r---------~---L--~--~~----~~----------_r----------------------------------------~ Test Pit Log :0 .... ~~~~u}~~. ~ Renton, Washington ~~-------------r------------~~------------~--------------r---------------~--------~ 2016 & 2032 Edmonds Avenue N.E. ~ Proj. No. 11332 I Own. GLS I Date Aug. 2004 Checked ELW Date 8/19/04 I Plate A4 Subsurface conditions deplded represent our observations at the time and location of thIS exploratory hole, modified by englneenng tests, analYSIs and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. I Test Pit Log I I I I I I I I I I I I I I I I I I Project Name: 2016 & 2032 Edmonds Avenue N.E. of 1 Job No. I Logged by: 11332 ELVV I Date: 8/9/04 Test Pit No.: TP-4 Excavation Contactor: NW Exca'vcUII'H Notes: General Notes W (%) 6.5 8.7 >0< --XX >0< 1--~ c- ><x 2r--0< ><x ~ en a o-'l en E ~~ SM Surface Conditions: Ground Surface Elevation: 105' Bro~ silty fine SAND with gravel, loose, moist (Fill) -contains roots, trace brick debris ~ 3~~T--PS~L--D--a~--bro~--T--O.IP--~O~IIIL--------------------------~ 41--SM Reddish bro~ silty fine SAND with gravel, loose, moist r-- 5~~~~~----------------~~--------~ __ ~--~~----~--~-----; :--SP-SM Bro~ poorly graded fine to medium SAND with silt, medium dense, 6 r-- r-- 7 r-- r-- 8 r-- r-- moist -trace gravel -decrease in fines 9~~~~~--~~~~~~~~~----------~------~---------------; SP Brown poorly graded SAND, medium dense, moist to wet r-- '1 10 I--t; ". 11 r-- ,. 12 r-- 8.8 ~ -3.2% fines I---iron oxide ~ldlllll'H 13r--r-----r~~~~~~~~~~~~77~----~----~~~----------~ Test pit terminated at 13.0 feet below existing grade. No groundwater encountered during excavation. Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Cl ~ ~~~~u}~~. :--~ Renton, Washington ~~------~------~--------~------~--------~----~ ~ Proj. No. 11332 I Own. GLS I Date Aug.2004 Checked ELVV Date 8/19/04 I Plate A5 !=; •• h""rf .. ,...,. conditions depicted represent our V"":'" _~""V'!" ~t th~ . an~ I~!ion of this • y hnl.. modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot acoePt~-;ponsibility for the use or interpretation by others of information presented on this lOQ. I Test Pit Log I I I I I I I I I I I I I I I I I I Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. 11332 Excavation NW Notes: Logged by: ELW Date: 8/9/04 Test Pit No.: TP-5 Sheet 1 Ground Surface Elevation: 103' of 1 0-.-0 .s::.c D.E I! >-(!)CI) Surface Conditions: Depth of Topsoil & Sod 8": grass, blackberry bushes General Notes W (%) 4.8 3.9 4.4 Proj. No. 11332 Brown silty fine SAND, loose, moist 2 SP Brown poorly graded SAND, medium dense, moist 3 -contains gravel from 1.5' to 2.5' 4 -contains beds of poorly graded sand with silt from 3' to 7.5' 5 6 7 -becomes moist to wet -trace gravel 8 9 10 11 12~-r-----+~=---~~~~~--~~~~~----~----~~~----------~ Test pit terminated at 12.0 feet below existing grade. No groundwater encountered during excavation. Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, Washington Subsurface our at the time this and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility others of infonnation presented on this lOQ. I I I I I I I I I I I I I I I I .1 I I Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. of 1 Job No. I Logged by: 11332 ELW Notes: General Notes W (%) 3.1 3.1 u--0 J:..c D.E l!! >-C)(J) 1 Date: 8/9/04 Test Pit No.: TP-6 Ground Surface Elevation: 104' Surface Conditions: Depth of Topsoil & Sod 10": grass Brown TOPSOIL I--TPSL 1~1--~~S-M--+--B-r-o-wn--s-il-W-fi-n-e-S-A-N--D-,~lo-o-se-,-m--oi-s-t------------------------' 21-- I---trace gravel 31-- I-- 4~~~=-~~--------------~~=_--~--~------~--------------_; SP Brown poorly graded SAND, medium dense, moist I-- 51-- I-- 61-- I-- 71--- I-- 81-- I-- 91-- I--- -light caving from 5' to 6' -becomes moist to wet 101-- I-- 11 I--- I---trace iron oxide stainil1g 12~~----~~~~~~~~~~~~--------~~--~~~----------_; Test pit terminated at 12.0 feet below existing grade. No groundwater encountered during excavation. Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, Washington ~ Proj. No. 11332 I Own. GLS I Date Aug. 2004 Checked ELW Date 8/19/04 I Plate A 7 Subsurface ...... , 'UIl'UI ,.. represent our observations at the time and location of this exploratory hole, modified by engineering. tests, an~lysi_s and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or Interpretation by others of information presented on this lOQ. I I I I I I I I . ~ , I !- I I I I I I I Test Pit Log I I I I I I I I I I I I I I I I I Project Name: 2016 & 2032 Edmonds Avenue N.E. Sheet 1 of 1 Job No. 11332 Logged by: ELW Excavation Contactor: NW Notes: General Notes W (%) 5.5 5.8 5.8 5.7 Proj. No. 11332 1 Date: 8/9/04 Test Pit No.: Ground Surface Elevation: 107' Surface Conditions: Depth of Topsoil & Sod 8": grass Brown silty fine SAND, loose, moist 2~~ ____ ~~-tra~ce~~~~ ____________ ~~ ________________________ -; SP-SM Brown poorly graded SAND with silt, loose, moist 3 4 5~~~~~----------------~~=---~~~------~~--~-----------; SP Gray poorly graded SAND, medium dense, moist to wet 6 7 8 9 10 11 12 -trace iron oxide staining -trace gravel Test pit terminated at 12.5 feet below existing grade. No groundwater encountered during excavation. Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, Washington Date 8/19/04 Plate A8 Subsurface conditions depicted our hole, modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this IOQ. I Test Pit Log I Sh;et I I I I I I I I I I I I I I I I I I Project Name: of 2016 & 2032 Edmonds Avenue N.E. 1 Job No. I Logged by: I D:;~/04 Test Pit No.: 11332 ELW ~ --., Contactor: Ground Surface Elevation: NW E:,. ...... cif.iI~ 108' Notes: u 0 (/)0 Surface Conditions: Grass, Blackberry Bushes General W :c .0 Li 0.0 0. E (/) E Notes (%) I! GIlL. >-C :::>>-C) (/) (/) ~ )< SM Brown silty SAND with gravel, loose, moist (Fill) ~)c - 7.1 ~ 1--contains wood debris - 2 r--- 3 f--SM Reddish brown silty fine SAND, loose, moist I-- 7.7 4 f-- r--- 5 f-- r--- 61--becomes medium dense f-- 7 SP Gray poorly graded SAND, medium dense, moist < f-- 5.4 8 f---contains gravel r--- 91-- ~j~ 10 I--SP Gray poorly graded SAND with gravel, dense, moist to wet 6.8 f--"~ 11 r--- f-- 12 Test pit terminated at 12.0 ~t below existing grade. No groundwater encountered during excavation. ~ iii l-e ~ 0 w ..... 0.. C) ~ -~~~~~. Test Pit Log C) 2016 & 2032 Edmonds Avenue N.E. 0 Renton, Washington -' !:: 0.. ~ Proj. No. 11332 I Own. GLS I Date Aug.2004 Checked ELW Date 8/19/04 I Plate A9 Subsurface conditions depicted represent our v"""",,_~a,,v,! .. ~t th~ time an~ I~~ion o!.~iS",~~,:.aLv'L~~!~_ "'~:".~~f ~rb~'YII"r:''''''''y. t~sts. ~n~lysi.s and judgment. They are not necessaril re resentative of other times and locations. We cannot accept responsibility use or ""C'II'CL<I"U' by others of information presented on this YOQ.p I I I I I I I I I I I I I I I I I I I ~ iii ~ c ~ o w Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. Sheet 1 of 1 Job No. 11332 Logged by: Date: 8/9/04 Test Pit No.: ELW Excavation Contactor: NW Excavating Notes: 0 0 General W :c .Q a. ~ Notes (%) I! Cl 16.0 5.6 8.1 .r: .!! (/)0 Q.. _ Co 0.0 G) u: E (/) E o as ::J>-(/) (/) SM TP-9 Ground S~rface Elevation: 109' Surface Conditions: Depth of Topsoil & sod 4": gravel, grass Brown silty fine SAND, loose, moist 2~-r~~-r--~----~----~~~=-~----~~------------------------' SP Gray poorly graded SAND, loose, moist 3 4 -4.1% fines 5 -becomes medium dense, moist to wet 6 -trace cobbles 7 8 9 10 -trace gravel 11 12~-r-----r~~--------------__ --~~~----~~----~~------------' Test pit terminated at 12.0 feet below existing grade. No groundwater encountered during excavati~n. ~r---------~--~--~~~~~----~-----------r------------------------------------------~ ~ ~ (!) 9 I:: Test PitLog 2016 & 2032 Edl"l1onds Avenue N.E. Renton, 'Washington ~r-------------~------------~~-------------r--------------~--------------~----------~ t; I!! Proj. No. 11332 Own. GLS Date Aug. 2004 Checked ELW Date 8/19/04 Plate A10 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, ~odified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. I I I I I I I I I I I I I I I I I ~ iii 6 C) u w Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. I Logged by: 11332 ELW Excavation Contactor: NW Excavating Notes: General Notes W (%) SM I Date: 8/9/04 Surface Conditions: Gravel Test Pit No.: TP-10 Ground Surface Elevation: 107' Brown silty fine SAND wit:h gravel, dense, moist (Fill) of 1 II 3~~~S~M~~~R~ed~d~is~h~b~r~o~wn~s~iI~wfi~n~e~~~A~N~D~I~o~o~se~m~o~i~~~~~~ ____ ~~ __ ~ Test pit terminated at 3.0· feet below existing grade. No groundwater encountered during excavation. ~~--______ ~ __ ~ ____ ~ __ ~-L ____ -L ____________ ~ __________________________________________ ~ !:l C) 9 t: Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, Washington ~~------------~---------------r--------------+---------------~---------------r----------~ ~ Proj. No. 11332 Own. GLS I Date Aug.2004 Checked ELW Date 8/19/04 I Plate A11 Subsurface conditions depicted rep-resent our observations at the tIme and location 0 .... this exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. Vtle cannot accept responsibility for the use or interpretation by others of information presented on "this lOQ. I I I I I I I I I I I I I I I I I Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. I Logged by: 11:332 ELW Exca"ation Contactor: NVV Excavating Notes: u :8 .c ~ eno General W :c 0. . c.. 0.0 a. E GI u: E en E Notes (%) I! >-o III :::J>-C) en en en ~ SM ~ I--- >< 1 I--- I--- 2 I--- I--- >< 3 I--->< I--- 4 - - 5- -• 6 SM 1 Date: 8/9/04 Surface Conditions: Gravel Test Pit No.: TP-11 Ground Surface Elevation: 107' of 1 Brown silty fine SAND with gravel, loose to medium dense, moist (Fill) Reddish brown silty fine SAND, loose, moist Test pit terminated at 6.5 feet below existing grade. No groundwater encountered during excavation. ..., &r_--------~----~--~~~~------~----------_r------------------------------------------, a~ 9 ~~~~~!!!S. Test Pit Log 2016 & 2032 Edmonds Avenue N.E. 1= Renton, Washington ~r_--------------~------------_r--------------_+--------------~--------------,_----------, ~ Proj. No. 11332 I Own. GLS I Date Aug.2004 Checked ELW Date 8/19/04 I Plate A12 SL8bsurface conditions deplded represent our obse.-vations at the time and location of thiS exploratory hole, modified by englneenng tests, analysis aBrd judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by otl:1ers of information presented on this lOQ. I I I I I I I I I I I I I I I I I I I Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. I Logged by: 11332 ELW Excavation Contactor: NW Excavating Notes: u-oC .!! ene; General W - 0 oC.o Ci..C1. 0.0 Notes D.E CD u: E enE (%) !! >-c as ~~ C)en en x >< SM X ;X - >< >< 1-X >< -X X >< >< 2-X >< - X 3->< >< X >< - >< >< 4 -X >< >< >< - >< 5-;X >< -;X X >< 6 - 1 IT 7 SM ~ iil b Cl o w Surface Conditions: Gravel Test Pit No.: TP-12 Ground Surface Elevation: 106' of 1 Brown silty fine SAND with gravel. loose to medium dense. moist to wet (Fill) -contains wood and concrete debris l' to 2' Reddish brown sil~ fine SAND. loose, moist Test pit terminated at 7.0 feet below existing grade. No groundwater encountered during excavation. ~r---------~--~--~--~~----~~----------~------------------------------------------; i!i~ 9 ~~~~~&l!~~. Test Pit Log 2016 & 2032 Edmonds Avenue N.E. t: Renton, Washington ~r--------------r------------~--------------~--------------r---------------~----------; ~ Proj. No. 11332 I Own. GLS I Date Aug. 2004 Checked ELW I Date 8/19/04 I Plate A 13 ';::S~ubs:--u-:rface---co-n-d::-:itio:-· -ns-d":"'e.L.p:-lcte~d-re-p-re-se-n""t-o-ur-o~bse~rv-a""ti:-o-ns-a""t"':;the;""""'tim:--e-a-n-,Jdl:-lo-cat-':-lo-n-o':"fth""""'ls-exp~lo-ra~t""ory~h-ol:-e-. m-od-::-:ified:--:-":"'by--en-g":"'ln-ee .... n":""n-g":"'tes--:-ts-. -an-a":"'Iys-IS=--' and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. I I I I I I I I I I I I I I I I I I I Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. IlOQ9ed by: 11332 ElVV Excavation Contador: NVV Excavating Notes: 0-.s:: .!! ClJO W .-0 General .r:..c Q. . Q. o.c Notes DoE CD it: E CIJ E (%) I!! >. o CII =:J~ OCIJ CIJ Y. )< -SM Y. )< Y. )< 1-)< )< G11It1 2 SM ..., I Date: 8/9/04 Surface Conditions: Gravel Test Pit No.: TP-13 Ground Surface Elevation: 102' Brown silty fine SAND with gravel, medium dense, moist (Fill) Reddish brown silty fine SAND, loose moist of 1 Test pit terminated at 2.0 feet below existing grade. No groundwater encountered during excavation. ~r---------~--~--~~-L--~ ____ L-__________ ~ ________________________________________ ~ i:l (!) 9 I:: Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, VVashington ~r--------------r------------~~------------~--------------r---------------~--------~ ~ Proj. No. 11332 Own. GlS I Date Aug. 2004 Checked El VV Date 8/19/04 I Plate A 14 Subsurface conditions deplded represent our obseNations at the time and location of this exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this 10(1. I I I I I I I I I I I I I I I I I I I Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. I Logged by: 11332 ELW Excavation Contactor: NW Excavating Notes: 0-.c .J!! w o General W -0 .coO a. . c. 0.0 Notes Q.E CD it E wE (%) l! >-o CD ::J>-ow w w ><x< I---SM X< X< x< x< 1 f-I~ 2 f--SP-SM I Date: 8/9/04 Surface Conditions: Gravel Test Pit No.: TP-14 Ground Surface Elevation: 103' Brown silty fine SAND with gravel, loose, moist (Fill) Reddish brown poorly graded SAND with silt, loose, moist of 1 Test pit terminated at 2.5 feet Rlelow existing grade. No groundwater encountered during excavation. fu~--------~---L--~~~~~--~~----------~------------------------------------------~ ~ ~ CI 9 t: Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, Washington ~~-------------r------------~~------------~---------------r--------------~----------~ m Proj. No. 11332 Own. GLS I Date Aug. 2004 Checked EL W I Date 8/19/04 I Plate A 15 Subsurface conditions deplded represent our observations at the time and location of thiS exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We ca .,nol accept responsibility for the use or interpretation by others of information presented on this lOQ. I I I I I I I I I I I I I I I I I I I Test Pit Log Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. I Logged by: 11332 ELVV Excavation Contactor: NVV Excavating Notes: u-.!! en o General W -0 a ..... '&:.£l CL ().£l CLE E en E Notes (%) e >-cou.. 0 III '::J6; (!)en en ~ I--SM ?Sl<N 1 *llJ TPSL 2 SM \ Surface Conditions: Gravel Test Pit No.: TP-15 Ground Surface Elevation: 106' Brown silty fine SAND with gravel, loose, moist (Fill) Dark brown TOPSOIL Reddish brown silty fine SAND, loose, moist of 1 Test pit terminated at 2.0 feet below existing grade. No groundwater encountered during excavatio.,. -, \ ~~--------~--~----~~--~----~------------~-------------------------------------------i ~ ~ Cl 9 t: Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, VVashington ~~------------~--------------~--------------4---------------'----------------r-----------i ~ Proj. No. 11332 Own. GLS I Date Aug.2004 Checked ELVV Date 8/19/04 I Plate A16 Subsurface conditions deplded represent our observations at the time and location of this exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representamve of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. I I I I I I I I I I I !. I I - I I I I I I I Test Pit Log I I I I I I I I I I I I I I I I I I ~ ii; b Cl <3 w Project Name: 2016 & 2032 Edmonds Avenue N.E. Job No. I Logged by: 11332 ELW Excavation Contactor: NW Excavating Notes: General Notes W (%) CJ)O ().s:l CJ) E -:;,Jj I Date: 8/9/04 Surface Conditions: Gravel-2" Test Pit No.: TP-16 Ground Surface Elevation: 108' of 1 [llUTI 1rr--~r-S_M __ +-~R~ed_d_i~Sh __ b_ro~~ __ s_i_I~_fi_n~e_S~A~N~D~,_IOO __ s_e_,m~o_is_t __ ~~~ ____ ~~ __ ~ Test pit terminated at 1.0 feet below existing grade. No groundwater encountered during excavation. ~r---------~--~--~--~~----~~----------~----------------------------------------~ lil Cl o ...J !::: Test Pit Log 2016 & 2032 Edmonds Avenue N.E. Renton, Washington ~r--------------r------------~--------------~--------------r---------------~--------~ Iii I I I!:! Proj. No. 11332 Own. GLS Date Aug.2004 Checked ELW Date 8/19/04 Plate A17 Subsurface conditions depicted represent our observations at the time and location of thiS exploratory hole. modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. I I I I I· I I I I I I I I I I I I I I A P P E N D I X B I I I I I I I I I I I. I I I I I I I I I I I I I I I I I APPENDIX B I LABORATORY TEST RESULTS E-11332 I I I I I I I I Earth Consultants, Inc. I I I I I I I I I I I I I I I I I I I a:: W Z iL ~ z w 0 a:: W Q. 0 0 r:,. Particle Size Distribution Report .Ii .: .Ii .Ii ~ :5 ~ 0 .Ii S .. .Ii i Sl I 0 i¥ ij I 0 i¥ co N ~ .. ~ =-Ii 100 il\ """ r--o: \l , ~ : 90 f\ ~: , 80 ~ ~ ~ , 70 ~ :l 60 - ~ i~ 50 ~ N " :~ 40 : , ~~ 30 \~ ~ 20 i' N 10 ~ 0 200 100 10 1 .1 0.01 0.001 GRAIN SIZE .. mrn % COBBLES % GRAVEL % SAND % SILT I % CLAY USCS AASHTO PL LL 21.7 58.1 20.2 SM 0.2 96.6 3.2 SP 95.9 4.1 SP SIEVE PERCENT FINER SIEVE PERCENT FINER SOIL DESCRIPTION inches 0 0 r:,. number 0 0 11 o TP-1: 2' -SM size size Brown silty Sand with gravel; 12.7% moisture 1.5 100.0 100.0 100.0 #4 78.3 99.8 100.0 3/4 85.6 100.0 100.0 #8 72.0 99.0 99.7 o TP-4: 12' -sp 3/8 83.0 100.0 100.0 #16 65.7 96.5 99.4 Brown poorly graded Sand; 8.8% moisture #30 54.9 83.4 92.9 #50 35.5 33.2 45.2 r:,. TP-9: 3.5' -SP #100 24.5 6.8 10.7 Gray poorly graded Sand; 5.6% moisture #200 20.2 3.2 4.1 >< GRAIN SIZE REMARKS: 060 0.770 0.426 0.374 o Tech: JNC 030 0.230 0.285 0.234 °10 0.176 0.146 o Tech: JNC >< COEFFICIENTS Cc 1.08 1.00 r:,. Tech: JNC Cu 2.42 2.56 o Source: Sample No.: TP-l Elev.lDepth: 2' o Source: Sample No.: TP-4 Elev.lDepth: 12' r:,. Source: Sample No.: TP-9 Elev.lDepth: 3.5' EARTH Client: Project: 2016 and 2032 E<bnonds Ave. CONSUL TANTS, INC. Proiect No.: E-11332 Plate Bl • Geotechnical Engineering • Earthwork Observation & Testing Services • • Geological Services Laboratory Testing: Construction Materials Engineering & Inspection • Environmental Services Earth Consultants, Inc., a subsidiary of U.S. Laboratories, Inc., is a consulting geotechnical, environmental, and materials engineering firm specializing in providing high quality services, which are ec<?nomical and responsive. Our multidisciplined approach includes a broad base of services which include: '. • I, I I I I I :1 I I I I I I • I • • • • • A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. t NE 22nd ST. F------l,----- I 'k"-'-' , I :1,' .......EXISTING I I !--~~'~ - ----; LEGAL DESCRIPTION P'-RCEL NO. 042305 9056 (south porcel) THE NORTH 157.5 rrEl OF THE NQRrHWEST OUARTER or THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER or SECTION 4, TOWNSI-'IP 23 NORTH, RANCE 5 EAST, W.M .• !N I(ING COUNTY, WASHINGTON; EXCEPT THE WEST 30 FEET THEREOf rOR ROAD. pARCEL NO. 042305 90Ll (norU'! porcel) THE wEST HALF Of THE SOUTH HALF' of THE $OUTi-I HALF Of THE SOUTH HALF OF THE SOUTHWEST QUARTER or THE NORTHWEST QUARTER or SECTION 01, TOwNSHIP 23 NORTH, RANGE 5 EAST, 'IOJ., IN KING C.OUNT'!', WA$HINCfON; O'C[P1 THE WEST 30 FEET THEREOF CONVEl'ED TO KINC, COUNT'r FOR 11611'1 .... vE. Sf By aEro RECORDED UNDER RECOROING ,...0. 665129 ; ;1' 1 -" t" ': l!>::::' 2(>&9 ::~17 21):';1 ~" .. 9 :117 1\ ':r' 1 ,...... ~'''''r' l_ .. _. I ,,; .. ,., I '. =rrJ ' --" S89'l9 2rEf6!~ e.: I ,_!' ,:... I_'!.'"~_ '~"j .... _. .. ---~----'""___ .L!.l<' ....... ~ ___ ~__ .;_ --___ _ __ _ __ _ ;, 'r=""·· i-J2.9·: ,:..r;;,. "1""'oo~, 'CO "10 1 00&''''-1'''''' r-:" I . , so, J ~~r" ,!' ,.,_._, 'I : ~ ':,; '----, '1'_.1; --~L I .. i , I I I b I 'I B ' , . 01 -, 0 I '01 "I 01 01 01 -I I" 0 I' • EXISTING ,. ~ ... y SlOPE. ... f:.:.--. : i: ,.' . i: 'I' i i &: a -, i: ;; 1:-: 0 '0 I ~ ~ L, SIDrwALl<:tAS[ ... [N'T "11 .• [111.." -J--_ ....•••••• -4.: 5 6 I 8: I: 1:11::!J! ...; .. ~ .'. "C."".07'"''~''''' ~ l~""S("':I'#" I.""" 1 ,~i'R'_5T.,1 .""" I ",,>5' I.""" I '00'" 1'.,,9,; . 10 '"'''' -, 1? ';:1 • err'", "NTON' ! .~:. [.-, ..... ] ---f"""'---I J I I Q""i"""i .1 ".f" '~ , I § ,: '" '''-~,_l!..o~'!.. ~_!2.0 00' • 1E ~ ~ j ~I ".: --: I NE21thST / , '----r~~ ___ ~_~_o..._~ ___ . ____ ~ ',' I ,-• , >cP P~M"'E 13 [5-" 10!#r. 0 ~i~:l.tji.h.:·~i rr--~~f[----.~lo:-----r-----,---7-------~5~1~~ ~ lASlwnjl 13 ~ _lil~~5!,!_ \f! 1 U1 IllfJ~ 405' 605 20' JtlO 1 ,tltlo' T tltIo: 5~0..t.r' 500 I 0' ~-"'" ~ .~.~ \... :>... 1 .1 • I EXIST'P~'LINE 1, -....... z'--,~--,....f---;m~-:~~-~~:'.i-hFM 7~---..,,;J'--~r,:---_L, rr::1II1(j" I 0 I L -• I 26 ,"-,. ,-,~ 0423l:J5 ~u" \ ("" ,!", ~ ~ 21-I!:! ::u o ~I JO t. "9 I ,,'28 I ,~'''." :~~I~ :<~I ':~~Io 20.' /.1 01' Ie 15 9,., r ,..: ") ~ I~'''"l' I is 041 , 21 m, <1:116 ~¥sr i ----'/1"1' 15 , <0: I '" .. ,., -----Q.1,,3 ,"'»: f-------;0;-'-, --- , ""'1:;\ __ "'~_S:J""ii ~".,,~I ... -, "a~'~ 25 "~~I;;"",, :~;;~..I'Q:c' I':""~\! ' ~,-'t"':'f --.: :~§I: "" "::§/' , ~i~!j ,,', / ~ ,,,1,.,, 0 ,~ I ~ ~ I'~\ -L 805 --I _ !!,.O ~ &I~ I :t! I 19 ' 0' t ~ 00 ~ I I'~ t -·tt_, " :)10' I '" T 51 (I !Ii 6170 sr ~I I L----L ~3~ --.J i~~_ ---, ~ lO'm"-' / I w 1 '~' ': OUSE'" 0 27 R -01 0 22 ~ ,.!lI0 __ -I , I I ... I~ I~ ~ , i I I : '539 Sf i 24 cr. 23, I ~5J9 'Sf 0 , 1 I 16 ... : .L ,DRtAGE ("50", I """ "I' 'S"" ~I qo 18 j I ~. '''''' ~~ .",sr ~ ~ 14 L I~ 'r~A I A ~ 5192 sr S'i III (6535 Sf) I ~ ', .. , '"'''' l~ l/) ,J'lL , .,.. ,. 'J10'! 510 I !II 0 -, ' I':!.'! ~ I I -. "0 1 SSO ... , 1~30 ,_, , ~U ___ ~ ___ ~.::-_, ____ --_ -::-.; , .. __ ___ , __ ' .. ' . _______ ~---_ --______ --.J ~~.... 1:',,'.:-....... i ..... ! iW~ .... _1, "lj~~·19·561i 141 OC! I ~I~ .. ,""'""... .-.C,'''; 'I ' .. , _.' I. I , : ----I , I !~,it:~ , ".-: F'::rlmnl I 1,:-1 1 I I i L' t : [: .. ) 11 I .--~-----------j ; ..... , bo, I . ~~~, JO~ r ~I":'-"" NE 20th ST. i:1 .... , ._ q?'Si ;..; HYOIiAHt , ~i,(" , ~ ... ' ~ :'e'!rJ I p...~O ~ r I I ;Sl, l ------- -____ , 10 -----,,~ , :1 ~\JS'l 1 i:c I ~~ .. -I I ' '0 H'fORNOT I 1:1 , 0 .. ;· ... r' 'L J 0 . "'" T" I ~~:.:....-----~ I ~,~"" ~eth ST. NOTE: ALL EXISTING HOUSES AND ~ c...:.::~ __ _ __ _ __ STRUCTURES ARE TO BE REMOvED. ~ n:UIIII&I LOT AREAS " 80!:iJ Sf -(GROSS LOT ME"') TOPOGRAPHY AND BOUNDARY SURVEY BY: (4514 Sf) -(HOT INCL. AAt ... or LOT LESS T!-oAH 40' 'fII0E) fentre """ ... 'N'~"'''' L'Reral W.r. WA, 81003 _ _ Pointe (253) 01'-1901 Surveying PROPERTy O.,.,,;ERS; 120'2305-9021 8RUC( O. COlLINS 2032 EDMONDS AVr N( RENTON. WA. 98056 O'2)O~-9056 JOHN J. SARC[NT, lLC 7016 EDMONDS AVE. NE RENTON, WA. 98056 e...! ~ , ''-NORTH \(1" .... SITE ~ ~CINITY MAP N T.S SITE DATA AREA: 190.695 SF (4.38 ACRES) ~ ~ ~ AREA IN STREETS & PRIV. RDS: 29.566 SF (C.68 AC) NET AREA: 161.129 SF (3.70 ACRES) PROPOSED NO. LOTS: 29 ZONING: R8 PROPOSED DENSIT'I': 7.84 UNiTS/ACRE PROPOSED USE: R-8 ZONE: SINGLE FAM'LY DETACHED RESID. SITE SERVICES SEWER: CiTY or RENTON WATER; CITY OF RENTON SCHOOL; RENTON SCHOOL DISTRiCT FIRE: errr OF RENTON TELEPHONE: OWEST ELECTRICAL &: GAS: PUGET SOUND ENERGY CABLE T.V,: CCMOS; CABLEVISiON S'TE ADDRESS: 2016 EDMONDS AVE. NE (south po«o') 2024 & 2032 EDMONDS AVE. NE (north parcel) ASSESSOR'S NOS. 042305 9056 (south pun:ei) 042305 9021 (north parcel) C(iY MAP PAGE 05 TRACTS: TRACT A: DRAINACE -1205' Sj:" ; GRAPHIC SCALE ~ • ...t.J-.J T I go rut) 1 ,,",c,,". ~ It e l? Z 0::. ~~~~!l ~~~~; (j~"(.~~ Z £s~~ W g:~ 0 ..... lfl t! ~ cr~~gd W~ ~ ... l? w <{ "') ~, 0.. .... « Q:: ~':<J :::. .... " o q:'s! (,,) -J., ~QV1 ~ ~)...~ «-Q:o a ~~~ ):: <: '" <: ~~, ~ :J~ ~ ~ 0.. L __ ~ .... <: '" o. ~o ~il ~~ <QC~ d::> ~~~ :s2 :.~~, t....J~ O~5 o~ ~~~ 00:: ~ ... ~ ~~ ~~ -J ~ :::r: ~~ f..., ..uu.r!... '· ... 4C' D(_~ •. _......I,i,L. -"'- -1 __ _1 __ a3A13~31:1 t,OOZ ~ l d3S N01N3~ :10 A.UO 9NINNVld 1N3V11d013J\30 <;) g-o :0 0"51 > "tl :~ :z: ~. 8-n ;> Ul (') > r-Pl KENNYDALE COURT 29 LOTS NE7GHBORHOOD DETAIL MAP .JAEGER ENGINEERING 9419 South 204th Ploce Kent, WA. 98Q31 Phone No. (253) 850-0934 FOK No. (253) 850-0755 }> \J o ;0 ::::l o z o -. (j) fTl o ::::l o z ~ -i o ~ (j) I \J tv (JOI Z ;0 }> Z C') fTl U1 fTl A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. ~ z 348 ~! :g' .... 346 .~ il,,' 3 •• S ~ U J'O 33B 336 JJ' .D] . i:'if ---'---'---f;~{'1;;;::--~""i ~ r~i;;ii! '~i'ii!' _ ~~2n~ ST. , I'll :I~'" i JJO I 0+00 2+00 1 +00 4+00 .HOC PROFILE -NE 21 st ST. -----------.1 I :! ;I~'!"'-'-' I ~\;i J II! \._·~I~~TI"C ~I ~AA,M 1:·--------....; ~I 2 "-" .!.:;Y~ 2t)!' 6 N[W ~2" STOItI l' I -:~ .. -'.! I .... i" I, .... ,"' •. ,," .... -.~~'-~.l'i~-+ .. -:--:17 -",~ 01-r----r-,-" SCALE: HORIZ.: 1~ .. 40' vERT.: , .... ' 1E.3~ T.~ ~ 2'2 -i> ~ '0 0 .:1Il ~OB I II 25 !i~i" ':~~I :~~I zei / .' _, _ ""~.: I I ......... :~~Ii 25 .:i~l. :~;;'-~,---'--'4 15 ·'·,C' 1;; 'I ,', ,5. 21"· ,. . I' "',' L . : ~I: B:q•· : ~ . : . 'N : ,~g' ,~§. ~.~5 !.' .' . .' ,~ ,=, : --~ .... ~.--'I _:. :'':19 t-----;".r:. " '._m_i._k... ~ a .. I.' I' 1.' / ----.J ~ -..I ; . " ~ .. I-:--:--!I 0 23 I 27 .' . 1" 16',;.. 24 '..' I. 18; , i ~ ,. I. " . ~~.L~~ ~ __ :.' I ~~x~;~.~. ! I . ~ L 1 l· 1·st ...... ,\ -.-."",. .' .' _J ,,' wi NeW t.I~N \ i "I , "'~I1i " .:' _ i 'I " ,. , . '~Il[ .; \1' I' I . ' ... ". -'4-- ----FiJi'~.::l-,:;'::~~,·/:~:~::--.. :l.,~~~.·i; ,~·'F;..,~~-;:::: if I" ,; ,,,"'""-I~I: II C '!I~':-:'''··.. : • -~~~T:~;!! ~:l~: r ; : :(1 :11! I.:.·,j ------------'; I .. I ,. I § :~: ii,·t I ~ , , 1 ~. ~; J~ ----~---- rl "0S~'-"\'C;S \\F;' ~'D I I ~+OO <3. ~ iiJ~ I ~~I i:jJ GRAPHIC SCALE J'B . .. 346 JU 342 340 JJB J" JJ. JJ2 "0 6+00 ~ ,t~ '~:<":-:"''':/ .... ·, ... ,.vv-JA ....::;~, \", •. "" t:· ,<.~.n. 'i~~"I""'- " \ \ \\~;" 1.\ "<:",~ \\\\ \ ltgUINr rnC;r~ ," /,lIN COItIPT OFPTH CLASS "S" ASPHALT CONCflfTr -~ \ \ \ ,l 4" IAN COMP1. O£PrH CRUSHUI SURrACtNG roP COUIISE ---..l \ \ L io'l"ltnG'Al CUItlI 2' II"" COIIPT DCPtH CII/J5HCO SU/U,aC/NG BASC CQJIISC ----' _ \ CRAlfl SAse (CLASS "8') MAY BE flC()(j(f(ED PeNDING !lOtI. /.~{)ITIONS_ TYP. INTERIOR PLA T ROAD NOT TO SCALe DRAINAGE DETENTION: LEVEL 2 DETETION STANDARD FGK'ED POND WITH 2: 1 SIDE SLOPES ELEVATIONS: TOP: 332.2 DESIGN WATER LEVEL: 331.2. AREA=10424 SF BOTTOM: 326.2 AREA= 6039 SF VOLUME PROVIOm: 39135 CF VOLUME REQUIED: 37300 CF WATER QUALITY: WETPOND BELOW DETENTION STORAGE TOP WETPOND ELEV: 326.2. AREA= 6039 SF BOTTOM WETPOND ELEV: 322.2. AREA=3730 SF VOLUME PROVIDED: 19538 CF VOLUME REQUIRED: 14181 CF ·r=~~~·a71 0{) ~O{) '10 ~.J--l I 1111"") l1<1c""'OO It o z 0::. ww~_~~ (4,1""")1 0 ~ ;~~~ 0~ ."i"~ Z£~~~ W~i~; n:: 2.>: & s wet t;:~ (j w « J ~ ~'" ::> ::''' o "''l! (j ::." l;J l!!~V! -J 0 <> «~Clii ~ R!~~ <: 0::'" ~ W'6 ::.: (.!)" ~ ~ ~ .... ~ ~&l d ,..J V) :g~J, ~8 ~ ,;t ~rt ~ii ...... ~ ttl."I ~~ ~~~ :s '" ~~ .:li i~ .iL2M.. l' • 40' Q(SlOII'T.~ DII ... ··.~M~. ...L _1 __ DEVELOPMENT PlANNING CITY OF RENTON SEP 1 ~ 200It RECEIVED I ~\{1i~:! ~ lie ______ ....J rOPOGRAPf/Y AND BOUNDA,~t SURVEY Br: • Centre mol lUI A .. alllf Soutb , "4e,., ... ,.WA.8B003 P . Ie 1m) 881-1801 - -om Surveying A PORTION of the S.L 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. ST. -, 2~2~ ~IIC'.' it<K'i :(.,' Z5Z!. ]~n n09 PI! , 11 :11 1< d . 16 I ._ ! I .~ " __ 'I ~ I ,,--,. --4 " , ...r : I': Il't i' "',~" --.:.-.-~ . . ".' '''' J .".= .. --",,§J.".' , .. -I ~~'i . ! -"" , ' .. _ .. I I '''' ~"'~' 1'--' ' f<lOIUHl' t: ,," ~I '-'<.... 11 ' 'I ·"I·~ I ,-I' ~__ I Z .... ' I ---- -8 '1: -". I NOTE' A' ~ HOUSES L; EXISTING ~ I WILL BE R~~O~T:DUCTURES G Il;:'i:'l,,, ... -r 1:;11 wa: 1.3 LEGEND E)lISTlNG TREES ~. *~. CLEARING LIMITS PROPOSED CONTOUR --3J4--- EXISTING CONTOUR . .., i GRAPHIC SCALE t. J t....60 ~ Ir (III,.,) 'lnen-'" II. <.? Z ~" .. W U "'1fI W£§9~ Z~~~ll (3g .~;;-ZS~~~ W iol ~ 0 ~~"z £r!!! '" S ~ W~ ~ <.? W <i J f-, ~ ~~ 8 i5~ L.J ~~~ -.J c\!)C> « ~....,~ ~ "'""~ ~ ::2;:l..o "< « ~ ~ [~ tJ ~ ~ 0-;!: ~o 8: 00.:", ~I! '" ~ , ;;j;:) 1I ~ ~o 1';.0'1 I.JO:: ~i--' 0", " _~ ~~ ~~: "'( ~ ~~ -.J if "~ i~ ...o.aaa.. '· ... 0· DDIJI11;--:A!i- .... tT:~ _1 __ _1 __ DEVELOPMENT PLANNING CITY OF RENTON SEP 1 It 2OO1t RECEIVED John L. Sargent LLC I 2016 Edmonds Ave NE Renton, WA 98056 (owner) James Jaeger Jaeger Engineering 94195 204th Place Kent, WA 98031 tel: 253-850-0 934 eml: jjjags@aol.com (contact) Steve Ross 2600 NE 20th Street Renton, WA 9~056 (party of record) '" PARTIES OF RECORD KENNYDALE COURT PREL PLAT LUA04-109, PP, ECF Bruce D. Collins PO Box 75445 Seattle, WA 98175 (owner) Joe Peterson 2533 NE 20th Street Renton, WA 98056 tel: 206-730-3225 (party of record) Marc Rousso J&M Land Development, Inc. PO Box 2566 Renton, WA 98056 tel: 206-948-8899 (applicant) Waldemar F. Wiemann 2116 Edmonds Avenue NE Renton, WA 98056 (party of record) (Page 1 of 1) CIT*F RENTON . City Clerk . Kathy Keolker-Wheeler, Mayor February 8, 2005 Marc Rousso J & M Land Development; Inc. POBox 2566 Renton, W A 98056 Re: Kennydale Court Preliminary Plat; LUA-04-109, PP, ECF Dear Mr. Rousso: Bonnie I. Walton At ther~gular Councilme~ting9fFebruary7, 2005, the Renton City Council adopted the .' recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to bernet at later stages oftheplattihg process. 'Pursuant to RCW,a final plat meeting aU requirements of State law and Renton MunicipalCode shall b~ submitted to the City. for approval withirifive years of the date of preliminary plat appr?val.· '. . ...... . . . . If! can provide additionallnform~tio~ or:assistaIice, pleasefeel freeto call. Sincerely, aonirie I. Walton. City Clerk cc: Mayor Kathy Keolker-Wheeler Council President Terri Briere . Nancy Weil, Associate Planner Fred Kaufman; Hearing Eximriner John J. Sargent LLC,2016 Edrrionds Ave. NE, Renton, WA 98056 Bruce D. Collins, 2032 Edmonds Ave. NE, Renton, W A' 98056 .~'. ---:-1 0~5:-:C5-=Sc-ou-t-:-h -=Gc-ra-=d-y ~w.-:-ay----:-R-:-e-n-to-n,-=w.:-::-ac-sh=-=i-ng-t-on--=-98:-:0-=5'=""5 --(-:-42-:-5=-) -:-:43=-=0c--6=-=5-:-:1 O:-:'=FAX-=-=-( 4:-::-25=)~4-:-:30:--6-:-'5:-:-1-:-6 -~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE '. February 7, 2005 Vacation: NE 4th St, City of Renton, V AC-04-006 CAG: 04-145, Sunset Court Park Play Equipment, Landscape Structures Community Services: City Center Parking Artwork, Richard C Elliott Plat: Cedar A venue, Wells Ave S, FP-04-137 Planning: 1-405 & Port Quendall Redevelopment, HOD Grant Finance: Outstanding Balance Search Fees & Special Water Meter Read Service Fees Finance: Signatures for Banking Transactions Finance: Information Management Services, GM2 Systems Plat: Kennydale Court, 10,\ Edmonds Ave NE, PP-04~ ---- Lease: Kaynan Addendum #10, Airport, LAG-84-003 Lease, Bosair Addendum #3, Airport, LAG-86-003 Renton City Council Minutes Page 42 City Clerk submitted petition for street vacation for portion of NE 4th St., east of Rosario Ave. NE; petitioner City of Renton (V AC-04-006). Refer to Planning/BuildingIPublic Works Administrator; set public hearing on 3/712005 to consider the petition. (See page 44 for resolution setting public hearing.) Community Services Department submits CAG-04-145, Sunset Court Park Play Equipment Purchase and Installation; and requested approval of the project, authorization for final pay estimate in the amount of $66,580.43, commencement of 60-day lien period, and release of retained amount of $3,207.15 to Landscape Structures, Inc., contractor, if all required releases are obtained. Council concur. Community Services Department recommended approval of a contract with Richard C. Elliott in the amount of $45,894.11 for the creation, provision, and installation supervision of artwork for the City Center Parking garage. Approval was also sought for the total project budget of $52,774.11; funding for the total project budget is available from the 1 % for Art Fund. Refer to Community Services Committee. Development Services Division recommended approval, with conditions, of the Cedar A venue Final Plat; 50 single-family lots on 9.5 acres located in the vicinity of Wells Ave. S., S. 36th St., and Cedar Ave. S. (FP-04-137). Council concur. (See page 44 for resolution.) Economic Development, Neighborhoods and Strategic Planning Department recommended acceptance of $300,000 in Housing and Urban Development Brownfield Economic Initiative (RUD BEDI) grant funds for plans and designs related to the 1405-andPort Quendall redevelopment-worK: -·G-ouncil-concur.",,,- I Finance and Information Services Department recommended approval of two ordinances -one for new fees for utility outstanding balance searches, and one for new fees for special water meter read services. Refer to Finance Committee. Finance and Information Services Department recommended approval of a resolution updating signature authorities for depositories and electronic fund transfers for the City, due to personnel changes. Council concur. (See page 44 for resolution.) Finance and Information Services Department recommended approval of an agreement for information management services with GM2 Systems (George McBride) in the amount of $113,628 for 2005. Refer to Finance Committee. Hearing Examiner recommended approval, 'with conditions, of the Kennydale Court Preliminary Plat; 29 single-family lots on 4.38 acres located on the east side of Edmonds Ave. NE between NE 20th St. and NE 22nd St. (PP-04-085). Council concur. Transportation Systems Division recommended approval of an addendum to the airport lease with Kaynan, Inc. to reflect an overall increase in the leased area, increasing the annual rent by $2,050 for a total of $25,945.59 (LAG-84-003). Refer to Transportation (Aviation) Committee. Transportation Systems Division recommended approval of an addendum to the airport lease with Bosair, LLC to reflect an increase in the leased area and the Consumer Price Index-Urban rate increase, for a total annual lease of $15,890.29 (LAG-86-003). Refer to Transportation (Aviation) Committee. CIIY OF RENTON COUNCIL AGENDA BILL I AI#: St.M. Submitting Data: For Agenda of: 2/07/2005 Dept/Div!Board .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Agenda Status Consent .............. Subject: Public Hearing .. Correspondence .. Kennydale Court Preliminary Plat Ordinance ............. File No. LUA-04-985;-PP, SA-H, V-H, ECF Resolution ............ tDO! 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/ 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 Kennydale Court Preliminary Plat was published on January 4,2005. The appeal period ended on December 18, 2005. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on page 6 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Staff recommends approval of the Kennydale Court Preliminary Plat. RentonnetJagnbilll bh X Minutes APPLICANT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Marc Rousso J & M Land Development, Inc. PO Box 2566 Renton, W A 98056 John J. Sargent LLC 2016 Edmonds Ave NE Renton, W A 98056 Bruce D. Collins 2032 Edmonds Ave NE Renton, W A 98056 Kennydale Court Preliminary Plat File No.: LUA 04-109, PP, ECF January 4, 2005 2008,2016,2024, and 2032 Edmonds Avenue NE Approval for a 29-lot subdivision of two parcels, a 4.38-acre site intended for detached single-family.residences. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 23, 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 November 30,2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, November 30, 2004, at approximately 9:00 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: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. I Kennydale Court Preliminary Plat File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 2 Exhibit No.3: Preliminary Plat Plan Exhibit No.5: Tree Cutting/Land Clearing Plan Exhibit No.7: Environmental Review Committee Mitigation Measures and Project Advisory Notes to the Applicant. Exhibit No.4: Preliminary Grading and Utility Plan Exhibit No.6: Zoning Map . The hearing opened with a presentation of the staff report by Nancy Weil, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located on the east side of Edmonds Avenue NE between NE 20th Street and NE 22nd Street. The address of the two parcels in question are 2008, 2016, 2024, 2032 Edmonds Avenue NE. The 29 lots proposed range in size from 4,500 square feet to 7,257 square feet for the development of detached single-family homes. The two parcels are currently developed with four single-family homes as well as various accessory structures. The property is zoned R-8 residential as is the surrounding properties. Site improvements include the construction of a 42-foot public road, and a storm water detention facility on Tract A. There are no critical areas on the site, the site is classified as gently rolling with a downward slope from east to west with an average slope range of 5% to 10%. The site is primarily an open field covered with pasture grass, shrubbery and trees. It is proposed that of the 35 to 40 trees on the site, approximately 20 will be removed. Staff would like to additionally recommend that the applicant plant two ornamental trees, a minimum caliper of one and a half inches (1-1/2") for deciduous or six to eight feet in height for the conifers for each new lot within the 20' front yard setback. The applicant would also be required"to"record a restrictive covenant for the property. " The ERC issued a Determination of Non-Significance -Mitigated (DNS-M) with five mitigation measures. No appeals were filed. The proposed project was found to be in compliance with the Comprehensive Plan Designation that would allow for the future construction of new single-family homes. The site is also in compliance with the R-8 zoning designation. Each lot satisfies the minimum lot area and dimension requirements of the R-8 zone. The net density is 7.95 dwelling units per acre which is within the allowed density range of the zone. All lots appear to meet the minimum lot dimensions. All lots have adequate area to meet the minimum lot setbacks, however, each lot will be required to verify the appropriate setbacks prior to building permit approval. The lots also appear to be adequately sized for the provision of required parking. The lots are rectangular in shape with right angles to the street line and generally oriented with frontage towards the public right-of-way. Lots 1,20 and 29 are considered corner lots. The applicant is not required to dedicate any additional right-of-way for Edmonds Avenue NE, they will be required to pave an additional five feet abutting the plat and provide curb, gutter and sidewalks. The internal proposed road would also require curb, gutter and sidewalks on both sides prior to being dedicated tothe City. To ensure safe access to and from the proposed subdivision, no direct access from any lot within the plat shall be allowed onto Edmonds Avenue NE. The applicant would be required to install street lighting within the 42-foot wide internal street and along the western boundary of the development adjacent to Edmonds A venue NE. A geotechnical report showed the soils on the site to be Arents. Some fill material was found and the applicant expects to excavate 2,500 cubic yards of material. It was concluded that the soils are suitable for the proposed development subject to the applicant doing all the earthwork activities in the drier summer months. Kennydale Court Preliminary Plat File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 3 Staff recommends the establishment of a homeowner's association or maintenance agreement for the two private streets. Private road signs must be installed indicating addresses served by the private street. Traffic, Fire and Park mitigation fees were imposed by the ERe. The subject site is located within the Renton School District and they have indicated that they can handle the proposed I I new students from the new development. The applicant would be required to submit a Drainage Report per the 1998 King County Storm Water Manual. The water detention pond wi II be located on Tract A, at the southwest corner of this site. The staff recommends that the applicant be required to install site obscuring landscaping/fencing along the southern and western sides of the detention facility. The applicant would be required to construct an 8-inch diameter water line within the new road extension on NE 21 s1 Street/Glenwood Avenue NE and an 8-inch diameter sewer main extension from Edmonds Avenue NE to serve the new lots. Staff recommends approval of the Kennydale Court Preliminary Plat subject to conditions. James Jaeger, Jaeger Engineers, 9419 S 2041h Place, Kent, W A 98031 stated that they had reviewed the staff report and recommendations, there are just a couple of points that they would like to question. First, with the condition that Lots 25 and 21 have access from the private easement. This limits the product that can be placed . on those lots with either a side or rear load garage, also, if you look at the distance, there-is a combined 158' of ... frontage. If there were three 50-foot lots, as across the street, that would be three curb cuts which is what we would like to see, one for the easement and one each for the two lots. It appears that the street could easily accommodate additional curb cuts in that location without looking any different from what is across the street. Secondly, in regard to the ERC requirement of the April 1 to October 31 site work. That was taken out of the geotech report in which they were speaking of mass grading due to the fill on the site which will be removed and structural material brought in. That should be done in the drier season. It could be interpreted that no utility or roadwork could be done inside that period. The requirement should be cleared as to grading only in that time frame. The Examiner stated that that should have been addressed during the appeal period for the ERC conditions, he does not have much jurisdiction to tamper with the ERC conditions since the appeal period has run. Mr. Jaeger and staff may be able to work something out. Kayren Kittrick, Development Services stated that the turning radii that access Lots 21 and 25, there have been some problems with that, they are keeping a close eye on the situation. Alternatives are always a possibility as long as there are not too many curb cuts along the roadway. The April-October limit that was brought up, Staff would be happy to work with them. They will go back and see what the intent was of the ERe. Marc Rousso, 1328 Aberdeen Avenue NE, Renton, W A 98056 stated that they were here to make the City of Renton a better place and wants to put the best product out there for bui Iders. With Lots 21 and 25, placing a side load may be a real challenge for a builder. However, the biggest challenge would be Lot 20, placing a side load garage would be very difficult. He requested that the curb cut be placed between 19 and 20 and that there be no requirement for access to be off of 21 sl Street. Kennydale C01ll1 Preliminary Plat' File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 4 The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 10: 13 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Marc Rousso, filed a request for a 29 lot Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # I. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. There was no opposition from the public regarding the subject proposal. 6. The subject site is located 2008, 2016, 2024 and 2032 Edmonds Avenue NE. The subject site is located on the east side of Edmonds north ofNE 20th Street. . 7. The subject site consists oftwo, side-by-side lots. Each of the lots contains two single-family homes and accessory structures. These buildings would be removed if the new plat is approved. 9. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. ] O. The subject site is currently zoned R-8 (Single Family ~ 8 dwelling units/acre). ] 1. The subject site was annexed to the City with the adoption of Ordinance 4918, enacted in October 2001. ] 2. The subject site is a rectangular parcel that is 4.38 acres or 190,695 square feet in area. The subject site is approximately 6] 5 feet long (east to west) by ] 57 feet wide, its frontage along Edmonds. 13. The subject site slopes downward to the west with grades generally 5 to 10 percent with a maximum grade of approximately 18 percent. The geotechnical report prepared for the project suggested that grading occur during the traditional drier months. ]4. Approximately half of the 35 to 40 trees found on site would be retained along the perimeter mainly. Staff has recommended supplementing those with two new trees for each lot. ] 5. The applicant proposes dividing the existing two lots into 29 new lots. The proposed lots would range in size from approximately 4,500 square feet to 7,257 square feet. Kennydale C01ll1 Preliminary File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 5 16. The applicant proposes basically a three-tiered lot layout along an east to west roadway. That roadway, probably NE 21 st Street, would then curve to the south and connect to a stub of Glenwood Avenue NE. Two tiers of lots would be located east of Glenwood. 17. As proposed two easement roads would provide access to the interior lots. An easement between Proposed Lots 21 and 25 would provide access to the third tier of lots, Proposed Lots 22, 23, 24 and 27. The second easement would provide access to Lots 12 and 15 along the eastern edge ofthe plat. A pipestem access would provide access to Proposed Lot 16. 18. Staff had recommended that both Lots 21 and 25 take their access from the easement rather than create additional curb cuts along 21 st. The applicant is concerned about the design of homes on those two lots. Additional concern was raised about the design of the home that would be located on Proposed Lot 20, a corner lot. 19. The plat's main access would be from Edmonds A venue to the new street, NE 21 st. Staff has recommended that no homes have direct access to Edmonds Avenue. Staff noted that Edmonds will have to be widened but right-of-way already exists. The new roads within the plat would oe 42 feet wide and have all necessary improvements. 21. The development of the plat will generate approximately 290 vehicles trips per day or approximately 250 trips more than the four existing homes. 22. The development of25 new homes will generate approximately 11 new students. The students will attend the Renton School District and students will be assigned to schools on a space available basis. r~ . ::"". 23. Stormwater would be retained by a drainage tract, Tract A, located along Edmonds in the southwest corner of the plat. Staff recommended that it be screened. The proposal will be required to comply with the 1998 King County manual. 27. The density for the plat would be 7.95 dwelling units per acre after subtracting roadways. 28. The subject site will be served by City sewer and domestic water services. CONCLUSION: 1. The proposed plat appears to serve the public use and interest. The development will provide additional housing opportunities on what had been sparsely developed property. The area is served or can be readily served by urban services. The development ofthe new homes will increase the tax base of the City. 2. The plat meets the goals and objectives of the Comprehensive Plan. The lots meet the requirements of both the Platting and Zoning Codes. The lots appear to provide sufficient building envelopes so that setbacks can be achieved but those standards are specifically reviewed when building permits are submitted. 3. The roadways meet code and should handle the level of traffic that will be generated by the development. Mitigation fees for traffic will help offset general impacts of traffic on surrounding streets. Kennydale Court Preliminary Plat File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 6 4. Staffs recommendation on limiting the number of curb cuts appears reasonable. There should be sufficient design flexibility to provide homes that fit the requirements to provide safe, efficient streets. Staffwill have the final decision on access to the City streets. At this time, there will be no access to Edmonds from any of the proposed lots. Access to the internal streets may be I imited by staff as they find reasonable. 5. In exchange for removing a substantial number of trees, staffs tree planting recommendation is appropriate. It enhances the plat, the City's image and reverses the environmental harm of removing mature trees which absorb rainwater and both cool and clean the air. 6. The storm water detention system is located adjacent to a major arterial. It needs to be screened appropriately for both safety and aesthetic reasons for both the streetscape as well as buffering the adjacent properties. 7. In conclusion, the proposed plat should be approved by the City Council. RECOMMENDA TION: The City Council should approve the 29-lot Preliminary Plat subject to the following conditions: I. The applicant shall comply with the conditions imposed by the ERe. 2. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish rnaintenance 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 ofthe final plat. 3. 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. 4. No direct access from any lot within the plat shall be allowed onto Edmonds Avenue NE. Additionally, to reduce the number of direct access points on the proposed NE 21 51 Street, Lots 21 and 25 shall gain access from the abutting 26-foot private road. This condition shall be placed on the face of the final plat prior to recording. 5. . The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 6. The applicant shall be required to have all drainage facility maintenance agreements and easements ready to record prior to final plat approval. 7. The applicant shall be required to install a sight obscuring landscape/fencing buffer along the southern and western sides ofthe detention facility (Tract A). This condition shall be subject to the review and approval of the Development Services Division prior to final plat approval. 8. The applicant shall be required to plant two new approved trees within the 20-foot front yard setback area of all lots within the plat. Kennydale Court Preliminary Plat FileNo.: LUA-04-109, PP, ECF January 4, 2005 Page 7 ORDERED THIS 41h day of January 2005. FRED J. K HEARING TRANSMITTED THIS 41h day of January 2005 to the parties of record: Nancy Weil 1055 S Grady Way Renton, W A 98055 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 James Jaeger 9419 S 2041h Place Kent, W A 9803 I Mark Rousso J & M Land Development, Inc 1328 Aberdeen Avenue NE Renton, W A 98056 TRANSMITTED THIS 4th day of January 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire John Sargent LLC 2016 Edmonds Ave NE Renton, W A 98056 Bruce D. Collins 2032 Edmonds Avenue NE Renton, W A 98056 .;. Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal ~, " Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., January 18,2005. Any aggrieved person feeling that the decision ofthe Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date ofthe Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., January 18,2005. I Kennydale Court Preliminary Plat File No.: LUA-04-109, PP, ECF January 4, 2005 Page 8 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 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 Court. The Doctrine applies Ilot only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • rC'.~d-"· p;~.,.: ..;;~~ ........ :u; _ .~ .. ;",· .. ; ...... ; ..... rZll AI/E.:' ' .t II U!NO DOnOPIIOIT INC IIARlS RQUSSO ".Q. BOIl z-"u ACNJc-c. fill\. NiIO:V ~:11'06}""'M:H K£NN'YVAL£ COURT :n tors NEIGHBORHOOD DETAIL MAP K~nn L ion! ~; 'i JAEGER ENGINEERING 9419 South 2041h Ploce Ken I. WA. 98QJI Phone Nc>. (253) 850-0934 Fo. No. (253) 850-0155 » -U 0 ;0 :::! 0 z 0 .... ~ J Cb Vl p1 .......... ;f>. Ul ..... C> :::! 0 z ;f>. -I 0 ~ Ul I "1l tv VI Z :. :;u » z G) (TI (11 p1 ;:E 3:: -~---.. ----..... - I r-"-"-NE 22nd ST I .... ~ . r-"-. \ , , .\ '1 :tcr;;. : . ro,,, \ . """ .... n '" I-.. ----~ ~ .. \ : 1 \:1 : 'H' .. ~: : ?~ / . !fin¥' ~ ~ bll1llllO t' ~y ILL II ••• "cr. ..... " we ... 'k1 I ,w I "c. "-0, "'712' (TO fHt ~ crrv or '(NfOllI I I ~ : It......... ",. I' .. u,s ftOI A PORTION of the S.E." 1 /4, SECTION 4, TOWNSHIP 2.3 N .. RANGE 5 E., W.M. t LEGAL DESCRIPTION PARCEL "'0. 0"23o, gO~$ (.oull\ POfCtl) THE NOATH 1~1.~ 'CrT or tHE NORTHWEST ou,...qTtA or THE NQATH'NEST OuMT[R 0' TH[ SOUTHWeST Ov.t.RTCR or SECTION ". TOWNSHIP 23 NOATH, .RoANe[ " tASl. W.M., IN KINe COUNT\'. WASHlNQTON: ['XCtPT Tl-I[ wEST 30 r[£1 Tlo1[RtQr 'OR R()).O, PARCEL NO. 04230$ 1021 (110ft'" pote.l) THC weST MAl' 0' TH£ 501lT" "rALr or THE SOUTH HAL' 0' THE SOUTH Kll.f or 1MI: SOUTHWEST oUNnCR 0' THE kORTHWCST QUARTER or ttCTION 4, TO'I'fNSH1P 23 NomH, RANce s tAfr. W.W" IN KINO COUN1'f'. WASHINCTON: [xCtPT THC weST 30 'En TH[R£Or CON'Y't'r'[O TO KINO COUNTY rOR tl81h AVE. S£ BY 0[[0 RECOR()(.O UNO!R R[CORDINC HO. 6UI2S 2101 211, un 2Ul ,,., " .. 1111 , •. '01 , SITE DATA VICINITY MAP ~.'.t ARE;.: 190.895 SF (US ACAES) ARE;. IN STAttTS « PAIV. ROS: 31.881 SF NET AREA: 158.828 SF (3.85 ACRES) PROPOSED NO. LOTS: 29 . ZONINO: RS PROPOSED DENSITY: 1.95 UNITS/ACRE (O.?3AC) J "'~.... .. ~:"·MI : • .'~~~~.\. PROPOSED USt: R-8 ZONt: SINOLE FAMILY DETACHED RESID • • 1 'til It ..... \ ' '< \ ~: !io,,-_ ..... z:-· I::rlrma/ ~ i ~. SITE SERVICES SCWER: CITY OF RENTON WATER: CIT:Y OF RENTON I ~ SCHOOL: RENTON SCHOOL DISTRICT " f'UlE: . CITY OF. PENTON TEI.£Pt<ONt: OWEST \ I\~:~;g', ",'J I!~,.;. Ii:., ELECTRICAl. ... CAS: PUOtT SOUND ENE ROY CASLE T.V.: COIolCAST CASl.E';tSION .. ; I I ! : 1 _.L.. . \ IISA~;r f.. I § .. SITE AOORE5.S.·: 2016 EDIoIONOS AVE. NE (south pore.l) .'. I 2024 « 2032 EOMONDS AVE. NE (north pore.1) : I •. _ .• _ •. ...J I Pl{;D'I' i NE 2MOth ST. . , "-.. ~.,. ~ 'I· . "'" _... , Ip:l:FlJt" " :/00 . :l._ ,1::_. t ~ , ;.. _ ' ,; " _ • """",.,,,,. ,mM :1 : . , .. ' ' I, • 'J • .". .".,,, lilf ,-'" ~"') : "\lS(,\J'~O S r~~r'[ _. It' ":.",, ~~;:,;. r!" (nOt1" porctl) "I ......... , ., -\ 13 ..•.. • ~;.v .. , .. ,'" -...... :l!.--J' ---------' •... ,.,~ ...... 1:-' I ____ ___ " 7__ ,,,, NE 20th S'T --I .. '.:.. ".::.) . ~ .; ~ "". . -::-~ ~.--~, -.. -.' • __ • _ STRUC' ~ ,,~., ~" ~, • .., ,. -''W.,-TURES ARt TO BE RE 0;', :".';; , ,; , MOVED. l~~ {':.:.. ('~. _, __ '" _n_ ~.< t c ~~ ,. '*'-_.... - ",0< ::::.:---" .,~.. _.--. -.. -_.-=~ f ....... ___ ''' .. ,,-:=-~-~"".lI".A~'E . ~'J.' ~ \ --.~-. . -~ S .... yID •• -.,--\. \ .~~ . • • :.-:t..=,,,.U' \ "0 -0' I REHTOI<. WA. .~~ HE ~ I;::tII II:U ORAPHIC SC.w: lit .J".. '11 Ss!;;l-l: I -«11"'" t ....... f\. ~ z lE w' . whi zd!' af\~ zs~! w~E; lr"le • wi J ~ w 0( ..., Q. 0( I-~ ~ ~ u"a: I.J c). -.I-a: ~g:~ ~ :l! :.: ~ a.: <J ~ .... is ~~ . ~~ ~! ~<t: 2; ~i ~! I; ~ ""'* ,". .... - .. ~-L • -L- • ZONING P/BIFW TSCBNICAL SI!llVICES UI04IVJ Cl .- R-l M S R-8 ! C> D5 4· T2JN R'iF. W 1/2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MiTIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: LUA04-109, PP, ECF Kennydale Court Preliminary Plat Marc Rousso, J&M Land Development, Inc. 2008, 2016, 2024 & 2032 Edmonds Avenue NE The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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 wit.h the recommendations contained within the Geotechnical Report prepared prepared by Earth Consultants Inc. dated August 26, 2004 with regard to site preparation and construction. b. Temporary Erosion Control measures shan b~ 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 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. d. The applicant shan limit site -<1isturbance including clearing, grading, utility, and roadwork activities to occur from April 1st through October 31 st. e. The applicant shan designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project constructiora _ f. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. g. 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 comply with the 1998 King County Surface Water DeSign Manual Level 2 for the drainage control plan. 3. The applicant shall pay the applicable Parks Mitigation Fee based on a rate of $530.76 (25 x $530.76 = $13,269) per new single-family lot lNith credit given for the four existing single-family residences, prior to the recording of the final plat. 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 (25 x 9.57 = 239.25 x $75.00 = $17,943.75) per each n~w additional trip generated by the project with credit given for the four existing single-family residences, prior to the recording of the final plat. . 5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 (25 x $488.00 = $12,200.00) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. r. LEGAL DESCRIPTION PARCEL NO. 042305 9056 (south percel) THE NORTH 157.5 fEET or THE NORThWEST OliA.RTER or THE NORTHWEST OUARTER OF" THE SOUTHVt'[ST QUARTER OF SECTION 4. TOWNSHiP 23 NORn., RANGE 5 EAST. W.~ .• !N KING COUNTY, WASHINGTON; EXCEPT THE W~ST 30 fEET THEREOf rOR ROAD. PARCEl NO. 042305 9021 (north parcel) THE WEST H.Alf OF THE SOUTH ~F OF Tt<E SOUTH ... .AlF OF THE SOUTH HALF OF THE SOViHWEST QUARTER Of THE NORTHWEST QUARTER Of SECTION 4. TOWNSHIP 23 NORTH, RANGE 5 EAST. W.M., IN KING COONI'(, WASH:NGTON; EXCEPT THE WEST 30 FEET THEREOF CON\:EYED TO KING COUNT'( FOR 116th AVE. SE BY O£[O RECORDEO UNDER RECORDiNG NO. 665~29 KENNYDALE COURT 29 LOTS N£lGHBORHOOD DETAIL MAP Kenn L ion! » -U 0 :;0 ~ 0 Z 0 ...., .-T ::T CI> !f> rrl '-. • .f>. (J) rrl n --i!j ~ 0 z !"'- JAEGER ENGINEERING 9419 South 204th Ploce Kent. WA. 98031 Phone No. (253) 85O-09J4 Fo. No. (253) 850-0155 -i 0 ::E z (J) I -U IV VI Z : :;0 » z G) f1l (]I ~ ?E ~ --"'" DATE: TO: FROM: SUBJECT: CITY OF RENTON Planning/Building/Public Works MEMORANDUM December 7, 2004 Hearing Examiner Nancy Weil, Senior Planner, Development Service, x7270 Revised plans LUA04-109 Kennydale Court Preliminary Plat Included in the Staff Report to the Hearing Examiner was a revised site plan dated 11/08/04. However, the drainage, road and utility plan and the tree and grading plans had not been revised to match the site plan. The project engineer has submitted copies of these plans with the revisions. See attached copies. I I I I I I I I I I I I I !!:5~~ ... ,.-I ~'!!.. : B1:.r~IJ.!'.1 ~ ~ ;J,J+ • ;yo -... ~,POR'T1CIN of ttl-,s,E. 1/4, SEO'IICIN' 4, 1OVI4SHIP 23 tt, RANGE 5 E.. WoM. .,.. 1111" II ~ fotiQD PROFlLE -ME 21et S1!. IICWI> HQIU;I "0040' , \tIItd ' ..... -Ifill ..... ' .,. .,,, Bi 14 M M ~ HI ~ 331 331 ;J,J+ 3U ;yo .. -.. COMn qD'1H ~ Sl.tFAtlM1 rpP cq,IrS( '1tIIN. tJlJWT. ()l:PrH~""AaNqfiAStC9CJlflt ClltAIG. &lSI' (a.ASS .. ,~" It ~ f1fNIJIIffJ lOt TYP,,,,,7FRI(JR PI.A T ROAP IIf!11OJC.4LI DRAINAGE DEI'EN11ON: L£VEl. ,2 DETETlON STANDAAII FINOEQ POND wnH 2:1 SlDi SLOPES ~noNS:' , TOP: 332.2 DESIGN WATER 1.E\'El:: 331.2, ARF,A",1;04a4 SF BonO .. : 328.2 MfA.,. 8039 SF ' WLUMt: PROV\DED:'39138 CF VOLU .. t: REQUIED: 37300 CF WATER QUAIJTY: WETPOND BaQW DETE.NTlON STORAGE TOP Wf;tPOND 'EL£V: 328.2. AREA-8039,'SF earrolf W£TPOIiiD a£V: 322.2. ARJA-3130 SF VOUJ"~ PROVIDED: 19638, C:F VOLU"~ REQUIRED: 14181 C:F CIIIAI'IIIC scwa ;." k-W' ;T IU!"::'" .-' ~ I " ! ~liJl 5'dK ffiJ., • mi II ~ ~. ; ~; l!i,1 II h~~ !I~ij :II .. ... '!"A "·-iiI ~ E: • • ". DEVELOPMENT PLANNING CITY OF RENTON DEC 072004 RECEIVED !§"%'Z ~i~ .m .. ~ ~~~ ~~~ ... ~~ lID JlJ • J. i f c:: • ·gm 'JEI ·Qfi _--'-. __ -; .... __ -fl-_____ i~I_--------- 1 ! .... I I I J ! 11 " ~ ~ " g: I!I !Il .... ! ! ". j ~ "V tl z ~. I ~ QI DEVELOPMENT PLANNING CITY OF RENTON DEC 012004 REceIVED t, I I I I I I I I j I I .. ~J. __ .m_'(IIIIIC "'''' ""*' I 2 : ... :148 344 ~ :MO ~ ~ :u4 :!II W - !II - I J ~~"~i "", PORl1ClH of ttl-Sol. , 'toO I!I>OCI IlOl II ~CIN 4, ~ 23 N.. RANGE 5 E.. WJA. ·-1----, • ~" '\ --.-... ' ,... ~ 'I.ao PROFltE -, HE 21et Sll. 8CMI:I!IIIIZ;I "oo4jI' ....,. , ...... L>: 1+00 1r17 in - 15 14 ~' ;J4I M ~" ;l14 :MO -~ :u4 :!II W I" IItN. ct:JtnT. r;£PrH CRUSHfD SURFA.1JNtJ. sur ~ -'111 BASr (CLUS "b"l "",. a ~ I'ENDIIJO lOll rtP,/I'ITERlf{JR flU. T ROA!J 1«11 10 SC4U' DRA/tWE DETENTION: l£VEI-2 DETETlON STANDARD FENQEQ POND wmf %:1 SlDa: SL,QPES ~noNS:' , TOP: 332.2 DESIONWATER LEVEl:; 331.2, ARFA~I,0424 SF BOTTOIol: 328.2 AA£A.,. 6039 SF' ' VOLUM~ PROVIDED:' 39138 OF VOLUIol~ REQUIED: ~7JOO CF' WATER QUALITY: WETPOND Bfl,OW DETENTIQN STORAGE TOP Wfl'POND 'EL.E.Y: 326.2. MCA-6OJf,'SF' BO'ITOIoI WETPOND nE'/: 32a.2, ARfA-31JO SF' VOWIol~ PftOVIDED: 19536, C:F VOLU~ REQUIRED: 14181 <;F GIIAPIIID scwa 'heSW! :T ~.Jl:::.' .. ~ I i~ I!il Ii OEVELOPMENT PlANNING CITY OF RENtON' DEC 01200lt RECaYED !;-:I:% ;!~ m~ ~~~ ~~I .... ~ :JIJ J3 • i1 « t j;; • :~II .Iit ..:!1-,iII ______ -=._.~-----itiil j-________ _ • .. III!I S Iii · I Q . I \ f J I, ~ : 1 , ~J 1 ~ f I ! I I I i I !i! ! JI ! i l- j ! ii Dellel..OPMeNr efl\;' OF: Ret,.~~NING DEC 0"12004 RECEIVED CITY OF RENTON HEARING EXAMINER PUBLIC HEARING '. November 30, 2004 CQMMENCING'AT:"~9:00'JiM~' .", ...... . CQl;JNCIb. CHAM~~RS, 7TH FlQOR, RENTON CITY HALL liheapplicatior:i(s)lis.~e~afE:l iil,order of application number only and not necessarily the order ih which they will be .neard: oItemsWilhbe.cal-'led forhearing,atthe discretion of the Heating Examiner. ", ';."'~"~".', ".>,-" .. ~:.:~::; ...... :,: ..... :, .. ::<~. ,:. --", ... '.-;. ",",:":. .,', .; .. -,.:.' .. ,,:- PROJECT NAME: Kennydale Court Preliminary Plat PROJECT NUMBER: LUA-04-109, PP, ECF PROJECT OESeRIPiION: The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two pa rcels. The proposal would create lots ranging in size from 4,500 to 72,257 sq ft for the future development of single-family residences. The proposed density is 7.95 units per net acre. Access is from Edmonds Avenue NE via a new internal public road. The zoning designation of the site is Residential - 8 dwelling units per acre (R-8) zone. HEX Agenda 11-30-04.doc 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: November 30, 2004 Project Name: Kennydale Court Preliminary.Plat Applicant! Marc Rousso Address J & M Land Development, Inc. Owner/ Address: File Number: Project Description: Project Location: P.O. Box 2566 Renton, W A. 98056 John J. Sargent LLC 2016 Edmonds Ave NE Renton, WA 98056 LUA-04-109, PP, ECF Bruce D. Collins· 2032 Edmonds Ave NE Renton, WA 98056 Project Manager: NancyWeil The applicant is requesting Preliminary Plat and Environmental.(SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. The proposal would create lots ranging in size from 4,500 to 72,257 sq ft for the future development of single-family residences. The proposed density is 7.95 units per net acre. Access is from Edmonds Avenue NE via a new internal public road. The zoning designation of the site is Residential - 8 dwelling units per acre (R-8) zone. 2008,2016,2024, & 2032 Edmonds Avenue NE I City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T PUBLIC HEARING DA TE: November 30, 2004 B. EXHIBITS: Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF Page 2 of 11 Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Neighborhood Detail Map (dated 09/07/04) Preliminary Plat Plan (dated 09/07/04) Preliminary Grading and UtilitY Plan (dated '09/07/04) Tree Cutting 1 Land clearing Plan (dated 09/07/04) Zoning Map (dated 12104103) Environmental Review Committee Mitigation Measures and Project Advisory Notes to the Applicant C. GENERAL INFORMATION: 1. Owners of Record: 2. Zoning Designation: John J. Sargent LLC 2016 Edmonds Ave NE Renton, WA 98056 Bruce D. Collins 2032 Edmonds Ave NE Renton, WA 98056 Residential - 8 Dwelling Units per Acre (R-8) 3. Comprehensive Plan Residential Single Family (RSF) Land Use Designation: 4. Existing Site Use: The site is currently developed with four single-family residences and accessory structures. 5. Neighborhood Characteristics: North: Single-family residential; zoned R-8 East: Single-family residential; zoned R-8 and R-10 South: Single-family residential; zoned R-8 West: Single-family residential; zoned R-8 6. Access: Edmonds Avenue NE 7. Site Area: 4.38-acres (190,695 sf) HEXRPT109 City of Renton PIB/PW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF PUBLIC HEARING DATE: November 3D, 2004 D. HIS TORICAUBA CKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 4918 4498 4404 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 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 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Page 30f11 Date 10/2412001 02/20/1995 06/07/1993 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-t50: 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 5. Chapter 9 Procedures and Review Criteria 6. 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. G. DEPARTMENT ANAL YSIS: 1. . PROJECT DESCRIPTION/BACKGROUND HEXRPT109 The application for Preliminary Plat is to create 29 lots, which would range from 4,500 square feet to 7,257 square feet in size, for the eventual development of detached single-family homes. The two parcels are currently developed with 4 single-family residences and accessory structures. The site is zoned Residential-8 (R-8). The density range permitted is a minimum of 5 to a maximum of 8 dwelling units per acre (dulac) The proposal for 29 lots on the 4.38-acre site would yield a net density of 7.95 dwelling units per acre, after the deduction of public streets and private access easements serving 3 or more lots. The applicant has proposed a 12,054 square foot storm water detention facility located in the southwest corner of the site abutting Edmonds Avenue NE,.to be known as Tract A. I City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF PUBLIC HEARING DA TE: November 30, 2004 Page 4 of 11 The property is located on the east site of Edmonds Avenue NE, north of NE 20th Street and just south of NE 22nd Street. The underlying parcels are addressed as 2008, 2016, 2024 and 2032 Edmonds Avenue NE. The proposal is to construct a 42-foot public street (to be known as NE 21 st Street and extension of Glenwood Avenue NE) to connect to the existing Glenwood Avenue NE, which currently stubs off of NE 20th Street at the south property line of subject site. The new right-of-way would include 32 feet of pavement, with curb, gutter and sidewalks on both sides of the street. The applicant proposes 20 of the lots to have direct frontage on the proposed NE 21 st Street, however 8 lots will gain access by private access easements. The site is not designated on the City's Critical Areas Maps as containing any critical areas. The rolling site generally slopes downward from east to west with a slope range of 5 to 10 percent with 18 percent at the steepest point. The site is primarily open field covered by pasture grass, shrubbery and trees. The proposed tree plan submitted for the project indicates approximately 35 to 40 trees on site, of which approximately 20 are to be removed. The saved trees are largely located along the north and south perimeter of the property according to the proposed tree clearing limits plan. The trees range in size from 8 to 30 inches in diameter and are of various species. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on November 2, 2004 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the Kennydale Court Preliminary Plat. The DNS-M included 5 mitigation measures as listed in Section 3 below. A 14-day appeal period commenced 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. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) 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 Earth Consultants Inc. dated August 26, 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 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. d. The applicant shall limit site Clisturbance including clearing, grading, utility, and roadwork activities to occur from April 1 st through October 31 st. e. The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. f. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. g. 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 comply with the 1998 King County Surface Water Design Manual Level 2 for the drainage control plan. HEXRPT109 City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF PUBLIC HEARING. DATE: November 30, 2004 Page 5 of 11 3. The applicant shall pay the applicable Parks Mitigation Fee based on a rate of $530.76 (25 x $530.76 = $13,269) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 (25 x 9.57 = 239.25 x $75.00 = $17,943.75) per each new additional trip generated by the project with credit given for the four existing single-family residences, prior to the recording of the final plat. 5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 (25 x $488.00 = $12,200.00) per new single-family lot with credit given for the four existing single- family residences, 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: HEXRPT109 Approval of a preliminary 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 and Housing Element policies: 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 project would meet this objective as the net density of the development would be 7.95 dwelling units per acre, which is within the allowed range. . 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. The proposed project would meet this objective as the 29 lots range in size from minimum of 4,500 square feet to maximum of 5,841 square feet. . Policy ,LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development 'should be arranged as an interconnecting network. The extensive or predominant use of cul-de- sacs and pipestems should be discouraged for new development. A "Flexible grid" pattern of streets and pathways should be used to connect adjacent and future development. The proposed development will construct a public road, which will connect to an existing road stubbed at the southern property line of the site. This connection will complete the interconnecting network of NE 20th, Glenwood Avenue NE and NE 21 st Street to Edmonds Avenue NE. Policy H-4. Encourage intill development as a means to increase capacity. The proposal would create 29 residential lots, thereby increasing density within a currently under developed residential area. Policy H-10. Encourage small lot single-family development. While the lot sizes range from 4,500 to 7,257 square feet, the average lot size for the development is 5,200 square feet. (b) Compliance with the Under/ying Zoning Designation. The 4.38-acre site' is designated Residential - 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed I City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF PUBLIC HEARING DA TE: November 30, 2004 Page 60f 11 HEXRPT109 development would allow for the future construction of up to 29 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 and private access easements (31,867 square feet) from the 190,695 gross square foot site (190,695 gross square feet -31,867 total deducted area = 158,828 net square feet or 3.65 net acres), the proposal would arrive at a net density of 7.95 dwelling units per acre (29 units 13.65 acre = 7.95 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. In this case, lot widths range from 50 to 65.5 feet and lot depths are proposed from 88.5 feet to 113 feet. As proposed, a" lots appear to meet the minimum lot dimensions as described above. 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. 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 proposed lots appear to be adequately sized for the provision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. (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 street per the requirements of the street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to the new 42-foot wide internal public roadways to be known as NE 21 st Street and Glenwood Avenue NE. All the proposed lots will gain access directly or indirectly off of the newly constructed NE 21st Street and Glenwood Avenue NE (see additional discussion under Access). A" lots comply with arrangement and access requirements of the subdivision regulations. The square footage and the proposed access of the 29 lots are shown in the chart below. City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF KENNY DALE COURT PRELIMINARY PLAT PUBLIC HEARING DATE: November 30,2004 Page 70f11 HEXRPT109 LOT AREA PROPOSED ACCESS NUMBER SQ. FT. 1 5,266 New public road; NE 21 st Street 2-7 4,500 New public road, NE 21 st Street 8 4,504 New public road, NE 21 st Street 9 4,722 New public road, NE 21 st Street 10 -11 5,000 26 ft. private easement 12 5,987 26 ft. private easement 13 6,217 New Dublic roads, NE 21 st Streeti Glenwood Ave NE 14 5,115 New public road, NE 21 st Street 15 5,000 26 ft. private easement 16 4,675 Pipestem 17 5,115 New public road, Glenwood Avenue NE 18 5,192 New public road, Glenwood Avenue NE 19 5,170 New public road, Glenwood Avenue NE 20 5,032 New public roads, NE 21 st StreeU Glenwood Ave NE 21 7,257 26 ft. private easement, NE 21 st Streetfrontage 22 -24 4,539 26 ft. private easement 25 6,638 26 ft. private easement, NE 21 st Street frontage 26 5,487 New public road, NE 21 st Street 27 4,539 26 ft. private easement 28 5,487 New public road, NE 21 st Street 29 5,266 New public road, NE 21st Street Lots: The size, shape and orientation of lots shall meet the mlntmum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-8 zone. 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. The lots are rectangle in shape with right angles to the street line and generally oriented with frontage towards the public right-of-way. Lots 1, 20 and 29 are considered corner lots with the front yard designated to NE 21 st Street (Lots 1 and29) and Glenwood Avenue NE (Lot 20). The lots along the eastern property line are consistent in shape and size with the project. However Lots 15 and 16 are oriented differentially. Front yard of Lot 15 shall be oriented towards its northern lot line and Lot 16 oriented towards its southern lot line Property Comers at Intersections: All lot comers at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. City of Renton PIB/PW Departmerit KENNYDALE COURT PRELIMINARY PLA T Preliminary Repon to the Hearing Examiner .... LUA"04,.109. PP • .ECF PUBLIC HEARING DA TE: November 3D, 2004 Page 80f11 HEXRPT109 As proposed, the corners at the dedicated right-of-way intersection (Edmonds Avenue NE and NE 21 5 Street) would have a minilnum radius of 25 feet exceeding City Code requirements. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: The proposed subdivision would gain access from Edmonds Avenue NE to the lots via a new 42-foot wide internal public street. Lots 21, 22,23, 24,25, 27 to the southernmost property line an<l Lots 10, 11, 12, 15 along the north eastern property line would gain access to the proposed 42-foot wide public street from two 26-#00t easements over neighboring lots. The plat layout originally proposed 3 shared 20-foot wide private easements and one pipestem lot for Lots 21 through 27. Applicant has revised the plat to centralize the access with a 26-foot wide private road, which reduces the number of curb cuts along the proposed NE 21 st Street. The applicant is not required to dedicate any additional right-of-way for Edmonds Avenue NE; however, they would be required to pave an additional five feet abutting the plat and provide curb, gutter and sidewalks. Similarly, tile proposed internal public road (NE 21st Street/Glenwood Avenue NE) would also require curb, gutter and sidewalks on both sides prior to being dedicated to the City. Finally, the applicant would be required to install street lighting wi-thin the 42-foot wide internal public road and along the Vlfestern boundary of the development adjacent to Edmonds Avenue NE. Applicant has requested and received a Street Modification for tile proposed 42-foot wide public right-of-way. The proposed internal public road to be known as NE 21 st Street is to extend from Edmonds Avenue NE east through the proposed subdivision approximately 400 feet. The road then turns to the south becoming an extension of Glenwood Avenue NE, running approximately 150 feet to join with the existing stub of Glenwood Avenue NE at the southern property line of the. subject site. The existing Glenwood Avenue NE curves though the established neighborhood of Huselands's First Addition to connect to NE 20th Street, which extends to the west intersecting with Edmonds Avenue NE. This connection will provide a secondary access vital for emergency vehicle access for both neighborhoods as well as the intent for interconnecting public roads to improve traffic flow. In order to ensure safe and efficient CJccess, staff recommends requiring the applicant to establish a homeowner's association or maintenance agreement for the two private streets (26-foot wide easements) as a condition of the preliminary plat approval. Staff also recommends a project condition requiring the applicant to install a "Private Road" sign indicating addresses served from the private street at the intersection <>f the private streets (serving Lots 21, 22"2 23, 24, 25, 27 and Lots 10,11,12,15) and the proposed 42-foot internal public street. This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. To further ensure safe access to and from the proposed subdivision, no direct access from any lot within the plat shall be allowed onto Edmonds Avenue NE. AdditionaHy, -to re<iuce-the number of direct access points on proposed NE 21st Street, Lots 21 and 25 shall ga in access from the abutting 26-foot private road. Staff recommends this as a condition of tile preliminary plat approval. The proposed subdivision is expected to generate additional traffic on the City's street system; therefore, a Traffic Mitigation Fee has been imposed by the Environmental Review Committee as part of the SEPA Determination issued for the project. The Traffic Mitigation Fee is based on $75.00 per average daily trip generated by the project. The proposed 25 new residential lots with credit given for the four existing homes would be expected to generate approximately 239.25 new average weekday trips (25 new homes x 9.57 trips per home = 239.25). The fee for the proposed preliminary plat is estimated to be $17,943.75 (239.25 total trips x $75.00 = $17,943.75) and is payable prior to the recording of the final plat.' City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-109. PP. ECF PUBLIC HEARING DATE: November 30,2004 Page 9 of 11 HEXRPT109 Topography: The subject site is generally rolling with downward slope from east to west with a range of 5 to 10 percent with 18 percent at the steepest point. The site is vegetated is open field covered by pasture grass, shrubbery and trees. The proposed tree plan submitted for the project indicates approximately 35 to 40 trees on site, of which 20 are to be removed. Several trees located along the north and south perimeter of the property according to the proposed tree clearing limits plan are to remain. The trees range in size from 8 to 30 inches and are of various species. The applicant submitted a geotechnical report prepared by Earth Consultants, Inc. dated August 26, 2004. According to the geotechnical report the soils on the subject site are fine silty sand classified as Arents. Some fill material was found especially along the southern property line. The applicant expects to excavate 2,500 cubic yards of material. The geotechnical engineer concludes that the existing soils are suitable for the 29-101' proposed development, subject to the applicant doing the entire earthwork activities associated with the project in the drier summer months and complying with recommendations for site preparation. The project site does not contain any critical areas nor is it located in the Aquifer Protection Zone; therefore, a Fill/Source Statement would not be required. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the ERC placed seven erosion control mitigation measures on the project and required the applicant to adhere to the 1998 King County Surface Water Design Manual. Relationship· to Existing Uses: The subject site is currently developed with fOUL single-family residences and accessory structures. All of the existing structures on site are to be demolished and removed. Staff recommends as a condition of preliminary plat approval the applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. The surrounding area includes single-family residences developed under the R-8 zoning designation. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. Furthermore, the proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with existing or recent development in the area. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and SEPA fees. The Environmental Review Committee has imposed a Fire Mitigation Fee based on $488.00 per new single-family with credit given for the four existing single-family residences in order to mitigate the proposal's potential impacts to emergency services. The fee is estimated at $12,200.00 (25 new single-family homes x $488.00 = $12.200.00) and is payable prior to the recording of the final plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed preliminary 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. which would increase the demand for existing City Park and recreational facilities and programs. The Environmental Review Committee has imposed a Parks Mitigation Fee based on $530.76 per new single-family with credit given for the four existing single-family residences. The fee is estimated at $13,269.00 (25 new single-family homes x $530.76= $13,269.00) and. is also payable prior to the recording of the final plat. City o( Renton PIB/PW Department ~ Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF KENNYDALE COURT PRELIMINARY PLA T PUBLIC HEARING DA TE: November 30, 2004 Page 100(11 HEXRPT109 Schools: The subject site is located within the Renton School District boundaries. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Therefore, it is anticipated that the proposed preliminary plat would result in 11 (0.44 X 25 new single-family homes = 11) new children to the local schools (Sierra Heights Elementary School, McKnight Middle School, and Hazen High School). Storm Water: The applicant would be required to submit a Drainage Report per the 1998 King County Storm Water Manual (KCSWM) standards with the project construction applications. Per the 1998 KCSWM, the project would be required to provide water quality and detention. As such, the applicant is proposing a storm water detention pond, which is proposed to be located within Tract A at the southwest comer of the site. To ensure access to thefacility;staf(recommends a condition of preliminary plat approval requiring that an easement be in place prior to final plat approval. The preliminary calculations for the drainage facility appear to be in compliance with the requirements contained within 1998 surface water manual. Staff recommends a condition of project approval requiring the applicant to have all maintenance agreements and easements in place prior to final plat approval. Finally, A Surface Water System Development Charge, based on $715.00 per new single-family lot would be required prior to the issuance of construction permits for the preliminary plat. Credit is given the four existing single-family residences. The 12,054 square foot storm water detention tract is located at the southwest comer of the site along the Edmonds Avenue NE corridor. The drainage facility would be designed in accordance with the 1998 King County Surface Water Design Manual and is being sized to accommodate all 29 lots within the subject plat. During review period, staff had recommended that the drainage facility not front along the public right-of-way. However due to the natural drainage feature on-site, it was not practical for the applicant to move the facility internal to the site. Therefore, as the drainage facUity is located along Edmonds Avenue NE, staffre(;()mmends th.atJhe applicant be required to install site obscuring landscaping/fencing along the southern and western sides of the detention facility. Staff also recommends that this condition be subject to the review and approval of the Development Services Division prior to final plat approval. Water and Sanitary Sewer Utilities: The applicant would be required to construct an 8-inch diameter water line within the new road extension of NE 21 st Street! Glenwood Avenue NE and an 8-inch diameter sewer main extension from Edmonds Avenue NE to serve the new lots. Once the sewer main extension was completed, it would provide enough capacity to support the proposed development. The development is located in the East Kennydale Interceptor Special Assessment District, SAD 0016 and the East Kennydale Sewer Infill Phase II Special Assessment District, SAD 0025 service provider areas; therefore, the proposal would need to meet their requirements prior to final plat approval. Street Improvements: The applicant has requested and received approval for a reduced ROW width of 42-feet for the proposed NE 21 st Street! Glenwood Avenue NE. New streets will be improved with 32-feet of pavement and 5 foot sidewalks on. both. sides .. Thetwopr~vate internal . access roadway serving lots 10,11,12 & 15 and lots 21 through 27 will be improved with 20-feet of asphalt in a 26-foot easement. Frontage improvements would be required if not already existing along Edmonds Avenue NE to include curb, gutter, sidewalks, street widening, street lights, street drainage, and undergrounding of overhead utilities. City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLAT PUBLIC HEARING DA TEE: November 30, 2004 H. RECOMMENDATION: Preliminary Report to the Hearing Examiner LUA-04-109. PP. ECF Page 11 of 11 Staff recommends approval of the Kennydale Court Preliminary Plat, Project File No. LUA-04-109, PP, ECF subject to the following conditions: 1. 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. 2. 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. 3. No direct access from any lot within the plat shall be allowed onto Edmonds Avenue NE. Additionally, to reduce the number of direct access points on the proposed NE 21st Street, Lots 21 and 25 shall gain access from the abutting 26-foot private road. This condition shall be placed on the face of the final plat prior to recording. . .. 4. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. S. The applicant shall be required to have all drainage facility maintenance agreements and easements ready to record, prior to final plat approval. . 6. The applicant shall be required to install a site obscuring landscape/fencing buffer along the southern and western sides of the detention facility (Tract A). This condition shall . 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. . HEXRPT109 I W 10 W C> Z c{ 0:: : z ,., N Q. I (/) ~ f:! ..; z o i= o w (/) w vi Q) .r. ..., "-o Z o i= 0:: o Q. c{ ~~IO-c}!;8 (~;:) ·01'1 >0.1 ~r:60-c}!;8 (rr;;:) ·ON _uolld If 096 ·VM ',U,,)/ '>:>Old II/"Ol IllnoS 61"6 DNI~33NIDN3 ~3D3vT ; uo n UUi/)I dVYf 7IV130 OOOH~08HDI3N SIOl6& U(KX) 31Y(J).NN3>1 t A PORTION of the S.E. 1/+, SECTION +. TO"""SHIP 23 N., RANGE 5 E., W.M. \ HE 22nd ST. i h-----r ----I I ......... ~ . m",. I LEGAL DESCRIPTION. PNICrI. NO. 04ZlO5 10M <_. _) 1I<E HC«IN 157.s frET 0' IHE IOOIItH'orST owmrR 0' THE NOIfTHWtST _EO 0' 1I<E SOUTl<WtST OUARTlR or "<:TICN •• TO"""",, 2l NORTH. IWICE 5 tAJT. W.W .. IH KINO COUNTY. WASHINGTON: OCIPT TNt MIT lO '(ET ll«R(or '011 I10000. PNICrI. NO. 04ZlO5 IOZI <_ .. '",) . 11« wrIT ......, or THE IOUIH ......, 0' THE SOUTH ......, 0" THE SOUTH ......, or TIC SOUTH'HtST OIJAItTER 0' 11« NORTHwtIT 0III«IlA 0' U;CTIOI< 4, TOWNSHIP U NORTH, RN4Ct , lAST, •• M .. IH ICINO COUN1Y, wASHtHCTON: Oc:EPT 1I<E wrIT lO frET TNEA(O' c:ooMYtD TO I(INO COUHIY '011 I 'lUI ~Vl. SE 11'1' DEED RECOROED UNDER RtCOROIHO NO. 'U'Z' 1 '-, .,--------, I I I ott ~' i ~ . .. I • I ~\ I I J1tt I WS I ,101 I IIOt I .. " I zat I lUI I 1101 I 270t I IT" , I ,I I I I I I I I I I I I , ',,' i ' I ~-__ J t hI~ { J ff: j r ~ , , I" I . ___ .J I : .. , .... ,.. t11:'Ol' ~ L.!;:u :f~ "--1 I : ~J"nrr:rl --r--~--'J.lrT ..I..J:"l--ir';;---.~...;' ...... -I .! ~:: .... /'-1J'ttl~r'-i IQ.O' 10.0' F 104(--'" 10.0' tp.o', .... I I ... 'I ! ~ !:"I-·~;_~C~" r""':""' " I \ ~ I ~ 1 1 I I J I !.j' • &OI'C. I ........ }I , ,Ial, , F :( I )1 1 ~I . I ,I :"~' ( 1/ f. " ~.=~... ~ :rIL~l~.,"';;;-.:rdi. I .J" I j.J. I • ..?'~" I' g, "..J6 -I/";.J,,~~ ,/ ~11Ji '" ~ ,... , ( .... ,,,, I J : I I .. ~.. -&a:-' liP' fIJII I ..... ..... .....' / I. I I ,( .. ' r:; SITE DATA VICINITY MAP N.T.S. AREA: 190.&95 SF (4.38 ACRES) AREA IN STREETS ... PRtV. RDS: 31.887 SF NET AREA: 1 S8.828 SF (3.8~ ACRES) PROPOS£D NO. LOTS: 29 ZONINO: R8 PROPOSED DENSITY: 7.0S UNITS/ACRE (O.7lo<C) -" .... -I ,~:: .... "'--''-'-n-':=)' -l-J L t' ~ V II ~ I ".r", 'I mr! ~k'A:\ 'C-~-E' 1 NE 21th ST -1---/ ..l.. --1-~-1 J.P:r.._. {. •. j! '--,~---\ rl+-'~~ • .------.-=-...---.--.---;~"'l' Jiiidl 1.1: " -, . R ZQU PROPOSED USE: R-8 ZONE: SINGLt FAMILY OETACHED RESIO. • ..... . 'I: I' I I......" I /. IJ' a ,~\ \,\ ,-..-,.-'!!~~ - - -.@43090..t/f'----'tJiol.'Y.:---..... ,' I i" ~'" ,.. -.-..:"!IT_ til~:)iiI ,.......,.' I , I 'I , .... :--, ----..::::::.~ ~ ......... ~ : -,--. ~~,(o" --+rr"I{;-,! t-r.IIJiI~ ',,,, f~ ~g ',_~"1')'::'~S 'i(J~. l..! ~,5.ll:Il:1!.1 ... ~'" ",~a' 1'.... )1 I (.~ ~~I ": # , ~, ~: """, ~r bitt. to"" (r---'" ),1,11:'" \' \ • 1._,1 i~ 7 - ( 'I'='~~~I : . ( ........ -.. ....... :.:; MOUIr: I: ~ f"14 ;' 14 I, 15 I I ~ , ~'-f---'" 1 L __ '-f -.----.\..._ I J I ,i 1"" J "" • • ~ \ _A' ... ·.ft .. ,rw'U, 'O' iJ"" (19 (b" 'iR 0 ". : '1~1:~ \ ..... -fi.:---fLtL-t; ..... , ~/(!".rrl -I \/ L...i.!>!:L-t---l' I Io-f=i--- I ~I J:I:'~----'r J .. " I ,l I J I~ I I',: !:: i" SITE SERVICES SEWER: CITY or RENTON WATER: CITY OF RENTON SCHOOl.: RENTON SCHOOL DtSTRICT nRt,· .. CITY or._ TEL[PHON(: OWEST ELECTRICAl. ole CAS: PUCET SOUND EN(RCY CA8U T.V.: COWCAST CA8U\'ISION :. ~.. ---,.---, .... j--" I ' ~ II , I ;' . " 1"... - _ I, I j 117 ~ 16/ ," . . : I :L' II 27 I 24 ~ 23 11..R2 ~'I IS 1 ~ I a "t" I I"" or r. t4 :li \ , .".. • ... "t ..... )"'''1 .1 ""., '11 1-11£ 1 ,( .... ,., / (§ -~" I' ". '" I nO'..L~ ..... Y':~~) .. ':tt I' I'" "'L~' \ ASS£SSOR·S. ~OS. Q.f230~ ?r.' (.oulh "",c,l) I I -.... __ .2':'1'1 .......",~ ..... I 1::---tOO ..... ,.. +.&~_ .... _.... "'"--':',.. ~IJ05 ,"(nOt1h PGrcel) -... _.. ,,.. -I ,... r.. '" : ..... I 1 .' .: 0(. "; . • _______ ...1 I ,,-"--, I' P-, ... " ... ' •. 0' (~l' \ \ . .,..... ,_ 7· I __ .:-I I I -_.-, .' , f : . .. . :':';':" I ..... ) SITE AOORES~~ 2011 EDMONDS AVE. NE (.oulh pore,l) 202 .... 2032 EO ... ON05 AVE. NE (norlh po,e.') -_. "tm:I~ .:~ I 2. I 3 14 I ~ 8 ~t~·,~, '~_ It I 13 ·':.",:CITY t.l6P. PAC~~ ~ ~,_ ' \ I S1 ~O. ~: ", -. I ·::·.i~ '_', ,:,...,:. HE 2~Oth ST. ':r ' '\ t'l)'S'II' , I .!~ -.-.-----, .. '. ...... . ... . I' I \lS I I I TAACT1o··, .--- --'XI -: II " i ~ ~'CT.'" OII'!!'AG( -Iz;.~.,,, . ::...." :: I' --~. \ .. ...: ; '. , lJ.'lEIrt" i :L!..""!'!"_.l____ . . >~. '., ".' I· &'&:z.Eth ST. ! NOTE: AU. mSTINC HOlnts AND ~.~ • ~ UIU.a:GI r---.--·----STRUCTURES ARE TO aE REMovtD. PtlOPERTY O"'ERS.· •. ~ ~ TOPOOR~PHY AND .BOVNDARY SUII\fY BY: , l. lZO-ZlOS-toZI t:: \) \ c:::......::» 1llUc:E D. COWNS ~ \,. ...;;I'io- .. I.OT~I IOU •• (aItoa LOT MIA) (4114 ... -(MOt ICL MIlA ar 1.0' I.m ".. M/ WI' ZOlZ lOWOMIS ~\/(. Nt . '9 . '-\ REHTON.W"'_ \\ i" O. 042305-1OSI -'" ... JOHN J. SARGENT. u.e 2O"E_~\/(. Nt RENTON, WA. teo" i GRAPHIC SCALI .fCentre :::.r;.~ = Pointe I-.1-.", Surveying "1;;L" r i 5 ..... -, .... , t ........ ft. (!) z -. if. ~ W ~ ... ~ ~~Ul (3~ ~z5i~~ WJ. a:l!! Wl (!) W « ""J eI , , ~ ~ g ~~ ~~~ .~ 2 >-g ~ ~~~ ;t ~'O ~ i3~ !I( II: a; ~ ~ .' ~ i ~a ~I! ~~ R-i ~~ ~Ij =-r~ .. ~~ .....,.. I~ • .o' ...... --_ .. -- =---...L- " ...L- :5'8 ~4I . A PORTION of the S.E. 1/4. SECTION 4. T.OWNSHIP 23 N •• RANGE 5 Eoo W.M. :5AI ~~:=!~~!!!ii'l~iEtl~ 0+00 1+00 2+00 l+oo 4+00 6+00 1.00 ; I~" ----.-.... -... _-1 1)'7 .... _--22 d S'T h'1&b'b',-, "" V I '-lIi1B1BU1 NE n • . 1·1 tf=._----I 1 I ~ I:~ ft' I • • . I I 1!;C',"_-'I \~'i~~ I~ ....... PROFILE -NE 21 st ST. SCALI: HOltl!.: ''".40' '4RT.~ '-.4' I . lIP • .... ; "n . .,.. . I I. I , .... 'I " , (, , .• I :112' :JIO'~~:J: , I ~. I,ll . 'l: if ~" : .. -'" I r'! ~ ... ," .• ,.J~:Oj, J '!!'!''f!'--1-_'7-' =-= • I I ., . .... ,. .. ... T .. :L-=-r --r---_ .... I.' .""---. ----......... -:\' .. _--','"_ 1 I , .' J . I,.... .. -.. .,-~'" •• , ... r--". I. . I • , ., ',. , I! I '·.1 I. I I: ". I • .' 11: " /' 6 7 t 8 I' 91 . lb . I .m .I'" '". ... .. n ;i __ if@S=,.l1 ~~hdk;:*~ ~['=:=~#t~ .~. _".. . "" ...... " .' ; /,.' ,; ,. .' ;': I W!!!!"J _...L.. --L. ~ r oii/U-·--·.,_.~J:'F.1I.A,~ ,-..... -.... ~. , .. l r:-::'--i.U1\_. ---; . __ .... :--tI:~----:-rw~~-?i . -~--,-. .. .. _ ,~~,., ',! " ---------i i 'i • :, 1 ' , J ~ \ ' 1 ,.",~~"(\·S fill"" 0, ~ ~'" I I I OIlAPHIC SCALI: ~ ~ .1,' r -.t ccwn Jtntt OlUND awUMIGI IA •.... ouc ,.." (Q.ASJ .. , ... ,« ~ II(tONQ lOt CCII'CII'rII';IrI"" TYP, INTFRIOR PLAT ROAD NO' '" «All DRAINAGE DETENTION: LEVEL 2 OETETION STANDARD F'ENCED POND WITH 2:1 SIDE SLOPES ELEVATIONS: TOP: 332,2 DESIGN WATER 'LEVEL: 331.2, AREA .. 10424 SF' BOTTOM:,326.2 AREA-6039 SF' VOLUME PROVIDED: 39138 CF' VOLUME REOUIED: 37300 CF' WATER 'OUALlTY: WETPONO BELOW DETENTION STORAGE TOP WEtPONO ELEV: 326.2, AREA-6039 SF BOTTOM WETPONO ELEV: 322.2, AREA-3 730 SF' VOLUME: ;PROVIDED: 19538 CF' VOLUME :REOUIRED: 1418 I CF' h,u........ T .M , ..... , , ...... II .." ... ~ z it w t ~:t ~~U% -R ¥l ~£i~! W~&~I o::~" ! l w;t I. ~ w « .., .~ .... ~ ~ ::l~ I.> 5~ I.J ~ ~'" ~ ~~I ~ .. ~ Ii~ ~ I ~ -y- .... i5 ~~ ~if ~Ii: ~~i alii dg~ ~~ 'il ,; ~11. ; -..i.a.atL 1KIUl' ," •• 0" .... ''ft~ ........ -.wL- !!.:.= ~ ""LL-,,~ "" I t~i:1 . I , , I roPOCl/AP'" AND BOfJNOAR. SURYr, 81'; ~Centre = .. ~~"::' = -. .. Pointe ''''' ., .... , . Surveying aU. . ' A PORnoN of ttle S.E. 1/4, SEC'TI0N 4, TOWNSHIP. 23 N., RANGE 5 E., W.M. . .. ' . . , -=,., NOTE: AlL EXISTING HOUSES AND STRUCTURES WILL BE ReMOVED nl' "" °1"1(;U' ... , '100 '''II -:--! § .... IS 14 LEGEND .... ""'_ nons ~ TRct. TO It lI(IjovtD .... , cWIoHo UIIH PROPOSED COItTOU. --... --.- "'"".., CONTOUR .... -'. '" ...... ' ..... i GRAPHIC SCALI " B---" r r M-.. f-..,I 1 •• " n. " ..- o z ii: ~l-ii ~~i~~ ~lSi!! W~tf , a::!!!-I ~ W:l I. o W « .., 2: ~ 10.. Q.. 'S ~~ 8 2i~ ~~ .. ~ ~olj3 :t ~~ § ~i ~ ~ i~ ~II ~~ Iii ~I ~!j I~ ..r.tWJ.. '·.40' -"'-JOI... ~ !!.!!..= .. --- -...L-,,-'- !R-l ~ I S ! -t----'---L-_-I R-8 o ~ ZONING o ~ DaINlCAL SEIlVIaS ----_ton c:Iit;y Umit,l D5 4 T23N R5E W l/~ CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: . LEAD AGENCY: MITIGATION MEASURES: LUA04-109, PP, ECF Kennydale Court Preliminary Plat Marc Rousso, J&M Land Development, Inc. 2008,2016,2024 & 2032 Edmonds Avenue NE The applicant is requesting Preliminary Plat.and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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 prepared by Earth Consultants Inc. dated August 26, 2004 with regard to site preparation and constr,uction. 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. 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. d. The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur from April 1 51 through October 31 st. e. The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. f. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. g. 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 comply with the 1998 King County Surface Water DeSign Manual Level 2 for the drainage control plan. . ,-. . 3. The applicant shall pay the applicable Parks Mitigation Fee based on a rate of $530.76 (25 x $530.76 = $13,269) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 (25 x 9.57 = 239.25 x $75.00 = $17,943.75) per each new additional trip generated by the project with credit given for the four existing single-family residences, prior to the recording of the final plat. 5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 (25 x $488.00 = $12,200.00) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. I CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA04-109, PP, ECF PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: Kennydale Court Preliminary Plat Marc Rousso,· J&M Land Development, Inc. 2008,2016, 2024 & 2032 Edmonds Avenue NE The applicant is requesting,Preliminary Plat and. Environmental..(SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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. Fire 1. ,2. 3. 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. Fire D~partment 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. Street addresses shall be visible from a public street. Plan Review -Sanitary Sewer 1. This project will be required to install a sanitary sewer main extension, minimum 8" in diameter to serve this ~~. - 2. The conceptual sanitary sewer plan is approved. 3. Dual sidesewer will not be allowed. The new lots must be served with an individual sidesewer. 4. The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. 5. This project site is in the East Kennydale Interceptor Special Assessment District, SAD 0016. These fees are $485 plus interest per lot and are collected prior to the issuance of a construction permit and recording of the plat. 6. This project site is in the East Kennydale Sewer Infill Phase" Special Assessment District, SAD 0025. These fees are $5,208.87 plus interest for six lots to be collected prior to the issuance of a construction permit and recording of the plat. 7. The System Development-Charges for sanitary sewer shalt-be'based"on a rate of:$900:0fl' pernew-Sirrgte- family building lot. Credit is given for the four existing single-family residences. The development charges are collected as part of the construction permit. Plan Review -Water 1. A ne~ 8" water line within the new interior road will be required to be designed and installed by the applicant to serve the proposed plat. The new line shall be connected to the 6" line in Edmonds Avenue NE and to the 8" line in Glenwood Avenue NE. 2. Additional fire hydrants capable of delivering a minimum of 1,000 gpm will be required, with one hydrant within 300 feet of every new single-family dwelling, not exceeding 3,600 square-feet of gross building area, within the plat. 3. Single-family homes larger than 3,600 square-feet require a larger fire flow demand (ranging from 1,500 gpm) than the water system can deliver which is 1,410 gpm maximum as noted above. The applicant must obtain the Renton Fire Department's approval to allow the use of residential fire sprinkler system, due to the limited available fire flow of 1,410 gpm. 4. As noted above the static water pressure is approximately 90 psi at street level. Per the Uniform Plumbing code domestic water meters that exceed 80 psi shall require the installation of a pressure-reducing device (PRV). 5. Lateral spacing of fire hydrants shall be predicted on hydrants being located at street intersections. 6. The System Development Charge for water shall be based on a rate of $1,525.00 per new single-family building lot. Credit is given for the four existing single-family residences. The development charges are collected as part of the construction permit. Plan Review -Surface Water 1. A conceptual drainage plan and report was submitted and meets the requirement that the drainage control plan be designed per the 1998 King County Surface Water Manual Level 2. 2. The System Development Charge for surface water shall be based on a rate of $715.00 per new single- family lots. The development charges are collected as part of the construction permit. Plan Review -Transportation 1. Per City of Renton code' projects that are more than 20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. 2. Street lighting per City of Renton standards and specifications is required ,to be installed. Street lighting js required both on the internal streets and along the full frontage of the parcels being developed. 3. The new street interior to the plat must be developed to City standards, which are 42-foot right-of-way, full 32-foot pavement width, with curb, gutters, 5-foot sidewalks adjacent to curb and street lighting. 4. All new electrical, phone and cable services and lines must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton Public Works inspector prior to the recording of the plat. . -_ .... -.. . Plan Review -General 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements, per City code. 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. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 4. 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). Permit application must include an itemized cost estimate for improvements. 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. I' BILLING INQUIRIES: (206) 628-8183 P. PMENT: 01 ~'~3 11654551-1-27831772 [..,.--••. ::·:'l •. • ... ;A~··.·.·.:J: .• ::~\,:· .. ·.·~.,-.·.·.t.~""""""· .. : •. C··:..-,.. ... ::.:::.::: ..•. • . .......,..::: •• :· ..• : •. :: .•• :··.=:: .•• :::= .• ::::::=:i=·:·:·:'·:·:=F=r: .. = •. :.: .••. : .• : .•..• =: ....•.•• : .. : ... : •. :':.=::.: ......• :.=:.:.: .. :.':.· .•. ::1 [: '.:V:¥:-:U'L;r;&;;:: - - -.. :::::.::.:.:":.;:::":"::";.:::";.::::-.::-:::::'::::-:.:.::::.:.;.;":.;<:: ------: - . (., on ... W"tf" fi"[j(iiIC! 'co ~ rSlng Date: re 'I .., IJ) ",:! i!; I U I ; ~~ ~ov -4 1004 Il~ ;~;~:~:~;~~~:;;:.;;;;; 1 10/31/04 11654551 of 3 KELLY WILLIAMS CITY OF RENTON K1U.L¥ HILLIAMS CITY OF RENTON [",hE D!;·i:.ilr:,i~:;·;T 1055 S GRADY WY 7TH FL RENTON WA 98055-3232 242-6-1242-3 Date Check Number Payment Amount Total $ 0.00 Date Invoice Number Invoice Amount 07/31/04 53832709 $ 10/31/04 56178760 ~ Unapplied Payments Deposits Total $ ~Corporate ~Express' BILLING INQUIRIES: (206) 628-8183 A 8utvm.tnfl Cor\PM'ly CITY OF RENTON 0.00 80.99 80.99 1055 S GRADY WY 7TH FL -I(ELLY WILLlAM& I\JFtNC, 'I T HoMf'SON RENTON WA 98055 REMIT TO: 1.11111111 •• 11 •• 1.111.1111'1111 •• 1.111.11111.1.11111 CORPORATE EXPRESS INC POBOX 71217 CHICAGO IL 606941217 eriod Charges eriod Taxes Period Invoice Amount Period Pay/Credits Unapplied Payments Deposits Prior Period Amount Balance Due $ $ $ $ $ $ $ $ 74.44 6.55 80.99 0.00 0.00 0.00 0.00 80.99 1·:· •• ~dd66~~:ld;~d ••• • ••• ::·.· ••••.•. : .•.•••••• :: ••••• : •••• ' ••••••.•.•••.••• :.:.: •.•.••.•••.•••••.•••••.•.••••••.••••••••.••.••.••.•.• : •.• : •.• , •. ·:.·.' ••• 1 Unapplied Payments Deposits Current Past Due 1 -30 Days 31 -60 Days 61 -90 Days 91 -120 Days 121+ Days $ $ $ $ $ $ $ $ 0.00 0.00 80.99 0.00 0.00 0.00 0.00 0.00 O~enAmount Payment/Credit Balance $ 0.00 $ 0.00 $ ~ 80.99 ~ 0.00 ~ $ . 0.00 $ $ 0.00 $ $ 80.99 $ 0.00 $ Closing Date: Customer Number: Please attach and enclose this remittance with your payment to ensure proper processing. If remittance Is not for full amount of balance due, please attach list of orders paid for clarification. 0.00 80.99 0.00 0.00 80.99 10/31/04 11654551 IL~~iA~d~b6t: •.•••••.• } ••• ·.h •.•• ·...n.it.· .. · ................. ·.· .......... · .... 1 Payable Upon Receipt Amount Enclosed: $ 80.99 ~'. : : : ;' ,: I Wish to amend the conditions to include .... Staff has made the applicant aware of the additional recommendation. Community Assets: The applicant has noted that the site is vegetated with several ornamental trees and grass lawn. According to the plat, these trees may be impacted during site preparation and construction.c-Asa result of the loss of existing vegetation arl d 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 da maged, 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 prio r to final building permit inspection. This condition shall be subject to the review and app roval of the Development Services Division. Condition: The applicant shall be required to plant two nevv 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. A PORTION of the S.E. 1/4. SECTION 4. TOWNSHIP 23 N .• RANGE 5 E .• W.M. I NE 22nd ST. i ~------r---- I:k;;.;. : .1 . LEGAL DESCRIPTION PARCEL NO. 04230~ 9~6 C.ou!.h porc") THE NO~TH 157.5 '[[1 OF THE NORTHWEST QUARTER or THE NORTHWEST QUARTER OF THE' !OUTHwtST QUARTER OF' SECnoN 4, TOWNSHIP 23 NORTH, RANCE 5 EAST. W ,t.! •• IN kiNO COUNTY, Wof.SHINUTONi [)CC[PT TH[ WEST JO FEET Tli[R[or rcR ROAD. PARCEL NO. 042305 102' (north pare.') THE WEST HAU' or THE SOUTH HALF' OF TtoIE SOUflot HALf' OF' ntE SOUTH HALF OF THE SOUTHWEST OUARTER or TH!: NORTHWEST QUARTER or SECTION 4, TOWNSHIP 23 NORTH, R.tNGE S [AST, W,U., IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 3D FEET THEREOF CONVE'tED TO KING couNTY FOR Utlth AV[. Sf BY OEro RCCORDED UNDER RtCORQING NO. eeS12i j. :11 ~ 1 ,,--,---------, [\ ,\1 211& I .I6:t~ 2'801 2601, 2&11 I 2':~ ~'ll I 2.701 210t :711 ':: : ~"..' ~' -r' {' J' ~' j' ~.~' , I \ I .... : I : -;---' ~-! 8Sg'Je'27' .,";;Oi' 'r-I~ 1. ! I '~~~·i:'"JMr':'--{"';·· "1""IoOW-.... p".' =r "~1··-1-,r";.... ..... . ~.. ..... :..-';;.' __ ,. __ -,.._~-.!. .~,u< ,~~_ __ ':;"~ __ _ ::-:_0" ___ _ i ; ;I\":, ··'·'.:.,/::~)'L".:j: :--.d. .. : ,". '1 1 ... " ~I I ~,' I ,/ , J :' : • -•• '-.. ':: _ • .o,jJ;j. '-. 1,..J ...I. , _. , _. ' _. ' •• ," , '" _ •. ,/1? -=: .. ... _,._ .. , "."'. ~ '~''':a' .. ' :~I • ~I ." a', a' I' ,I : .~.,,, . 1 N ". ............ w... . " I .... , . 3.-_. ••• 6 7 8 \ I: I. 11 ,I ~ ~ ". ="""(10) 1 • , .. "~''T'''?' ---1 -'---L J I r L{' .00" l ... 1'.,., .. I ~ \ I , -" I , (1011 'V) .: / I " ' .,.,.- I LIJ \§ I: :'" '---~7-.....aR:...--!!.O' so.o~ /~ _ !!o' 100' / / '~O'" :&0.0' / ' 54 ,_:' II '?! 1 Z l . :'0' '" • NE 21th ST / --J;;D-f--~"----"' .~ , " It--. .:.. --~ . . " -..' Pftft,f,t" U' nlh -,oTlirit--t,:-·"" _ .. J"., '~:~1~'r--.--.--.--.--.-·-.-,--.~·.. _. . . ,." • '&J, "* •. ~ I I I ~. , ." I" J wt,wEHt Il' '9 nwr 1 ,~I 40.5' .~r-20'··6,.0'.:-1 ... I;lO'"":" T 11.0; :::':...... ,1040' • \.' , " IOJ IO?' I ~ I I __ ., ,-. .... I '. '. I , I twm' !.1M( .~ 1. • « : : :' .! . --.. ' IH2.305 90 -1 ~~. Hf-~-'--' "-7': -----t-.. ., ...... ZI'--1~--,-t---.;m-~1't::l-~.-:--~ ~~li-,~~j(O 7~ --+U'fj--,.~-.:'1 !fl!!P!r.'1"8~ 0 . L -. " '!~'6' ~ '. :t+ .. \ .. ,~ 4",31!!5",::I ." ("lO~. 9. ~ n~DIii 2/ JO' ir ,.29 .• .r:··"~28 1 I a lilt It !A~'ij . Ii:', ~!A~lal 2Q " .. ',1 '.Ji4... _._~ 15 :'/: t fil, :;l: ..., ... ' ~ .... ., ", I,..... :h" 25 \:I~I. 21 Ii. . tcjt ~. 'i·' 7 l:"'~ \111 ' I ....... ,~;t : I I, : ,Q ~a ... , .,:'Q i/ .... , .. " '.--;-f;1'" ~ 14 ' .... . 15 'I ~. .~.-. .... ':.: :illi' ~:h!l ' J1:\I§ '( ! / • ~ 'l"" , .. :. .. ~ ~,.,I n.s' \\_ '," ~'M. _ !!:.o· It -,-£:.. I I ~ I 19 . b ~ t ' ,:R D.O .. , ~ I·ill t:r=:, .. _.,,,, .. \ . 1'4' '4 T' ...... Mj' ",.,,' ~, I L...L .,!,!.., ~ , /~. -- , i :' ,,,. : .. :,7" ~ 24 .1 _23 I • .J.t ' I : / 17 ; 16 I ,~ 1 ~,/~~. : .... -. -:-:"-.. ~.' .. -... ' . . . ..!JI'':'''----' ·r I '. I· • I:. ~ : I :L '. ,A " .. "", 1 .. ".,I(·''''·''~I . ~ T8 1 j' I ~' $I:'" I "I .•• "" a .. I. ;1 1.1' I.J.) !. ".J, \ .,. " . .:t...1:. .• "-,,, •• .• ·l·.··il "4' b . ' .. 'o·,!l!fl .. '-'J~:_I . ~ ::;i \ '2'" 1,/ • '~"! !lIH If' ~ • .' ..,lA:., ~ 1 (nJ!I ~)I I § I ~~Il'! .. __ .--T:-.-. -I .t .. ,::;" ~--:-i ",,~ .... .-' .;.' ~-~ f -<,~' .. I/~_;;:;;.;.~-'I ------_. ____ --l I .,le.. "~'-'-. ,LuP-, .... , •.••• ,.... 'f./it. ~.. . ~ ._J:l~n'· i ~k i 3 i O. 4 i 5 i 6 ~~~~f} :~J~. 11 i 13 NE 20th ST :' .~ ,~o;,1 '" , , ......... ,,:' • ~• ". ,101 '1I0·Sfl ,.. 1'\ •• ------_. --------,·:1 ,'\lSf I I I : I . ~ i, :'1 1 '1 I " I b I~"",· , , ., ._ . ... ·T·~-:.:.---J----. I·· ~r5,:?:eth ST. NOTE: ALL EXISTINC HOUSES AND HilUII."' L.J.:lr_~. __ • __ ._ STRUCTURES ARE TO BE REIo/OIlED. PROPE"Ty O""ERS, -), 1204230&-9021 1ft BRUCE O. COLUHS TOPOCRAPHY AND BOUNDARY SURVCY BY, ~Centre ................ ..... ..... ,.1 .. ' ....... IIOCD _ _ Pointe /Wl .... , .. , Surveying " LOT AREAS ~ Sf' -(GROSS LOT MEA) (4~U sf) -(HOt IHQ... AMA (If LOt LUS THAN 01(1' 'MD() 20J2 COIofONDS AV[. HE RENTON, WA. 98(156 042305-8058 JOHN J, SAROENT. L.I.C 2016 £DwONOS A\€. NE REliTON, WI., 980.58 , VlC'NITY MAP N.T.S, SITE DATA AREA: 190.69~ SF (4.38 ACRES) AREA IN STREETS & PRIV. RDS: 29.~66 SF (0.68 AC) NET AREA: 161.129 SF (3.70 ACRES) PROPOSED NO. LOTS: 29 ZONINC: R8 PROPOSED DENSITY: 7.84 UNITS/ACRE PROPOSED USE: R~8 ZONE: SINCLE FAMILY DETACHED RESID. SITE SERVICES SEWER: CITY or RENTON WATER: CITY OF RENTON SCHOOL: RENTON SCHOOL DISTRICT FIRE: CITY or RENTON TELEPHONE: QWEST ELECTRICAL & GAS: PUC£! SOUND ENERGY CABLE T.V.: COlJlCAST c.sLEVlSION SITE ADDRESS: 2016 EDIo/ONDS AIlE. NE (south parcel) 2024 & 2032 EDMONOS AIlE. NE (north porcol) ASSESSOR'S NOS. 0'230~ 9056 (south po"ol) 042305 9021 (north porco') OTY MAP PACE 05 TRACTS: TRACT A.: DRAINAGE -12~4 SF' i GRAPHIC SCALE " lwL" i r 5_._- (.I'IIIn') , InUI ... 'l C> z ir. • W ~ ~~ W4:;;;h Z~~~a (3:<:"~:l ZS~·-~ W~t~~ O::!!!"'K: WCl; t. C> W -< '") ~.~- Il.. ...: ~ :e..,. Q:: >--'" 5 ...:!I! U .... oot ~Il..", \4J 0 >-~ ;toolQ:g ~ ~~e <: 5i ~ ~ ~f;a '" ~ u ~ ... Il.. ~ JE~ ~ ~ VI ~I~ ~5,d ~~ iili Q~ cS~~ ~~ o:~~ :5 11/< JE .. I~ ... ". J.LZ.lQL 1:-" I~ .• "'. ,,",_.Y:~ til ..... "--UoI.- ~-- ..... -L- " -L- A PORTION of the S.E. 1/4. SECTION 4. TOWNSHIP 23 N .• RANGE 5 E .• W ..... I un , ... not :,'7 :n~ nn ... ii I .li~G· m'j .~ t:'~ll , I I -.~.\ L.~Jl:l~;Ll~:~~_ ~_~ ----____ --1 r~. » i ..... :::::-. l;iLi"~1 ...... -.-• ,.-.-.,.,. ' "';\1',,---" ~'. ---.. --. - . !~I:.~ __ ~ " nt-:, NE 20th ST. _ '1---'ffi~----__ """ __ L"" i I "It(~ 1 I H'I1)AIM , I: , 11:'''11' ,. I ·""·l···-r---~.":':~-.----.:. E 20th ST. Fiii'i'Ii!'--r'""'" ::::::::.:: -'--- 2 I ~ I : .~ f\1lf:'" ~b~J· ~lJc:·rHV7 . , I m rOPOGR"'P~'Y AND 80UNOA.'f( SLiRYCY BY; fen-""' .... _ ...... '.Ui; .... ,.1 .. ,. IA. .aGQ _ _ Pointe IN) IIHWlI Surveying NOTE: ALL EXISTING HOUSES AND STRUCTURES WILL BE REMOVED 'f:f{;a7" '"'' , ... ,. L;;,-r\':'-~' -'-~. . ... -_. ! ~ ,: N " \\\ I ~ 2'2 ~I ,. Zi)J 15 13 LEGEND ..... UlsnNC TREES ~ TRtES TO 8E REt.lovto *.,., CI.£AAING Llt.aTS $; = -.. 1)1 PROPOSED CONTOUR --w--- ['lClsnNG CONTOUR .... t GRAPHIC SCALE ~-~* i 'j .ya ',.fllrl ,.,... .... fl t:l Z 0:. W'-' :f,1n W£~~& Z~~~.!. -.. ;) ,"0 ~ v ..... ;:!:t Z SJIi::!t! Wjii p o:!!!'<r w: i. t:l w 4: ..., r- ", '" Q § ~~ (.) 15~ ","''< ~,d3'" ~ ~o\jl ~ ~ ... ~ «'.!! :oc ~~ ~ ... t::l I!: ~ I .~hli ~Q: ~ii ~~ ~!i :5 ~ f I~ IIm_ ICIU.I 1-.41T ot1IOIIp.~ -"'-""'--!!.!!...= !:..::.-- --'-- " -'-- ~ ~ W If) W 0 Z 4: Ir : Z n N 0- r (f) z ~ 0 I- ~ Z 0 i= u W (f) ~ ......... w vi Q) £ ...., .... 0 z 0 i= Ir 0 0- 4: !;!; 10 -0!;9 ([!;Z) 'ON '0 j ~[60-m;9 ([!;Z) 'ON .auolld If 096 "\I'M "jUii>t ii:J0ld ql.,OZ qlnoS 61"6 ONlel33NION3 el303Vr !i ;': dVW 11"11130 OOOHCl,08HDI3N 5101 « llJfI(X) TlV(J).NN3>1 ~ < U fI) c! 5 ' -8 ~: Il. ~j < II:: t' ; I ')t~. _ .•.•. _., -- ii'it'" ~ --1 I 1 ,-;::;., _ .•••. _, i,'lflhtD'1 :-"--11: '-I !wm NE 22nd ST. ~ ~''''-----d :1 1 t. ~ttI' ; r 211' 1 [1!STlftCo~··'~I;'\o~,.."C.ll~;':':":'= SI .. i"'Irrl. un .. c,.! "r~ "'-:, n"'j~' II·) rot( ,~I~' .~, ''IN!OtI) I NE 20th ST. 1/ 3·8 ~i' 348 :~! 3 •• l, 3'2 A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E .. W.M. .... \ .................... '/ .. . 1 ....... . .! "1 liD" ! I" It '"I''' ............ +... " .... + .. ~ .... ~M. ~ • OM' ,. i. , "L",. ''''''''';'''I'',ml!l~I'lllllt'lll!lI .• j" ll8 336 Jl4 ~ENTERUNE .. .... .. .! _ .. ,. ,..-(. , eRQ~StD CRADt II~' .. I . . .... . . .. 1 .. .l.. -:..., ~ --:~-'T -:--:'; .. · .. :-.r ~:::----....-.. -... -.-.. --.. .. M ...... I· .. ··· .. ··~ .. ·····~·····t· .. ··· ......................... _-_ ........... , ......... . ........................................... : , j :::~~""'2~ciO' . t··· "i" ... _ ........ _--...... _ ................ ". _ .• _ ......... ~ .. __ •.. . 3lO ..... 1::: .. 0+00 Z~2~ 3"·00 4+00 PROFILE -NE 21 st ST. SCAL.E: HORIZ.: 1-.4Q' vtRT.: '-.4' ! '~I ! ,~ ! "" ! ,,~ ! "" ! 1:'01 ~+DO ,,., J'17 i ~ t' ····,.·~:·t .. r.:F!· j ''''''~' :t:~ l' --~ ... ,-..... . -rM ---LII'=;=_ :7.:;;'j':' -~r--' .~-----........ ,c, .. r--.,-;,.,.t..-.... --ii, I ". ',I,t I ; '1 I' I '.1 I I. .' il 5 I 6 I 7 t 8 I: 9.,' Ii ,6 ! I! , i . 22'f../, .. 2J. I . V:' 18 , ~ IL' ~'i,~t1-'" ," .... ~ .... " .:"Htwt.t~., '1:.1 . , ·'.-=;'~FUi':" ::::::-r, ..... , ,I '::'---~";{~ "-'---~-'Nei'li'saow 814,02 , , , lie , ._ nPs1 ~ ill 1.l. '" ,.n 15 ,. hOD $ $ ,.""",,,_,,-1 \"~tL ~~, -\ ~ JO COIl"" CONCMIl' ,. "'" C'CIIIIPr. «J'fH QASS ..... APl'Wr ~ ~ IMLK ..... """"'".,."' ____ "" __ 0\\",,,,,,,,_ ,' ... """'" lIP" ,.,,, .... """.""" .... """'" ~ a .. ~ lAst (ClAD .,0J ... .,.1ICOCJtItlD /ICIOIIC SOt (QIClIfICIJd_ TYP. INTERIOR PLA T ROAD NO' JD KA401 DRAINAGE DETENTION: LEVEL 2 DETETION STANDARD FENCED POND WITH 2: 1 SIDE SLOPES ELEVATIONS: TOP: 332.2 DESIGN WATER 'LEVEL: 331.2. AREA= 10424 SF BOnOM: 326.2 AREA= 6039 SF VOLUME PROVIDED: 39138 CF VOLUME REQUIED: 37300 CF WATER OUALlTY: ------~~F""_~-•. , I\~\l';. "v''f" WETPOND BELOW DETENTION STORAGE TOP WETPOND ELEV: .326.2. AREA= 6039 SF BOnOM WETPOND ELEv: .322.2. AREA=.37.30 SF VOLUME PROVIDED: 195.38 CF 'iYDUHT , 11:""1' • '''''''r VOLUME REQUIRED: 14181 CF i:,io""ii!-~.~ ~ B;PHJC "rALC T M.-~ _.---- Im/illil , ""'" ... 'I ...- " z ii: lJ t X ~ Wa:~9~ ZS"~:l (3 ~ . ~~ Zfi~~ W~i~~ o:::!!" -W:t (j W <t: "') ;;: ~ ~ t", ;:) :::I>: o I::~ (j ::l ., ~ ~~'" "( .. C) g ~g:cp :c: (k:tl ~ ..r~ ::.: ,,:<: « <.> ~ .... ~ ~ ~ :10 lit ~~ ~~~ ~5" ~ ~(k: &\~~ C)~ d!~ !~ ~~1 I; .Jail!<.. ICJIlt: ,'.40- .... ""....iU.- 0-_ . ..., • .Y.L.. :!.:. --Klf..L.- " ..L.- ZONING PIBIPW TI!CIINICAL SBIlVICIS WOfI03 - - - -Renton dity LlmlIII R-l .-.--t------'---'-----4 R-8 h 200 T 1>4800 D5 4 T23N R5E W AFFIDA VIT OF SERVICE BY MAILING STATE 0 F WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 4th day of January 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: I SUBSCRIBED AND SWORN to before me tbis ~ day of ~, ,2005. -'.~ ~~e State of Washington R...esiding at , therein. Application, Petition or Case No.: Kennydale Court Preliminary Plat File'No.: LUA 04-109, PP, ECF The Decision or Recommendation contains a complete list o/the Parties of Record. ----------------~ HEARING EXAMINER'S REPORT Minutes APPLICANT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Marc Rousso J & M Land Development, Inc. PO Box 2566 Renton, W A 98056 John J. Sargent LLC 2016 Edmonds Ave NE Renton, W A 98056 Bruce D. Collins 2032 Edmonds Ave NE Renton, W A 98056 Kennydale Court Preliminary Plat File No.: LUA 04-109, PP, ECF January 4, 2005 2008,2016,2024, and 2032 Edmonds Avenue NE Approval for a 29-lot subdivision of two parcels, a 4.38-acre site intended for detached single-family residences. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 23,2004. 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 November 30,2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, November 30, 2004, at approximately 9:00 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: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. I Kennydale Court Preliminary Pial File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 2 Exhibit No.3: Preliminary Plat Plan Exhibit No.5: Tree Cutting/Land Clearing Plan Exhibit No.7: Environmental Review Committee Mitigation Measures and Project Advisory Notes to the Applicant. Exhibit No.4: Preliminary Gradingand Utility Plan Exhibit No.6: Zonin~Map The hearing opened with a presentation of the staff report by Nancy Weil, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located on the east side of Edmonds Avenue NE between NE 20th Street and NE 22nd Street. The address of the two parcels in question are 2008,2016,2024,2032 Edmonds Avenue NE. The 29 lots proposed range in size from 4,500 square feet to 7,257 square feet for the development of detached single-family homes. The two parcels are currently developed with four single-family homes as well as various accessory structures. The property is zoned R-8 residential as is the surrounding properties. Site improvements include the construction of a 42-foot public road, and a storm water detention facility on Tract A. There are no critical areas on the site, the site is classified as gently rolling with a downward slope from east to west with an average slope range of 5% to 10%. The site is primarily an open field covered with pasture grass, shrubbery and trees. It is proposed that of the 35 to 40 trees on the site, approximately 20 will be removed. Staff would like to additionally recommend that the applicant plant two ornamental trees, a minimum caliper of one and a half inches (1-1/2") for deciduous or six to eight feet in height for the conifers for each new lot within the 20' front yard setback. The applicant would also be required to record a restrictive covenant for the property. The ERC issued a Determination of Non -Significance -Mitigated (DNS-M) with five mitigation measures. No appeals were filed. The proposed project was found to be in compliance with the Comprehensive Plan Designation that would allow for the future construction of new single-family homes. The site is also in compliance with the R-8 zoning designation. Each lot satisfies the minimum lot area and dimension requirements of the R-8 zone. The net density is 7.95 dwelling units per acre which is within the allowed density range of the zone. All lots appear to meet the minimum lot dimensions. All lots have adequate area to meet the minimum lot setbacks, however, each lot will be required to verify the appropriate setbacks prior to building permit approval. The lots also appear to be adequately sized for the provision of required parking. The lots are rectangular in shape with right angles to the street line and generally oriented with frontage towards the public right-of-way. Lots 1,20 and 29 are considered corner lots. The applicant is not required to dedicate any additional right-of-way for Edmonds Avenue NE, they will be required to pave an additional five feet abutting the plat and provide curb, gutter and sidewalks. The internal proposed road would also require curb, gutter and sidewalks on both sides prior to being dedicated to the City. To ensure safe access to and from the proposed subdivision, no direct access from any lot within the plat shall be allowed onto Edmonds Avenue NE. The applicant would be required to install street lighting within the 42-foot wide internal street and along the western boundary ofthe development adjacent to Edmonds A venue NE. A geotechnical report showed the soils on the site to be Arents. Some fill material was found and the applicant expects to excavate 2,500 cubic yards of material. It was concluded that the soils are suitable for the proposed development subject to the applicant doing all the earthwork activities in the drier summer months. Kennydale Court Preliminary hat File No.: LUA-04-109, PP, ECF January 4, 2005 Page 3 Staff recommends the establishment of a homeowner's association or maintenance agreement for the two private streets. Private road signs must be installed indicating addresses served by the private street. Traffic, Fire and Park mitigation fees were imposed by the ERe. The subject site is located within the Renton School District and they have indicated that they can handle the proposed II new students from the new development. The applicant would be required to submit a Drainage Report per the 1998 King County Storm Water Manual. The water detention pond will be located on Tract A, at the southwest corner of this site. The staff recommends that the applicant be required to install site obscuring landscaping/fencing along the southern and western sides of the detention facility. The applicant would be required to construct an 8-inch diameter water line within the new road extension on NE 21 SI Street/Glenwood Avenue NE and an 8-inch diameter sewer main extension from Edmonds Avenue NE to serve the new lots. Staff recommends approval of the Kennydale Court Preliminary Plat subject to conditions. James Jaeger, Jaeger Engineers, 9419 S 2041h Place, Kent, W A 98031 stated that they had reviewed the staff report and recommendations, there are just a couple of points that they would like to question. First, with the condition that Lots 25 and 21 have access from the private easement. This limits th,e product that can be placed on those lots with either a side or rear load garage, also, if you look at the distance, there is a combined 158' of frontage. If there were three 50-foot lots, as across the street, that would be three curb cuts which is what we would like to see, one for the easement and one each for the two lots. It appears that the street could easily accommodate additional curb cuts in that location without looking any different from what is across the street. Secondly, in regard to the ERC requirement of the April 1 to October 31 site work. That was taken out ofthe geotech report in which they were speaking of mass grading due to the fill on the site which will be removed and structural material brought in. That should be done in the drier season. It could be interpreted that no utility or roadwork could be done inside that period. The requirement should be cleared as to grading only in that time frame. The Examiner stated that that should have been addressed during the appeal period for the ERC conditions, he does not have much jurisdiction to tamper with the ERC conditions since the appeal period has run. Mr. Ja~ger and staff may be able to work something out. Kayren Kittrick, Development Services stated that the turning radii that access Lots 21 and 25, there have been some problems with that, they are keeping a close eye on the situation. Alternatives are always a possibility as long as there are not too many curb cuts along the roadway. The April -October limit that was brought up, Staff would be happy to work with them. They will go back and see what the intent was of the ERe. Marc Rousso, 1328 Aberdeen Avenue N E, Renton, W A 98056 stated that they were here to make the City of Renton a better place and wants to put the best product out there for bui Iders. With Lots 21 and 25, placing a side load may be a real challenge for a builder. However, the biggest challenge would be Lot 20, placing a side load garage would be very difficult. He requested that the curb cut be placed between 19 and 20 and that there be no requirement for access to be off of 21 sl Street. I Kennydale COllri Preliminary h ... File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 4 The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 10: 13 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. 2. 3. 4. 5. 6. 7. 9. 10. II. 12. 13. The applicant, Marc Rousso, filed a request for a 29 lot Preliminary Plat. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # I. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). The subject proposal was reviewed by all departments with an interest in the matter. There was no opposition from the public regarding the subject proposal. The subject site is located 2008, 2016, 2024 and 2032 Edmonds Avenue NE. The subject site is located on the east side of Edmonds north ofNE 20th Street. The subject site consists of two, side-by-side lots. Each of the lots contains two single-family homes and accessory structures. These buildings would be removed if the new plat is approved. The map element ofthe Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). The subject site was annexed to the City with the adoption of Ordinance 4918, enacted in October 2001. The subject site is a rectangular parcel that is 4.38 acres or 190,695 square feet in area. The subject site is approximately 615 feet long (east to west) by 157 feet wide, its frontage along Edmonds. The subject site slopes downward to the west with grades generally 5 to 10 percent with a maximum grade of approximately 18 percent. The geotechnical report prepared for the project suggested tha( grading occur during the traditional drier months. 14. Approximately half of the 35 to 40 trees found on site would be retained along the perimeter mainly. Staff has recommended supplementing those with two new trees for each lot. 15. The applicant proposes dividing the existing two lots into 29 new lots. The proposed lots would range in size from approximately 4,500 square feet to 7,257 square feet. Kennydale C01ll1 Preliminary File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 5 16. 17. 18. 19. 21. 22. 23. 27. 28. The applicant proposes basi·cally a three-tiered lot layout along an east to west roadway. That roadway, probably N E 21 st Street, would then curve to the south and connect to a stub of Glenwood A venue NE. Two tiers of lots would be I <)cated east of Glenwood. As proposed two easement roads would provide access to the interior lots. An easement between Proposed Lots 21 and 25 would provide access to the third tier of lots, Proposed Lots 22,23,24 and 27. The second easement would provide access to Lots 12 and 15 along the eastern edge of the plat. A pipestem access would prov ide access to Proposed Lot 16. Staff had recommended tha~ both Lots 21 and 25 take their access from the easement rather than create additional curb cuts along 21st. The applicant is concerned about the design of homes on those two lots. Additional concern was raised about the design of the home that would be located on Proposed Lot 20, a corner lot. The plat's main access WOll Jld be from Edmonds Avenue to the new street, NE 21 st. Staff has recommended that nO~lOl11es have direct access to Edmonds Avenue. Staff noted that Edmonds will have to be widened but rigbt-of-way already exists. The new roads within the plat would oe 42 feet wide and have all necessary improvements. The development of the pla.t will generate approximately 290 vehicles trips per day or approximatell 250 trips more than the fOll r existing homes. The development of25 nevv homes will generate approximately 11 new students. The students will attend the Renton School District and students will be assigned to schools on a space available basis. Stormwater would be retained by a drainage tract, Tract A, located along Edmonds in the southwest corner of the plat. Staff recommended that it be screened. The proposal will be required to comply with the 1998 King County man ual. The density for the plat would be 7.95 dwelling units per acre after subtracting roadways. The subject site will be served by City sewer and domestic water services. CONCLUSION: 1. The proposed plat appears to serve the public use and interest. The development will provide additional housing opportunities on vvhat had been sparsely developed property. The area is served or can be readily served by urban services. The development of the new homes will increase the tax base of the City. 2. The plat meets the goals and objectives of the Comprehensive Plan. The lots meet the requirements of both the Platting and Zonifig Codes. The lots appear to provide sufficient building envelopes so that setbacks can be achieved but those standards are specifically reviewed when building permits are submitted. 3. The roadways meet code and should handle the level of traffic that will be generated by the development. Mitigation fees for traffic will help offset general impacts of traffic on surrounding streets. I Kennydale Court preliminary • . File No.: LUA-04-109, PP, ECF January 4, 2005 Page 6 4. Staffs recoll1mendatior~ on lim iting the number of curb cuts appears reasonable. There should be sufficient design flexib i I ity to provide homes that fit the requirements to provide safe, efficient streets. Staff wi II have the fina I decision on access to the City streets. At tb is time, there wi II be no access to Edmonds from any of tile proposed lots. Access to the internal streets may be limited by staff as they find reasonable. 5. In exchange for removi .1g a substantial number oftrees, staffs tree planting recommendation is appropriate. It enhance:s the plat, the City's image and reverses the environmental harm of removing mature trees which absorb rainwater and both cool and clean the air. 6. The stormwater detention system is located adjacent to a major arterial. It needs to be screened appropriately for both safety and aesthetic reasons for both the streetscape as well as buffering the adjacent properties. 7. . In conclusion, the proposed plat should be approved by the City Council. RECOMMENDATION: The City Council should approve the 29-lot Preliminary Plat subjec"t: to the following conditions: I. The applicant shall com ply with the conditions imposed by the ERe. 2. A homeowner's associa"l:ion or maintenance agreement shall be crea;ted concurrently with the recording of the final plat in order to establ ish maintenance responsibi I ities for all shared improvements of this development. A draft o"=-the doclIment(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 fina] plat. 3. 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. 4. No direct access from any lot within the plat shall be allowed onto Edmonds Avenue NE. Additionally, to reduce the number of direct access points on the proposed NE 21 s. Street, Lots 21 and 25 shall gain access from the abutting 26-foot private road. This condition shall I:>e placed on the face of the final plat prior to recording. 5. The applicant shall obtai n ademolition permit and complete all inspections and approvals for all buildings located on the property prior to therecording of the final p ] at. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 6. The applicant shall be re<)lIired to have all drainage facility maintena.nce agreements and easements ready to record prior to fJ nal plat approval. 7. The applicant shall be re<)uired to install a sight obscuring landscape/fencing buffer along the southern and western sides of the <Ietention facility (Tract A). This condition shall be subject to the review and approval of the Development Services Division prior to final plat approval. 8. The applicant shall be required to plant two new approved trees with-in the 20-foot front yard setback area of all lots within the plat. Kennydale Court Preliminary hat File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 7 ORDERED THIS 4th day of January 2005. FRED J. K HEARING TRANSMITTED THIS 4th day of January 2005 to the parties of record: Nancy Weil 1055 S Grady Way Renton, W A 98055 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 James Jaeger 9419 S 2041h Place Kent, W A 98031 Mark Rousso J & M Land Development, Inc 1328 Aberdeen Avenue NE Renton, W A 98056 TRANSMITTED THIS 4th day of January 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire John Sargent LLC 2016 Edmonds Ave NE Renton, W A 98056 Bruce D. Collins 2032 Edmonds Avenue NE Renton, W A 98056 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 1 OOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., January 18,2005. 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 written request for a review by the Examiner within fourteen (14) days from the date ofthe Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Counci I is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., January 18,2005. I Kennydale Court Preliminary hal File No.: LUA-04-1 09, PP, ECF January 4, 2005 Page 8 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 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 mllst be made in public. This public communication permits all interested parties to know the contents ofthe communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. 0 (-:0 .. 51 > "0 :j i :s iiIr; .. S_ O ? til In > r-Pl ,; ~Al"P'LJCMltNCJ~ ~ ~ I J cl' AI LWD onnOPU£NT INC ~ '1~2' AI~~50 ~ R(HJ(:Wr(." 980!5& ~ ~ (206J ..... &899 KENNYOALE COURT 29 lOrs NEIGHBORHOOD DETAIL MAP JAEGER ENGINEERING 9479 South 2041h Place Kent, WA 98037 P"on~ No. (25J) 850-0934 Fa. No. (253) 850-0155 » -U o ;0 :::J o z o - ()) Pl (") :::J o z ~ a ~ ()) I =0 N (.or Z A PORTION of the S.E. 1/4, SECTION 4, TO'M'lSHIP 23 N., RANGE 5 E., W.M. t -.. ----_ ... _ .... - I ,--------NE 22nd 1 ~-r---- I :k.~;:. : • MR( 1 """ ..... .. '1'------' 1'-' I -, 1 \: 1 "~' 1 "" : ; £j -. ~ Rli-,,_. /4&n~ ~ I ~~~~K ,~~y SlOPe" I !' F. 11((. ItO. "11'2' (10 ""( S, CITV or _(",rON) I I ~ : J~ Lz. \. ~."rnJ..----,--, II·ciIl1-r···~1 . 1 ~: __ !j. .. __ ...... Zj I ilfwll ~ I )G' WJj ~ 2'2" ST. ~'!'''~J..~'IO f\ "q'j,IVL l it: IIr-~-::; , -J ..... f--l ; ~ : I ~.L.. , , I --------~ I " : .. Ir.:f(;n I I'! t:.:. Jo "at LEGAL DESCRIPTION PAACEL NO. O"2:30~ 1I0~O (.out" pore.') THE NORTH 1$1.' 'EET 0' THC NORTHW(ST QUARTER OF' THE NOATHWtSl DuMlER 0' 1M£: $OUTJ1W(ST auARTER or seCTION ... TOWNSHIP 23 NORTH, RANCE , EAS'T, W,),I" IN KINe COVNlY, YtASIoIINQTON: EXCEPT 1loI( wUT 30 rEEl TMEREOf' rOR ROAD, Po\RC(L NO, 042105 9021 (nott" poru.) THE wEst H .. V or THE soutH HAL' 0' THE SOUTH HAU 0' 1H! SOUTH H.44.F' or THE SO\JtHWCST QuARTeR or THE NORTHWtsT OllAAT£A 0" SECTION 4, tOW/"'iSHIP n NORTH, RN4CE 5 tA5T, W.W .• IN KINO COUNTY, WASHINCTON; ExCtPT 1H! wtST 30 'EET TH[.REor COHV[YEO TO ICINO COUNTY rOR 1161" AV{. SE BY 0[[0 RECORDEO UNDER ItECOROtNC NO. 8&51211 "'. 2112' tUl 2101 : .. ·;·:.. .. &t 11 "" 2711 t.L. '" .." 15 r--- I ~ i-t:' ,. I ~ 13 , ViCINITY MAP N.T.s' SITE DATA AA~: 19o.e95 Sf (4.38 ACRES) AA~ IN STREETS cl< PRIV. ROS: 31.867 Sf (O.7JAC) NET AAEA: 158.828 Sf (3.65 ACRES) PROPOSED NO. LOTS: 29 . ZONING: R8 PROPOSED DENSITY: 7.Q5 UNITS/ACRE PROPOSED USE: R-8 ZONE: SINCLE FAMILY DETACHED RESID. SITE SERVICES SEWER: CITY OF RENTON WATER: CITY OF RENTON SCHOOL: RENTON SCHOOL DISTRICT nRE: . . CITY Of. PENTON TELEPHONE: OWEST ELECTRICAL 05< CAS: PUCET SOUND ENERCY c..sLE T.V.: COMCAST c..sLr.1SION SITE ADDRESS;' 2016 EO,",ONDS AVE. NE (.ouln pore,') 2024 05< 2032 ED,",ONDS AVE. NE (norln pore.') ASSESSOR'S ·~OS. 1i42305 ~ (.oulh porcel) ·.0\'2305 1flrt1. (nortn pore,l) •... -., "'('j' " ': :::::: -: ~!) ----.---• I ;U.I- N£ 20~_?-_ ~ il -----~~~l I;: : ~o.JO·S f\~~' "IlS I ,- ,:~ CITY w~ PAC~,~ ~:~~ ~'.::.; • ',i .... -.. _--.. -: ~..... , . '1.,__ _J ___ _ !i::lI'1J'l'''· II-.:;; --NUOth ST. . I· C::.:=::. __ _ ~-----~ I: 01 II II'U TOPOCRAP"r AND .BOUNDARY SUR>!Y BY; -fentre ;::"kII .. :.-:: = Pointe ''''1 .. ,-'''' Surveying NOTE: ..u. EXISTINC HOUSES ,,"0 STRUCTURES AAE TO BE REMOVED. IS LOT AReAS lOS] Sf' ... (ClOSS LOf Ut ... , (." •• ) .. rHO' INCL, MIA af ~o, LUI 'lMN!I.!IO'·"CC) ! TRACT." OR,,!!,ACI: -12,Q~'.,SF ~ '\ :~::.::; ) t; ,'. ~'::;'-:;""""';t PROPERTY OYoNERS: .",. t2Q.t230$-'02t . ':, ... eRUct O. COI.UH' i1l'~~'.:ll;' .:c \oJ, "::.e-~ 04230$-90$& \ \ ... ~. 0' l. ooOHH J. S.ARCl:NT. UC ·0·....,. 201e EO .. ON09 A'd:. He RENTON..... i80$& ORAPHIC SCALI 'ko...u-" i i """""'-,_ rar I tMl-.. ". -- 12 w ~ ;; Wo:;:;t ZS.,:i!6 (3~ ~: Zs~~: w~ ... i i a:: ~" r W~ f.' (j w « ., e r--- ~ ~ ~ ~1 o ~~ (J • '" v ~ h.~ ~ ~~~ :o!: ;ii~ i5 a~ :.:: Q:: a..: lJ E: ... gQ d ~~ ~~! Ii: 2~ lJ ~~ ~~ ~;J :::t I~ ~ K.tUI ," .. ItO' cc .. .,,~ ~ !:.!:...== ~-- -...1.- " ...1.- I • I I ! --'-'1 --R]-' .. ,-p: ~J- ZONING PIBIFW TJ!CIINJCAL SEllVlCJ!S WOfI03 4J> 2"\., 'l.' -.. ~ RC I J}-! • ! ES-9T23N RSE-Wm-.'. - ---ReDtoJl aty Umit,l tj '" • + E ~ z ("") ~ ~ R-l M ~ ~ R-8 C) D5 4 T23N R5E W 1/2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: LUA04-109, PP, ECF Kennydale Court Preliminary Plat Marc Rousso, J&M Land Development, Inc. 2008,2016,2024 & 2032 Edmonds Avenue NE The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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 prepared by Earth Consultants Inc. dated August 26,2004with 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. 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. d. The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur from April 1 sf through October 31 sf. e. The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. f. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. g. 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 comply with the 1998 King County Surface Water Design Manual level 2 for the drainage control plan. 3. The applicant shall pay the applicable Parks Mitigation Fee based on a rate of $530.76 (25 x $530.76 = $13,269) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 (25 x 9.57 = 239.25 x $75.00 = $17,943.75) per each new additional trip. generated by the project with credit given for the four existing single-family residences, prior to the recording of the final plat. . 5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 (25 x $488.00 = $12,200.00) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 23rd day of November, 2004, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Bruce D. Collins Owner John L. Sargent LLC I Owner James Jaeger Contact Marc Rousso Applicant Waldemar F. Wi emann Party of Record Steve Ross Party of Record Joe Peterson Party of Record (Signalure Ofse"';dert'~ ~ 7' STATE OF WASHINGTON ) ) SS COUNTY OF KI NG ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. gated:;; ....... 4'?.,(<F2 loC( ,: ~~~ :.:'.:. '-t:-:"" _~'I Notary Public in and for the State of Washington . f ~ .... ~SS'oN~<-9~ " ~ Q .' ~ ii·· <::> I, L1 A ,Ll d ! "{" /Cf ~OTARy :P -": ~ I, Notary (Print):_~.,TT0'l..;..........:.y-.....:,'-=-a....:.-n;.;;,.IJ....:..-.....:r~rl'-.,;;~~~a~n--=-==---e_r_· ________ _ ~ : 0 ---~y. ap~ointment expires: <...5 -/ ~ ~ 0 (;; " '. PUBLIC : ~ , . " ~ " ". \J. 1 oro··· -.: I, .... : .. ~: ...... Kennydale Court Preliminary Plat LUA04-109, PP, ECF Agencies See Attached (Signature of Sende N .~4,.'ltt, 10~""~_'" ~-L'.-~ ~ STATE OF WASHINGTON ~OT-1 ~"''.:.i\ ~ SS -9)-jJ~ 11 ~ -.~ m: ~ COUNTY OF KING ) ~ "'"' \ ,()U8L1C C/)] ff . ~~" .. : " ~ '.fi'-,? .,' ~ : I certify that I know or have satisfactory evidence that Stacy Tucker ",. o,;.··.~:9.?····0-<...O __ : signed this instrument and acknowledged it to be his/her/their free and voluntarY'a~6f;~~s and I\-~~\.\."",.." purposes mentioned in the instrument. Dated: II 'I b qJ 0l./ Notary (Print): _____ ---.;J~""'~~""'_~:;;,~!..,.;:,Y!'~! .;;,!fme.~rnJ~:;*!.!E.Eff:r-------------- My appointment expires: MY APPOINTMENT EXPIRES 6-29-07 Kennydale Court Preliminary Plat LUA04-109, 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 39015-172"d 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 39015172"d 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 72"d 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 .' , i I I I I I CITY ()F RENTON CURRENT PLANNING DIVISION -AFFIDAVITOF SERVICE BY MAILING On the 4th day of November, 2004, I deposited in the mails of the United States, a sealed envelope contai ning ERC Determination documents. Th is information was sent to: Marc :Rousso Applicant James Jaeger Contact Bruce D. Collins Owner John L. Sargent LLC I Owner COUNTY OF KING """""'\\\" -=-...... ~\.. "l N K,q"""'" ,: --~~:~\ssjoft;· .. .o..t'\ ;--='-.. ~~' ~ .:~ I, ~ :"0 "\OTA +.o ... ~ ~ , • () \'0 "1:/ '-:iI. 1'\ ~ ~ : ..... r m:" ~ ~. .~ en· , ,(J)~,¢ • ~ ~ ...\... valle .. , y . . .. " :.,..JI. ••• ~ .··~5 I certify that I know or have satisfactory evidence that Stacy Tucker "'.; O;;.:?!!.-.9!. .. ··~'\O_; signed this instrument and acknowledged it to be his/her/their free and voluntary ac~(q~~tl'S~$...gnd . . . ,\\~~~"" ... " purposes mentioned In the Instrument. Dated: 1/ I 'l--7/ oy e of Washington Notary (Print):-------:r':fi:':.,~~-.R:;r;L¥l'll~~J!fI!ff:t~ro~!AG!-!!ilEi=!O\T!W-i ___________ _ My appointment expires: MY APPOINTMENT EXPIRES 6-29-07 Kennydale Court Preliminary Plat LUA04-109, PP, ECF • • ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NONol-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Kennydale Court Preliminary Plat PROJECT NUMBER: LUA04-109, PP, ECF LOCAnON: 2008,2016,2024 & 2032 EdmondES Avenue HE DESCRIPTION: The applicant II requeltlng Prelamlnary Plat and Environmental (SEPA) Review for the 29-101 subdivision of 8 4.38-acre lite comprlsecl of two parcels. The proposal would create Iota for the future development of Iingla.famlly re.ldencel with tho proposed density of 7.8 unit. per net.acre. The lublect property '8 currently designated with the Residential - 8 ctwelUng units per acre (R-8) zone. THE CITY OF RENTON ENVIRONMENTAL REVIEVV COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental detennlnatlon mUll be flied in writing on or before 5:00 PM on November 22, 2004. Appeals must be flied In writing together with the requlrec:t $75.00 application fee with: Hearing Examine" City of Renton, 1055 South Grady Way, Renton, WA 98055. Aps;:::.eals to the Examiner are governed by City of Renton Municipal Code SocHon 4-8-110.B. Additional Information 'regarding the appeal process may be obtained from the Renton City C1.rI<'. Office, (425) 43().6510. A PUBLIC HEARING WILL BE HELD BY THE RE:NTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON NOVEMBE~ 30, 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 HEAR.ING. FOR FURTHER INFORMATION, PLEASE COII'ITACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOnCE VVlTHOUT PROPER AUTHORIZATION Pleas&: Include tha project NUMBER. _han calling for. proper fila Identification •. """""""\ -_ ........ 'iN l<A4i.\ttt ---C--'E-RTIFIC-ATION' ?:~~\SS·'-:ON~.~i:..\ ~ 'O;;!' •• -~~ "-1-..0' •• ':.(\ 'I ! :-8 ~OT At9L ~ ... -'(\ ~ .. ' rfTI. ~ ~ • ... .• ~ en: ~ '-• p : , J ~~'" UBUC ... ! I ~ ~. 1;0 n -' h b rti"f h"3 " 'l'Affliil .0 ~ ... , 't"""~ I Cot-~ ~,'" , ere y ce y t at copIes -r, •. ?;:-e.'~'29-01 .... ·~o j' above document were posted by me in ~ conspicuous places on or'ft.t(~WAS~\~~"---. the described property on \\ -6-c:::>4 I',\~~\._", .............. ",,,, ~«JUJL~~ign~~i;..-- ATTEST: su;s:ria-~:>m gefore me, a Notary Public, in or the te of Washington residin~ . on the ...5~. day of z1i'H,' r 2m y" MARILYN KAMCHEFr: MY APPOINTMENT EXPIRES 6-29-07 "CITY OF RENTON HEARING: EXAMINER Pl)B,LIC,:J:lEARING NQvember30, 2004 '~GENOA • ''f .' .' ':' .1', "":. '. :"-":'~.i%"'~.~'" "'::' COMMENCING AT .9:.QO,;AM, . COLJNCIL;'CHAMBERS, ,7TH FLOOR, RENT:ONCITY HALL I .... , 'Theappfic~tion(s) liste.d:?r~:~in order of application.numqer only and not necessarily the order in which they will be ;.heard. Jtemswill be.~alled'for:hearing at the discretibqofthe Hearing Examiner. . . . . . '.'0' '> ••• ;',<, ".~ , ,'. .;:.. '" " ~~ " -.' , " • • • <.:' , .. PROJECT NAME: Kennydale Court Preliminary Plat PROJECT NUMBER: LUA-04-109, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. The proposal would create lots ranging in size from 4,500 to 72,257 sq ft for the future development of single-family residences. The proposed density is 7.95 units per net acre. Access is from Edmonds Avenue NE via a new internal public road. The zoning designation of the site is Residential - 8 dwelling units per acre (R-8) zone. HEX Agenda 11-30·04.doc PUBLIC HEARING ,A, 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 Owner/ Address: File Number: Project Description: Project Location: November 30,2004 Kennydale Court Preliminary Plat Marc Rousso J & M Land Development, Inc. P.O. Box 2566 Renton, WA. 98056 John J. Sargent LLC 2016 Edmonds Ave NE Renton, WA 98056 LUA-04-109, PP, ECF Bruce D. Collins 2032 Edmonds Ave NE Renton, WA 98056 Project Manager: NancyWeil· The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. The proposal would create lots ranging in size from 4,500 to 72,257 sq ft for the future development of single-family residences. The proposed density is 7.95 units per net acre. Access is from Edmonds Avenue NE via a new internal public road. The zoning deSignation of the site is Residential - 8 dwelling units per acre (R-8) zone. 2008,2016,2024, & 2032 Edmonds Avenue NE ~~~::.t~~rlir.;:-;::::t+rt-t:::-"'-t~I,~ E'l~~;;r.;~~"",i;';:;; ........ ~ ON-SI TE AND SURROUNDING US! ARE ALL SINGLE ~ ... ,.~" FAMILY RESIDENTI, City of Renton PIB/PW Department KENNYDALE COURT PRELIMINARY PLA T PUBLIC HEARING DA TE: November 3D, 2004 B. EXHIBITS: Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF Page 2 of 11 Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Neighborhood Detail Map (dated 09/07104) Preliminary Plat Plan (dated 09/07/04) Preliminary Grading and Utility Plan (dated 09/07104) Tree Cutting 1 Land clearing Plan (dated 09/07/04) Zoning Map (dated 12/04/03) Environmental Review Committee Mitigation Measures and Project Advisory Notes to the Applicant C. GENERAL INFORMATION: 1. Owners of Record: John J. Sargent LLC 2016 Edmonds Ave NE Renton, WA 98056 Bruce D. Collins 2032 Edmonds Ave NE Renton, WA 98056 2. Zoning Designation: Residential - 8 Dwelling Units per Acre (R-8) 3. Comprehensive Plan Residential Single Family (RSF) Land Use Designation: 4. Existing Site Use: The site is currently developed with four single-family residences and accessory structures. 5. Neighborhood Characteristics: North: Single-family residential; zoned R-8 East: Single-family residential; zoned R-8 and R-10 South: Single-family residential; zoned R-8 West: Single-family residential; zoned R-8 6. Access: Edmonds Avenue NE 7. Site Area: 4.38-acres (190,695 sf) HEXRPT109 City of Renton P/B/PW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF PUBLIC HEARING DA TE: November 3D, 2004 D. HIS TORICAUBA CKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 4918 4498 4404 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 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 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Page 3 of 11 Date 10/2412001 02/20/1995 06/07/1993 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 an d Minimum Standards Section 4-7-170: Residential Lots -General Requirements and lVIinimum Standards 5. Chapter 9 Procedures and Review Criteria 6. 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. G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND HEXRPT109 The application for Preliminary Plat is to create 29 lots, which would range from 4,500 square feet to 7,257 square feet in size, for the eventual development of detached single-family homes. The two parcels are currently developed with 4 single-family residences and accessory structures. The site is zoned Residential-8 (R-8). The density range permitted is a minimum of 5 to a maximum of 8 dwelling units per acre (dulac) The proposal for 29 lots on the 4.38-acre site would yield a net density of 7.95 dwelling units per acre, after the deduction of public streets and private access easements serving 3 or more lots. The applica nt has proposed a 12,054 square foot storm water detention facility located in the southwest corner of the site abutting Edmonds . Avenue NE,. to be known as Tract A. City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF PUBLIC HEARING DATE: November 3D, 2004 Page 4 of -r 1 The property is located on the east site of Edmonds Avenue NE, north of NE 20th Street and jus-t south of NE 22"d Street. The underlying parcels are addressed as 2008, 2016, 2024 and 2032 Edmonds Avenue NE. The proposal is to construct a 42-foot public street (to be known as NE 21 st Street and extension of Glenwood Avenue NE) to connect to the existing Glenwood Avenue NE, which currently stubs off of NE 20th Street at the south property line of subject site. The nevv right-of-way would include 32 feet of pavement, with curb, gutter and sidewalks on both sides of the street. The applicant proposes 20 of the lots to have direct frontage on the proposed NE 21 5t Street, however 8 lots will gain access by private access easements. The site is not deSignated on the City's Critical Areas Maps as containing any critical areas. The rolling site generally slopes downward from east to west with a slope range of 5 to 1 0 percen. t with 18 percent at the steepest point. The site is primarily open field covered by pasture grass, shrubbery and trees. The proposed tree plan submitted for the project indicates approximately 35 to 40 trees on site, of which approximately 20 are to be removed. The saved trees are largely located along the north and south perimeter of the property according to the proposed tree clearing limits plan. The trees range in size from 8 to 30 inches in diameter and are of various species. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on November 2, 2004 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the Kennydale Court Preliminary Plat. The DNS-M included 5 mitigation measures as listed in Section 3 below. A 14-day appeal period commenced 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. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of NOil1- Significance -Mitigated: a. The applicant shall comply with the recommendations contained within the Geotechnical Report prepared by Earth Consultants Inc. dated August 26, 2004 with regard to site preparation and construction. b. Temporary Erosion Control measures shall be installed maintained in accordance witlh the Department of Ecology Standards to the satisfaction of the representative of th ,€ Development Services Division for the duration of the project's construction. c. 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. d. The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur from April 1st through October 31 st. e. The applicant shall designate staging areas for temporary stockpiles of excavated s'oil prior to the initiation of project construction. f. The project contractor shall perform daily review and maintenance of all erosion an d sedimentation control measures at the site. g. 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 comply with the 1998 King County Surface Water Design Manual Level 2 for the drainage control plan. HEXRPT109 City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-D4-109, PP, ECF PUBLIC HEARING DA TE: November 3D, 2004 Page 50f 11 3. The applicant shall pay the applicable Parks Mitigation Fee based on a rate of 5530.76 (25 x $530.76 = $13,269) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of$75.00 (25 x 9.57 = 239.25 x $75.00 = $17,943.75) per each new additional trip generated by the project with credit given for the four existing single-family residences, prior to the recording of the final plat. 5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of 5488.00 (25 x $488.00 = $12,200.00) per new single-family lot with credit given for the four existing single- family residences, 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: HEXRPT109 Approval of a preliminary 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. .he proposal is consistent with the RSF designation in that it would allow for the future constructioTl of new single- family homes, thereby promoting goals of infill development. The proposal is consistent with the following Comprehensive Plan Land Use and Housing Element policies: Policy LU-34. Net development densities should fall within a range of 5 to 8 dvvelling units per acre in Residential Single Family neighborhoods. The proposed project would meet this objective as the net density of the development would be 7.95 dwelling units per acre, wh ich is within the allowed range. 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 Llsed for project review. The proposed project would meet this objective as the 29 lots range in size from minimum of 4,500 square feet to maximum of 5,841 square feet. Policy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominant use of cul-de- sacs and pipestems should be discouraged for new development. A "Flexible grid" pattern of streets and pathways should be used to connect adjacent and future development. The proposed development will construct a public road, which will connect to an existing road stubbed at the southern property line of the site. This connection will complete the interconnecti~ 9 network of N E 20th, Glenwood Avenue NE and NE 21 st Street to Edmonds Avenue NE. Policy H-4. Encourage intill development as a means to increase capacity. The proposal would create 29 residential lots, thereby increasing density within a currently under developed residential area. Policy H-10. Encourage small/ot single-family development. While the lot sizes range from 4,500 to 7,257 square feet, the average lot size for the development is 5,200 square feet. (b) Compliance with the Underlying Zoning Designation. The 4.38-acre site is deSignated Residential - 8 Dwelling" Uriits per Acre (R-8) on the City of Renton Zoning Map. The proposed City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hecaring Examiner LUA·04-~ 09, PP, ECF PUBLIC HEARING DATE: November 30, 2004 Page 6 of 11 HEXRPT109 development would allow for the future construction of up to 29 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 ri~hts-of-way, and private roadways serving more than three units are deducted from the gross aCiJ""eage of the site. In this case, after the deduction of the public road way and private access easements (31,867 square feet) from the 190,695 gross square foot site (190,695 gross square feet -31,867 total deducted area = 158,828 net square feet or 3.65 net acres), the proposal woul<J arrive at a net density of 7.95 dwelling units per acre (29 units I 3.65 acre = 7.95 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. In this case, lot widths range from 50 to 65.5 feet and lot depths are proposed from 88.5 feet to 113 feet. As proposed, all lots appear to meet the minimum lot dimensions as described above. 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. 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 uniL Accessory structures are permitted at a maximum number of two per lot at 720 square feet eaclI, 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 si~ze, and 50% for lots less than 5,000 square feet in size. The proposal's compliance with each of these b~ilding 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 s:talls per unit. Tandem parking is also permitted. The proposed lots appear to be adequately ~ized for the provision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each rot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to the new 42-foot wide ilrlternal public roadways to be known as NE 21 st Street and Glenwood Avenue NE. All the prop'osed lots will gain access directly or indirectly off of the newly constructed NE 21 st Street and Glenwood Avenue NE (see additional discussion under Access). All lots comply with arralrlgement and access requirements of the subdivision regulations. The square footage and the proposed access of the 29 lots are shown in the chart below. City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF PUBLIC HEARING DA TE: November 3D, 2004 Page 7 of 11 HEXRPT109 LOT AREA PROPOSED ACCESS NUMBER SQ. FT. 1 5,266 New public road, NE 21 st Street 2-7 4,500 New public road, NE 21 st Street 8 4,504 New public road, NE 21 st Street 9 4,722 New public road, NE 21 st Street 10 -11 5,000 26 ft. private easement 12 5,987 26 ft. private easement 13 6,217 NewjJublic roads, NE 21 st StreeU Glenwood Ave NE 14 5,115 New public road, NE 21 st Street 15 5,000 26 ft. private easement 16 4,675 Pipestem 17 5,115 New public road, Glenwood Avenue NE 18 5,192 New public road, Glenwood Avenue NE . ,. 19 5,170 New public road, Glenwood Avenue NE 20 5,032 New public roads, NE 21 st StreeU Glenwood Ave NE 21 7,257 26 ft. private easement, NE 21 st Street frontage 22 -24 4,539 26 ft. private easement 25 6,638 26 ft. private easement, NE 21 st Street frontage 26 5,487 New public road, NE 21 st Street 27 4,539 26 ft. private easement 28 5,487 New public road, NE 21 st Street 29 5,266 New public road, NE 21 st Street Lots: The size, shape and orientation of lots shall meet the mmlmum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-8 zone. 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. The lots are rectangle in shape with right angles to the street line and generally oriented with frontage towards the public right-of-way. Lots 1, 20 and 29 are considered corner lots with the front yard designated to NE 21 st Street (Lots 1 and29) and Glenwood Avenue NE (Lot 20). The lots along the eastern property line are consistent in shape and size with the project. However Lots 15 and 16 are oriented differentially. Front yard of Lot 15 shall be oriented towards its northern lot line and Lot 16 oriented towards its southern lot line Property Comers at Intersections: All lot comers at intersections of dedicated public rights~of-way, except alleys, shall have minimum radius of 15 feet. City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PtA T Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF PUBLIC HEARING DATE: November 3D, 2004 Page 80f11 HEXRPT109 As proposed, the corners at the dedicated right-of-way intersection (Edmonds Avenue NE and NE 21 s Street) would have a minimum radius of 25 feet exceeding City Code requirements. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: The proposed subdivision would gain access from Edmonds Avenue NE to the lots via a new 42-foot wide internal public street. Lots 21,22,23,24,25,27 to the southernmost property line and Lots 10, 11, 12, 15 along the north eastern property line would gain access to the proposed 42-foot wide public street from two 26-foot easements over neighboring lots. The plat layout originally proposed 3 shared 20-foot wide private easements and one pipestem lot for Lots 21 through 27. Applicant has revised the plat to centralize the access with a 26-foot wide private road, which reduces the number of curb cuts along the proposed NE 21 st Street. The applicant is not required to dedicate any additional right-of-way for Edmonds Avenue NE; however, they would be required to pave an additional five feet abutting the plat and provide curb, gutter and sidewalks. Similarly, the proposed internal public road (NE 21 st StreeUGlenwood Avenue NE) would also require curb, gutter and sidewalks on both sides prior to being dedicated to the City. Finally, the applicant would be required to install street lighting within the 42-foot wide internal public road and along the western boundary of the development adjacent to Edmonds Avenue NE. Applicant has requested and received a Street Modification for the proposed 42-foot wide public right-of-way. The proposed internal public road to be known as NE 21 st Street is to extend from Edmonds Avenue NE east through the proposed subdivision approximately 400 feet. The road then turns to the south becoming an extension of Glenwood Avenue NE, running approximately 150 feet to join with the existing stub of Glenwood Avenue NE at the southern property line of the subject site. The existing Glenwood Avenue NE curves though the established neighborhood of Huselands's First Addition to connect to NE 20th Street, which extends to the west intersecting with Edmonds Avenue NE. This connection will provide a secondary access vital for emergency vehicle access for both neighborhoods as well as the intent for interconnecting public roads to improve traffic flow. In order to ensure safe and efficient access, staff recommends requiring the applicant to establish a homeowner's association or maintenance agreement for the two private streets (26-foot wide easements) as a condition of the preliminary plat approval. Staff also recommends a project condition requiring the applicant to install a "Private Road" sign indicating addresses served from the private street at the intersection of the private streets (serving Lots 21, 22, 23, 24, 25, 27 and Lots 10, 11, 12, 15) and the proposed 42-foot internal public street. This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. To further ensure safe access to and from the proposed subdivision, no direct access from any lot within the plat shall be allowed onto Edmonds Avenue NE. Additionally; to reduce the number of direct access points on proposed NE 21st Street, Lots 21 and 25 shall gain access from the abutting 26-foot private road. Staff recommends this as a condition of the preliminary plat approval. The proposed" subdivision is expected to generate additional traffic on the City's street system; therefore, a Traffic Mitigation Fee has been imposed by the Environmental Review Committee as part of the SEPA Determination issued for the project. The Traffic Mitigation Fee is based on $75.00 per average daily trip generated by the project. The proposed 25 new residential lots with credit given for the four existing homes would be expected to generate approximately 239.25 new average weekday trips (25 new homes x 9.57 trips per home = 239.25). The fee for the proposed preliminary plat is estimated to be $17,943.75 (239.25 total trips x $75.00 = $17,943.75) and is payable prior to the recording of the final plat. City of Renton PIB/PW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-109, PP, ECF PUBLIC HEARING DATE: November 30, 2004 Page 9 of 11 HEXRPT109 Topography: The subject site is generally rolling with downward slope from east to west with a range of 5 to 10 percent with 18 percent at the steepest pOint. The site is vegetated is open field covered by pasture grass, shrubbery and trees. The proposed tree plan submitted for the project indicates approx:imately 35 to 40 trees on site, of which 20 are to be removed. Several trees located along the north and south perimeter of the property according to the proposed tree clearing limits plan are to remain. The trees range in size from 8 to 30 inches and are of various species. The applicant submitted a geotechnical report prepared by Earth Consultants, Inc. dated August 26, 2004. Acco ,-ding to the geotechnical report the soils on the subj ect site are fine silty sand classified as Arents. Some fill material was found especially along the southern property line. The applicant expects to excavate 2,500 cubic yards of material. The geotechnical engineer concludes that the existing soils are suitable for the 29-lot proposed development, subject to the applicant doing the entire earthwork activities associated with the project in the drier summer months and corn plying with recommendations for site preparation. The project site does not contain any critical areas nor is it located in the Aquifer Protection Zone; therefore, a Fill/Source Statement would not be required. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance <>f construction permits for the project. In addition, the ERC placed seven erosion control mitigation measures on the project and required the applicant to adhere to the 1998 King County Surface Water Design Manual. Relationship to Existing Uses: The subject site is currently develo ped with four single-family residences and accessory structures. All of the existing structures on site are to be demolished and removed. Staff recommends as a condition of preliminary plat approval the applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final plat. The satisfaction 0..= this requirement is subject to the review an d approval of the Development Services Project Manager. The surrounding area includes single-family residences developed under the R-8 zoning designation. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. Furthermore, the proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of charCicter with existing or recent development in the area. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficie!llt resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and SEPA fees. The Environmental RevieW' Committee has imposed a Fire Mitigation Fee based on $488.00 per new single-family with credit given for the four existing single-family residences in order to mitigate the proposal's potential impacts to emergency services. The fee is estimated at $12,200.00 (25 new single-fCimily homes x $488.00 = $12,200.00) and is payable prior to the recording of the final plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed prelirTlinary 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, which would increase the demand for existing City Park and recreational facilities and programs. The Environmental Review Committee has imposed a Parks Mitigation Fee based on $530.76 per new single-family with credit given for the four existing single-family residences. The fee is estimated at $13,269.00 (25 new single-family homes x $530.76 = $13,269.00) and is also payable prior to the recording of the final plat. City of Renton P/8IPW Department KENNYDALE COURT PRELIMINARY PLA T Preliminary Report to the Hearing ExalT/iner LUA-04-109, PP, ECF PUBLIC HEARING DA TE: November 30. 2004 Page 10 of 11 HEXRPT109 Schools: The subject site is located within the Renton School District boundaries. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Therefore, it is anticipated that the proposed preliminary plat would result in 11 (0.44 X 25 new single-family homes = 11) new children to the local schools (Sierra Hei ghts Elementary School, McKnight Middle School, and Hazen High School). Storm Water: The applicant would be required to submit a Drainage Report per the 1998 King County Storm Water Manual (KCSWM) standards with the project construction applications. Per the 1998 KCSWM, the project would be required to provide water quality and detention. As such, the applicant is proposing a storm water detention pond, which is proposed to be located \Within Tract A at the southwest corner of the site. To ensure access to the facility, staff recomme~ds a condition of preliminary plat approval requiring that an easement be in place prior to final plat approval. The preliminary calculations for the drainage facility appear to be in compliance with the requirements contained within 1998 surface water manual. Staff recommends a condition of project approval requiring the applicant to have all maintenance agreements and easemen ts in place prior to final plat approval. Finally, A Surface Water System Development Charge, bC3sed on $715.00 per new single-family lot would be required prior to the issuance of constru ction permits for the preliminary plat. Credit is given the four existing single-family residences. The 12,054 square foot storm water detention tract is located at the southwest corner of the site along the Edmonds Avenue NE corridor. The drainage facility would be designed in accordance with the 1998 King County Surface Water Design Manual and is being sized to accommoda 1e all 29 lots within the subject plat. During review period, staff had recommended that the drainage facility not front along the public right-of-way. However due to the natural drainage feature on-site, it was not practical for the applicant to move the facility internal to the site. Therefore, as the drainage facility is located along Edmonds Avenue NE, staff recommends that the applicant be . required to install site obscuring landscaping/fencing along the southern and western sides of the detention facility. Staff also recommends that this condition be subject to the review and aPI> roval of the Development Services Division prior to final plat approval. Water and Sanitary Sewer Utilities: The applicant would be required to construct an B-inch diameter water line within the new road extension of NE 21 st Street! Glenwood Avenue NE and an 8-inch diameter sewer main extension from Edmonds Avenue NE to serve the new lots. <>nce the sewer main extension was completed, it would provide enough capacity to support the proposed development. The development is located in the East Kennydale Interceptor Special Assessment District, SAD 0016 and the East Kennydale Sewer Infill Phase II Special Assessment District, SAD 0025 service provider areas; therefore, the proposal would need to meet their requirements prior to final plat approval. Street Improvements: The applicant has requested and received approval for a reduced ROVV width of 42-feet for the proposed NE 21 st Street! Glenwood Avenue NE. New streets will be improved with 32-feet of pavement and 5 foot sidewalks on both sides. The two private internal access roadway serving lots 10,11,12 & 15 and lots 21 through 27 will be improved with 20-feet of asphalt in a 26-foot easement. Frontage improvements would be required if not already existing along Edmonds Avenue NE to include curb, gutter, sidewalks, street widening, stree t lights, street drainage, and undergrounding of overhead utilities. City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY PLA T PUBLIC HEARING DATE: November 30, 2004 H. RECOMMENDATION: Preliminary Report to t~e Hearing Examiner LUA-04-109, PP, ECF Page 11 of 11 Staff recommends approval of the Kennydale Court Preliminary Plat, Project File No. LUA-04-109, PP, ECF subject to the following conditions: 1. 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 Attor~ ey and Property Services section prior to the recording of the final plat. 2. 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. 3. No direct access from any lot within the plat shall be allowed onto Edmonds Avenue NE. Additionally, to reduce the number of direct access points on the proposed NE 21 st Street, Lots 21 and 25 shall gain access from the abutting 26-foot private road. This condition shall be placed on the face of the final plat prior to recording. 4. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 5. The applicant shall be required to have all drainage facility maintenance agreements and easements ready to record, prior to final plat approval. 6. The applicant shall be required to install a site obscuring landscape/fencing buffer along the southern and western sides of the detention facility (Tract A). This condition shall be subject 1:0 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. HEXRPT109 c: v. e e &I 0 !'::..J ~ ~, '" y ~.,< .. , '4~ <!H i I -II"" I A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. ......... .. ,,' ON-SITE AND SURROUNDING USES ARE ALL SINGLE FAMIL Y RESIDENTIAL <..? z" ... IJ ""If) a:~_~1f) W "') ,(5 w.::25<,!, z :; 0,0) If) -0 '" <..? <'< ,i;'-, Z .::~~:M W -"'''''''' " ~ 0_-0 . a: Vl~!~ W "':.: ~ • '" -0 0 v ~ .c::1.... W '" Il.: « ii"') 'I Iw (;Iii II Il. ~ .... ::::! Q:: ~ § ~ ~~ c ~~ 8 ~ l: w .gs !c Cl:l ~ G i:j ;;: · bl!! I Q~ d~! i ~~ ':~l ~ f ~ ! .., OATt: '17/04 -.!."-- SCAl.[, ,. -200' OC_OT'~ o~'tIIfII.ay:~ ","T __ 1 __ .. _1 __ A PORTION 01 the S.E. 1/+, SECTION +\ TOYtNSHIP 23 N., RANGE 5 E .. W.M. HE 22nd ST. I M------r----I t ... __ : . '...... I I ~ ~ I LEGAL DESCRIPTION PARct\. NO. 04230. to.a (_" .. "'~) THE HOtITH • 57.. ,m 0' Tl<E HOIITH'OtST OUARTER or THE HOI!THWtST OUARTtR OF THE $C)UTHWtSf OUAR'T[R or S(CTION •• TOWNSHIP ZJ NORTH, RANCE , [,lSI'. W.W .. IN kiNO COUNTY, WASHINOTON: [XetPl TNE WEST 30 'lrr TIoIE"Eor ,Oft Ra.-o. PARCEL NO. 0<230' 902' ("Orl" , ..... ) THE WCST H,tlP' or THE SOUTH HAU' 0' THE SOUTH HAI.1 0' THE 'OUf'H HAL' or THE SOUTl<wtST QUARTER or THE HORYHwtST OUARYER or SE(T'ON ., T()¥JNSHIP 23 NORTH. RANCE S EAST, W.W" IN I<INO COUNTY. WASHINCTON: EXCEPT TME wm 30 rEET TH[REO' COfrNtY(O TO KINO COUNTY rOR 116th AVE. 5E B'f 0(£0 R[caRote UNDER RECOROfHO NO. sa"29 .. 1'-.------' ~\ .. , i.".".... '00' ,lOt .. " 2m un "')0 "'. "" I ,:: I : ,10'--I I I I' I ~ "I' 1 I ,---t ~ {~-~ " ! . ___ .J L~ ,58'·11 ~ I' '2!' ,'!!'!' _ ,... 1-...;:...' ~",_\.o.. _ _. --___ .10K" _ -L...: _ _ __ __... _. _ • __ ~ :F7j~:==-~ ~-r-",0' ~~ 'T"~"'-l-.J ir..A'/~l:.; j ~,,;J ... I , "-'- 1 '~",.1 .-: __ -:-,.r::t:, '---'+:--, /' I; 1 ,I .~ !'l/ '1/ I I ;-.~ I " ....... ' ""'""'....... .' ~'''i;I,~ ,Ia l ~ F :1 I ';1,;1 ,'01 ;1 :' I~ / 1'0' ;' .. jl f~ " SlOCW .... tt: c-stlllltHt • 1 I 1 41'1' I oJ'___ --6 7 B \ II I 1 ~I ' all 0<.",,,'''''<'0",' ~:: .... d.~.il(ii;j.~I .... ".r~" I .J .. 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'5 , I ~ J {--f----I: ' I --'-, I / I '/ i 1"" 1 It! I... l . } ~ ~I 10. '.J2 ---.. r'oo ,,-et7iir 100"i¥,Ja,o', ~ '/19 / "/,,;'A 0' • v ~ : \ ~"~"'2l':::' ,..... -fD'..----------T "~I 11/ I 1'10" 1 -I 1/ L-.l ..!>~ --r--JI I I~---- , ~1l:f.~. ---I I . I • I I ~ I I .. , t ,1: ~'-' - --,. - -~ I .1""1 --" / I I I, 1 S , I :' "i l!I --1/ / 1 I.. VI 16/ 1 ~ : :' II 27 1 24 "t 23 1 2 1 , a 1 ~ .'" I , • .,. r. " I I iF \. I ~ .... " I .... ~." .... "~.~"~;' \"""j~! :'Ljjl('~r~'/~ -1-'" U, '''A' ..... ..L I .'A· ».d"'.J /' .. ~, I --Mt-' I I :~.... ---._':.:-iiLtl ,. ./ I .:--( f ....... 1 It ~~_O' .. _.'_ ----________ -1 I ,,'. ..-=-.:. ,~_~}J.:! ........ '. ,A,O,' "~I' ~ .. b' ·~·~i • :. I I 1\ ,.' 30' f:\ I I!'l{;a~' .:l._ I ,'J i . I :~" ;:J II ,'13 -------tI:..l ~O oJ ~.O If ~-. NE 2~Oth ST. ;!r,. " .• VI"'" , ' -: ·-il -, I I t-lOO' I '!) -"--"--"-, -. - --'" -\. i' \lIlSf 1 • ! \ 1 !1-lEIlt-i l.!!.""::':'_J ___ _ SITE DATA VICINITY MAP H,T.'" AREA: 190.695 SF (U8 ACRES) AREA IN STRE!:TS &: PRIV. RDS: 31.887 SF (D.7~AC) NET AREA: 158.828 SF (3,85 ACRES) PROPOSED NO. LOTS: 29 ZONING: R8 PROPOSED DENSITY: 7.95 UNITS/ACRE PROPOSED USE: R-8 ZONE: SINGLE FAIoIILY DETACHED RESIO, SITE SERYICES SEWER: CIl't OF RENTON WATER: CITY or RENTON SCHOOL: RENTON SCHOOL DISTRICT nRE' ' . (TTY or, RENTON TELEPHONE: O'kEST ELECTR'CAL &: CAS: PVC(1 SOUND EN[ROY CABLE T,V.: COlo/CAST CABLE'o1SION SITE ADORES,S' 20 16 EDMONDS AVE, NE ( •• uth porc.l) 202< '" 2032 EDMONDS AVE, NE (no,lh pore.l) Q42305 ~. (.ouln porcel) ·,0-_2305 9b2'1' (noo1h porcel) ~:::2. ~_!! ASS£SSOR'S itos, ." ... .. ' :., .'f ;, '.·:CITY lolA!! PAC~~. T~~{Sl .:: ::;:.:- TRACT. '" OO~ACE -'2R,~', ," -. .... : ' .. ' PROPERTY OMIERS: ~: .. :': ~ ~ t 2OdlO5-902t .. eRuct 0, CO!.UN' ZOJZ EDMONDS AVE, NE ,:E \j , ~ . ~, i: : '1' l -- I ~& ~ ST. NOTE: AlL EXIST'NG HOUSES AND r. ::III.:UI r ~ ------- -STRUCTURES ARE TO BE REIo40VED. f TOPOORAPHY ANO ,BOIJNOAIIY SVIlIofY BY: ~tre=::.~= Pointe (100' ".-.'" Surveying IS LOT AREAS lOS' " .. (0It0IS 1.01 ""'A' (.t1 •• , ... (M011CL /IIlLt. at LO' LI1S 1M .... ff1 -.oc) :"~,, ..... IttNTOH. WA. ,~ 9 . "' . ," 042J05-t05e -" ' .... N • 'AI!OENT, u.e \ \ " -0 '4 2(Jle lDMONDS A'-'t. Nt R[NTON. WA. ,ao,. CRAPHIC SCAIZ .. ~ .. i I-19sj--I (. rat I t ...... It. ..- Cl Z ~. ~ W~~h Z-"~Il <:H .:i'~ ZS;~~ W~ , , ~ 0::, ~ Woo ~ Cl W « J a i j ~ .... ~ ... Q: .... " § :H "'0:., ~h.~ ~ ~~~ <: :iii '" Ci ::J~ :.: ~ tI ~ .... ai ~~ ~I; l!!<t: i~i !:l~ d!~ ~~ "~1 I~ .uzJIIJ.. IIC.IUI , •• to ...... -oIIL- -"'--oIIL-_.:.. .. _- !:.;;.-- "" ...l..- " ...l..- ; I~!'" --.... _ .... - A PORTION ot the S.E. 1/4, SECTION 4. TOWNSHIP 23 N .• RANGE 5 E .• W.M. 'I lOe ~. 308 1 .. 344 ..... "". :-/ ... 3'2 340 . J3! 3Je 330 , "',. ·····-····t._.:_~.:. ······f···"······ :: .... ~.; .... : .. ~~ .. -... -J ~'-Itt -I r'::.'-' .. -_. h~~I'il'b'1 "·-·H I '-nww NE 22nd ST. , 11.1 ..L~ ... ~ ............. ., .. _--, .. . &+00 0+00 '0;'00"'" 2+00 ,HOO '+00 HClf'5ClI(fI WOI.t eMit ...... I I ~I I II 1,1 :~ : \1 III. ,11\' ;, .,,' 1,1 I~'t ".IIL __ ·· :~~.'=-~" . ....".. II· 212!1 PROFILE -NE 21 st ST. SCAl.[: MORIZ.: 1'".40' vtRT.: ,~.,' :t101 1 2t.Ot UI7 'lin. l4U HOI ,,.. 11U !'" ; •••. I1 . .,.{.n:.;. j -'f' r'-i --~'-rL"i-" ":·:::1':' -'r'=~I' '~'. ;---""'""'\!ii'r--I-·~~:-il. ~L· .... - :, '. : I f i , ,. I '.1 I!' ... .' I 6 I 7 t B I' 9.: I! 16 I, 1,' ! . /1 i . r -+--'-1-:., . . l :' r'''· f. I ' .... '12 J013 7 -:'-:"1 ,';"1 'I: / 4 ' , .'1·:) ..... 11. 15 I , I . t .. , I .. PI .~ .i. ---I ' Ii ;,;"-- I' i,. !" 16' II ~ i d. ,':' " , . I> : § =-i7~±---;-L,-;"':-h:~--~.l~:~· .. ~~~,,_.~ _'_ ----":=-11" : o.l.C'iS f\~S' "\J;'f"~\- ~bo. , I GRAPHIC SCALI: ~ ~ ~'!Q' S"c:rJIDjrCONClftfr-l \ .• .... r .... COII'r: ~1H QAft ... AP'HA4' ~II'..J ...... ~r. £PDI CRUHQ Uf'ACM 1DI' CMtI' ,j \ \\'-""'tIC'" ""'" , .... CCWl"r: IJPtH r.JIt.IHIJ sutr..flCWO lAsr C"CMfSt ~ Gllll'AI(!. lASt (a.m·", .. A\l" It nDWnI Pf10HC SOl c."CIJCW~S_ TYP. INTeRIOR PLAT ROAD NO' fiji ICAl.r DRAINAGE DETENTION: LEVEL 2 DETETlDN STANDARD FENCED POND WITH 2: 1 SIDE SLOPES ELEVATIONS: TOP: 332.2 DESICN WATER ·LEVEL: 331.2. AREA~10424 SF BOTTOM: 326.2 AREA= 6039 SF VOLUME PROVIDED: 39138 CF VOLUME REOUIED: 37300 CF WATER QUALITY: WETPONO BELOW DETENTION STORACE TOP WErpOND ELEV: 326.2. AREA= 6039 SF BOTTOM WETPONO ELEV: 322.2. AREA=3730 SF VOLUME PROVIDED: 19538 CF vOLUME REOUIRED: 14181 CF at bLat r !M-.--'III rat) I 1o\ctI ... n (j z 5· :;:l ~~U; (3~ ;;-~ z£i!!~ W~6~ o:~" I w~ f (j W « J ~ ... t § :::J~ o "'!!/ <.J ::I", I.J ~ o\!~ -I ... oe5 ~ ~~~ :2: .. ~ ~~ ~ ~ ~ ~ I- ~ ~ ~5l ll~ ~a ~~i ~a: ~~i Q~ di5~ p:", .. ~ ....:11 ~l I~ ...:!ill... I" ._0' ..... Tl--tU- CIhII . .,:~ .!!.!'!-- -,..1.- " ..1.- rOPOGRA.P~r ANO lJOtJNOAR'f SUR\I[l" BY: f en6.-""''''.-_. u.g ''''",1 .. ,.1 ..... - -Pointe ''''' .,-,., Surveying A PORTION of ttle S.E. 1/4. SECTION 4. TOWNSHIP. 23 N .• RANGE 5 E .• W.M. .... .000 :!t.11 NOTE: ALL EXISTINC HOUSES AND STRUCTURES WILL BE REMOVED 2.2' un '"'' °fl&:ii'" .... 2'11 , I" ~ ,.u IS 14 1.1 LEGEND .... rxrsnNO TAUS ~ TRCES TO BE REhlovtO *tf'f. CUAAlHG U>IITS PROPOseD CONTOUR --')11 --- EXISTING CONTOUR ~ i GRAPHIC SCALI .. B" r 5-.---'(. raT, , ......... ft. l? Z ir. • w ~ ~:l W~;;~s ~Si:la <:>~ .. :;O5' Zu!lt!, W~fit • cr!!><1~ W:1 l l? W <( "') '-gs ~~ <:I ~ .I.J ~~ ~ 5~'" ~ ~o)j~ :c: :c:2 :c: < .. ~ ~~ ~ ... t!i I!: ~ i .. ~ ~~i ~~ ~ii ~~ ~f; ~~ Is!t ~ I~ .... ..IaLlI>- "·.0' .... "'-"'- ~ -._"--... _-- "" ....l..--'- I---\--,---,._----.~ ~--_ __'_-J '---'---",",-L--Io<.>l!c..J i : i ..-----r---, -'------'---i e & ZONING +~+ PIBIFW'l1!CHNICAL SEJlVlCl!S Ii 1lIOfIOJ i I iR-l I -.-1---'---1------1 R-8 D5 4 T23N R5E Wl/,2 5304 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED IVIITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: LUA04-109, PP, ECF Kennydale Court Preliminary Plat Marc Rousso, J&M Land Development, Inc. 2008,2016,2024 & 2032 Edmonds Avenue NE The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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 prepared by Earth Consultants Inc. dated August 26,2004 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. 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. d. The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur from April 1st through October 31 st. e. The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. f. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. g. 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 comply with the 1998 King County Surface Water Design Manual Level 2 for the drainage control plan. 3. The applicant shall pay the applicable Parks Mitigation Fee based on a rate of $530.76 (25 x $530.76 = $13,269) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 (25 x 9.57 = 239.25 x $75.00 = $17,943.75) per each new additional trip generated by the project with credit given for the four existing single-family residences, prior to the recording of the final plat. 5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 (25 x $488.00 = $12,200.00) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: LUA04-109, PP, ECF Kennydale Court Preliminary Plat Marc Rousso,J&M Land Development, Inc. 2008,2016,2024 & 2032 Edmonds Avenue NE The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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. 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 -Sanitary Sewer 1. This project will be required to install a sanitary sewer main extension, minimum 8" in diameter to serve this plat. 2. The conceptual sanitary sewer plan is approved. 3. Dual sidesewer will not be allowed. The new lots must be served with an individual sidesewer. 4. The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. 5. This project site is in the East Kennydale Interceptor Special Assessment District, SAD 0016. These fees are $485 plus interest per lot and are collected prior to the issuance of a construction permit and recording of the plat. 6. This project site is in the East Kennydale Sewer Intill Phase II Special Assessment District, SAD 0025. These fees are $5,208.87 plus interest for six lots to be collected prior to the issuance of a construction permit and recording of the plat. 7. The System Development Charges for sanitary sewer shall be based on a rate of $900.00 per new single- family building lot. Credit is given for the four existing single-family residences. The development charges are collected as part of the construction permit. Plan Review -Water 1. A new 8" water line within the new interior road will be required to be designed and installed by the applicant to serve the proposed plat. The new line shall be connected to the 6" line in Edmonds Avenue NE and to the 8" line in Glenwood Avenue NE. 2. Additional fire hydrants capable of delivering a minimum of 1,000 gpm will be required, with one hydrant within 300 feet of every new single-family dwelling, not exceeding 3,600 square-feet of gross building area, within the plat. 3. Single-family homes larger than 3,600 square-feet require a larger fire flow demand (ranging from 1,500 gpm) than the water system can deliver which is 1,410 gpm maximum as noted above. The applicant must obtain the Renton Fire Department's approval to allow the use of residential fire sprinkler system, due to the limited available fire flow of 1,410 gpm. 4. As noted above the static water pressure is approximately 90 psi at street level. Per the Uniform Plumbing code domestic water meters that exceed 80 psi shall require the installation of a pressure-reducing device (PRV). 5. Lateral spacing of fire hydrants shall be predicted on hydrants being located at street intersections. 6. The System Development Charge for water shall be based on a rate of $1,525.00 per new single-family building lot. Credit is given for the four existing single-family residences. The development charges are collected as part of the construction permit. Plan Review -Surface Water 1. A conceptual drainage plan and report was submitted and meets the requirement that the drainage control plan be designed per the 1998 King County Surface Water Manual Level 2. 2. The System Development Charge for surface water shall be based on a rate of $715.00 per new single- family lots. The development charges are collected as part of the construction permit. Plan Review -Transportation 1. Per City of Renton code projects that are more than 20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. 2. Street lighting per City of Renton standards and specifications is required to be installed. Street lighting is required both on the internal streets and along the full frontage of the parcels being developed. 3. The new street interior to the plat must be developed to City standards, which are 42-foot right-of-way, full 32-foot pavement width, with curb, gutters, 5-foot sidewalks adjacent to curb and street lighting. 4. All new electrical, phone and cable services and lines must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton Public Works inspector prior to the recording of the plat. Plan Review -General 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. 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. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 4. 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). Permit application must include an itemized cost estimate for improvements. 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. . :. . '( -, ~~n~ . 411:» ..u. -Kathy Keolker"Wbeeler. Mayor CIT~ OF RENTON PlanningIBuildfuglPublicWofks Department .' Gregg Zimmerman P.E., AdminiStrator November 23, 2004 James jaeger . Jaeger'~ngineering 9419S 204th"Place' Kent, WA.98031 . . SUBJECT: 'K~hnydale Court Preliminary Plat " LuA04"10~, PP,ECF ,,' DearMr . . This letter 'i$to . inform yout~~t the' a,ppeal p~ri~d has" ended for the Environrt1ent~l. Review Committe,e's(ERC) Deterl1linati()n·.of Non-$ig~ificance' ;; Mitigatedfotthe·atiove;.ref.erenced··· project. ;:' .. .. T . . . ., ." .'. , -No appeals were filed on the ERG deterllliricitib~:·." " . ' . .' .;t ".' : . '" .' -. ~. ':,:' ':,' ',\' . This deCision isfinal,~nd applicati6nfo('th~:,:~pprop~i(.i~elyrequired· permits maY"proceed. The' applicant must c()rnply with :?n~ ~flC-~itig~tioh , Measures. -. A Hearing Exaniil19r Public Hearing .... . '. has ,been scheduledforNov~mbe~3(), ,200~,-where~ite_P.I~n Conditio,ns, may be issued:, The . applicant must complywithaUERC Mitigation.Measurf3s·andSit~ Plan Cbriditionsof Approval. -. II you have any questions, please feeu~eeto bontacfme at '(42~) 430-7270 .. , For the En\fironmentaIR~view Committee, . Q;~wl) NancyWeil SeniorPlanl1er' cc: . John' '"": Sargent LLCI;Bruce D.Collins I Owner. Marc Rousso I Applicant, . . . _ Joe Peterson, WaldemafF. Wiemann; Steve Ross I Parties of Record --------'---IO,-S-S-s-ou-t-h-G-rad-. -'-y-w,--'ay-. ~-R-e-n-to-n-, w,---:""as-h-=-in-gt-o-n-9-s-'OS:-s------· ~ •... * This papercohtains 50% recycled material. 30% post Consumer AHEAD OF THE CURVE j j I i.1 } ! .! ! City of Rilliron Department of Planning / Building / Public WG~S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE:. OCTOBER 15, 2004 APPLICATION NO: LUA04-109, PP, ECF DATE CIRCULATED: OCT()prr-. ,'::UUq J-.........., APPLICANT: Marc Rousso PROJECT TITLE: Kennydale Court Preliminary Plat PLAN REVIEW: Ar~ta~enni~r \ ~ SITE AREA: 190,695 ~quare feet BUILDING AREA (j:Jross): NlA l V 0 LOCATION: 2016 & 2032 Edmonds Avenue NE WORK ORDER NO: 77312 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 29-lot subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential - 8 (R-8) zoning designation. The lots are intended for the eventual development of detached single-family homes-lots ranging in size from 4,500 square feet to 6,187 square feet. Four single-family homes and associated outbuildings exist; all would be removed or demolished as part of this proposal. Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. . 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 UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services .' Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet , 14,000 Feet '. B. POLICY-RELA TED 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 additional in~rrnatiOn is needed to properly assess this proposal. L.~ ~(-4-0 L{ Signature of DirectorOrAliti1OfiZedRePiesentative . Date ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Kennydale Court Preliminary Plat PROJECT NUMBER: LUA04-1 09, PP, ECF LOCATION: 2008,2016,2024 & 2032 Edmonds Avenue NE DESCRIPTION: The applicant Is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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 Resldentlal-8 dwelling units per acre (R-8) 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. 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 WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTrH GRADY WAY, RENTON, WASHINGTON, ON NOVEMBER 30, 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 .. if ., '~'~' .. CITYJF RENTON . . ..a . PlanningIBuildinglPublicWodcs Dep8rtment . Gregg' Zimmerman P .E"9Administrator . -Kathy Keoiker~Wheeler, Mayor. November 4, 2004 James Jaeger. Jaeger Engineering 9419 S 204th Place. . , Kent, W A 98031 . SUBJECT: Kennydale Court Preliminary Plat· LUA04-109, PP,ECF Dear Mr. Jaeger: This letter is written oribehalfofthe Environmental Review Comm,ittee (ERG) and is to advise you that , . they have completed their review of the subject.project. rhe ERC issued a threshold Determinationof Non-Significance-Mitigated with Mitigation Measures': Please refer to the enclosed Mitigation Measures document. ' .. Appeals of the, environmental determination must be filed in vvriting 'on or beforeS:OO PM November 22, 2004. Appeals must be fiJedin writing together withJherequired $75.00 application fee with: Hearing Examiner; Cit y'otRent()n, 1055 South Grady vVay;Renton:, WA 98055. Appeals to the Examiner aregoverried. by City of Renton MunidpalCodeSectioh 4~8~1'19.B. Additional information· . rf3garding the appeal process 'may be obtained from:the Renton CitYc"Clerk's ~:)ffice, (425)430~651 () . ",-. ".".-; .. : :" .. . ' , A Public Hearing will be held.by tt'~ Hento;'H~arif.lgE.xc:lrri·inerin the COlJntil Chambers on the seventh .. floo(ofCity HaJI, 1055 South GradyWay,'Renton,WashJngton, on November 30,2004 at 9:00 AMto' consider the Prelir:ilina.yPlat. Theappl!cant or representatiye(s)ofthe applicant is required to be present -- .... at the public hearing .. A copyoqhestaffreport will be mailed to you; orie week before'the hearing. If the. EnvironmentalDeterrTIination IS appe~led, the appeal will be heard as part of this public hearing." . The preceding ,riform~tion will assist you in planning f6i irriplement~tionofyour project and enable youto, exerCise your appeal rights rnorefully,iLyouchoose to'do'"so: 'If you have any' questions ()r' desire " clarification of ~he above, pleasecaU me at (425)430~7270:" .,' . For th~ Environmental 'Review Committee, C\~wj) Nancy \11/ ei,l Associate Plim,ner . cc: Marc Rouss!) / Applicant . BruceD.Collins,John L. Sargent LLC 1/ Owner Enclosure ------1-05-5~S-o-uth--G-rad-y-'-W:-a-y--R--. e"-o-to-n-, W:-a~s--hin~g~t-on-98""O-5"-5 ------R EN TON ~ , AHEAD OF THE CU 3t_.VE '%I This paper con1ains 50% recycled malerial, .30% posfconsumer I~~te· MIL . -. Kathy Keoiker-Wheeler. Mayor CITY ~FRENTON PIanningIBuilding/PublicWorks DepaI1inent Gregg ZimmermanP .E.,AdDiinistrator November 4, 2004 Washington State · Department of Ecology t=nvirorimental Review Section PO Box47703 Olympia, WA 98~04-7703 · Subject: Environmental Determinations . ".' ." ---" .. ,'. "--'-!~~~':""-:-~~'!":':""":..~-'-'--:~:";':'-'-"-~. -' .". Transmitted h~rewith is a copy of the Environment~1 Determination forthefoJlowing projecfreviewed by, . the Environmental Review Committee (ERG) on November 2, 2004: ' DETERMINATION OF NON-SIGNIFICANCE-MITIGATED PROJECT NAME: Kennydale Court Preliminary Plat P~OJECT NUMBEij: LUAc04~109 pp' ECF . If,. '. LOCATION: 2008,2016,2024& 2032 Edmonds,Avenue NE DESCRIPTION: The applicant is requesting PreliminaryPlalcmd Ehvirorimental(SEPA) 'Review for; the 29"lot s.ubdivision· of. a 4.~8-acre site-cqmprised of: two . parcels. The proposal would createlotsf~r the tuture development of sirigle~fafllily;residei:iceswith theproposeq density of 7.8 units per net acre, The,subjeCt property,~is currentlydesignatedwiththe Residential -,:::?dweUingur1i~spe,racre,(R~8)zone. ,'r '.'. . '.,' . .'. . 5~ Appeals 'oftheenvironmelltal determinatlon-'mus(be filed in . wriii'~g_ 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 ~xamim~r, City otHenton,' 1055 South Grady Way. Rent()n; WA 98055 ... APPeals to the, . Examiner are governed by City of Rent<)I:l Municipal CodeSeytion 4:::8-110.B. AdditiOrialinfQrmation . regarding the appeal process maybe obtaihedfrom the Renton City Clerk'~ Office, (425)430~6510: • . .' ;". "t-• " .• '.. ,. ," If y()uhave questions, pleasecaJl meat(425) ~30-7270 , 'For the EnvironmentalREwiewCcirrimittee, ···Q···,·····,,···w······£)···.·· · : .' .-~ .. '. NancyWeil, Associate. Planner cc: KingCbunty Wastewater Treatment Division . WDFW. Stewart Reinbold ' . ' . . ' David F. Dietzman,Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office ." '. Rod Malcom, Fisheries, MuckleshbotJridiahTribe(Ordinance) Melissa Caivert,; Muckleshoot Cultural Res.ources Program US Army Corp. of Engineers .' . Stephailie Kramer, Office of Archaeology & Histoi"icPres9rvation Enclosure ~ ~-----1-0-55-S-o-u-th-G-ra-d-y-W.-a-y-'---Re-n-to-n-,W.-as-hl'-·n-gt-on-9-80-5-5--------"--~ R EN TO N' * This paper contains 50% recycled material, 30% post consumer AHEAD OF .THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: LUA04-109, PP, ECF Kennydale Court Preliminary Plat Marc Rousso, J&M Land Development, Inc. 2008, 2016, 2024 & 2032 Edmonds Avenue NE The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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 prepared by Earth Consultants Inc. dated August 26, 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. 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. d. The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur from April 1 sl through October 31 Sl. e. The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. f. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. g. 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 comply with the 1998 King County Surface Water Design Manual Level 2 for the drainage control plan. 3. The applicant shall pay the applicable Parks Mitigation Fee based on a rate of $530.76 (25 x $530.76 = $13,269) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 (25 x 9.57 = 239.25 x $75.00 = $17,943.75) per each new additional trip generated by the project with credit given for the four existing single-family residences, prior to the recording of the final plat. 5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 (25 x $488.00 = $12,200.00) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: LUA04-109, PP, ECF Kennydale Court Preliminary Plat Marc Rousso, J&M Land Development, Inc. 2008,2016,2024 & 2032 Edmonds Avenue NE The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. The proposal would create lots for the future develoiPment of single-family residences with the proposed density of 7.8 units per net acre. The subject property is currently designated with the Res idential - 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 res erves the right to rescind the approved extended haul hours at any time if complaints are received. 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 -Sanitary Sewer 1. This project will be required to install a sanitary sewer main extension, minimum 8" in diameter to serve this plat. 2. The conceptual sanitary sewer plan is approved. 3. Dual sidesewer will not be allowed. The new lots must be served with an individual sidesewer. 4. The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. 5. This project site is in the East Kennydale Interceptor Special Assessment District, SAD 0016. These fees are $485 plus interest per lot and are collected prior to the issuance of a construction permit and record ing of the plat. 6. This project site is in the East Kennydale Sewer Infill Phase II Special Assessment District, SAD 0025. These fees are $5,208.87 plus interest for six lots to be collected prior to the issuance of a construction p,ermit and recording of the plat. 7. The System Development Charges for sanitary sewer shall be based on a rate of $900.00 per new single- family building lot. Credit is given for the four existing single-family residences. The development charges are collected as part of the construction permit. Plan Review -Water 1. A new 8" water line within the new interior road will be required to be designed and installed by the applicant to serve the proposed plat. The new line shall be conl"l ected to the 6" line in Edmonds A... venue NE and to the 8" line in Glenwood Avenue NE. 2. Additional fire hydrants capable of delivering a minimum of 1,000 gpm will be required, with one hydrant within 300 feet of every new single-family dwelling, not exceeding 3,600 square-feet of' gross building area, within the plat. 3. Single-family homes larger than 3,600 square-feet require a larger fire flow demand (ranging from 1,500 gpm) than the water system can deliver which is 1,41 0 gpm maximum as noted above. The applicant must obtain the Renton Fire Department's approval to allovv the use of residential fire sprinkler system, due to the limited available fire flow of 1,410 gpm. 4. As noted above the static water pressure is approximately 90 psi at street level. Per tll1e Uniform Plumbing code domestic water meters that exceed 80 psi shall require the installation of a pressure-reducing device (PRV). 5. Lateral spacing of fire hydrants shall be predicted on hydrants being located at street int·ersections. 6. The System Development Charge for water shall be based on a rate of $1,525.00 per new single-family building lot. Credit is given for the four existing single-family residences. The deve lopment charges are collected as part of the construction permit. Plan Review -Surface Water 1. A conceptual drainage plan and report was submitted and meets the requirement tha<t the drainage control plan be designed per the 1998 King County Surface Water Manual Level 2. 2. The System Development Charge for surface water shall be based on a rate of $7"1 5.00 per new single- family lots. The development charges are collected as part of the construction permit. Plan Review -Transportation 1. Per City of Renton code projects that are more than 20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. 2. Street lighting per City of Renton standards and specifications is required to be installed. Street lighting is required both on the internal streets and along the full frontage of the parcels being developed. 3. The new street interior to the plat must be developed to City standards, which are 42-foot right-of-way, full 32-foot pavement width, with curb, gutters, 5-foot sidewalks adjacent to curb and street lighting. 4. All new electrical, phone and cable services and lines must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton Public Works inspector prior to the recording of the plat. Plan Review -General 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. 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. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 4. A construction permit is required. The permit requires three copies of the drawin'gs, 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). Permit application must include an itemized cost estimate for improvements. 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 RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA04-109, PP, ECF APPLICANT: Marc Rouso, J&M Land Development, Inc. PROJECT NAME: Kennydale Court Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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. LOCATION OF PROPOSAL: LEAD AGENCY: 2008,2016,2024 & 2032 Edmonds Avenue NE 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 4-8-110.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, Administrator Community Services Lee Wheeler, Fire Chief Renton Fire Department NOVEMBER 8, 2004 NOVEMBER 2, 2004 DATE' STAFF REPORT City of Renton Department of Planning / Building / Public Works 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: RECOMMENDA TlON: Project Location Map November 2,2004 Kennydale Court Preliminary Plat Marc Rousso J & M Land Development, Inc. P.O. Box 2566 Renton, WA 98056 LUA-04-109, PP, ECF NancyWeil The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for the 29-lot subdivision of a 4.38-acre site comprised of two parcels. 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). 2008,2016,2024 & 2032 Edmonds Avenue NE 4 residences & accessory structures to be removed 4.38 acres 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). --r'tPFp!;i'f.'Jri1&;t..:..~/Gn.,...,..-..t. ON -SI TE AN D SURROUNDING USE: ARE ALL SINGLE FAMILY RESIDENTIA ERCRT 04-109 City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY f r Envirr 'ental Review Committee Staff Report LUA-04-109, PP, ECF REPORT OF NOVEMBER 2, 2004 Page 20f7 PROJECT DESCRIPTION (CONTINUED) The newly created lots, which would range from 4,500 square feet to 5,841 square feet in size, are intended for the eventual development of detached single-family homes. The two parcels are currently developed with 4 single-family residences and accessory structures. The proposal for 29 lots under the R-8 zone would yield a net density of 7.8 dwelling units per acre, after the deduction of public streets and private access easements serving 3 or more lots and the roadway. The property is located on the east site of Edmonds Avenue NE, north of NE 20th Street and just south of NE 22nd Street. The parcels are addressed as 2008, 2016,2024and 2032 Edmonds Avenue NE. The proposal is to construct a 42-foot public street (NE 21 st Street) to connect to Glenwood Avenue NE, which currently stubs off of NE 20th Street at the south property line of subject site. The applicant proposes 20 of the lots to have direct frontage on the proposed NE 21 st Street, however 9 lots will gain access by private easements. The site is not designated on the City's Critical Areas Maps as containing any critical areas. The rolling site generally slope downward from east to west with a slope range of 5 to 10 percent with 18 percent at the steepest point. A detention pond is proposed as the site's drainage facility; it is located at the southwest corner of the site on proposed Tract A. The project will be required to install a minimum of 8-inch diameter lines for both water and sewer. The soils are fine silty sand classified as Arents type of soils. Soil testing found some fill material, especially along the southern property line. The project is expected to excavate 2,500 cubic yards of material. The main grading of the site relates to the excavation of the detention pond. Grading for the new street will require minimal grading. The applicant proposes to use the cut material, which is found suitable as fill, on-site however the majority of the material will be exported off site. The site is open field covered by pasture grass and shrubbery. The proposed tree plan submitted for the project indicates approximately 35 to 40 trees on site, of which 20 are to be removed. Several trees located along the north and south perimeter of the property according to the proposed tree clearing limits plan are to remain. The trees range in size from 8 to 30 inches and are of various species. B. RECOMMENDATION 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. 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. The applicant shall comply with the recommendations contained within the Geotechnical Report prepared by Earth Consultants Inc. dated August 26, 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. 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. d. The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur from April 1 st through October 31 st. e. The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. , f. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. ERCRT 04-109 City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY,... r Envirr 9ntal Review Committee Staff Report LUA-04-109, PP, ECF REPORT OF NOVEMBER 2, 2004 Page 30f7 g. 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 comply with the 1998 King County Surface Water Design Manual Level 2 for the drainage control plan. 3. The applicant shall pay the applicable Parks Mitigation Fee based on a rate of $530.76 (25 x $530.76 = $13,269) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 (25 x 9.57 = 239.25 x $75.00 = $17,943.75) per each new additional trip generated by the project with credit given for the four existing single-family residences, prior to the recording of the final plat. 5. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 (25 x $488.00 = $12,200.00) per new single-family lot with credit given for the four existing single-family residences, prior to the recording of the final plat. 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. 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 -Sanitary Sewer 1. This project will be required to install a sanitary sewer main extension, minimum 8" in diameter to serve this plat. 2. The conceptual sanitary sewer plan is approved. 3. Dual sidesewer will not be allowed. The new lots must be served with an individual sidesewer. 4. The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. 5. This project site is in the East Kennydale Interceptor Special Assessment D.istrict, SAD 0016. These fees are $485 plus interest per lot and are collected prior to the issuance of a construction permit and recording of the plat. 6. This project site is in the East Kennydale Sewer Infill Phase II Special Assessment District, SAD 0025. These fees are $5,208.87 plus interest for six lots to be collected prior to the issuance of a construction permit and recording of the plat. 7. The System Development Charges for sanitary sewer shall be based on a rate of $900.00 per new single-family building lot. Credit is given for the four existing single-family residences. The development charges are collected as part of the construction permit. Plan Review -Water 1. A new 8" water line within the new interior road will be required to be designed and installed by the applicant to serve the proposed plat. The new line shall be connected to the 6" line in Edmonds Avenue NE and to the 8" line in Glenwood Avenue NE. 2. Additional fire hydrants capable of delivering a minimum of 1,000 gpm will be required, with one hydrant within 300 feet of every new single-family dwelling, not exceeding 3,600 square-feet of gross building area, within the plat. 3. Single-family homes larger than 3,600 square-feet require a larger fire flow demand (ranging from 1,500 gpm) than the water system can deliver which is 1,410 gpm maximum as noted above. The applicant must obtain the Renton Fire Department's approval to allow the use of residential fire sprinkler system, due to the limited available fire flow of 1,410 gpm. 4. As noted above the static water pressure is approximately 90 psi at street level. Per the Uniform Plumbing code domestic water meters that exceed 80 psi shall require the installation of a pressure-reducing device (PRV). 5. Lateral s acing of fire h drants shall be redicted on h drants being located at street intersections. ERCRT 04-109 City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY" f REPORT OF NOVEMBER 2, 2004 Envirr 9ntal Review Committee Staff Report LUA-04-109, PP, ECF Page 4 of7 6. The System Development Charge for water shall be based on a rate of $1,525.00 per new single-family building lot. Credit is given for the four existing single-family residences. The development charges are collected as part of the construction permit. Plan Review -Surface Water 1. A conceptual drainage plan and report was submitted and meets the requirement that the drainage control plan be designed per the 1998 King County Surface Water Manual Level 2. 2. The System Development Charge for surface water shall be based on a rate of $715.00 per new single-family lots. The development charges are collected as part of the construction permit. Plan Review -Transportation 1. Per City of Renton code projects that are more than 20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. 2. Street lighting per City of Renton standards and specifications is required to be installed. Street lighting is required both on the internal streets and along the full frontage of the parcels being developed. 3. The new street interior to the plat must be developed to City standards, which are 42-foot right-of-way, full 32-foot pavement width, with curb, gutters, 5-foot sidewalks adjacent to curb and street lighting. 4. All new electrical, phone and cable services and lines must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton Public Works inspector prior to the recording of the plat. Plan Review -General 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. 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. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 4. 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). Permit application must include an itemized cost estimate for improvements. Property Services 1. Comments included in memo dated October 15, 2004 regarding corrections necessary prior to recording for the final lat submittal will be forwarded under se arate cover. 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 environmental regulations. 1. Earth Impacts: The subject site is not designated on the City's Areas Maps as containing any critical areas. It is described as rolling with the steepest slope near the center of the site at approximately 18%. The site slopes from east to west at gradients in the range of 5 to 10 percent. The site lies within the May Creek Basin. Currently the site has four single-family dwellings; which are to be removed. Approximately 35 to 40 trees (alder, maple, fir, cedar and ornamental) are scattered with the majority along the perimeter of the site. Pasture grass and shrubbery covers the site. The applicant has also submitted a tree-clearing plan. as required by the City. This plan documents approximately 20 trees to be removed. Those trees along the north and south property line are to remain. With the land use application, the applicant submitted a Geotechnical Report prepared by Earth Consultants, Inc. dated August 26, 2004. The test pits were excavate to a maximum depth of 14.5 feet below existing grade. Field explorations indicate the site soils consist of topsoil, which is not suitable as fill. Further soil types consisted of silty sand with gravel. The soil type is also classified as Arents soils. Groundwater seepage was observed at any of the test pits. Light to moderate groundwater seepage could be encountered if grading is conducted during the wet season (October to May). The site preparation proposes cut and fill; the estimate of the quantity of material to be excavated is 2,500 cubic yards. The Jaeger Engineering estimates the excavated material, if acceptable quality, will be used on site as fill. The geotechnical report states the stripped soil should not be mixed with the material to be used as structural fill. Soils suitable for support of foundations are observed at a depth of approximately 4 to 5 feet below the existing ground surface elevation. Upon completion of the proposed project approximately 55% of the site will be covered in impervious surface. To ensure that potential erosion impacts that could occur during project construction be adequately mitigated, staff recommends mitigation as a measure that a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to ERCRT 04-109 City of Renton PIBIPW Department KENNYDALE COURT PRELIMINARY I-_ r REPORT OF NOVEMBER 2. .2004 Envir~ntal Review Committee Staff Report ~ LUA-04-109, PP, ECF Page 50(7 the standards of the Department of Ecology and a Construction Mitigation Plan and approved by Development Services staff prior to issuance of Construction Permits. The applicant's SEPA Che·cklist 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 pl.ace 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 De!partment 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 facili-1:ies shall be required prior to the recording of the final plat. Mitigation Measures: • The applicant sllall comply with the recommendations contained within the -Geotechnical Report prepared by Earth Consultants Inc. dated August 26, 2004with 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 identify the project clearing limits on the project dra'N'ings 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 to occur from April 1st through October 31 st• • The applicant s lhall designate staging areas for temporary stockpiles of eXC<lvated 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. Policy Nexus: SEPA En vironmental Regulations, Grading Regulations. 2. Air Impacts: The adverse air quality impacts would be associated with the constrl,lction phase of the project. Project development impacts include dust resulting from grading, exhaust from constructior. vehicles and odors from 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. Construction equipment exhaust 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. Policy Nexus: N/A 3. Surface Water Impacts: The applicant has submitted a Drainage Report prepared by Jaeger Engineering dated September 10, 2004 with the land use application. The report indicates that on-site surface water and surface water runoff flows to the west to the low area within the western portion of the site near Edmonds Avenue NE. The low area is proposed to be filled approximately 2 inches to raise grade to street level. After the completion of1he project approximately 55% 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 ~o a detention pond located at the southwest corner (Tract A) of the site. This storm drainage facility for water quality trEatment and peak flow control will then discharge into a new 12" conveyance pipe that will run approximately 50 feet vvest across Edmonds Avenue NE and into an existing type 2 catch basin (C8#8, 85-2) in the City inventory. This CB eventually empties into the May Creek, which is approxi rnately 2,400 feet downstream from the site. ERCRT 04-109 City of Renton PIB/PW Department KENNYDALE COURT PRELIMINARY f r REPORT OF NOVEMBER 2, 2004 EnVi".ental Review Committee Staff Report LUA-04-109, PP, ECF Page 60f7 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 Level 2 for the drainage control plan. Policy Nexus: 1998 King County Surface Water Design Manual. 4. Plants I Animals I Wildlife Habitat Impacts: Currently, the site is has approximately 35 to 40 trees existing on the site ranging in size from 8 to 30 inches and consisting of alder, maple, fir, cedar and other ornamental species. Several trees along the north and south property lines are to remain. The majority of the property is open and covered by pasture grass and shrubbery. The grading and preparation of the site will remove approximately 20 and other vegetati on. The site is not known to be habitat or contain any threatened or endangered species. Animals observed on or near the site are songbirds and squirrels. Mitigation Measures: No mitigation is recommended. Policy Nexus: N/A 5. Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There do exist 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 is required for the proposal with credit for the four existing lots. The fee is estimated at $13,269.00 (25 new lol:s x $530.76 = $13,269.00) 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 with credit given for the existing residences prior to the recording of the final plat. Policy 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 future 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 the impacts to the transportation system resulting from the construction of a project. In addition, traffic control measures are required to be provided during construction. Of the approximately 2,500 cubic yards of cut .-naterial, the applicant will use what is deemed suitable for fill on-site. The remainder of the material will be exported off site. Additionally trips will be generated to haul in structural fill as the quality of on-site 'excavated material is (j'etermined. Based on a truckload of 20 cu. yd., that could generate 125 single load trips from the site. The site is accessed from Edmonds Avenue NE. The existing four driveways will I:>e eliminated and all the new lots will gain access either directly or off private easement from a new 42-foot wide public street to be constructed as part of this development to be known as NE 21 st Street. The current plan proposes one 26-foot wide private easement, three 20-foot wide private drive easements and two pipestem lots (Lot 16 and 27). Street improvements, including curb, gutter, sidewalk, street lighting, would be required within the new street (NE 21 st and Glenwood Avenue NE extended) and frontage along Edmond Avenue NE. 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 four existing residences. For the proposal, the Traffic Mitigation Fee is estimated at $17,943.75 (25 ne"" lots x 9.57 trips x $75 per trip = $17,943.75). The fee is payable prior to the recording of the final plat. The applicant submitted a traffic report prepared by Christopher Brown & Associates dated July 31,2004. Analysis of the traffic impacts of the proposed subdivision was accomplished, including traftic volume and site distance. The ERCRT 04-109 City of Renton P/B/PW Department • Envirr ental Review Committee Staff Report KENNYDALE COURT PRELIMINARY LUA-04-109, PP, ECF REPORT OF NOVEMBER 2, 2004 Page 70t7 report concludes that the development will result in generating 239 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 (25 x 9.57 = 239.25 x $75.00 = $17,943.75) per each new additional trip generated by the project with credit given for the four existing single-family residences, 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 Servi ces Impacts: Fire Prevention staff indicCltes that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements an d fees. The proposal would add new residences to the City, which woul<i potentially impact the City's Fire Emergency Services. The Fire Mitigation Fee is calculated at a rate of $488.00 per new single-family lots with credit given for the four existing residences. Therefore, a Fire Mitigation Fee is estimated at $12,200.00 (25 new lots x $488.00 = $12,200.00). 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 with credit given tor the four existing single-family residences, 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 circula ted to City Departmental/Divisional R:eviewers 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 e~vironmental determination must be filed in writing on or before 5:00 PM November 22, 2004. Appeals mus t be filed in writing together with the required $75.00 application fee wit:h: 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 4-8-110.8. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Offi ce, (425) 430-6510. ERCRT 04-109 w \() w <.!) z « a:: z ..., '" 0.. I (/) ~ o t- -i z o i= u w (/) .... o z o i= a:: o a.. « <;<;10 -0<;8 (.<;Z) "ON xOJ ~r60-O<;8 (r<;z) "ON O>UOlJd 1£:086 "lfM 'Iua>t a~old illtOl IIlnoS 61t6 ~NI~33NION3 ~303'Vr dVN 11'V130 OOOH~OBHDI3N S101 6l: l.~no:) 3T((J)..NN3>1 __ (_J'_ Aft .". "HOHGII I9SZ 1108 '0". OSSOO~ >lNVff :JNI IN3ffdODUO OM " .. ~ :1 ~ I (I) c 5 I i: Il. -< liiA II:: -J CI ,'it. .o:t.~&tl~-~ii~~~ ~ -3ALfI A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. ( -------:--------I NE 22nd ST. i ~------r---- I!~ : , ,r I LEGAL DESCRIPTION PARCa. NO. 04230$ .os. (.oUth parcel) THE NORTH 157.5 F[£1 or THE NORTHWEST QUARTER or THE NORTHWEST OUARTtR CW TH( SOUTHWEST QUARTER 0' S[CTION ". TOWNSHIP 23 NORTW. RANCE S £AST, W.M .. IN ICINO COUNTY, WASHINGTON; EXCEPT THt' WIST .10 FtEt TH[REor rOA ROAD. PARCEl NO. 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( \,' p,:. ,.""'--. . -.. -i ~ , I --... I .".. ,-,E". -.-_. "~aI i it:. i 3 i 4 i 5 i 6 ~;~.'.' :..J~. 11 I' , • ,bOo "'" ,'tl '\~_ NE. 20th st. :\'.1/'-, .s f\~'" ~ ......... , • -: • -____ ...-_:L~:, il >\\lSt'° i I w i ---------', ~I :' , 'I' 13 1I-'ll'11--' :l:."":'.:-_ .J ___ _ I , -t;\.~~th ST. NOTE: oILl EXIST'NG HOUSES AND fRIO III I r~·--------STRUCTURES AAE TO BE REMOVED. PROPERTy O"'ER5: 1204230$-10:1'1 BRUC[ O. COlUHS TOPOGRAPI<Y ANO BOUNDARY SURI£Y BY: ~Centre :::.. ":.:.-.: := _ _ Pointe (100) MI-'IOI Surveying " LOT ARrAS (::: ~ : \c,:n ~ .:!,tl".LOT LID tHAN .a' ttOl) 2012 eOMONDS Avt. HE R[HTQN. WA, teosa 04230~-1056 JOHH J, SARC[NT. uC 20t15 EOhlOND5 AI£, NE RENTON. WA, 18Dse VICINITY MAP N.T.S. SITE DATA AAEA: 190.69~ SF (4.38 ACRES) AAEA IN STREETS ok PROVo RDS: 29.566 SF (0.68 AC) NET AAEA: 161.129 SF (3.70 ACRES) PROPOSED NO. LOTS: 29 ZONING: R8 PROPOSED DENSITY: 7.84 UNITS/ACRE PROPOSED USE: R-8 ZONE: SINGLE FAMILY DETACHED RESID. SITE SERVICES SEWER: CITY OF' ~£NTON WATtR: CITY OF' RENTON SCHOOL: RENTON SCHOOL DISTRICT nRE: CITY OF RENTON TELEPHONE: OWEST ELECTRICAL ok GAS: PUG£T SOUND ENERGV CABLE T.V.: COWCAST CASLEIIIS'O.N SITE ADDRESS: 2016 EDMONDS AVE. NE (south poreeO 2024 ok 2032 EDMONDS AVE. NE (north oorcel) ASSESSOR'S NOS. 042305 9056 (south oorceO 042305 9021 (north ooreel) CITY MAP PAGE 05 TRACTS: TRACT k DRAlNAGt .. 12~ SF' I GRAPHIC SCAlE at J;;;b T 'I' b;;ow.-- 1111l1li') , hell ... 't. 0.:. ~ ~£:;~~ zsi~a (3~ .~..,. zs~~~ W~t~ l a:: ~ ~ t a w;; flo. l'> W « "') Cl. 0-'<t Q: ~';! 5 ~~ U t?~; ~ g>-g '<t ~~~ ~ <:'-' <: ~'" ?!; -6 ..... rj ('oj ~ Cl:: Cl. ~ "-is :10 ~ ... @il:l :il!.:, M8!: ~ ~ Q: -Iii' c>~li!ii!! Q~ ~/::!t ~:I ~£ ::t I~ ..IJUrd.. , .. '" cnc ... -r.--i:oIoI...... a. ... "I--&'w- ~-- .... -L- " -L- A PORTION of the S.E. 1/4. SECTION 4. TOWNSHIP 23 N .• RANGE 5 E .• W.M. ~ . :: r c'-_,-l:-t_:~t,~~= :: tl~_~~i~Tt-:::;;~~~::~ ::·:·~··::··:·::.:.:T=::·:: .. ~ 340 . J3B 3lS ll4 m .. t-____ .... :::;~~ ............ " ... ; ..... ""~ ..... ::::I:·:: ::::'; ::::::.:::::E·:.:::.::::.r ::::":~::t~~:f=. 332 ~ ~ I~ _ .•.•. _ .•• -;;:;,. ... _ ... .1 I I',::" _.~ •• ,_. !!'I='I'!;,'b', ,""411 1 '-lillOmUI NE 22nd ST. 330 ' .... ,'1.' .. ", ...... "'1 '" ·i \ ~ \ :If.:" --" -1 1:1 1 t) ! l~ I ~1 Iii Iii. I,!I' R __ .... --, ;1 "" Ii :2 : ,""-'" 0+00 1+00 2+00 l!l! liM ! jiM ! ljiJ ! 3-1'00 4+00 ~+oo 8+00 PROFILE -NE 21 st ST. III! sc~: HORIZ,: '-.40' VERT.: '·.4' Jill l!Ol ~ HOY 11I1 ~ I!' I~ I; II .. : ~ ' ... "" ·:-~~~~~·r--T. t·,,:;·, .•. ·,·! :',:" )".:~: :'i,~ ''';. :'!~' ••• ".·." .• I .. ro:;;. J' -'Ff'.r.-j: L-~'l"_ M_~"_ LU'=r...i-'--r --r'~~· .""---....... r;:.r -~~.,,,,,- 1 ~ ! '!"'.-:~' "': / ",i " /.' .. / /. ". !~·.~tN,· ..... n' · .. ·I~I.:...I'. CUftlj WTmf I .m. _ .A. ~j'''~~'4!i' I ,'Istllt'; ~. ,,),I,tI ... , '~\'P[ .. \1~i'A·N.. [A\(~"'! no: W/8,,,.,,'eiftJTof[ ,~~, oJf '-tHfOh) I foI(. "wtll MOLl 0",11 '-lUll" :-. 1 :t':l/cf '. I J. '1"~':.~ '!NI.nr~ : ~.S fI~<;' ~o. "'JS't~"''' g., " 16 I .. ') ! If • ;,. . w '.L. '" lOll 15 Ii. n: ~ , 10 I /i,~ U , : I . ~ '-~~""-'::'~i r GRAPHIC SCALI: ,. ctNtlf' CONCIr('f( -1 .• .". ," _ C'OIWI't ()OTH Clot" .... AP'fW' ~ 4" MPI! ~,. OODI CffCIHD Uf'ACIHG 1QIII ~ ..l \ \\'-IO""AL aPIt " ftII/'t COWII'1. D(IIIfH CIICIHD ~"QMlI.lSI" C'IU'St ~ ~"K'I. IA.SI' (Q.ASS "8.) ..... If ~ ~ SOIl CCII'$'rtca'fS- TYP. INTERIOR PLA T ROAD NO' ro ICALr DRAINAGE DETENTION: LEVEL 2 DETETION STANDARD FENCED POND WITH 2: 1 S'OE SLOPES ELEVATIONS: TOP: )JZ,l DESIGN WATER 'LEVEL: 331.2, AREA,,1D424 SF BOTTOM: 326.2 AREA= 6039 SF VOLUME PROVIDED: 39136 CF VOLUME REOUIED: 37300 CF WATER QUALITY: WETPOND BELOW DETENTION STORAGE TOP WETPOND ELEV: 326.2, AREA= 6039 SF BOTTOM WETPOND ELEV: 322.2, AREA=3 7 30 SF VOLUME PROVIDED: 19538 CF VOLUME REQUIRED: 14181 CF .. ~ i T \I'Iil".-~ 'I/IIIDI') 1 IoIcfI ... " o z 1r W' ::r.., wl;;~ll ?;S~~~ '" <!i ., VI'! ~9' Z f t!~ W~ ~; ~~ J~ (j w <{ .., ~ ~ ~~ 5 ~~ o ;:,,, ~ ~~'" "I: ~ Cl ~ !2 ~ "(~ :z: 1E '" ~ \J~ lc '" ~ ~ '" !2; ... ~ Cl ~ U~~; ~o: ~li Cl~ d~-~~ ~~! .=-I~ .JLlLO!. " • .-g' ._IT>-&-, "'- !!.::.-- .... -1.- .. -1.- ".'--'.'~------------ lSU ! .s 3(\R"~ ~6fJ' ~lJsr~tV I I rOPOGR"'P~Y AND BOVNOA'U SURvey 8'1'; ~CeD-_ .... w ...... , "g ' ...... 1 .. ' ..... ~ _ _ Pointe (IU) "1-1"1 Surveying A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. lie" .... :l11 IPn·II"-ID "·11 y'" II' 01' NOTE: ALL EXISTING HOUSES AND STRUCTURES WILL BE REMOVED :t2~ lUl "F:h"&;;-' ~'Ot "Of ,.,., " '" ~ wr~~.l~rl ~ l~U 15 14 LEGEND 1m £)(lsnNC TRtES ~ TREES TO BE REMOVED *..,. CL.tAAING lIJIITS PROPOSED CONTOUR - -»A _ -_ EXl'3nNQ CONTOUR ".-., : GRAPHIC SCAI.&: 'b.;wlJ.-o" F 'i f. par, I ..... n. CJ z 5 ~ ~~ w£::;;il ~~~ .. ~ <.:>~ .~~ zs~~~ Wjtiil o::;lr: r ~ WOo i CJ W q: "') .... g§ ~~ o Ci!sl u « '" ~ ~~V\ ~ ~o\!l ::!! ::!!'" ,:I; «:e :;c ~~ o ~ ... ~ ~ is i ~~ ~i! ~Q: §~i ~~ ~~-l" «~ ~ ... .~ i~ ..uu.... tc.ou. 1 ._!,I ~"":--M.I.-"'-""-!::..:.:....= "'-- --1-- " -1-- ZONING P/BIPW TJ!CHNJCAL SIIlI.VICBS UI04I03 E5 .. 9 T23N R5E W 112 - - - -Renton dH;y Uml" y =W ~yo 1:4800 D5 4 T23N R5E W 1/2 S304 DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM October 15, 2004 Nancy Weil Sonja!. Fesser~ Kennydale Court Preliminary Plat, LUA-04-109-PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The indexing information, noted at the top of the preliminary plat drawing sheet, is in error. The plat property is located in the SW 1,4 and NW 1,4 of Section 4. Under the "PROPERTY OWNERS" block, the tax parcel number for Bruce Collins is noted incorrectly. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-1O-0418, respectively, on the drawing sheets, preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used fro the land use action number. Please note that the land use action number fro the final plat will be different from the preliminary plat and is unknown as of this date. Tie to the City of Renton Survey Control Network. The geometry will be checked by the city when ties are provided. A licensed surveyor will need to prepare and stamp, sign and date the final plat drawing(s). Provide plat and lot closure calculations. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. \H:\File Sys\LND· Land Subdivision & Surveying Records\LND-IO· Plats\0418\RV041013.doc October 15,2004 Page 2 Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Required City of Renton signatures, for plat approval, include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the plat submittal. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed . . Include a dedication/certification block on the plat document. Indicate what has been, or is to be, set at the corners of the proposed lots. On the final plat submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. Said items are provided only for preliminary plat approval. Do not show building setbacks on the plat lots. Setbacks will be determined at the time of issuance of building permits. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses will need to be noted on the plat document. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Remove references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat submittal and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) fro the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\0418\RV041013,doc\cor October 15, 2004 Page 3 If there is to be a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "Tract A" (drainage pond) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Kennydale Court Homeowners' Association (HOA) for a drainage pond. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen months (18), then each lot in this plat shall assume and have an equal and undivided interest in the Tract previously owners by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots I through 29, inclusive, shall have an equal and undivided ownership interest in "Tract A". The hereinbefore statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat, or provide a reference to a separate recording instrument detailing the same. An updated Plat Certificate will be required. The joint driveway easements and private road easement, as noted on the plat drawing, are for the benefit of future owners of the lots so benefited. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easements created until ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Also, note on the plat drawing that said easements are for private utilities, if that is the case. Add the following Declaration of Covenant language on the face of the subject plat drawing, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in retumfor the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easements shown on this plat to any and allfuture purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. The new private access/utilities easements require a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0418\RV041013.doc\cor October 15, 2004 Page 4 Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\04 I 8\RV04 10 I 3.doc\cor Title for both of the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSffiILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSffiILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIV ATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIV ATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSffiILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSffiILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIV A TE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHffiITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY SERV' 'S FEE REVIEW FOR SUBDIVISIONS 1". 1004 -_SLol2 ...... J __ _ COL.U I..J:' } -eRUc::::E: APPLICANT: .JoHU SAl=3f'!F:kIf J I C r RECEIVED FEOM ___ ---=~__,__ (date) JOB ADDRESS: GOltZ> 4Llb .eocA-SbMQbJPS As.LE ...... 'E WO#_7-,-"7--,,.9~ ..... le __ • ______ _ NATURE OF WORK: e9-Laf L Ob.k:S.1?l ~lJ..<S.Ib.LYDA' E COl Jet PlAT )LND #--,-IO~--'--30Q~A~IB~ _____ _ -PRELIMINARY REVIEW OF SUBDIVikION BV'LONG PLAT, NEED MdRE INFdRMATION: "LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID D's " VIClNITY MAP " FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE " OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE . SUBJECT PROPERTY PARENT PID# 04':=305 -gOel -qo~ * NEW KING CO. TAX ACCT.i¥(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 k> 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. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit:lConstruction Permit application. The existing house on SP Lot # , addressed as has not previously paid ____ SDC fees, due to cormection to City utilities prior to existance of SDC fee Ord. SP LotH will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinance:s. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. Th ti II ed ti d NOT· I d . ti·d I·t ti th f e 0 owmg quot ees 0 me u e IOspectlOn ees, Sl e sewer permIts, r w perml ees or e cost 0 water lR.eters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT "UNITS OR FEE Latecomer Agreement (pvt) WATER Latecomer Agreement (pvt) WASTEWATER Latecomer Agreement (pvt) OTHER Special Assessment District/W A TER 1J....t'r. E'A5T' KEIJ~ ~ I ILl-"'PH 2! oolG 134,140 j$.465.oo X lJ""l15+ eq "t'et:> ~\11l~s~Jn'fD~AWEWATER 0025 4<i; 47 1$520B.S7X lJI.Jr1"6'-t-(;; 1"130 Joint Use Agreement (METRO) U • .cr· Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTArION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated #OF UNITS/ -Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd SQ. FTG. Single family residential $1,525/unit x e5 Mobile home dwelling unit $1220/unit in park Apartment, Condo $915/unit not in CD or COR zones x Commercial/Industrial, $0.213/sq. ft. of property (not less than $1,525.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER·· Estimated .. Pd Prevo " Partially Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x c_q Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x Commercial/Industrial $0.126/sq. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE" SURFACEW ATER .. Estimated " Pd Prevo " Partially Pd (Ltd Exemption) -Never Pd Single family residential and mobile home dwelling unit $715/unit x a7 All other properties $0.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOTAL ~1fo.> ~. (j-,t<u>W Signature of iewin. honty 10/08/0 4 I DATI:. $ .. *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to __________________ _ EFFECTIVE January 1, 2004 SDC FEE $38 les.oo $Zt;, .Jon.CO $lq,305,O{') paid/un-paid status. 11 m < .... m .: ::l o City or rlenton Department of Planning / Building / Publtc Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 15, 2004 DATE CIRCULATED: OCTOBER 1,2004 APPLICANT: Marc Rousso PROJECT MANAGER: Nanc Weil PROJECT TITLE: Kenn dale Court Prelimina Plat er SITE AREA: 190,695 s uare feet BUILDING AREA LOCATION: 2016 & 2032 Edmonds Avenue NE WORK ORDER NO: 77312C'TYO SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval forSa"~9ijMS subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential-8 (R-8) zoning designation. The lots are intended for the eventual development of detached single-family homes-lots ranging in size from 4,500 square feet to 6,187 square feet. Four single-family homes and associated outbuildings exist; all would be. removed or demolished as part of this proposal. Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. . 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 Housina Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transporlation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment to,OOoFeet 14,000 Feet 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 additional information is needed to property assess this proposal. Signature of Director or Authorized Representative Date CITY OF RENTON ECONOM IC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: STAFF CONTACT: SUBJECT: October 14, 2004 Nan~~iil/ Reb~~brid Don Enckson Kennydale Court Preliminary Plat, 201612032 Edmonds Ave NE; L-UA 04-109, PP, ECF Summary: The applicant is requesting preliminary plat approval for a 29-10t subdivision of a 4.38-acre site located on the east side of Edmonds Avenue NE, midway between NE 22nd Street on the north and NE 20th Street on the south. The site is designated Residential Single Family on the Comprehensive Plan Land Use M:ap and zoned R-8 consistent with this de;signation. Staff reviewed and generally supported this preliminary plat in its comments of June 24, 2004. Staff at that time felt that the existing alignment of Glenwood Avenue NE along ~th established development patterns from subdivisions to the north and south restricted the applicant in terms of developing a layout more consistent \Vith existing Comprehensive Plan land use policies. Attachment cc: Don Erickson H:\EDNSP\lnterdepartmental\Development Review\Green File\Comments\Kennydale Court Preliminary Plat.doc\cor CITY OF RENTON ECONOMI C DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLA::NNING MEMORANDUM DATE: TO: FROM: STAFF CONTACT: SUBJECT: June 24, 2004 Jason Jordan Rebecca Lind Don Erickson Rousso Edmonds Preliminary Plat, 2008-2024 Edmonds Ave NE; PRE04"'()74 The applicant is proposing to develop a 29-10t subdivision just north of the intersection of NE 20th Street and Edmonds Avenue NE. The 3.,66 acre site is designated Residential Single Family on the Comprehensive Plan Land Vse Map and zoned R-8. The site abuts a subdivision to the south and because Glenwood Avenue NE was extended to the north in anticipation of fi..Lture development someday on this site, a loop street will result, benefiting both subdivisions. Relevant Comprehensive Plan land use policies are attached. The applicant estimates the density for this subdivision at 7.92 units per gross acre and since net acreage is approximately 80% of gross or 2.93 acres it would appear that the subject proposal exceeds the maximum of 8.0 units per net acre (policy LV-34). It appears that the applicant will have to reduce their proposal by approrimately six units in order to comply. All. the lots proposed exceed 4,500 square feet in area and exceed 6,000 square feet in area (policy LU-35). Since the surrounding area is already platted it appears that the proposed layout will be compatible with the development to the north and south (poLicy LU-40). In terms of the overall layout and the implementation of a loop street system at least an interconnecting street network will eXIst between this plat and the one to the immediate south. Although a couple of private roads/easements are provided for access to six lots,. no cul-de-sacs are proposed. Two of the lots (Lot 16 and 28) are pipestem lots, which are discouraged (policy LU- 70). Although pipe stems and access easements are generally discouraged, in th:is case they appear to make since because the loop road connecting NE 21 st and NE 20th Streets dictates to a large extent this layout. The loop road also has the benefit of providing two means of ingress and egress to this and the abutting development to the south. Were it not for the frontage requirement for new lots, staff would recommend an alley a.s an alternative means of serving Lots 20 ...,. 28 on the south (J>~licy LV-80). This would be a lot clceaner solution (policy LU-76). ,% -:c',. Recommendation: Support in principal this subdivision, I1owever, noting that it appears over the allowed maximum density and consideration should be given to finding a better way of accessing Lots 20-28. Attachment cc: Don Erickson H:\EDNSP\lnterdepartmental\Deve\opment Review\Freapps\Comments\RS\Rousso Edmonds Prelim Plat.doc: \cor ,. RELEVANT COMPREHENSNE PLAN LAND USE POLICIES Residential Single Family Policies ~··I .... .. Policy L U-34. Net development densities should fall within a range of 5 to 8 dwelling units per acre in Residential Single Family neighborhoods. 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. Policy LU-40. New plats developed at higher densities within existing neighborhoods should be designed to incorporate street locations, lot configurations, and building envelopes, which address privacy and quality of life for existing residents. Design and Improvement Standards for Residential Areas Policy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominant use of cul- de-sacs and pipestems should be discouragedfor new development. A "flexible grid" pattern of streets and pathways should be used to connect adjacent and future development. Policy LU-76. To visually improve the public streetscape and the safety of perimeter sidewalks and facilitate off-street parking, construction of alleys providing rear access to service entries and garages should be encouraged. Policy LU-BO. Land should be arranged in blocks divided into lots with all lots required to front on a public street or a park. H:\EONSP\!nterdepartmental\Development Review\Preapps\Comments\RS\Rousso Edmonds Prelim Plat.doc\cor Renton City Limits Parcels ~~~ .. ~~ Zoning <1H.esIIOerltlal Man .. . IRp-!':irt.:mtil'll 1 Od .. . DO<JRF!!':irllp-nltil'll 14d .. . IRF.!!':irtenl'il'll MulL. ~RE~sidlenl'il'll MulL. MulL. MulL. Neighbo ... Suburban n Center N .. . n Center N .. . Downtown Office R. .. He:SIOE,mtlal MulL. 'nlT\m,>rl'i",,1 Art .. . r.nmlTu>r.~i""l Off .. . r.nnv,>nil>nr·" C .. . Industrial -Heavy Industrial-Medi... Industrial -Light Renton Aerial ~ -~ 200 0 SCALE 1 : 3,374 I 200 FEET http://rentonweb.org/MapGuide/maps/Parcel.mwf Renton N A I I 400 600 Thursday, October 14, 2004 7:09 PM City ot Henton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 15, 2004 APPLICATION NO: LUA04-109, PP, ECF DATE CIRCULATED: OCTOBER 1,20 APPLICANT: Marc Rousso PROJECT TITLE: Kenn dale Court Prelimina Plat SITE AREA: 190,695 s uare feet BUILDING AREA LOCATION: 2016 & 2032 Edmonds Avenue NE WORK ORDER NO: 77312 ECO~g~~8~~VH~g6~ENT. , 1.>, NING SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 2 -0 subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential - 8 (R-8) zoning designation. The lots are intended for the eventual development of detached single-family homes-lots ranging in size from 4,500 square feet to 6,187 square feet. Four single-family homes and associated outbuildings exist;.all would be removed or demolished as part of this proposal. Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. 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 Housina Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals T ranstJOrtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED 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 additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee City of Rell.on Department of Planning / Building / Public W()iks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE:' OCTOBER 15,2004 APPLICATION NO: LUA04-109, PP, ECF DATE CIRCULATED: OCTOBER 1,2004 APPLICANT: Marc Rousso PROJECT MANAGER: Nancy Weil PROJECT TITLE: Kennydale Court Prelimina_,yPlat PLAN REVIEW: Arneta Henninger SITE AREA: 190,695 square feet BUILDING AREA (gross): N/A LOCATION: 2016 & 2032 Edmonds Avenue NE WORK ORDER NO: 77312 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 29-lot subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential - 8 (R-8) zoning designation. The lots are intended for the eventual development of detached single-family homes-lots ranging in size from 4,500 square feet to 6,187 square feet. Four single-family homes and associated outbuildings exist; all would.be removed or demolished as part of this proposal. Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. 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 Utilities Animals Transpat1ation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airpot1 Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ~~.nJO~ 1o~t60 We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is ne d to properly assess this proposal. Date CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: TO: FROM: SUBJECT: October 13, 2004 Nancy Wei I Ameta Henninger X7298 KENNYDALE COURT PLAT APPLICATION 2016 & 2032 EDMONDS AVE NE LUA 04-109 I have reviewed the preliminary application for this 29 lot plat located at Edmonds Ave NE and NE 21 st St in Section 4, Twp. 23N, Rng. 5E, and have the following comment. Existing Conditions: Water--The proposed development is within the City of Renton water service area and is located in the 565 Water Pressure Zone. There is an existing 6-inch water line in Edmonds Avenue NE and an existing 8-inch water line in Glenwood Avenue NE to the south. The available flow from both lines is limited to 1,410 gallons per minute {GPM}. The static water pressure is approximately 90 psi at street level. Sanitary Sewer--There is an existing 8" sanitary sewer main in Edmonds Ave NE. Storm--This project lies in the May Creek drainage basin. There are storm drainage facilities in Edmonds Ave NE. CODE REQUIREMENTS WATER: • A new 8-inch diameter water line within the new interior road will be required to be designed and installed by the applicant to serve the proposed plat. The new line shall be connected to the 6-inch line in Edmonds Avenue NE and to the 8-inch line in Glenwood Avenue NE. • Additional fire hydrants capable of delivering a minimum of 1,000 GPM will be required, with one hydrant within 300 feet of every new single-family dwelling, not exceeding 3,600 square-feet of gross building area, within the plat. • Single-family homes larger than 3,600 square-feet require a larger fireflow demand {ranging from 1,500 GPM to 2,000 GPM} than the water system can deliver which is 1,410 GPM maximum as noted above. The applicant must obtain the Renton Fire Kennydale Ct Plat Application Edmonds Ave NE Department's approval to allow the use of residential fire sprinkler system, due to the limited available fire flow of 1,410 GPM. • As noted above the static water pressure is approximately 90 psi at street level. Per the Uniform Plumbing code domestic water meters that exceed 80 psi shall require the installation of a pressure reducing device (PRV). • Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. • Water System Development Charges of $1525 per each new lot will be required for this project. These fees are collected prior to the issuance of a construction permit and prior to the recording of the plat. SANITARY SEWER: • This project will be required to install a sanitary sewer main extension, minimum 8" in diameter to serve this plat. • The conceptual sanitary sewer plan is approved. • Dual sidesewers will not be allowed. The new lots must be served with an individual sidesewer. • The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. • This project site is in the East Kennydale Interceptor Special Assessment District, SAD 0016. These fees are $485 plus interest per lot and are collected prior to the issuance of a construction permit and prior to recording of the plat. • This project site is in the East Kennydale Sewer Infill Phase II Special Assessment District, SAD 0025. These fees are $5208.87 plus interest for six lots are collected prior to the issuance of a construction permit and prior to recording of the plat. • System Development Charges of $900 per each new lot are required. These fees are collected prior to the issuance of a construction permit and prior to the recording of the plat. - STREET IMPROVEMENTS: • Per City of Renton code projects that are more than 20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. I:\Projects\KENNYDALECTGF.doc\cor KennydaIe Ct Plat Applica~ion Edmonds Ave NE • • Street lighting per City of Renton standards and specifications is required to be installed for a 29 lot project. Street lighting is required both on the internal streets and along the fu II frontage of the parcels being developed. • Per City code the applicant may request a reduction in the right-af-way width for the new internal residential street to 42 feet. • The new street interior to the plat must be developed to City star.dards, which are 42' right-of-way, full 32' pavement width, with curbs, gutters, 5' sidevvalks adjacent to curb and street I ighting per City of Renton standards and specifications. • The traffic report is under review at this time. • All new electrical, phone and cable services and lines must be undergrounded. Construction of 1:hese franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the plat. STORM DRAINAGE: • A conceptual drainage plan and report was submitted and meets the requirement that the drainag e control plan be designed per the 1998 King Co unty Surface Water Manual Level 2_ • The Surface Water System Development fees of $715 per each new lot apply to the proposed project. The Development Charges are collected prior to the issuance of a construction permit and prior to the recording of the plat. CONDITIONS • The Traffic Mitigation Fee of $17,943.75 shall be paid prior to the recording of the plat. This is a condition of the project. Erosion Contr<>1 Measures • This project shall comply with the erosion control measures per the DOE manual. This is a condition of the project. The drainage control plan sha II be designed per the 1998 King County Surface Water Manual Level 2 -this is a condition. AQUIFER: • The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i». A fill source statement (RMC 4-4-060L4) is required if I:\Projects\KENNYDALECTGF.doc\cor Kennydale Ct Plat Application Edmonds Ave NE more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6- 030E2 and 3)-Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. GENERAL: • All required utility; drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. • Permit application must include an itemized cost 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. cc: Kayren Kittrick I:\Projects\KENNYDALECTGF.doc\cor City of Renron Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 5u.r:fauJ Wruh.,LYrJt. COMMENTS DUE: OCTOBER 15, 2004 , APPLICATION NO: LUA04-109, PP, ECF DATE CIRCULATED: OCTOBER 1,2004 APPLICANT: Marc Rousso PROJECT MANAGER: Nancy Weil PROJECT TITLE: Kennydale Court Preliminary Plat PLAN REVIEW: Arneta Henninger SITE AREA: 190,695 square feet BUILDING AREA (gross): N/A LOCATION: 2016 & 2032 Edmonds Avenue NE WORK ORDER NO: 77312 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 29-lot subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential - 8 (R-8) zoning designation. The lots are intended for the eventual development of detached single-family homes-lots ranging in size from 4,500 square feet to 6,187 square feet. Four single-familyhomes;and associated outbuildings exist; all would be removed or demolished as part of.this,proposal. Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. 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 Earlh Housing Air Aesthetics Water UghtiGlare 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 CITY Or RENTON RECEIVED OCT 052004 BUILDING DIVISION B. POLICY-RELA TED COMMENTS C. 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 wham a<1&'o I in_ation is needed t properly assess this proposal. tf' I f z;J rJ r Date 7 City of Remon Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: fJ Ian Revt tvJ COMMENTS DUE: OCTOBER 15,2004 APPLICATION NO: LUA04-109, PP, ECF DATE CIRCULATED: OCTOBER 1,2004 APPLICANT: Marc Rousso PROJECT MANAGER: Nancy Weil PROJECT TITLE: Kennydale Court Preliminary Plat PLAN REVIEW: Arneta Henninger SITE AREA: 190,695 square feet BUILDING AREA (gross): N/A u~ I KJ 1 200~ LOCATION: 2016 & 2032 Edmonds Avenue NE WORK ORDER NO: 77312 ""-"VI\! SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 29-lot subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential - 8 (R-8) zoning designation. The lots are intended for the eventual development of detached single-family homes-lots ranging in size from 4,500 square feet to 6,187 square feet. Four single-family homes .and .associated outbuildings exist; all would be removed or demolished as part of this proposaL Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. 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 Earlh Housina Air Aesthetics Water UllhtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resoun;es Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS..,.d...e-L-~~. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in~ ation is need d to prope y assess this proposal. ~d Date .";'. Project Name ~\)\1DM.E; Cwv \=. (Jf Project A~dress d.-o\\P e~ €We tvt Contact Person MA-@, fl.gQ>?O Address _____________ _ Phone Number ._. ______________ ~ Permit Number --:-"L=..\...,.) 1\-"""--"<i:1~-_I_'D_'1=___ ____ _ '.' . Proje~t Description ~q loT SyR ~ . Ll & ~ e,y.,s.~ .. land Us~ J:ype: . ...fJ Residential o Retail Method of Calculation: ('"' £. ~IA.-> Wffe Trip Generation Manual (2\0)_ S{:R.. q ·S 7 ~ kM. o Traffic Study· . ., o Non-retail o Other .. ' Transportation Mitigation Fee: a \l, '1 '15) I~ I . Calculated by: ~. \Zclmliv Date: Account Number: __ --'-_______ _ Date of Payment ______ .,..-___ _ City of Renron Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:T ~(~nn COMMENTS DUE: OCTOBER 15, 2004 APPLICATION NO: LUA04-109, PP, ECF DATE CIRCULATED: OCTOBER 1,2004 APPLICANT: Marc Rousso PROJECT MANAGER: Nancy \Veil PROJECT TITLE: Kennydale Court Preliminary Plat PLAN REVIEW: Arneta Henning er SITE AREA: 190,695 sguare feet BUILDING AREA (gross): NJA -OJ LOCATION: 2016 & 2032 Edmonds Avenue NE WORK ORDER NO: 77312 DfT HI ~ ,,_ SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Prelimi.,ary Plat approval forJa ~~~~t subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential-8 (R-8) zan ing desi~BtiQ~/iVRe,1Qfs are intended for the eventual development of detached single-family homes-lots ranging in size from 4,5()0 square feet to !3;'1IffWsqi@~ feet. Four single-family homes and associated outbuildings exist; all wDuld.be removed or demolished as part of this proposal. Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Proba~/e Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impac:-ts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet 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 additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM October 6, 2004 Nancy Weil, Planner Jim Gray, Assistant Fire Marshal oil Kennydale Court Prel. Plat, 2016/2032 Edmonds Av. NE 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 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 structures. 2. Fire Department access roads are required to be paved, 20 wide. ( Lot 12). 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ffre.-. APPLICATION NO: LUA04-109, PP, ECF APPLICANT: Marc Rousso PROJECT TITLE: Kenn dale Court Prelimina Plat SITE AREA: 190,695 s uare feet LOCATION: 2016 & 2032 Edmonds Avenue NE SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Pre 1m ~A/: tal for a 29 ot subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential - 8 (R-8) zoning designation. e intended for the eventual development of detached single-family homes-lots ranging in size from 4,500 square feet to 6,187 square feet. Four single-family homes and associated outbuildings exist; all would be .. removed or demolished as part of this proposal. Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. 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 LandlShoreline 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 C. CODE-RELATED COMMENTS We have reviewed this application w:. h particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additi nal information i eded to property assess this proposal. / () fo !u If Date I City of Reinon Department of Planning / Building / Public W"rf\S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 15, 2004 APPLICATION NO: LUA04-109, PP, ECF DATE CIRCULATED: OCTOBER 1,2004 APPLICANT: Marc Rousso PROJECT MANAGER: Nanc Weil PROJECT TITLE: Kenn dale Court Prelimina Plat SITE AREA: 190,695 s uare feet BUILDING AREA LOCATION: 2016 & 2032 Edmonds Avenue NE WORK ORDER NO: 77312 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approva or gl99~ot subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential-8 (R-8) zoning designation. The lots are intended for the eventual development of detached single-family homes-lots ranging in size from 4,500 square feet to 6,187 square feet. Four single-family homes and associated outbuildings exist; all would be removed or demolished as part of this proposal. Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. 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 C. CODE-RELATED COMMENTS /J " -' .A ___ .~ ,. -;J j)~r-~~--.~. 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 wh re additional information is needed to properly assess this proposal. tive CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 4th day of October, 2004, I deposited in the mails of the United States, a sealed envelope containing Notice of Application documents. This information was sent to: Surrounding Property Owners (Signature of Sender):..~ STATE OF WASHINGTON ) COUNTY OF KING ) SS ) See Attached ... "" ......... ,"','\\ ......... ~\..YN k-}\\'I --_~~ •••.•• : V'f4,. II .f ~:,,~~\SS,o..t;·'" ~'" ... -,0 ~.-'y" ~ : :' (j NOJ.-. +-0 ... ~ ~ ". "-'9 _. "1\ ., ~ en : '-. J-~: -n ~ ~ '""": ...ou. ~ rn : : ~ ". \ Clue ! : ~ ~ '.~ ..... I .certify t~at. I know or have satisfactory ev~dence t~at Stacy.Tucker -",,~ o~·:~'!.:o.? ....... ~~ .f Signed thiS Instrument and acknowledged It to be his/her/their free and voluntary act fo~t\f;I~\~ ............ - purposes mentioned in the instrument. 'I\\\,.",,,~~~"""" Dated:Qd-:1, ;;:t:?P)l1 ate of Washington Notary {Print}: _____ --i'I~!::¥fIt*AflflP.Hll"IiF_-----------MAR!L'l~ I(AMeIIEFf My appointment expires: MY APPOINTMENT EXPIRES 6-29-07 Kennydale Court Preliminary Plat LUA04-109, PP, ECF " , , . Parcel Number troScan / King (WA...J Owner Name Site Address ..J-04~~~3Q9Ss-9;988i2;;)1!'""---~C3e6oHll!riIiSIS"fHtrI muc~e:'lD"ojini1la:n:ilt"lt"l 2032 Edmonds Dr SE Renton 98055 Q423~ 2021 co!Jjns Bmcc Q6hald 2032 Edmonds Dr SE Renton 98055 042305 9073 Grover William E/Teresa E 2525 NE 22nd St Renton 98056 0423059141 Crispin Ror.y M *no Site Address* Renton 0423059148 Osgood Carmen A 2716 NE 22nd St Renton 98056 0423059149 Mendoza Leonardo;+ 2616 NE 22nd St Renton 98056 .f6~23~9150 JetmHlgs Chades.I.s& JeBHtags-2524 NE 22nd St Renton 98056 0423059150 Jennings Charles L & Jennings 2524 NE 22nd St Renton 98056 -e42JQ59137 €fty OfRem9l1 *no Site Address* Renton 0423059163 Gustaf&on 2601 NE 22nd St Renton 98056 0423059164 Korbel Jerzy M 2633 NE 22nd St Renton 98056 0423059165 Bates Randall SIMigdalia C 2625 NE 22nd St Renton 98056 0423059166 Monaghan Timothy J & Leona A 2701 NE 22nd St Renton 98056 0423059167 Molgora Ricardo 2709 NE 22nd St Renton 98056 0423059168 Spann Norman RlMarlene R 2717 NE 22nd St Renton 98056 042305 9170 Funderburg Patricia A 2617 NE 22nd St Renton 98056 042305 9171 Evers Jon D;Francis Sidney M 2609 NE 22nd St Renton 98056 042305 9179 Wiemann Waldemar F 2116 Edmonds Ave NE Renton 98056 0423059180 Simpson KevinlKim 2124 Edmonds Ave NE Renton 98056 0423059185 Wahlbrink Ryan P WlKatrina L 2125 Harringt<ln PI NE Renton 98056 0423059212 Mims Kathleen 2037 Harringt<>n PI NE Renton 98056 0423059216 Hanseon Voyce Ann;Kupferer Larry 2720 NE 21st St Renton 98056 042305 9222 Tajon F~ly Trust 2033 Harringt<>n PI NE Renton 98056 042305 9252 Lester E Elaine 2022 Harringt<>n PI NE Renton 98056 042305 9254 Pascale Gloria V 2032 Harringt<>n PI NE Renton 98056 ' 0423059306 Aho Churchill-~~, u 2702 NE 22nd St Renton 98056 " 2253200005 Morris Daisy M \O\rz.;,~., 2133 Edmonds Ave NE Renton 98056 2253200010 Ueland John AlVictoria A 2125 Edmonds Ave NE Renton 98056 2253200015 Hatch Elmer ClElizabeth M 2117 Edmonds Ave NE Renton 98056 2253200020 Ma Carey E/Jenny 2101 Edmonds Ave NE Renton 98056 225320 0025 Graham.Viola B 2025 Edmonds Ave NE Renton 98056 2253200030 Cannon Robert C 2017 Edmonds Ave NE Renton 98056 2253200035 Landwehr :Robert F;Barnhart Joy Lee 2009 Edmonds Ave NE Renton 98056 2253200040 Kelly Woodrow & Rosanne 2001 Edmonds Ave NE Renton 98056 2253200045 Pinz Raymond H 2000 Dayton Ave NE Renton 98056 2253200050 Dean.Robert & Glea 2004 Dayton Ave NE Renton 98056 2253200055 Walker Patricia A 2008 Dayton Ave NE Renton 98056 2253200060 Bottenberg Pt Norman G/Joyce H Tr 2012 Dayton Ave NE Renton 98056 225320 0065 Anderosn Jean C 2100 Dayton Ave NE Renton 98056 2253200070 Potter David E 2104 Dayton Ave NE Renton 98056 2253200075 Beckstrom Juanita 2108 Dayton Ave NE Renton 98056 2253200080 Reynolds William E -~s\~\~ r 2112 Dayton Dr SE Renton 98055 2253200105 Mozzone Ronald C \ V""'\ 2013 Dayton Ave NE Renton 98056 2253200110 Martinez Luis L/Lisa~~"IOI"'cfi2009 Dayton Ave NE Renton 98056 2253200115 Buxton Gene W 2005 Dayton Ave NE Renton 98056 ~320 0120 City OfR£nton 2001 Dayton Ave NE Renton 98056 334390 0201 Pearspn Geraldine G 2425 NE 20th St Renton 98056 3343900203 Edwards Kathleen A 1901 Edmonds Ave NE Renton 98056 334390 0207 Werake Sujatha & Mahinda 2417 NE 20th St Renton 98056 334390 0208 George Doris M 2409 NE 20th St Renton 98056 3343900209 Villegas Phillip Rios/Angelita F 1917 Edmonds Ave NE Renton 98056 3542300005 Byers Judith E 2004 Edmonds Ave NE Renton 98056 3542300010 Castronovo Jean B;+ 2516 NE20t:1:l St Renton 98056 3542300015 Gibbons J R; 2524 NE 20w Sf Renton 98056 354230 0020 Ross Steve A;Thiel Lee Anne 2600 NE 20W St Renton 98056 354230 0025 Gamble Richard A 2616 NE 20th St Renton 98056 5' Information compiled from various sources. Real Estate Solutions makes no representation~ or warranties as to the accuracy or completeness of informaiion contained in this report. YB 1947 1951 1937 UwnerPhone 1943 425-204-0177 1962 1943 1943 1943 1943 1943 1943 425-271-7190 1943 425-228-8630 1943 425-228-2285 1943 1943 425-277-2187 1957 425-255-4389 1957 425-226-0089 1964 1980 1990 1963 1964 i964 425-226-7961 1973 1959 1959 '425-255-8149 1959 425-228-4735 1959 1959 1958 425-227-7545 1958 1958 1959 425-226-0813 1958 1958 1958 425-391-1394 1959 1958 1958 425-255-0904 1959 1958 425-255-6482 1959 425-687-9986 1959 1958 1953 425-228-7127 1952 425-255-7839 1960 1960 1961 1943 1943 425-793-4887 1943 1943 1977 425-255-3214 I po, . , , 1.. Parcel Number 3542300030 3542300035 3542300039 3542300040 3542300045 3542300050 3542300055 3542300060 3542300065 3542300070 3542300075 3542300080 3542300085 5358300010 5358300020 5358300030 5358300040 5358300050 5358300060 7227800005 7227800010 7227800035 7227800040 7227800045 7227800050 7227800055 7227800060 7227800065 7227800070 7227801993 7227801995 7227802000 7227802005 7227802010 7227802015 7227802020 7227802025 7227802030 troScan / King (WA) Owner Name Sauer Peter H;Mcclanahan Georgia L Codd Robert-JlPriscilia L Skochdopole Steven JlLisa E Henry Richard DlMarica M Peterson Joseph Dffanja Smith Peggy M Wolf Joseph S Woodard Donna M Spomer Charmaine D Mceliece Raymond K Patten John C R Graves Jeffrey S/Stacy H Pearson Geraldine G Moen Loretta D Petit Marlene & John LiewW~gH Nguyen Thong T Primlani Indru J Taclay Lous G & Anacoreta C CaryK~ranE Castro Jose M Andersen Rex & Reatha Van ~m Richard RlSheila G Garot Eugene a/Joan L Trust Cary KaranE Fletcher Steve LiJudi L ThueDnger Darvin G Anderson Myron· Loney Bruce/Jayne Shane Michael C & Della M Maylon Bruce p. Purganan Ismael G;Agbulos Adoraci SzyIllllQSki Michael J Hunt George RlOlive Corman Properties Inc Niculescu Ofelia NovinskiCR Tran Jlmson Phu;Dang Huong T Site Address 2624 NE 20th St Renton 98056 1916 Edmonds Dr SE Renton 98055 1902 116th Ave NE Bellevue 98004 1908 Edmonds Ave NE Renton 98056 2533 NE 20th St Renton 98056 2609 NE 20th St Renton 98056 2617 NE 20th St Renton 98056 2625 NE 20th St Renton 98056 2641 NE 20th St Renton 98056 2701 NE 20th St Renton 98056 2640 NE 20th St Renton 98056 2004 Glennwood Ave NE Renton 98056 2006 Glennwood Ave NE Renton 98056 2508 NE 19th St Renton 98056 2516 NE 19th St Renton 98056 2524NE 19th St Renton 98056 2600 NE 19th St Renton 98056 2616 NE 19th St Renton 98056 2624 NE 19th St Renton 98056 2009 Harrington Cir NE Renton 98056 2017 Harrington Cir NE Renton 98056 1908 Harrington Cir NE Renton 98056 1916 Harrington Cir NE Renton 98056 1924 Harrington Cir NE Renton 98056 2008 Harrington Cir NE Renton 98056 2024 Harrington Cir NE Renton 98056 1925 Harrington Ave NE Renton 98056 1915 Harrington Ave NE Renton 98056 1905 Harrington Ave NE Renton 98056 1823 Harrington Ave NE Renton 98056 1829 Harrington Ave NE Renton 98056 1837 Harrington Ave NE Renton 98056 1901 Harrington Ave NE Renton 98056 1909 Harrington Ave NE Renton 98056 1917 Harrington Ave NE Renton 98056 1923 Harrington Cir NE Renton 98056 2019 Harrington PI NE Renton 98056 .2023 Harrington PI NE Renton 98056 Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this repon. YB 1943 1929 1998 1998 Owner Phone 1943 425-868-8047 1943 1918 1943 1962 1958 1963 253-564-0399 425-644-6475 425-277-2383 1977 425-235-7675 1936 425-228-7127 1967 1966 1968 1973 1968 1967 2001 1943 425-204-1352 1943 425-255-6636 1943 1943 1943 '" '1943-~oot~ 1943 . l()Irz.I()~ . 1943 1943 2000 1943 1943 425-271-6685 1943 1943 425-228-1259 1943 1943 1959 425-228-6517 1963 425-793-7991 NOTICE OF APPLlCA:"TION AND PROPOSED DETERMIINATION OF NON-SIGNIFICANCE-MITIGA lED (ONS-M) DATE: October 1, 2004 LAND ~SE NUMBER: LUA04-109, PP, ECF PROJECT NAME: Kennydala Court Preliminary Plat PROJECT DESCRIPTION: The applicant Is requesting Envlrcanmental (SEPA) Review and Preliminary Plat aplProval for a 29--lot subdivision of two parcels, 4.38-8cre site. The proposal Is located within the Residential ·8 (R-a:> zoning designation. The lots are Intended for the eventual deve'c:::llpment of detached single-family homes- lots ralnglng In size from 4,500 square teet to 6,187 square feel Fc»ur single-family homes and associated outbullc:Jlngs exist; all would be removed or demoltshed a& part of this proposal. Access Is proposed via 42-toot street 4Connectlng through the site from Edmonds Avenue NE and GlJenwood Avenue NE. Additional access easem~nts within the plat will provide access for 8 lots. Street dedlcatlo..-=.s are required. The site does not contain any crl~lcal areas according to the CIty's Critical Areas map. PROJE'CT LOCATION: 2016 & 2032 Edmonds Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-IIoII: As the Lead Agency, the City 01 Renlon has de1termlned that Significant environmental Impacts are unlikely to result from the proposed project. Therefore. as pennitteKt under the RCW 43.21C.110, the City of Renton Is using the OptionElI DNS-M process to give notice that a DNS- M is IIkE3ly 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 Tha: ... eshold Determination of Non-Significance- MitigatE><! (DNS-M). A 14-day appeal period willlolJow the issuance ollile DNS-M. PERM" APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: September 14, 2004 October 1, 2004 APPLICANTIPROJECT CONTACT PERSON: Jam •• Jaeger; Tel: (253) 850-0934 Email: magoO.ol.com Perrnlt:::sIRevlew Requested: Environmental (SEPA)1~eV:Jew, Preliminary Plat Approval Other lPennlts which may be required: Building, Construction, and Fire Permits Aeque=sted Studies: Environmental (SEPA) Che.ckllst, Geotechnical Report Loeatl c:»n where application may be reviaewed: Plannlng/BulldlnglPublic Works D-epartment, Development Services DiviSion, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBL~C HEARING: Public hearing scheduled for Novell'1l...ber 30, 2004 before the Renton Hearing Examiner in Renton CouncilChambf3rs. Hearings begin at 9:00 AM on the 7th floor of the new Renton CityHallloc.;;::;:ated at 1055 South Grady Way. Proposed MItigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation, Measures address project Impacts not covered by existing codes and regulations as cited above. The appficant will be required to pay the appropriate Transpdrlatlon Mitigation Fee; The applicant will be required to pay the appropriate Fire Mi~f~atlon Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee Comments on the above application must be submitted In writing to Nancy Well, Associate Planner, Development Services Division, 1055 South Grady Way, Renton. WA 98055, by 5:00 PM on October 15, 2004. This matter is also scheduled for a public hearing on November 30, 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 ~ontact the Development Services DMslon. (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 stili 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 addltional 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 Well, Associate Planner; Tel': (425) 4.30-7270 Email: nweIlOcl.renton.wa.us PLEASE INCLUDE 1l1E PROJECT NUMBER WHEN CALLING FOR PROPER ALE IDENnACATION CONsaSTENCY OVERVIEW: :" Land Use: Enylr~nmental Documents that Evalu..ate the Proposed Project: Devel-opmenl Regulations Used lFor ProJect Mitigation: The subject site is designated Aesadentlal Single Family on the City 01 Renton Comprehensive land Use Map and Residential - 8 (R-6) on the City's Zoning Map. This designation encourages and permits single-family residential development at a net density range of 5.0 to 8.0 dulac for R-6. The proposal for 139 lots would result In a nat density of 5.94 dulac after the deduction of lands lor streets. The proposed sutxflVision is consistent with the land use designation. SEPA Checkllsl The project will be subject to the City's SEPA ordinance. Zoning Code, Public Works Standards, SubdMslon Regulations, Intemational Bulldlng and Fire Codes and other applicable codes and regl....:Zlations as appropriate. 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 NolName: LUA04-109, PP, ECF I Kennydale Court Preliminary Plat NAME: ______________________________________________ _ ADDRESS: ____________________________________________ _ TELEPHONE NO.: ________________ _ CERTIFICATION , ... ,,"""\\\\\ __ .... " ~\..YN I(,q "" -~ ••••••• ~ I, .: ~ •• ·~\SSIOAi··. (1" _ 3-~ .... O~ ~-i-:': ~~ 'P..,A-....... L-k "eDdtl.", Y"'\. , hereby certIfy that ____ copies of the := : U ~or,.q.i'> :.0'. ~~ db -~ -1 or nearby ;::: °T).. "53~ "'1lljove dOclLment were poste y me In ~ conspICUOUS p aces on -CJ) • -..~ m: , S -\ ~ ..oUt:> f/)l tit described property on ---.JU0'2f---','f-.-.!=0~----------__1~__+---~ -p ". uLle .. ~ ~~ .. ~ ... ~~ '" O···:~9-07 .. ·····O~ Signe " •. ~ ••••••• \->.-<;"_': 1// '",,~~~~~~, ............. -ATT~ST: . s~r~bed_ and sworn before me, a Nota~ p~ " Washmgton resldmg i~ ,on the _·-,7t-..:. __ MARILYN KAMCHEFF MY APPOINTMplT CXPIRES 6-29-07 DATE: October 1, 2004 LAND USE NUMBER: LUA04-109, PP, ECF PROJECT NAME: Kennydale Court Preliminary Plat PROJECT DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 29-lot subdivision of two parcels, 4.38-acre site. The proposal is located within the Residential - 8 (R-8) zoning designation. The lots are Intended for the eventual development of detached single-family homes- lots ranging in size from 4,500 square feet to 6,187 square feet. Four single-family homes and associated outbuildings exist; all would be removed or demolished as part of this proposal. Access is proposed via 42-foot street connecting through the site from Edmonds Avenue NE and Glenwood Avenue NE. Additional access easements within the plat will provide access for 8 lots. Street dedications are required. The site does not contain any critical areas according to the City's Critical Areas map. PROJECT LOCATION: 2016 & 2032 Edmonds Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 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: NOTICE OF COMPLETE APPLICATION: September 14, 2004 October 1, 2004 APPLICANTIPROJECT CONTACT PERSON: James Jaeger; Tel: (253) 850-0934 Email: jjjags@aol.com PermitslReview Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Preliminary Plat Approval Building, Construction, and Fire Permits Environmental (SEPA) Checklist, Geotechnical Report Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing scheduled for November 30, 2004 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential Single Family on the City of Renton Comprehensive Land Use Map and Residential -S (R-S) on the City's Zoning Map. This designation encourages and permits single-family residential development at a net density range of 5.0 to S.O dulac for R-S. The proposal for 139 lots would result in a net density of 5.94 dulac after the deduction of lands for streets. The proposed subdivision is consistent with the land use designation. SEPA Checklist The project will be subject to the City's SEPA ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, Internationai Building and Fire Codes and other applicable codes and regulations as appropriate. Proposed Mitigation Mf es: The following Mitigation Measures willlik 3 imposed on the proposed project. These recommended Mitigation Measure" 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; and 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 15, 2004. This matter is also scheduled for a public hearing on November 30, 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 Well, Associate Planner; Tel: (425) ~3O-7270 Email: nwell@ci.renton.wa.us 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 No.!Name: LUA04-109, PP, ECF / Kennydale Court Preliminary Plat NAME: ADDRESS: ______________________________________________ _ TELEPHONE NO.: ________________ _ • CITY F RENTON Kathy Keolker-Wbeeler, Mayor PlanningIBirildinglPublicWorksDepartment Gregg Zimmerman P.E., Admimistrator October 1, 2004 James Jaeger Jaeger Engineering 9419 S 204th Place Kent, WA 98031 Subject: Kennydale Court Preliminary Plat LUA-04-109, PP, ECF Dear Mr. Jaeger: The Development Plann i ng Section of the City of Renton has determined that tile subject application is complete according to submittal requirements and, therefore, is accepted for review. . It is tentatively scheduled for consideration by the Environmental Review Committee on November 2, 2004. Prior to the review, yoU' will be notif'ied if any additional information is required to 'continue processing your application. . In addition, this matter is tentatively scheduled -for a Public Hearing on November 30, 2004 at 9:()0 AM in the Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applica.nt or representative(s) of tile applicant are required to be present at the public hearing. A copy of the staff report vvill be mailed to you one week before the hearing. Please contact me at (425) 430-7270 if you have any questions. Sincerely, G\VY<1),wJ NancyWeil Associate PI;:lnner cc: John J. Sargent LLC, Bruce D. Collins / Owners Marc Rousso / Applicant -------IO-S-=S-:S-o-uth--G-ra--:'dy-W-----ay--R--e-n-to-n-, =-W--a--=-sh-:-in-g-to-n-9-=g-OS-=-s=-------R E :N TON Ci) This paper contains 50% recyded material. 30% peast consumer AHEAD OF' THE CURVE Keollkelr-Wlleeler. Mayor October 1, 2004 Superintendent's Office Renton School District: #403 300 SW 7'h Street Renton, WA 98055-2307 Subject: KennycJale Court Preliminary Plat LUA-04--109, PP, ECF CITY F RENTON PlanningfBuilding/Palblic Works Department Gregg Zimmerman P.E., Administrator The City of Renton Development Services Division has received an application for a 29-lot single-family subdivision located at 2016 & 2032 Edmonds Avenue NE. Please see the enclosed Notice of ApJ)lication for further details. In order to process this application, the Development SerVices Division needs to know which Renton schools would be attended by children living in residences at th e location indicated above.· Please fill in . the appropriate schools on the list below and retL.:l rn this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton,. Washington 98055, no later thariOctober 15~' 2004. Elementary' School: _______ ~_~ __ -'--_ _'__ ___________ _'__ __ Middle School: _-'--________ -'-___ -'-____ ~ ________ _,___ High School: _______ ---'-______ ---' ____________ -"'-_ Will the schools you have indicated be able to handle the impact of theadditiorial students estimated to come from the proposed development? Yes No __ _ AnyComments: ______ ~----------~---~--------- Thank you for providi~g this important information. If you have any question s regarding this project, please contac'1: me at (425) 430-7270. Sincerely, NancyWeil Associate Planner Enel. -------=-1 O:-::5~S -::::s-~-u-,th:-G=-ra-=d-y~W.-:-a-y -,-R=-e-n-to-n-', W.=-=-=-as-=-h-=-in-g-to-n-:9:-::gC":"O-=-SS::--------R E N TON * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE City of Renton D£vafRfM€ LAND USE PERMIT . S[p Oi'tfl;t,.~::tvlfVo MASTER APPlICATION9£c£;:~~ PROPERTY OWNER(S) PROJECT INFORMATION NAME: J( j, 1. SA-RQ-E iJT , t) ,AI L.if! X } PROJECT OR DEVELOPMENT NAME: PL~T k~N'lD~L£ ~ PReL''tf\ . ADDRESS: EDt'<\ONIDS A-vE-2.D\~ NE CITY: R~N \JJfy. ZIP: c;r~o~(p PROJECT/ADDRESSCS)IlOCATION AND ZIP CODE: (ZollP £ot'i\ONDS 'We. N£:. q~0~ S" ./ 2£>-24 E'It>\'{\() t4D:S .' ~. \\>£ q~--c. ~ ) TELEPHONE NUMBER: APPLICANT (if other than owner) (Q4Z~ESSOR'S ACCOUNT NUMBER(S): 042. ~o5 -'1oS-~ f?) 04Z30$'-q02-1 (N.) NAME: I'f\~ ROL!)SS-D EXISTING LAND USE(S}: Res It::>a.r DAL COMPANY (If applicable): .T ~ 1'1\ LAND DE-'\Ja.DP1l\~tC -~c PROPOSED lAND USE(S~I ' ~~nAL / ADDRESS: p.O. Box:-ZSfk EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: R-6S\~trII\L CITY: RENll!>tJ VJPt . ZIP: 'tt3oSt.-PROPOSED COMPREHENSNE PlAN MAP DESIGNATION [If applicable}: NPt ".: TELEPHONE NUMBER , (Zils,) q4-13 --C6~cr'i EXISTING ZONING: gg --- CONTACT PERSON PROpQS'ED ZONING [If applicable): - NA NAME: Jf¥N\is '.' ~ :)~ .• ' i,' COMPANY (if. applicable): . T~£t<:'· ~rJ-J~NG- : SITE AREA (in square feet): -, qo I (ocrS-.s:p '" ~". -:';, :.::-.-::.~~~~ ,-, SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDNlSIONS OR PRIVATE STRE~S SERVING THREE LOTS OR MORE (if applicable): 2..-cr,Skb .sf ... ;.. ': , ADDRESS: , \ . C;4-lq· -: $, 204-PL. PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE [If applicable): 7.04- CITY: ZIP: -- \<::t:.NY. WI\-. Q003' NUMBER OF PROPOSED 2q (if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: (ZS3) . ~SO-o<J34-- \ \.\ "Q-'S: £ CM>f. COY\" NUMBER OF NEW DWELLING UNITS (if applicable): -Z,5 ~ p" 'JECr INFORMATION (cont;' '~ed) --~-------------------. . . NUMBER OF EXISTING DWELLING UNITS (If applicable): 4 PROJECT vALUE: ~ I '000 0 D i) r-____________ ~~I·---,~------------~I f ~. SQUARE FOOTAGE OF PROPOSED RESIDENTIAl BUILDINGS (if applicable): 14fT SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (If applicable): 'IJ~ SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (If applicable): tJPr SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (If appfJCable): tJ~ NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (If applicable): tuft NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (If applicable): tJf\ IS THE SITE LOCATED IN ANY TYPE OF ENvIRONMENTALLY CRITICAL AREA. PlEASE INCLUDE SQUARE FOOTAGE (If appficable): o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA sq. ft. o GEOLOGIC HAZARD' sq. ft. o HABrrAT CONSERVATION sq. ft. o SHORELINE STREAMS AND lAKES sq. ft. o WETU\NDS sq. it. . LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following infonnation included) SITUATE IN THE :N\J.I . 'QUARTER OF SECTION A:... TOWNSHIP 2-3 • RANGE S-. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. ~PE OF AP~LICATION & FEES List all land use applications being applied for: f7t'eL, I pa;;o g9--3. 1. 'P ar , ' ' . 2. ~v. 'fteu~ 5!JO~' : 4. J(Zl /Z----O-w '1/0 , , .' , '" Staff will calculc;lte applicable fees and postage: $ -'. --, AFFIDAVIT OF OWNERSHIP -.:,. " A.L.T.A. COMMITMENT SCHEDULE A Page 3 Order No. 567796 The land referred to in this commitment is situated in the State of Washington, and described as follows: The north 157.5 feet of the northwest quarter of the northwest quarter of the southwest quarter of Section 4, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the west 30 feet thereof for road. END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviate'd legal description is not a substitute for a complete legal description within the body of the document. Ptn. NW~ SW~ 4-23-5, W.M., "'-",-- II Return Address: JohnJ. S.;rgent 2016 Edmonds Ave. N.E. ~nton,V/A 98056 E1751963 !!~rlBv~'dtll PAGI eel OF eel Quit Claim Deed The grantor, JOHN J. SARGENT, a single man, for and in consideration of less than one dollar, conveys and quit-daims to, JOHN J. SARGENT, managing member 4.f The John J. Sargent, LLC, ~ a limited IiabUity company organized under tht laws or the State of Washington, aD interest in tbe reUowing described Real Esta1:e: ~RCELA The West balf of the South half oCtbe South flair of the South balf of the Southwest quarter of the Northwest quarter, less the west 30 feet of Section 4, Township 23 North, Rauge S E.W.M. ' ~RCELB TIle North IS'1.! feet of tbe' Northwest quarter of the Northwest quarter of the Southwest quarter. less county road of Section 4. TowDship 13 North. Range 5 E.W.M. ' Sil uate in the County of King, State of Washington. Tn PafteJ No. 042305-9056-0s , Dated thh 19th day of February 1000. 'Lh:'j, )~ -r-G!aftOr State ofWasbington ) ) ) S •• (Individual Ac:kDowled~ment) ) , County oHCing ) I certify that I know or have satisfactory evidence tbat. John J. Sargent is the person w:llo appeared t;.efore me, and said person admowledged that he signed tbis instrumellt and aeknowledged it to be his tree and voluntary aet for tbe uses and purposei mentioned in tbe instrument. ' Dated this 19th day of February lOOO. STEVEN A JANDA NOTARY PUBLIC SiATE or ~ASI-lINGTON COMMISSIOIII EXPIRES SEPTEMBER 9, 2003 #otary Signature Steven A. Janda, Notary Public in and for tbe State of Washington Residing in Kent, Washington My appointment expires 9-9-1003 City of Renton LAND USE PERMIT .,: MASTER APPLICATilON SEP 142004 RECEIVED PROPERTY OWNER{S) NAME: ADDRESS: CITY: Rs.un:> N I '+J ~ ZIP: qooOS<O .. TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: i\f\ run" R 1\ 'n~ €)uS~D COMPANY (if applicable): .::r ~ t{\ LAND De-'\Ia..oPfl\~~ We ADDRESS: p.o. Box: CITY: R EN"ru>tJ TELEPHONE NUMBER (ZfJ.p) '148- zs~ 'vJ II. ZIP: q<aoS"(P CONTACT PERSON :: ~., ~w~: t;!f '-. ADDRESS: ~,_, .~ dtr 4-t§lI,;C;S •. .i..2P4-PL. TELEPHONE NUMBER AND E-MAIL ADDRESS: 1"2.53) ~So -O'l34-\ -\ .~:\ ~g..'S <§1. <10 r. CO~, ' Q:\WEB\PW\DEYSERV\Forms\Planning\masterapp.doc08I29/03 4 ., PROJECT INFORMATION ; PROJECT OR DEVELOPMENT NAME: kS-NN'ft).J\LE. : CouR,\ t1\SL\'i'4\. ?LJtJ PROJECT/ADDRESS(S)lLOCATION AND ZIP CODE: 201<.1> Ev{'(\ONDS /\va NE q~S"(" (20.24 E\t>\'{\o.-4C> s. ,~f". NE J~~ KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): O~z. '3 {) 5-3..05'& f?) ('Q 4-Z.3D 5" -.G) 02-'-:::::> (tot) EXISTING LAND USE(S): RES IOEfu nAL PROPOSED LAND USE(Sbl lV~Tljl\L EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: KSS\ !>6t-....irlJ\L PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N~ EXISTING ZONING: R-tO '. 'PROPOSED ZONING (if applicable): NI\ SITE AREA (in square feet):-1<;(0, iPCfS" . .sF ';.. _ ... 4 ", . ...... SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING " Tf:iREE LOTS OR MORE (if applicable): Z ,(, SG,(p .\ .sF PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): -r.04- NUMBER OF PROPOSED LOTS (if applicable): 29 NUMBER OF NEW DWELLING UNITS (if applicable): 2~ . s- ~ ,< ... P[ JECT INFORMATION (cont: .ed) ~~----------------------~ PROJECT VALUE: .:f:l" 000, COD NUMBER OF EXISTING DWELLING UNITS (if applicable): 4 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): HI\ SQUARE FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): BUILDINGS TO REMAIN (if applicable): tJPr o AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFER PROTECTION AREA TWO BUILDINGS (if applicable): tJ~ 0 FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): \'.If\ o GEOLOGIC HAZARD sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if 0 HABITAT CONSERVATION sq. ft. applicable): {\Ht 0 SHORELINE STREAMS AND LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW'PROJECT (if applicable):. I tJ~ • i ~ • 0 WETlANDS sq. ft. LEGAL DESCRIPTION OF 'PROPERTY -I. .. -- , --. '. (Attach legal ;description on $epatate sheet with the following infonnation included) , . S'ITUATE IN THE . ?NW ',' 'QUARTEROFSECTION±-, TOWNSHIP~3 ,'RANGE 5"",INTHE CITY OF RENTON, KING COUNTY, WASHINGTON. -, . . ' .-, TYPE, OF APPLICATION & FEES \ j _,' .' I • List all land use applications being applied for: 1. ~ I r ,.4. 3. , .. ,.. ... ." . : . --' , • ~ .4 -I -' I, ttl i 2. 4. -, -~ .. . --. "' . .~. .. ,'. j !" I .' . . j , . .. . -j .j, . .i ': , , I! Staff will calGulCilt~ appl,-~abl~ f~es and postage: $ "- AFFIDAVIT OF OWNERSHIP , -. , ." , .. , ~ -. I, (Print Name/s) eRl t F :0 ('O LL iNS , declare that I am (please check o~: current .owner of the property involved in this application 0.: :..,t:· :-:-~e authorized representative to ad for a corporation (please attach p f orization) and'that the foregoing statements and answers herein.COIitained and the infonnation herewith are in all respeds true and correct to best of my knowledge and belief . .. -,' i I certify that I know or have satisfactory evidence that~ Lt ,"S). C'~~ a . : ~_. r '.' a... signed this instrument and acknowledged it to be hislheritheir free and voluntary ad for the ~ _ _ V ~ uses and purposes mentioned in the instrument -;. -.: : -'I -·.~\\""181\"",1. (Signature of OwnerlRepresentative) \ :oI.""~t.~ ••• C":!~'" S'O"~~V'.&~ f\\ -S ~ .·...-:-,,~~CP~ '--~~~"i: ~ '; ff' I~' .OTAIl~~·)~~ = : = N Pu fo S f W $h" -. -. -.. otary blic in and r the tate 0 a Ington.. -. -\ :'\ 11.'1/ , .. -~ ... :: " , .. ~ cP ..... · • IU"· ~. .::: -; ,\., h ,-.-;. ~ ~"~"'~1 5 .• , .~~ ~ ~ ~... • .-&.' ~ . ;'." ~ 0 •• •••• \ •• ··"9 ~ ~ , -" i" "". "--: \.' ~"'I ~'IVAS"\ ~",,,, Notary(Print) Vcl\'i~X". ~JII\ ' 111/'"111'''\\\\ (Signature of OwnerlRepresentative) ',-""".-.. My appointment expires: __ ~\ __ --,\' .... S ....... ~......c:; .... -~'_-'_.;;... Q:\WEB\PW\DEVSERV\Forms\Planning\mastcrapp.doc08I29/03 " A.L.T.A. COMMITMENT SCHEDULE A Page 3 Order No. 568546 The land referred to in this commitment is situated in the State of Washington, and de ,scribed as follows: The west half <>f the south half of the south ha1.f of the south half of the southwest quarter of the northwest quart~r of Section 4, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the wes t 30 feet thereof conveyed to King County, for 116th Avenue Southea st by deed recorded under Recordi:J::3g No. 665129. END OF SCHEDULE A NOTE FOR INFORMA~IONAL PURPOSES ONLY: The following ma}7 be used as an abbreviated legal cjescription on the documents to be ~ecorded, per 'amended RCW 65.04. ~aid abbreviated legal descriptior::l. is not a substitute for a complete legal description within the body ~f the document. Ptn. SW?{ NW?{ 4 - 2 3 -5, W. M . ·DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phorae: 425-430-7200 Fax: 425-430-7231 ) DEVELOPMENT PLAN NG CITY OF RENTON SEP 1 ~ 200~ RECEIV~n 1. Gross area of property: 1. 1 cr 0, w 't 5 square feet 2. Certain areas are excluded from density calculations. These include public roadways, private access easements serving 3 or more dwelling units, and critical areas. * Total excluded area:** 2. 2-cr I S(p{g square feet 3. Subtract line 2 from line 1 for net area: 3 .. I (p I • l'Lq square feet • 4. Divide line 3 by 43,560 -tor net acreage: 4. 3.,0 acres 5. Number of dwelling units or lots planned: 5. Z'1 unitsllots 6. Divide line 5 by line 4 fc:Jr net density: 6. J.t2>4 d.u.lacte 2-j lots or units would result in a net density of l~ B 4-dwelling units per acre. *Critical Areas are defined as "Areas. determined by the City to be not suitable for development and which! are subject to the City's Critica-I Areas Regulations not including very high landslide areas, protected slopes, vyetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. Q:\ WEB\PW\DEVSER V\Fonns\P lanning\density.doc07/18/03 1 ." . .'{ I/ ... ' ... :V ... 11 • . 1 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN C;Jty 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 } DEVELOPME CITY OF~~~~NtNG SEP 1 ~ 200~ RECEIVED -:-:-___ ~Jj"':-:-!-F\..:.:-'/'f\-:...=E;..;::S=___:_~J~, _---=:::.:r~f\:...=;r=::;.;;.;~=:-:.. -"--_____ , being first duly sworn on oath, deposes and says: .s , 4 Z-OE)4-1. On the ____ day of per.. . ,3-,I installed I public information sign(s) and plastic flyer box on tl1e property located at 2otLo CDrooNDs AVf3-. NE-for the following project: E;eN~'lPM£-Ceut3T PRELI~. PL..A-l Project name Mf\-Rc· RD0S5D Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) waslwere constructed and installed in locations in conformance with the requirements of Chapt Code. Installer Signat SUBSCRIBED AND SWORN to before me this ILf day of ::;eeft?hv6~Y-·, 19 '2OD+ ~ashington, ~eCblfl.& aOVuCV~~ NOTARY PUBLIC in and for the State of residing at My commission expires on Q:\WEB\PW\DEVSERV\Forms\Planning\pubsign.doc08/27/03 ! : j:.; , , ; , i: ~: ; " , , i! j' j : ! t. 4/ ./' ." I. I: I: i I 8 w 2 - -----=-0---.,---------..... --------------~ 0." t;:'l 0 Z 0 At.. H~14· ... ~ u_ ,., -b~lJ:j--S'T------~-------. c..,_ 'J .. .1'''' ,._,. .. ____ _ Rt be.-c.c.o . Sergent c:::: \ \ c..' ~202.4Z·'5 I..c. ~ fl. 11 ./".3 :; 0.:+2 30~-'10S-& . Rebc.c....c.o . SerS!.nt . SITt=- v v ~ (I) III i !oJ'.!Ii:! n I III It I. , .. j PRE-APPLICATION MEETING PROJECf: ItOUSSO EDMONDS PRELIMIN.AItY PLAY lOO8, 2016, lou, 2032 Ecbaoads Me. NJ: DATE: JULy 1, 2004 STAFF COMMENTS: FIRE PREVEN'llON -Jm. GraY PUBLIC WORXSlV'IUlTIES -:. Anda Herrfager CONSTRUeDON' SERVlCES"7"1.!UJY MeckIIq Eq)NOMlC DEVELOPMENT (EONSp) -Doll Eridcsoo PLANNlNGIZONlNG -Nucy Well SUPPLEMENTAL ~RMAnON: ZONING MAP SD'EARIAL DATE: SUBMl'ITAL :WAVIER FORM CITY OF RER'TOlI FIRB P.R&VENIiOlf BURBA'U IIBIIORdDUJI June 16, 2004 TO: Jason Jordan, Senior Plamler II J'ROII: Jim Gray, Assistant Fire MarshalJ II 8UBJBCT: Rouaao Edmonds PreL Plat, 2008V~O'J.4. Edmonds Av. NE Fire Departrnc:nt Comments: . 1. A fire hydrant with 1000 GPM fire 1hnv ja required within 300 feet of aD. new siDglc-family structuree. If the InliIding square foo~ cxa:cds 3600 sauare feet ill area, the minimum fire ~ ~ to 1500 GPM i lL-8-2004 THJ 07:32A1 10: PAGE: 1 .. 'I, ,. • 'j ...... .," ... ; . 1 i 11 I ! , L I I i I! Ii /' ii I' il ~ fo DATE: .0 ....... _ ....... _._... • •• __ •• _.-::=:::-:-.. CITY OF RENTON FIRE PREVEKTlO1f BmREAU MEMORANDUM June 16, 2004 TO: JasonJor~ Senior Planner n' FROM: Jim GraY-J Assistant Fire Marshal,J ~ SUBJECT: Rousso Edmonds Pret Plat, 200SV;024 edmonds Av. NE Fire Department Cot:lU11ents: 1. A fire hydrant with 1000 GPM fire flow is required Mthin 300 feet of all new single-family s:t:ructures. If the building square footage exceeds 3600 square feet in area. the minimum fire flow increa.ses to 1500 GPM and requires two hydrants within 300 feet of the-struc'1:ure. 2. A fire mitigation fee of $488.00 is required for an n~ single-family structures. 3. Fire Department access roadways require a minimumt 20 Foot paved roadway. 4. All building addresses shall be visible from the publLc street . Please feel free to coD:ta.ct me if you have any questions. -------TcOII cwx-.,..... 1 I I· I .. --... .. DATE: TO: FROM: SUBJECT: CITY OF RENTON' MEMORANDUM June 22. 2004 NancyWetl Ameta Henninger X7298 ROUSSO EDMONDS PLAT . PREAPPLICATION 04-074 2008 & 20%4 EDMONDS AVE NE NOTE ON PRELlMlNARY UVIEW COMMENTS CONTAINED IN THIS REPORT; The (oDowina comments on developmcot aDd permitting issues. are based OD the pre- appJi.:atiob submittals made to the· City of Reatma by the appJicaat. Thc appUcaat is allItioDM that iDformatioD coutalaed hi this 5llD1mary may be subject to modification and/or . CODC1UTCJlce by oft1daI decision makers (~. Bearma EDmiael", Boards of Acljostme.t, Board of Public Works aDd City CouDcil). Review .commcnD may 8.1$0 Deed to be revised based on site plaDDlng and other design changes daeCi or made fIle a licaat. I have reviewed the preliminary application for this 29 lot plat located on the east side of Edmonds Ave NE at NE 21st St in Section 4, Twp. 23N Rng5E, and have the followirig comments: §EWER: • There is an existing 6" sanitary sewer main In Edmonds Ave NE. • This project" will be requIred to install a sanitary sewer main e~nsjon. minimum 8" in diameter to seNe this plat. • The appficant needs to show how the new lots wIU be served with sanitary sewer. • Dual sidesewers will not be allowed. The new lots must be served With an malVidual sldesewer. • The applicant Is responsible for securing the necessary easements to serve this plat with sanitary sewer. • Thls project site Is In the East Kennydaie Interceptor Special Assessment District, SAO 0016. These fees are $485 plus Interest per lot and are coJJeded prier to the issuance of a construction permit and prior to recording of the plat. . .. :- .:.. '. :OI ~:L0 nH1 t>OO2-8-/flI' .1, _. • ... •• .: .. . . .. . ... -., '-"'-' . . -' ... • This project site is in the East Kennydafe Sewer Infilt Phase II Special Assessment Disbict, SAD 0025. These fees are $5208.87 plus interest per lot and are coIfected prior to the Issuance of a construction permit and prior to recording of the plat. e System Development Charges of $900 per each new Jot are required. These fees are collected prior to the Issuance of a construction permit and prior to the recording of the plat. WATER: ~ The proposed development is within the CiW of ·Renton water servioe area and Is Iocated.in the 565 Water Pressure ZOIl~! . • There is an exiSting 6-inch water line ~. Edmonds Avenue NE and an existing 8-inch water nne in Glenwood Avenue NE to the south. The available flow from both fines is limited to 1.410 gaDons per minute (GPM). The static water pressure Is approximately 90 psi at street level. • A new fHnch diameter water line within the new b'Jterior road Will be required to be . designed and installed by the appRcant to serve the proposed plat. The new line shall be connected to the 6-inch ~ne in Edmonds Avenue NE and. to the &-inch fine In Glenwood Avenue NE. • Additional fire hydranbl capable ofdeliverfng a minimum of 1,000 GPM will be required, with one hydrant within 300 feet of every new single-family dwelling, notexceecfmg 3,600 square-feet of gross building area, withiF'! the plat. • Single-family homes Jatger than 3,600 square-feet require a larger fireflow demand . (ranging from 1,500 GPM to 2,000 GPM) than the water sY$tem can c:terlVef which is 1,410 GPM maximum as noted .above. The applicant must obtain the Renton Are Department's approval to allow the use of residentiaf fire-sprinkfer system. due to the Umited available fire flow of 1,410 GPM. • As noted above the static water pressure ;s approximately 90 psi at street level. Per the Uniform Plumbing code domestic water meters that exceed 80 psi shall require the installation of a pressure reducing device (PRV). • The site is located in the Aquifer Protection Zone 2. . • Waler System Development Charges of $1525 per each new lot will be required for this project. These fees are coUected prior to the issuance of a construction pennit prior to the recorcfmg of the pial QBAlNAGE: • This project ties In the May Creek drainage bastri. A storm drainage report and conceptual drainage plan shall be submitted with the formal appf"lCation. The storm drainage plan ahaU be desfgned In accordance wfth the 1Pa tOng County Surface Water Drainage Manual Level 2. ThIs wiD be a plat con<fltion. I J I I I : or ~: L0 nHl t;:.OO2-8--nr . ....., __ • 'I __ :, .. _.1 _ ...... l.--~-~ : ----'-~~ ~ -II! P'at ,,-' '",,, .. l' p_, \ I ~ I. i! :! GENERAL: • Submit a conceptual utility plan with the formal application. If you have any questions caU me at 430-7298. • All required utili1y, drainage and street Improvements witl require separate plan submittals prepared according to City of Renton drafting standards by a licensed eMI Engineer. • All plans shall be tied to a minimum of two of the eitts'current horizontal and vertical control plan. • Permit application must include an itemized cost 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 of th~ fee must be paid upon applicatJon for building. and construction pennits, and the remainder when the permits are issued. There ~ay be additional fees for water service related e~enses. See Drafting Standards. ~ I : i: . , I' ,; ,. iI I! " P :: I' I! I. ~ .. ! g:39t;fd : or WtI9£: L0 n-u. 1:>002-8-TlJ • ... ~ ... --........ , .. _. __ .... -_.-.. . . t DA.TE: TO: Construction Servfces, Rre Prevention, Plan Re~ew, EDNSP. Project Aanner ~R()M: Nell Watts, Development ServIces DivisIon OIrecior . . ..... :.... ;21 '. SUBJECT: New Pre6minaJy Application: 1<iM~o ~. tAd. Ph:;{-UJ.j3 .. LOCAn~N: $&gi?o& ~4r& lie:: . I . ·.·PREAPP NO. fl2/£04--. 07'/ . A meeting ~ ~ has been schedufed for. 1tT-.,ctJ -. • thurSday. ul!.l!tL':Ii:!!....:.. • In-one of ih& fl' ftoor conferer1Ce rooms (new City Hail).liifliS meeting is scheduled at 10:00 AM, theUEEllHG .. U~ BE CONCLUDED PRlClR TO·'1:00 ,AM to allow time to ~ for the 11:00AM .meeting. Please review the aItad1ed project plans prior to the $CheduIed Geeting with the appr~ You wDI not need to do a thorough -permit ~ review at this time. Note only maJor Issues 1hat must be resolved priorto fonnaJ land use and/or building pennit appr.cationsubmlttal .. ' . Plan Reviewer ~ Is -""Anv~hvr, -=---_---.1 • PIea:sesubmltyourwrittencommentsto Qg.Jrm ~oner}'at . reast two (2) days before the meeting. Thank yo~. . ....... . . .. . ; • ! ! j: !I ., 'j 11 " h ~ L=~ DATE: TO: FROM: SUBJeCT: CITY OF RENTON PlanniraglBulidinglPublic Works MEMORANDUM July 1, 2004 Pr~AppI1cation File No. 04-074 Nancy WeiI, Associate Planner, 425430-7270 Rousso Edmonds Preliminary Plat :01 J.m£:L0 rH.l. 1;7OO2-8--n£ General: We have compfeted a preJlwninaty revfew or the pr&-appracati<ln for the above-teferenced ' development proposal. The following comments on development and PE!!:ffl1ltting issues are base<fon the PllHIpplJcatlon lubmtttars made to the City of Renton by the applicant an4 the codes in effect on the date of review. The applicant Is cautioned that Informallon contain eel in this summary may be subject to modification and/or COI'ICUIleI"Xe byofficiaf decislon-makers (e.g •• Hearing examiner, Zoning Administrator. Board of Adjustment BOard of Public Works, and City Councl). REMew comments rriay also need to be revised based on site planning and other design changes required by City staff 0( Inade by the applicant The applicant is encouraged to review all apprlCable sections of the Rerdxln MunicIpal Code. The Development Regulations are avalJabJe for purchase fot $55, plus tax. from the finance DMsion on the first froor of CIty Hall or onrlne at w.yw,cLrenton,wFa ,us. .Project Proposal: The proposed sfte 1$ located on the east side of Edmonds Avenue NE. nor1h of NE 2f!i Street The site is composed of Mfa· parcels with four existing l'e$!dences addressed as 2008, 2016. 2024, arid 2032 Edmonds Avemc~ NE. The propo$8l is to sobdMcie the4.37-acre site into 29 single-family lots. It appears tIW applicant does. not propose to retain any of the exlstfng struCfUres based on lIle conflguratlon of the new rob. The site has pubRc road frontage along Edmonds Avenue HE and currently Glenwood Avenue NE ends et the edge of the sHe's soutneast property line. The proposal is to extend Glenwood Avenue Ne ec:ross the site to connect to edmondS A..'WOue NE. The applicant shOWS a-drainage tract at the comer of Edmonds Avenue NE end Ihls proposed street labeled Ne 21-Street. ' ZonlnglDensity Requirements: The .subject property is located within tI'le Residential • 8 dweJr&ng units per acre (R-8) zoning designation. The densltyrange requillldln the R~ ZOC"'e is a mlnimurn of 5.0 to a maximUTI of 8.0 dwelling units per acre (dulac). Net density Js calcUlated after deducting designated CIUiCaI areas, &rea$ Intended for ded~ to public rights-of-way, and/or prfvefe s1reets serving more thaI'» three LI'\its from the gross area of the Site. These would be daductec:l from the 9")SS 1nB'of'1M sIte_ . . '.' . . The site has an area of 4,37 aCI'IL "£he appUcant proposed 0.71 acres In street and private roacbI.. Deductfng the pubUc road and priYata. street thus reducing the site for density caIcuIatfon to 3.66 net acreS. Based 0., 29 lots for the· 3.66 net acres, the net density would be 7.92 du/ae which Is wtthin U1e allowed ctensity of the RoB zone. All square footages of areas to be da-dueted must be provided at the time of formal land use application, £!eyelopment standard.: The R-8 zone permfts one Midentfal structure I unit per lot. Detached accessory structu.". are pennitted at a n1aXi'num r'IUR1ber of two per lot at 720 square feet each. or one per Jot at 1,000 square feet in size. i RotJsso Edmonds p~ Plat ~ PRE04-074 . Page 3 of3 Tree Requirement: .A minimum two tree planting in the fTont yard for each new ~I rot Wi. be required. The proposed plan did not indicate existJng tr-ees on site; at preJiminery submittal a tree 1n'olent0fY wUI be requ ired. Environmental Review: The project would require SEPA reW:w due to the number of Jots of the proposed plat (greater than four dwelling units end criticalsreas). The proposal wouIcI be brought to the EnvfronmenlaJ RevJew Committee for nMaw. as ftls heir charge Ie make threahokI determinations for environmental checklists. Typically, mItigatiOn of Impacts Is accomplished through fees related to Issues such as ftansportatJon.1fre and parks as well as mewJres to reduce Impacts to environmental elements such as soils. stteams, water. etc. Critical Areas: The site does Indicate some sensitive slotJe of 25% to 39% towards he middle of the parcels. The site Is also located in the Aqulfet Protectlcn Zcw1e 2. Permit Requirement::s: The project wouJd require PreIImhary Plat and Environmetltal (SEPA) Review and possibly e FrQnt Yard setback varfan<oe. The review of these applIcations woulcl be procassed concurrenUy within an estimated time frame of 12 to 18 ~After the required notification period, the Envirorunental. Review Committee would issue a ThreShold Determination for!he ;project. . -Whef, _. the required two-weel< appeal period is comp4eted. I1e project would go betorethe Hearing ~mirier . for a recommendation to the City· Council on the Pwefimlnary Plat The Hearirig·· EXBminrs recommendatiorl. as y,eff as the decision issued by the City Council, would ~ subject to two-week appeal peciods. -. The appllcation fee vwould be $2,000 for the Prefiminary Plat and half of fun fee (or SEPA Review (Environmental Checklist) which Is dependent on project vaJue: less fhan $100,000 Is $200 (112 of $400.00 full fee) and project 'oJaIue over $100,000 it a ~.OO feet (112 of $1000.00 fuU fee) a.nd if appHtable half offuIJ ree of $500.00 for fhe Variance plus first ~ postage per mail,"" label requi"ed for notification to surrounding property owners within 300 fiet of the site. Estimated fees for the land use appfJCations Ylould be $2,750.00 plus postage. TheappfJCBnt will be required to Instan a pUblic InfonnatiorI sign on the property. ·DetaD-ed rnfonnation . regarding the land use apP'k*ion submittalrequlremenls is provided in the attached handOuts. Once Preliminary Plat approval Is obtained, the applicant nust complete the required improvements and dedications, as weD as saUsfy any COlIditions of the prefiminary approval before aubmHtklg for Anal Plat review. The Filal Plat process also requires City Council approval. Once firaaI appmvaf Is received, the plat may be recorded. The newly Cleated Iot:S may only be sold after the plat haS been recorded. Fees: rn addition 10 the appliCabte buirding and consfructk:Ml pennit fees. the foilOWrlg lTIitigation fees would be required prior to the tecord'tng Of the plat. Credit fer Ule existing residence may be given. • A Trans,lJOltatiOn Mitigation Fee ba&8d or. $75 ,per each new average daily trip attrlbutaOl6 to th8 proJect; .. • A Parb Afitigation Fee baaed on $530.76 per new 8/ng1e-fam1ly rNkJence,-and. • A Fife Maig,Btion. Fee.based on. $488 pet (IetV$/tJgIHatnily residence. A handout rlSting all of u,e City's Development related fees is included In the packet for yoUr review. Additional Comrnent5: In adVance of SUbmlting the fill appliCation package, ~ are strongly encouraged to bring In one' copy of each applk:ation matetiaf for a pre-sa-eening to 'the customer service counter to help e1Sunt that the applICation is campfete.prior to making an copies. cc: JeMifer Henning ,...,...,., ...... .,~ .. ---.. __ ... --.-.. _.----- . . . ........ . R.ou$$O edrnoOds PreUmitlary Plat -PRe04-074 ~:Zof3 .. _ ...... -~'. -_. ---Pre-Appllcatjon Metilng Mjolmum Lot Slz&, Width Dnd DeDm -The minimUm lot size permitted in the R-8 zone is 4,~ sq...are teeL A mInimum lot width of 50 reet for interior tots and 60 feet tor comer lots. as well as a mlnmUnl Jot depth of 65 feet is also required.. The 29 J~ts proposed appear to meet these standards; however, t of the propo~ IoU have no direct publiC road frontage: AppOcant proposes two pipestem lots and the remainder gain aecess by pvate easements. PIPestem lOts shall not exceed 150 feet In length end not be Ic$S than 2o-reet icI width. Tne portion of the lot narrower than 80% of the minimum ~rmitted width shall not be used for lot area calculations nor for measurement of required front Yard setbacks. ~Rding Standards -The R-8 zone anows a maximum budding coverage of ~5% of the lot are.a O( 2,500 square reet, whichever is great~ S'or Jots over 5.000 square ~ In SI:le. Lots under 5_ ~ square reet in size are permitted a maxmum buDding ooverage of 50% of the lot area. Building height 1$ restrfcted to 30 reet and two storIeS. Detached accessory structures must remain below a height of 15 feet and one-story with a gross ftOOr-area that is less than the primary strudure. Accessory strUetures are aJSO J/lCIuded In building lot coverage calcutations. ... ...-.... Setbacks -SetJ)ad<s are measured from ~ ptoparty lines to the neiaresfpOlnf of the structure ....,ith the exception of pipestem Jots. In which case the setback must be measured outside of the pipes'tem area (where the lot is a minimum or 40 feet In Width). The required setbacks in the R-8 zone ara 20 feet Ir1 the front. 20 feet In the rear, 5 feet on Interior side yards. and 15 feet on side yards aremg streets. A front yard setback of 15 feet Is allowed for the primary structure and 20 feet for~ed garages which access from the front yard street for thOse streets aeated after September 1. 1995. - Th. oxisting residences are not shown on tho site plan therefore staff Is unable to comment on ~e compliance of th. structure. If these-residences are nat to remain, tlte removal needs to-be noted at the tfme of preliminary plat "view. The proposed lots appear to have acleqaate buildable area. Access,fWkfng and Cfrculatlon: Eactt Jot is required to accommodate off street parking fiH" a minimum of two vehicles· per lot. In addition, aPProPriate shared maintenance and access agreementIeasements will be required bet'N'een lots with shared access. PrIvate streets are allowed for access to six or less lots. WIth no more then 4 of the lots not ebutf:ins e public right-of-way. The street Is to indude a minimum easement width of 26 feet with 20 feet of paVing. Private driveways may sefVe a maximtm c# two Jols and must have a minimum easement width of 20 feet with 12 feet of paving. H is required that the addresses of lots along private streetsldriveways are to be visible from the public street by provision of a sign stating all house numbers and Is to be located at the trteraection of U'le private street and ftle pubflC street. The propOsed residential stt-eet WOYId need to comply with the City's street standards. WhiCh requires a minimum right-of-way width of 42 feet. Required strMt improvemenf.$ include 32 feet of paving. 6- foot sidewalks, curb, glitter and street lighting. As proposed, the 42..foot wide street connecting .... Edmond$ ·Avenue NE and GrHnwood A..venua HE w.ould· comply with .code. Two·26-foot .. 1de . private streets are $IIown with private d,",e\YayS extending off Co access seven lots. While stafr supports the connection· of Edmonds Avenue HE and Greenwood Avenue HE. the arrangement of lots along the east end or the Site Is difftcult SbIff requests appncant reviSe the layout of those lots to aGhieve • more unHonn conftguratfOn. As weft. rots 19, 20, 23. 24. 25, arwd 28 along the south property Une have poar access although tadlnIcaIIy meeting minimum c:oc:Ie requirements_ staff recommends applJCant revise the layout of the Site to provIde more· unIfonm rot layout and access. The applJc:ant m.y wish to reGOnSider. Jf feasible, the location of thle drainage tract at the comer of Edmonds and proposed new street. lot 29 shOuld be fuI'tI1er InCOlPOrated into the plat to avoid addftioma. access to Edmonda Avenu.. --~---- . .. .. JUrw, L... .;::x..,.U I I ~Q" I '-II' .,. t:. L ~ Jt:A:J.&..J...J ICLOPMENT SERV~ES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS NU.t:lJ.C lllOlOJ. !1!1i1iMi!li!!!~~.! ••• r-I~~)!!!~~)!!iJ~)!!~!Hl~!I.i~H~!~.Ii i!i!i)~~ii~~~~If)!IiIi&.:~~;i%i!i~iiJ!!~!i!ii!!!!)~)!!Ii Parldng. Lot Coverage & landscaping Analysis 4 ~~~t~~~~:~:~:}~;~:~:~:~:;:;:;;;:~:}~:~:}~:~:~:;:~t:~:~· ~{:}~:~:;:~:~:~:~:~:~:~: ~:~:~:i:f~;}~:~:~:~:~:~:~: ~:t;{:~:~;~:~:~:~{:?~:~;~t:~:~:~f:~{:~:~tt:~:~:~:~:f~:~:~:~:~:~:~:~:~ Postage 4. Public Worlcs Approval Letterz Screening Detail • $i~r:~~~:~t~~?(;:~~:~~~~~~~t?~\tt?~~i~t\~::t;;:!:~:~:i:~~~: ~~~~~~:;~it~~t}i;t ~tt~:~:~~t~~~~{~(~~:~~r~;ti~~):}t~::t~~:~;::(!{:}~:f::~:~:t~~f?~{/:: Street Profiles 2 t.~~~#J~f~#~~~~t:~:~:~~:~~:~~~~tt:::~t~~:~:~r· t:i~~::~:~~~:~:~~tt~i~ ~:~t~~!~~{/:~:~~~~~~U~~~ri~~~~~~\i))rt~~:~;~~~~;:~:)}r~)ftft?t~~? lTopography Mapa . : t~:~~tt:?~~t~:~~?f~~:tr:~~~~~f~~f~~~~}~{{f){ :::~~f:t~~{~~:}t ~ttt?{::?t~ ~~:}~:~~~:~:?~:{?{~/~::~:t?~~{{~::~{~~~~~:t~!~~)tr;~ I I I ! I Ii ~ I Tree CuttinglLand Clea!l'tng P1an 4 ~~~~~~:~~!~~~:tt:~· ~~~{~:~:~~~~~t~?I; :)t~~~~?~~r~~~:~f ~t?~~~~~~;::)fr}:~~~{if~~~:~:({~}~~:f?~~t{/t~~ UtIlities Plan, General1z'et 2 ~'i~:':·:~::·:::·~~J~triii~4/~{:!:~:~:)!f~)~{{{ .:~~if.lr~:f~{ ~{:~:}~{:~~~~ti~ :~:~:r~:~:~;~:::~~~:t~:~:~:~:t~~~{:)~:~:~:~:~:::t?~:?r}~{:~:t Wetlands Mitigation Plan, Preliminary 4 ~ . w.~~~~~~:~;~:~:~t:~:~:)~:~{:~:}~:~:}!:~: :~~;(:~{;~:~:~ :~:tj~:}~:~:};:}~ :~:~:~:~:~=~:~:}~;}}~:~:!:!:)!{:}r~:!:!:?~{:i{:~:~:~:~:~\:!:~:~: Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existi~ Sites 2A1C):S Lease Agreement Draft 2 AND 3 r,IIap of Existing Site Conditions 2 AND:1 '. Ph01DSimulat!ons ZANOS This requirement may be waived by: . 1. Property ServIces secuon PROJECT~~_~no~==~~~ ____ ~ ______ __ 2. Public Works Plan RMew Section 3. Building SectIon OATE: 1[0£ 4. DeVelopment Planning Section 01J0612OOA ~_"_~A ,., ~ ~ ... ~ Tn. 00.-=.1 fELOPMENT SERVICES DIVISION • WAIVER OF SUBMITTAL REQUIRENr"ENTS FOR LAND USE APPLICATIONS !!!!!!/!!!!!H!*~~!~/J6'.~~;,:m~f!!!///!!!!! !)~I~!ii! i!!~A:~~~~) j!!Hj))!!!!!!!!!!!!)ge~~:~~~!:i!!!i!!!!!!iW!i!!!!!i!!!!!!! Parking, Lot Coverage & Landscaping Analysis 4 ~I~~ ){~~~: (PMt~). ~~: ~::: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: : ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~::: ~: ~: ~::: ~: ~: ~: ~: ~: ~::: ~: ~: ~: ~: ~: ~: ~: ~::::::: ~: ~: ~::::: ~: ~::::::::::: ~: ~:: ::::::: ~::: ~ = ~::::::::: ~: ~::: ~: ~: ~: ~: ~::: ~: ~: ~: ~:~ Postage 4 R~p.p.!i~ti~~:M~i~9:~~~JJ~~:~:~:~:::~:~:~:~:~:~:~:~:~:~:::~:~:~:~: :~:::::::~:::~:::~:::::::~:::~: ::::::::::~::::::::::::::::::::: ::::::::::::::::::::::~:::::::::::::::::::::::::::::::~::::=~:::~:::::::~:::::::::~:~:::::::::::: Public Works Approval Letter2 ~~~i~t#~9:~ :~~: f::::: ~:::::::::::::::::::::::::::::::: ~::::::::: ~::: ~: ~: ~ ~~ ~: ~ ~:: ~:: ~::: ~:: ~ ~ ~::: ~ ~ ~ ~ ~ ~:: ~: ~ ~ ~ ~ ~ ~ ~ ~ ~::: : ~ ~: ~: ~::: ~: ~ ~ ~ ~:: ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~: ~ ~: ~ ~: ~ ~ ~: ~: ~ ~ ~:: ~ ~: ~: ~ ~ ~ ~ ~ ~ ~: ~ ~: ~:::: ~ ~ ~ ~ ~: ~ ~ ~:}:: ~: ~:: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~::: ~::: ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~ ~ ~ ~ ~ Screening Detail 4 ~~~: ~!~~:~~~~ ~~ ~ ~: ~: ~:::::::: ~ ~:::: ~: ~:: ~ ~ ~ ~ ~ ~: ~ ~: ~::~: ~ ~: ~::: ~: ~:~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~: ~ ~ ~:::: ~:: ~ ~ ~ ~ ~ ~ ~ : ~: ~: ~: ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~: ~:: ~ ~ ~::: ~: ~::::: ~::: ~ ~ ~ ~ ~ ~: ~: ~~: ~ ~ ~:: ~ ~:: ~ ~ ~:::::::::::::::::: ~: ~::: ~: ~:::::::::::::::: ~::}::::::: : ~: ~::: ~:::::::::::::::::::::::::::::: Street Profiles 2 tti!~: ~~b.~: #: ~!~~ :9M.i@'~~: ~ ~:::::::::: ~::::::::: ~ ~ ~: ~: ~: ~::::::::: ~:~ ~:: ~: ::::::: ~:: ~ ~ ~::::::::: ~:::::::: ~ ~: ~: ~::: ~ ~ ~ ~ ~ ~.~::: ~: ~:: ~::::::: ~ ~ ~ ~: ~::: ~::::::::::::::::: ~::::::~:::: ~::::: ~:: ~ ::~::::: ~ ~ = :::: ~: ~::::: ~: ~ ~:: ~ ~:: ~::: ~:::: ~:: ~:~ Topography Map3 fi:~@~~ ~!~~i:~::::::::::::::::: ~: ~:::: ~::::::::::::::::::::::: ~:: ~:::::::::::::::::::::::::::::::::: :: ~::: ~::::::::::::::::::: ~ ~::: ::: ~:::::::::::::::::::::::::::: :::::::::::: ~:~: ~::: ~: ~: ~ ~::::::::::::::: ~::::: :::::~:::::: ~::::::::::::::::::::::::::::::::::::: Tree Cutting/Land Clearing Plan 4 ~~¢~~~~:#~i9~:9.Y~~~~y.:p~iif.~:~~~::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::()::::::~:~:::::::::::::::::::::::::::::::::::: Utilities Plan, Generalized 2 "'" w~~~:Mi~ticiti:~;:F.~:4:::::::::::::::::::::::::::::::::::::::::::::::~:::::::::: :::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::{::::::::~:::::::::::::~::::::::::::::::::::::: Wetlands Mitigation Plan, Preliminary 4 ~ W . w.~!~~::R.ep'p~~~~~~~::::::::::::::::::::::::::::::::::::::::::::::::: :::::)RlX:::::: i::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::~:::}::::::::~::::::::::::::::::::::::::::::::::::: , Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2AND.3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND. 3 Map of View Area 2 AND 3 Photosimulations 2AND.3 This requirement may be waived by: 1. Property Services Section PROJECTNAME: __________________________ _ 2. Public Works Plan Review Section· . 3. Building Section DATE: __________________________ _ 4. Development Planning Section Q:\WEB\PW\DEVSERWorms\Planning\waiver.xls 01/0612004 VELOPMENT SERVICES DIVISION • WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS :~i)~~i~~:i·i:Yf:jiri:<lN:c~~w.m~0:~iiiH:)/i ~~~!j~f.(:ii:~ J~1f:i~;:ji i:~!ii/i~i!j<iUjiU:B#~!m~~ii!iH!~!i.??i!i!i:i!i Calculations f 9.~§r~~: ~P'~~~9f: :~i#.!~X~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~: ~ ~ ~: ~: ~: ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~::::: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ < ~ ~ ~ ~ ~ ~ ~ = ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Construction Mitigation Description 2 AND 4 ~t¥.~~~~W~~#~~~~ ~~~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~::: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:::: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~: ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:::::: ~ ~ ~ ~ ~ ~ ~ = ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ Drainage Control Plan 2 :~i~~~~ ~ ~~~~~~ ~ ~: ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:::: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: : ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~~:~: ~ ~ ~ ~ ~ ~ = ~ ~ ~:: ~ ~ ~ ~::::::::: ~: ~:: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~~ ~ ~ ~::::: ~ ~:: Elevations, Architectural 3 AND 4 ~~~@~~ #~~~!j~~ ~~:: ~: ~: ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~:::: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~: ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~.~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~~: / ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Existing Covenants (Recorded Copy) 4 :~~!~9.: $~~~~ fu~~~~~ ¢9P'y'}~ f ~ ~: ~: ~: ~: ~: ~: ~: ~: ~:::::::~ ~ ~ : ~ : ~: ~: ~: ~: ~: ~: ~: ~: ~:: ~ ~: ~: ~: ~: ~ ~: ~::: ~: ~: ~: ~: ~: ~ ~ ~ ~ ~: ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~: ~: ~: ~: ~ ~ ~ ~ ~: ~: ~: ~: ~: ~: ~:< ~: ~ ~ ~ ~ ~ :: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~: ~: ~ ~ ~: ~ ~ ~ ~ ~ ~ ~: ~: ~ ~ ~ ~ ~ ~ ~: ~: ~: ~: ~: ~: ~: ~: Flood Hazard Data4 ~ W ' . ~!~r: :p:~~~ :~~~~ ~~::: ~:~: ~: ~: ~: ~: ~: ~: ~: ~:~: ~: ~: ~::: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~::: ~: ~: ~: ~: ~: ~: ~: ~::::: ~: ~ : ~ : ~: ~: ~: ~::: ~: ~: ~::: ~: ~: ~: ~: ~: : ~: ~: ~: ~::: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: : ~: ~: ~: ~: ~::: ~: ~: ~: ~: ~: ~: ~: ~<: ~: ~::: ~ = ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~:~: ~: Geotechnical ReporhAND 3 ~~~j1jg: ~!~~;~ :¢~~~~~(~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~:~: ~: ~: ~: ~: ~: ~: ~: ~: ~::::: ~: ~ : ~ : ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: : ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: : ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~::::: ~: ~: ~: ~ = ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: ~: Grading Plan, Detailed 2 _ B~~@.t P:~~ ~~~~ ~ ~ ~::: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~<~ ~ ~: : ~ ~ ~ ~ ~~~~: ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~::: ~::: ~ ~: ~ ~ ~::::::::: ~: ~::: ~ ~ ~~:::: ~:: ~ ~ ~ ~ =: ~ ~ ~ ~ ~ ~ ~ ~~ ~:: ~::: ~ ~ ~: ~ ~ ~ ~ ~ ~: ~::: ~::: ~:::: ~: ~ ~: ~: ~ ~ ~: ~: ~~ King County Assessor's Map Indicating Site 4 @'~@B~~~: f:i~~i~ ~~~~j~: ~ ~: ~ ~ ~:::::: ~:: ~ ~ ~: ~~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~<:~:: ~ = ~: ~ ~ ~ ~: ~::::: ~:: ~::::::: ~:::: ~::: ~:::::::: ~ ~:::::::::::::::::: ::: ~:::::::::::::::: ~ ~: ~ ~::: <~ ~::: ~: ~ .~ : ~: ~ ~ ~ ~ ~:::::::::::::::::::: ~ ~ ~ ~: ~ ~ ~ ~ ~ ~: ~: ~: ~:::: ~: ~:: ~~ Legal DeSCription 4 P.#f8f~~#8#.~~~~ ~f.~~ 9#.~~~: ~::: ~: ~: ~: ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~::::: ~ ~ ~ : ~ ~: ~ ~:::: ~::: ~ ~: ~:::: ~ ~: ~ ~ ~ ~:: ~ ~::::: ~ ~: ~::: ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ : ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~: ~:} ~ ~: ~ ~ ~ ~ : ~ ~ ~:: ~::::::::: ~ ~: ~ ~~ ~ ~ ~ ~ ~.~: ~:: ~ ~: ~: ~ ~:: ~ ~ ~ ~:: ~: ~ ~:::: :~ Mailing Labels for Prop~rty Owners 4 ~~~~8~ ¥#i~~~~ $.1~:@'~~8#.~~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ <~ ~ ~ ~ ~ = ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~:: ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ <~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~: ~: ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~: ~ ~ ~::: ~~ Master Application Form 4 ~~~~~~ ¢~~~ ~(4.# ~P# ~~~~~~~~ij~ ~~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~:~ ~ ~ ~ ~ ~ ~ ~: ~ ~:: ~::: ~ ~~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~; ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~: ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~> ~:: ~ ~ ~ ~ .~ ~ ~::: ~: ~: ~ ~::: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~:: ~::: ~ ~ ~ ~ ~:: ~: ~ ~ ~ ~ ~ Neighborhood Detail Map 4 This requirement may be waived by: . 1. Property Services Section PROJECT NAME: _~----"~~-=...:::....R.Q......::::l.' ______ _ 2. Public Works Plan Review Section' 3. Building Section DATE: __________ _ 4. Development Planning Section Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 01/0612004 KENNYDALE COURT PRELIMINARY PLAT PROJECT NARRATIVE DEVELOPME CITY OF~~~~NING SEP 1 ~ 2oo~ RECEIVED The proposed Kennydale Court ptat is on application for a 29 lot single family residential subdivision situated on 2 existing lots with a total area of 4.38 acres. It is located on the east side of Edmonds Ave. NE, between NE 20th St. and NE 22nd St. This project will require preliminary plat approval and a SEPA determination by the City of Renton. The site is zoned R-S, residential. All of the proposed lots will be single family detached residences. The surrounding properties are also similarty zoned R-B. The site is currently has four reside nces, two on each lot. AU of the existing houses and garages/sheds W"iII be removed. All four of the e>eisting houses have driveways connectedt<>Edmonds Ave. NE. There are no sensitive areas on this site. The steepest slope is opprox. 17% near the center of the properly. The soils on the site are a fine silty sand, with some fill material existing along the southern property line. The site is dominated by residential landscaping with few 1rees along the north and south property lines. The exis"ting drainage sheet flows across the property to the west. There is a low area within the western portion of -the site ,that will be filled with approx. 2' of soil to raise the grade to street level. The proposed use of the property as a 29 lot residential subdivision wnJ be consistent with the surrounding developments. All of the surrounding properties are developed. The proposed 'lots will range in size from the miriimum of 4500 SF to a maximum of 6053 SF (including the ,. panhandle" driveway portion), in the R-8 20ne. The lots in the R-10 zone W"iII range in size of 3510 SF to 6530 SF. The density of the p!atis7;S4unitsperacre·in the R-8 zone. Access to the new lots will be from a new internal public street that runs east/west and is connected to Edmonds Ave_ NE and then turns to the south as an extension of Glenwood Ave. NE. Glenwood Ave. ME is currently stubbed to the site's south property line. These new streets are proposed to be 32' wide residential streets with a 42' right-of-way. The reduced ROW wilt be wide enough to accommodate the street and sidewalks on both sides. The reduced ROW width is needed ~o keep the net plat area at a maximum to keep under the maximum density. One private street will be used for access to several lots in the northeast corner. Edmonds Ave. NE is currently fully improved with curb, gutter & sidewalk and will not require addition<llimprovements. A new water nlainand sewer main will be installed i in the new plat street. The water main will be tooped through the site. The finished tots are estimated to be worth approx. $100,000 for a total value of approx. 3.5 million dollars. The value of the lots with preliminary approval only is estimated to be $2.2 mUlion dollars. The site will require minimal grading for the proposed road. The building pads for the lots will also require some minor benching and fill. The main grading activity witl be associated with the excavation for the detention pond. The estimated amount of grading is 2500 CY. It is anticipated that the site will use some of the cut moteriol on-site, but the majority may be exported off sUe if it is unsuitable for on-site fill. There are numerous trees on the site. There are approx. 25 trees on the site. Most of the trees along the north and south property lines will be saved. Land that will be dedicated to the City include the internal public roads and the drainage pond tract. The tots witt be sold by the devetoper to one or severat builders or investors. The future builders will likely use model homes and temporary job trailers. • DEVELOPMENT CITY OF RE~'1,~NI,..J(: . SEP 1 ~ 2C:'! RECeIVEr- KENNYDALE COURT PRELIMINARY PLAT CONST~UCTION MITIGATION DECRIPTION . . The Kennydale Court preliminary plot is a 29 lot residential subdivision located on the east side of Edmonds Ave. NE. It is anticipated that the construction of the pia t will begin in the spring of '2005 and continue through the fall of that same year. The construction of the houses will likely begin in the late winter, early spring of 2006. The house construction will likely continue for approx. 1 year, depending upon the local demand for housing. The construe-tion will occur from 7:00 AM to 6:00 PM, Monday through Friday and possibly on Saturday. If worK is to be outside of these hours, previous approval will be received from the City. The proposed hauling <:md construction traffic routes will be olong 1-405 to the Sunset Ave. interchange. The traffic will then proceed east on Sunset Ave. and turn north on-Edmonds.Ave NE. The traffiC will then proceed north on Edmonds Ave. NE for approx. 8 blocks to the site. Construction that occurs during the dry summer period can produce dust. This witt be controlled using water trucks. Impacts to traffic will be regulated by having a traffic control plan approved by the City for work within the existing ROW ~ The tracking of dirt and mud will be reduced by constructing a quarry s pall construction access point as one of the initial construction items of development. ENVIRONMENTAL CHECKLIST Purpose of Checklist: DEVELOPMENT PLANNING CITY OF RENION SEP 14 Z004 RECEIVED The State Environmental Polley Act (SePA), chapter 43.21C RCW. requires all governmental agencies to consider the environme1ntal impacts of a proposal before making decisions. An environmental impact statel'Ylent (ElS) must be prepared for all proposals with probable significant adverse impac.s on the quality of the environment. The purpose of this checklist is to provide informatie>n to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EfS is required. Instructions for Applicants: This environmental checklist asks you to describe sc:>me basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant. requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal. write "do not know" or" does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if Y'ou can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal. even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will descnbe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional Information reasonably related to determining if th-ere may be significant adverse impact. Use of checldist for non-project proposals: Complete this checldist for non-project proposals, even though questions may be answered "does not applY'. IN AOOITtON, compleTe the SUPPLEMENTAL SHEET FOR· NON PROJECT ACTIONS (part 0). For hon-:prOjecf actions, the references in the Checklist to the words "project", "oppficonf'_ and "property or site" should be read as "proposa'lf.., "proposer", and "affected geographic area" respecftvety. TO BE COMPLETED BY APPLICANT A. BA~KGROUND ,,, Name of proposed proJect. If appUcable: Kennydale Court Preliminary Plat 2. Nan:te of Applicant: J & M Land Development, Inc. Marc Rousso 3. Address and phone number of appUcant and contact person: Applicant: J & M Land Development, Inc. Marc Rousso P.O. Box 2566 Renonl. WA. 98056 (206) 948-8899 Contact·: James Jaeger, P.Eo Jaeger Engineering 9419 S. 204 Place Kent, WA. 98031 (253) 850-0934 4. Date GhecldJst prepared: September 10. 2004 5~, Agency requesting checldlst: City of Renton -Development Services 6. Proposed timing or schedule (Including phasln~ If applicable): Begin construction in spring, 2005, or as soon as possible after receiving all required approvals and development;permits. Project will continue with most work being performed during Summer/Fall of 2005. No phasing is proposed. 2. 7. Do .you have any plans for future additions. expansion. or furlher acflvHy related to or connected wHh this proposal? If yes, explain. No 8. Ust any .nvlronmentallnformatlon you know about that has been prepared. or will be prepared. directly related to this proposal. . Gotechnicalrepori. tree survey and inventory;. storm drainage analysis and report, traffic impact analysis. Other investigations as may be required by the City during the review process. 9. Do you know whether applications are pending for govemmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. Usf any govemmenf approvals or permits that will be needed for your proposal. If known. • A site construction permit will be required from the City to construct the roads. drainage and utilities. Applications and approvals will be required for the sanitary sewer and water service from The City of Renton. Demolition permits will be required for the removal of all existing buildings. A building permit wm be required for each structure that will be constructed on this project. 11. 11. Give brief; complete descrlpflon of your proposal, Including the proposed uses and the size of the pro Jed and site. Ther. are several questions later In this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposed project is a 29 lot residential subdivision. The site is 4.38 acres and is zoned R-8. There are 2 existing lots, each with 2 existing houses and 2 driveway accesses to Edmonds Ave. NE. The site is generally lawn, shrubs & tall grass with sporadic groups of trees, generally near the property lInes. The project will produce 29 lots. with a typical size of 4.600 SF. All of the lots will be detached, single family. Access to the nev-v plat will be provided by one new intemalpubnc road. NE 21 51 St. conne--cted to Edmonds Ave. NE and will run east, then tum south and connect to-the existing Glenwood Ave NE stub road along the south plat line. The proposed utilities will include water, sewer, drainage and dry utilities that will need to be constructed, but all with connections to existing meins in the frontage roads. All 4 of the existing houses will be removed. 12. leGation of the proposaL Give suffiGient informaflon for a person to understancl the precise 10caHon of your proposed pro Jed. Including a street a~dress. If any, and secflon •. townshlp, and range, If known. If a .proposal would occ:urover orange of area, provide the range or boundaries of the slte(s). 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 are not required to dupllcde maps or detailed plans submitted with any permit appllcaflons related to this checklist. Location: The property is located on the east side of Edmonds Ave. NE, between NE 2()th Sf. and NE 22nd Sf. (private). The site has addresse.s of 2016, 2024 & 2032 Edmonds Ave. NE. The site is situated in Section 4, Township 23N, Range 5E in the City of Renton, King County. ·le.gol Description: The legal description is shown on the preliminary plat plan and on 1he land use application form. 8. ENVIRONMENTAL ELEMENTS 1. Earth a. General aescrlpflon of the site (uncler Une one): Flat. roUlng. hilly, steep slopes mountainous, other. h. What Is the steepest .... on the -site {approximate per¢eAt -slope)? 3 4 The steepest slope on the site is approximately 18%, a short slope located near the center of the site. c. What general ty.,:)es of soils are found on the site (for example. clay. sand. gravel. peat, muck)? If you know the classmcatlon of agricultural soils, specify them and note any prime farmland. A geotechnical soils investigation and history of surrounding land indicates that the soils are a fine. silty sand type. These are generally classified as Arents type soils by USDA. There has been fill material found alol'1g the south property line. The fill depth ranges from 2 to 6 ft. and can be mitigated using structur<J1 fill under the standard foundations, per recommendations in the geotechnical report. cL Are there surfQ~. indications or history of unstable soDs In the Immediate vicinity? H so, describe. None. e. Describe the pu.pose, type, and approximate quantifies of any filling or grading proposed. Indicate so ... rce of fill. This site has a fairly constant slope with a low area In front western portion of the site. The intemal plat east/west road will require a cut/fill balance to reduce the amount <>fimport or export material from thesite-:. There will be some minor fill within the we~tem third of the site to raise the existing I.QW grea. This fill can t>e pro,(ided by the excavation from theorainage pond, if the material is Clcceptable. The drainage detention pond will require a substantial amount of cut. The amount of cut/fill will be approx. 2500 CY. Some of the cut will be placed on-site in the western <Jrea, but some will be exported, especially if the excavated material is n <>n-usable fill. The export site is not yet known. Any structural fill will be received from a local source of acceptable material. This source is not yet kn <)wn. f. Could erosIon occur as a result of clearing, constructlor., or use? H so, generally describe. Yes, during rainy construction periods .. The disturbed soils coulcl be picked up by runoff water and carried dO'vVn-gradient. This would occur before the site is stabilized and covered. g. About whatpe .. cenf of the site will be covered with Impervious surfaces after project construction (for example, asphalt or bUildings)? The impervious surfaces for the proposed project wUl indude tt..e new roads and sidewalks. CIS well as the new living unit structures. driveways, decks, walkways ana other residential elements. The opprox. percentage of area of impervious surface will be 55%. h. Proposed meosures to reduGe or GontrGl erosion; or oth4!Y'lmpQG:ts.to the earth, If any: S Proposed measure to reduce or control erosion, <>r other impacts to the earth incl~de temporary and permanent erosion' and-sediment control measures. Temporary erosion and sedimentcorttrol measures include the installatio n of silt fence, sedimentation traps or ponds, interceptor ditches, seeding or mulching of exposed surfaces that are expected to remain open for long periods of time, the application of' water to exposed surfaces during dry seasons for dust control. Additional measures will include c:a quarry spall construction entrance/exi'f pad and filter traps inside of existing and new catch basins. 2. 'Air Q. What types of emissions to the air would .. esult from the proposal (I.e. dust. automobile. odors. Industrial wood smoke) duril'1lg construction and when the proJec::t Is completed? If any. generally describe and give approximate quantities If known. Dust [suspended particulates) and construction exhaust emissions to the air will occur during the temporary construction period. Automobile emissions will result from the completed project -trom the resident traffic. b. Ade there any off-site sources of emissions or odor that may affect your propC)sal? If so, ger.erally describe. ~n general. there are no off-site sources of emissions or odor that may affect the proposed development. There will be periodic automobile exhaust 1rom the adjacent public road .. c. .-I'oposed measures to reduce or control emissions or other Impacts to air. If Clny: Contractors will be required to implement standard practices for dust suppression such as the application of water to exposed surfaces, during construction. 3. water a. Surface: 1) Is there any surface water body on or Ir. the Immediate vicinity of the site (Including year-round and seasonal streams. saltwater. lakes. ponds. weflands)? If yes, describe type and provide names. If appropriate. state what stream or river It flows Into. No. 2) wm the proJed require any work over ...... or adjacent to (wHhin 200 feet) the described wOters? 'If yes. please describe and attach avanable plans. No. ·3} Es1tmate the amount of flU and dredge naterial that would be placed.ln or removed from surface water or weflands and .... dlcate the area of the site that wo~ld be affectec:l. Indicate the source of fill material. None. 6 4) Will the proposal require surface water withdrawals or diversions? GIve general description. ,purpose. and approximate quanflffes If known. No surface water withdrawals or diversions are proposed. 5,) Does the . .proposal De within a l00-.year floodplain? If so, note locaffon on the site plan. The site is not located within a lOO-year flood plain. 6) Does the proposal Involve any discharges of waste materials to surface waten? If so, describe the type of waste and anffclpated volume of discharge. The proposal does not involve any discharges of waste materials to surface waters. b. Ground: 1) win ground water be withdrawn. or will water be discharged to ground water? Give general description, purpose, and approximate quanflffes If known. No groundwater will be withdrawn and no waterwill be discharged to groundwater as part of this project. 2) DesGdbe waste material that will be disGharged Into the ground from sepUc tanks or other sources, If any (for example: Domesffc sewage; Industrial, chemicals, agrlcuHural:etc.).Descdbe the general sizeof.the system. the number of such systems, the number ofhouses to be served (If applicable), or the number of animals or humans the system(s) are expected to serve. No discharge. All of the new houses will be connected to the public sewer system that is within Edmonds Ave. NE., via the new sewer system to be constructed on the site. Co Water Run-off (including storm water): 1) OelCrlbethe source of run-off (lncludlng ~orm water) and method of coUection and disposal, If any (Include quantHles, If known). Where will this water flow? Will this water flow Into other waters? If so, describe. Storm water run-off from all impervious surfaces will be collected in road gutters, catch basins, roof drains, etc. and directed into a piping system. The pipes will direct the water to a detention pond and combination wetpond. The discharge from the detention pond will be piped to Edmonds Ave. NE. 2) Could waste materials enter ground or surface waters? If so, generally describe. Waste materials could enter the ground water if they are introduced into the system and are not removed by water quality facilities. d.. Proposed measures to reduGe or Gontrol surfQGe, ground, and run-off water Impacts, If any: 7 Best Management Practices proposed for erosion/sedimentation control during construction. Facilities ·for drainage control including a detention pond will be used. Facilities for water quality enhancement such as a wetpond, catch basin sumps, and oil/water separators will be used. 4. Plants Q. Check or circle types of vegetation found on site: deciduous tree: alder. maple, birch, cottonwood evergreen tree: IlL. cedar, pine, other· omamental shrubs amu pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other' other types of vegetation b. What kind and amount of vegetation will be removed or altered? The site is two large residential lots. They have numerous shrubs, few trees, brush and grass. Most of the trees are located atongthe north or sout11 property lines. All of the existing pasture grass, brush and shrubbery will be removed. Several perimeter trees win be saved. c. Usl threatened or endangered species known to be on or near 1I1e site None are Ien.own. d. Proposed landscaping, use of natfveplants, or other measures to preserve or enhance vegetation on the site, If any: Some of the existing trees win be saved. The trees l<;>eated along the rear setbacks of most of the proposed houses will be saved. A tree invente>ry plan has been provided. Much of the completed landscaping will be -rtew residential type landscaping conSisting of lawn, shrubs Qnd ornamental trees •. 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: X -Blrds:hawJ<, heron, eagle, $9ngblrds. other: X Mammals: deer, bear, elk, beaver, other: squirrel, Fis~ bass. salmon. trout. herring, shellfish. other: Eastem gray squirrel and songbirds are typical of western Washington forests and residential neighborhoods. b. Ust any threatened or endangered speGJes known to be on or ~ear the site. ., 8 No threatened or endangered speci es are known to be on or near the site. c. Is the site part of a mlgrafton .. oute? 1150, explain. Thee Puget Sound area is part of the Pacific Flyway_ Birds that inhabit the area vary seasonally due to migrations. However, the area is not part of a larger, permanently preserved migratory bird habitat. d. Proposed measures to preserve or enhance wildlife .. If any: None. 6. Energy and Natural Resource-s Wilat kinds of energy (electric, naturCJI gas, 011, wood stove. solar) will be used to meet the completed project's energy needs? Describe whether It will be used for heating, mCinufacturlng, etc. The energy needs for the project sit~ will be met through services offered bV Puget Sound Energy. PSE will be servicing the project site with natural gas and electricity. These services vvill be used for heating, appliances and general household uses. b_ Would your project aftecrt the potential use of solm energy by adjaG.ent properties? If so, generally descrl~. NC). The site and its surrounding properties slope to the west and will remain exposed to the prime solar potential. c:.. What kinds of energy G.ons~atlon features are Induded In the plans of this proposal? Ust other proposed measures to reduce or control energy Impacts, If any: The contractors will comply with applicable City of Renton and other energy conservation requirements, such as the IBC. 7_ Environmental Health G_ Are there any envJronmental.health .hazards. including exposure ·to toxic c,",emlcals, risk of fire and exploslon_ spill. or hazardous waste, that could occur as a result of this proposal? If so. describe. There are no known environmental f1eath hazards that would·be of potential·concern during constructi<>n of the proposed project . . t ) Describe special emergency servlG.es that might be required. It ls not anticipated that there will be any additional demand for special emergency services to serve the site as a result of the proposed project. Typical emergency services such as fire, police, medical may be required CIS is typical for any residential dev&lopment. 2) Proposed ·measures to reduce or control envlronmentalhealth hazards, I any: Since there are no known environmental health hazards associated with ti1e project. no measures are proposed. t b. Noise 1) What types of noise exist In the area which ma:y affect your projed{forexample: traffic, equipment, operaHon, other)? The current noise in the vicinity and on the project site: is typical of a residential setting. Baclcground noise includes traffic noise from -the roadways in the vicinity ·ofthe project site, outdoor equipment such astawn·rT"lowers, and the delivery of manufactured goods being loaded and unloaded from trucks on the project site. 2) What types anellevela of noise would be created by or assoclateel with the project on a short-term or a long-term basis (for example: traffic, construction, operaHon, other)? Indicate what hours noise would come from the de. The operation of construction vehicles on-site during clearing, grading, siteworl< and the construction of the proposed houses will cause a short-term increase in daytime noise levels in the project vicinity. Construction would talceplace during normal hours for construction as permitted by the City ordinances. The levels of noise on a long-term basis will be affected by the adl<Jcent and new roads, but this is not only caused by the project. 3) Proposed measures to reduce or control noise-Impacts, If any: Controctors will be required to confine on-site construction activities to daytime· hours, in accordance with City ordinances. 8. land Gnd $horeUne· Use a. What Is the current use of the site and adjacent properties? The existing site is single family residential. The properties to the north, east, south and west, across Edmonds Ave. NE., are smaller single family residential lots. The NE Edmonds Ave. NE ROW is to the west. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the sHe. There are 4 existing houses and 2 detached garages on the site. There are severol small sheds. cI. Will any muctures be demolished? If so, what"'? All of the existing structures will be demolished. e. What Is the current zoning classification of the sHe? R-8. f. What Is the current comprehensive. plan deslgnatfon of the site? 10 Single Family Residential. Urban, medium density. g. If applicable; what Is the cunnt shoreline master program designation of the site? The site is not wi.thin a Shoreline Environment. Has any part of the site been classified as an "environmentally sensiflve" area? If so, specify. No. I. Approximately how many people would reside or work In the completed project? Based on an estimated average of 3.5 people per unit, there will be approx. 102 people residing in the completed development. I. Approximately how many people would the completed project displace? Approx. 1 a people will be displaced. k. 'roposedmeasures to avoid or reduce displacement Impacts, If any: The property is occupied by the property owners and renters. The owners are part of this applIcation and have signed the application forms. The renters will be notified of the ·.pending development. I. Proposed measures to ensure the proposal Is compaHble with existing and projected land uses and plans, If any: The proposal will be consistent with the proposed zoning and Comprehensive land Use Plan Designations for the property. The adjacent subdivisions to the north. east and south are of similar uses. 9. Housing a. Approximately how many units would be provided. If any? Indicate whether high. middle or low-Income housing. . 29 new housing unitS will be provided. It is anticipated that these units will be ;n the middle-income price range. b. Approximately how many tmIts. If any, would be eliminated? Indicate whether high, middle or low-Income housing. 4 middle income houses will be eliminated. c. Proposed measures to reduce or control housing Impacts. If any_ None. 10. Aesthetics n What Is the tallest height of any proposed structure(s), not Including antennas: what Is the principal exterior buDding materlal(s) proposed? The tallest height of the typical proposed house structures is estimated to be 32 feet. The principal exterior building materials for the structures will be wood siding and comp shingle roofs. b. What views In the Immediate vicinity would be altered or obstructed? No views in the immediate vicinity would be altered or obstructed. c. Proposed measures to reduce or control aesthetic Impacts, If any: No such measures will be needed since no such impacts are expected. 11. light and Glare a. What type of Dght or glare wID the proposal produce? What time of day would It mainly occur? The_ proposed project will instaU street fighting as required by the. CIty for residential developments. It is liKely the light and glare will slightly increase during the night as the result of the proposed project. b. Could light or glare from the finished project be a safety hazard or Interfere wHh views? None that we ore aware of. c. What existing off-site sources of Ught or glare may affect your proposal? Existing off-site sources of light and glare in the project vicinity would be from street lights and motor vehicles operating on adjacent roadways. These sources or light and glare are not considered to significantly affect the proposed project. d.ProposeCilmeasures to redvc:e or control Ught or glare Impacts. if any: No measures are proposed to reduce or control light or glare impacts. 12. Recreation a. What designated and Informal recreational opportunities are in the immediate vicinity? North Highlands Park. is located at NE 16th St. and Kirkland Ave. nEt approx. 1,4 mile to the southeast. b. Would the proposed proJed displace any existing recreational uses? If so, describe. ·No 12 c. Proposed measures to reduce or control Impacts on recreation, Including recreation opportunities to be provided by theproJeet or applicant. If any: A paries mitigation fee will be paid to the City If required . .. 3. Historic and Cultural Preservation c. Are there any places or objects listed on, or proposed for, nattonal, state, or local preservatton registers known to be on C)r next to the site? If so. generally describe. There are no known places or objects . listed for, national, stateorlocaJ preservation registers within or near the project. b. Genercdly describe any Icmckncuks or .vidence of historic. archaeological. scientific. or culturallmporlance known to be on or next to the sIt~. There are no known landmarks or evidence of historic: archaeological; scientific; or cultural importance locat-ed on or n~r the site. cL Proposed measures to reduc:e Gr c.ontrollmpam. If any: .' None proposed. 14. Transportation a. Identify .public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans. If any. The proposed project will gain access from the existing City streets. Edmonds Ave. NE is along the west pl<Jt line. Glenwood Ave. NE is stubbed to the south plat line. Anew east/west -street will be constructed as a public road and will connect Edmonds Ave. NE with Glenwood Ave. NE. b. Is site currently served by pubilic transit? If not, what Is the approximate diita.,ce to the nearest transit stop? There is public· transit along NE Sunset:" BJvd. Approx. '4 mile to the south of the plat. c.How many parking spaces would the completed project have? How many ~ould the project eliminate? The completed project will likely provide 116 parking spaces based on four parking spaces per unit. There is area for approx. 15 parking spaces on the existing site. d. Will the proposal require any ·:t"Iew roads or streets. or Improvements to existing roads or streets, not Including drlveW'ays? If so, generally describe (Indicate wheth.r pubnc or . .prtvate.). The frontage along Edmonds Ave. f'...!IE is already fully improved. The new internal east/west street and the extension <>f Glenwood Ave. NE will 13. be constructed as a public road with curb gutter and sidewalk. per City standards. The private roed & joint driveways and will be constructed with an asphalt surface. e. Will the pro Jed use (or occur In the Immediate vicinity of) water, rail. or air transportation? If so, generally describe. No. f. Ho-w many vehicular trips per day would be generated by the completed. project? If· known, Indicate when peak volumes would·occur. It is generaUy considered ,that one residential unit will generate 10 vehicle trips per d<lY. With this ratio, the estimated new vehicular trips will be 250 per day. Ther~ wiJl be approx. 1 peak AM and PM trip per day per unit g. . Proposed measures to reduce or control transporfaHon Impads, If any: Traffic mitigation fees will be paid as required by the City. 15. Public Services a. Would the pro Jed result In an Increased need for public services (for example: fire pr~ection, police protecflon, health care, schools, other)? If so, generally describe. The project will result in a potential . increased need for fire protection,. medical and police protection services. It will also increase the demand on the school system.. The need for these services are typical for a residential development. b. PrGpOsec:lmeasures to reduee or control dlred Impacts on public services, If any. The required impact fees will be paid. The finished lots wilt be added to the tax base to provide tax support for the public services. 16. Utilities a. Circle utUltles currenHy avaUable at the site: elecfrlcHy. natural gaS, water, sewer. refuse service, telephone. septic system, ·other. . b. OeKribethe utilities that Gre proposed fOr the projed, the utility providing the service, Clnd the general construcflon activities on the site or In the Immediate vicinity which ml.ght be needed. Proposed utilities for the project include the extension of water, sewer, electricity, gas and telephone within the plat. These services are generally located 'Nithin the future public right-of-way and the private alley. The services VIm be provided by: Sewer: City of Renton. Water: City of Renton. Electricity & Gas: Puget Sound Energy. Telephone: Qwest Cable TV: Comeast Cable 14 C. SIGNATURE 1# the undersigned. state that to the best of my knowledge the above In_ormation Is true and complete. n Is understooc:l that the lead agency may withdraw an~ declaration of non-significance that n might Issue in renance upon this checklist shou' there be any willful mlsrepresentaHon or wtllfullac of full disclosure my part. _ (}p .9-JL~ Proponent: --~;1S~lli::!~Q....--':yeJ~:::::::::~::"::::::"-'~~l::::.Y.':::::'-=-~U-U I Dafe: CfjIO/04 ,I· , JQrN·L. scan RENTON -+. 2S38S00155 Christopher Orown A&socfal.e6 %88llamier Ave. !. btUe. VIA 98118-5981 1 i I July ll~ 2004 DEVELOPMENT PLANNIN~; CITY OF RENTON , SEP 1 ~ 200~ Mr. Marc Rousso 1 & M Land Development, Inc. P. O. Box 2566 ' RECEIVED I, r Renton, yv A 98056 Re: Proposed 29 Lot S-F Marc Rousso Plat ' Edmonds Avenue ME; East Side, 1· Block North'ofN£20· Street Traffic Impact Analysis Dear Mr. Rousso: 1 have taken the opportUnity to obtain p.ol. peak hour traffic volume data at the adjacent and. nearest intersection that will be impacted by site ttaffic; have determined the net new trip generation data for the development; have derived the p.m. peak hour traflic assigiunent based on tbO~ Method as described in 1ltll1$JNf'fgJJon qndlgn4 lJev.Ilte!Jent by VergilG. Stover, 1988. published by the Institute oiTr.ansPOtfa1ion Engineers (lTE); computed the current level of service (LOS) at NB 20th Street and Edmonds Avenue NE. the existing adjacent imenection; and also computed the year 2005 LOS at the proposed new access street serving the plat (which I ba~e D8IJ1e4 NB 21st. Place for identification pullJOses) based on an assumed background growth rate of 4 percent The deve10pmem wi11-C"Onstmct 29;neW singte-"fiUilily-f1onIes-. -Pour'(4) edsting,Jacmes will be demolished. The net new. S-F density wilt thw. Q1lOUJlt to (29-4) 25 units. Trip generation, using the average rate rD.ethod dUe to the small sizeoft1le plit, for the propoS(ld 25 units is based on the ,.,. edmon of the IDSdtute 01 TraDlportatiOD E.gilleen (ITE) 1!.iP GeneratjonMatiygl, for LandU. Code 210. the applicable ref'erenc& for single-family r~ developments. h is shown below. AW.D.T. AM. IDbound AM: Outbound P.M Inbound P.M. Outbound 239 TripslDay 5 vehicleslhour 14 vehieleslbour 16 vehie1es1hour 9 vebicleslhout Trame E~6 (IJ 1'rauportation Piaonet'a II Ii I AUG-S-2Aa4 THlI DI4:~ Tn: PQ(.;\:::! 1 . ; ;" s' _." ~ 18~·03 Mr. Marc Rousso July 31. 2004 Pa~2 NO.7V/7· 0092· During the p.m. peale hour. based on current observed traffic pattOl'1J8, the following directional trip distribution at the new access street on Edmmids Avenue NE is notect.as fullows. IIibound fi"om the south . Inbound ftom the north Outbound to the south Outbound to the not.th 12 trips per hour ·4 trips per ~ 1 trips per hour· 2tOps per hour The above data indicate that theNE 3othlI-4OS ~ win l«B be impacted by 10 ~ more lJ.m. peak hour trip. Only 6 trips will use this intereba.nge. Conversely, w.e QOUld expect 19 p.m. peak hour trips to impact the signalized intersection ofNE Sunset Boulevard and Edmonds Avenue NB. In the pre-application memorandum. on Pap 3, under the heading Street Imp70vem",u~ the city.has noted that: . '. . A traffic report will be requind at thein.teJSection.ofthe new plat with Edmonds AvenueNE. First. I am attaching the traffic diagram showipg the current traffic volumes. This documents the ouaent volumes. Second, I ern next attaching the LOS oomputations for the intersection at NE 20th Street and Edmonds Avenue NE for the current volumes and, following, the LOS for the new access street at the hqrirDn year of2005. . I • I ..... The LOS analysis indicates an LOS. «:So' for tho cummt Year at NB 2(f-' street on Edmonds Avenue NB 8Jld, by 2005, with the project completed. also an LOS 'B' at the new street which lbave taken tho liberty to eall NB 21st Place. . . , A summuy conclusion would indicate that the poposed development would have 110 measurable traftic impacts., Jndeed,.:with excellent ent~ sight distance, there are no adverse direct traffic impacts. . Yours trWy_ ~ encl . C. V. Brown. P.E. I! I I <.\ • Cl/).rJYJJ('&~-"h ~ 118 1 :>? /htfrll J 2 PIA/" ~i'/~ 0 2 96f)( IIV. 2'" 'Ii !Iv I 0 I /. " .t ('1.C· . '9 :i I I ?tel, i I t I ~ II~ . ~. '"r: /\ . .~. f~ ." ~ j . . :"i . , . . .. . CQ'/u/)f (.2/){)-i) ?#. ProA JI'g/""/I'II.!f, ru ------'~-... ..., I I I. Ii I I ' . . ~ 18:03 Two.Way Stop Control NO.Wf1 ~aelof2 ~~AVS~POONTROL SUM~ARY :I i I Ii I t I o I : , I I ! I • iGf,nerallnfarmatJon l ............ c. V. Brown ~8ncylCo. ~ & At l.siIG De ent Pete Performed rT131104 ~1Y$iS TIme Period 'P.M. Peak Hour est street . NE 20th st.re61 ntersecllon 0tIentatI0n: Notth-5outh ~ehicle Volumes and Adjustments if.'ajor8traet Northbound Movement 1 2 l T \loJume 11 279 ~eak-Hour Factor. PHF Q.90 0.90 LI, ..... Fbw Rate. HFR 12 310 Percent He8'IY Vehleles 0 -MedfanlYp& BT Channelized ~es 0 1 llratlon LTR IlndrDem Sianil 0 MiDOl Street Westbound ~ement 7 8 L T ~olume 3 0 Peet-Hour Factor. PHF 0.90 0.90 ~rIY FlOW Rate. HFR 3 0 !Percent H~V,hicles 0 0 ~ercent GfBde (%) 0 Flared Approach -N Storage o. ~ Channelized ~nes 0 1 ~uralion : L.TR ' , Pally, aueue I _...t4 and l..e\Iel of SetVk:e ~roach Na. SB ~ovement 1 4 ~ne COl1f!luraUon LTR L.TR ~(~~ 12 3 ~(m)(Vphl 1348 1281 'lIe 0.01 0.00 ~5% queue length 0.03 O.D1 ~ontmID~ 7.7 7.9 . ~OS A A chDeJay --,. ~oachLOS -- file:IIC:\WINDOWS\TEMP\u2k391.TMP QlG-O:;:-POIA4 TI-III A4:~ Tn: Sit8lnfol'l'Mtlon nterseetfan NE-=roi NE ~risdIcti~n ICIfy of Renton :....: "W'ear i2OO4 iPro}eetlD ~Ro~PlatMR~ C1P NorthlSo~ Street: Edmonds AWllw NE _Period Chni): 1.00 Southbound 3 4 5 6 R l T R 1 3 208 1 0.90 0.90 0.00 0.90 '1 3 231 1 -0 -- Undivided 0 0 0 0 1 0 LTR . 0 Eastbound 9 10 11 12 R L' T R t 2 0 6 ago 0.90 a.go 0.80 1 2 () 5 Q 0 0 0 0 N 0 0 0 0 0 1 0 L7R Westbound Eastbound 7 8 9 10 11 12 L7R LTR 4 7 473 G43 0.01 0.01 0.03 0.03 12.7 10.7 S B 12.7 10.7 B B V~4.1 7131'04 i I I) I 0' I j' Ii I : /: I j ! I 1 I I ; ! I I . . i I I I , ~ 18:03 Two-Way Stop Control TWO-WAY STOP CONTROL S,U"',fJlARY ~ .1 C. V. Brown J & Mf..sI1d ~ .. ~I"""_ ''13.1104~ 1~ .... 1ueie Time eeriQd ~.M. PNk_Ho...!!1' .. ' ~1IIAIa, Year .~ .. _tD .... =~--: Street Nll1~ p~~ ~ Street .1 L lInlrllftA 0 293 6. .w. L ' Factor.E~ 0.00 O.(Ig LTR 7 L 1.1 ...... I" Flow Rate. HfR 7 -.;i'VllJft& _~ .......... R09 O' .... .. A .L ~-~ '''1'''''-''' T-..iI. and Level 01 N8~ 1 Lane CC:r4l ... ·.-.... LTR 1332 ,O·OIl 0.00 7.J A IDeIay~ - LOS 1 o JI 0.90 o o 4 1232 A me://C:\WINDOWS\1'EMI'\u2k802~. TMP 3 4 R l 0.90 0.90 I .£.I.. o o 2 B o 1,f), l. JJ_ D.90 o o o ND.7VJ7 Page lof2 NE 21ft PllJE Clt'yof " ... "....." Southbound 5 , 1 :t G eo O.I~ 2~ ( ) 11 r o o.~ o _ . .L"- 1!. .11 LR o o F - o c o 12 V .... 4.1 7131104 PAGE::5 ; I II I. I: I : ... ". " ,1..-,\ ' . ~,.' . . ~ . , , JAEW,ER ENGI'NEERI.,G 9419 S.,204'P~CE '. K~NT, WA,SHI~GTON 98031 ; PHONE (253) ,85~g'3,4 . FAX (~53) 850-01·55 ~ . ' : :. , ' . ,. , .,' .. '. ' , " .'.-'.' , \: :. ,", , ~ ' .. " . '. , \ .. ": . '/", , . . ::' '.'< I 't ~ , i.' ~. " '. :';.', ,,::' .' , '.\ " f.' ',' " 'PRELIMINARY TECHNICALINFORMA,TION REPORT" . . ~.., ~ " , ~ ':' " .",. " , :. • r • ;.-~~ • . .. '" . -. " , KENNYDALECOURTPLAT 29 LOTS 2016'EDM:O~S.~~'NE ' ,RENTON,'W~~·:,·' " '. ~ ". ,'....~ . , ::f··/ . ',', , ... ~. .. ,' ' > ".-"' •• ' '. " '. ,,' -;'.' -' ~ , , . ~ -' ' .. ~ .:~ .~>:r.<'., : . ..:,. _, .". " '" ".' ", -,. ','., • ,r:" ,'~' ',:. • ••• ' .... • ... < , . ; . "".', . '. . . , ' ,-." " . ",. :. ' ,PREPARED:FOR: ' • ._" •• J- I ' , ' , , , .' . '.'J~:Miand~Devel()pment,'Inc~, , , ' Mart':Rotlsso" ," ,"'~',. ,', ,;:' ,'I', .,:',: ',','~~q~:a~~:o~i5,66~ ,,', ,: ',' \:" ;', '" ',", ' ~<,:.:. ': " I :Rentoil;~WA."98056 ".'::~: ,', ' ; " J" , . " ,'" . ~ .:': . ,< , : (20§) 948-8899 ,I, : -. '.: ".' '.,"' , ~. ". -', ' . . '-' L -.' ,'. ) ... ".' , .. """,' '. . 'PREPARED BY: , James J.'Jaeger,P:E. , " -',,' '. ;' ~; ",., 'I .! .'. ,F,. ) • " ~. " " : '. .' . ~.' .' .;.,.. "'.,,: '; . i. .\ '. ' .. ( ': .' ,or"" ... ,' -'. I:" ,:,' ,.- . , ~. I, . " .", -:., ',~. . '-,' ',,. "'. ,-; -' ; ,< /, • ~ -, -.' , .. ,." ~: .. ~, , . ~ .. ' . ',,-' , ", . . '.'\' . : .,-:"' .:. ~ ',f; ," ; .:-,," , \ .~ , . " ~ " ~ . , " ' '_ .. ," , ,.' .. -'" ' . ". ,> , .. ~, . " .. ~ .'. .... " . " .. " ,'"' ' ,) : " " "J"' " ' ; " ,", '. ~. ~ . ~-.'t .. ", .. :.... ",' ",,' ~ .. ,~ .. ~ ( : '. :-:.. . ~'.; , .. ~ I, 'J.: ,~" ' .... ,..--' '\ .1.' .. '. ',J' :,' ,; ~ J '. " .. , " f:,' ', ... :.: " ~~.-,.' .. ',/' .". .. :: ",.," ". i l;:' ,~ ;, :' .. : ,,!. '- 'C," ,! ,.,' . ,;.. .. 'v > ',- :' .' " , '" " , '.. .,~.' ~ ,'. ' );.. ", ' .. ' ".' '.,:. ...... ' ... ~ '., , . .,' , '.- } ;; 'J" ;.,' ,-" /. .,' ,;' ~ , ~ .' \ ,. '- \., ....... '''.~:l ' .,\ ... :',4 " ',~' '-. .'.,;, . ,,:, , , ':;-' , :'. . .:~ ;' .. ~ -: , , .. ~'.' .... ~'. -i',,: ;; , ' .. ~.-" . : , .•••.•• ,.: .• <- ,.;.:.; .;" '-", ; ,', " "'t, •• '., .\_. I: ''' .. ' '~ .. ... ;~', 5:' .. -"': ... ~, ~ .,"'1, .{~ ~. ;J. ~ " ' .,',>- J_',J '. " '1'." 'r (, " ~ . ,,'. ~ . .~ .. .: ,. , ~. ~ .'"> ~ : .. ')'. " ,-\~ ',:, ',: "',,'. ... '., .,'r. , " , " . ". . , ' ,i • " ' , -: ; '-~ . -' ~ ",,', ' : .•• '! ..•. ),." " , ' .;. .... : ....... ' ',.; , I , , . . ~: : .. ". , L .~ t, ' . ..-• :~. f • •••. : : .. -'1_ '.,' , --- '. -,' ,:' ':) .. ' :1 " ,~ : ,) . ,~..... :, '., .:~ ~ . . ~ \ . ~ ' . . .. '" .. ,:' i. '( ',.,' '; "',~: ',;,' t··· ':'" : ',:' " .~ ~ \:., '-' ". , ~ --t .•.• • ._.... ,.\ ...... ' ." ',' ,'.~ ~ .' " " , f., , ... "," ...... .' , .j .' ;:.' . ."" . ,'.' ~ . ,.1 ., .',r I'.' . .... ',,': '\ . ~-. :, .. , .. , ". ',. '. , , '~', ~ .. . ".~ ~ ," I .~, . ~, j, . ~'. ".' ' .. " • ... -!..:: ... " i',. ", '. '. 4:..~ ,'. ,,' ,-; ", ..-, , ... , ' : ".'" t' ',;:, " " .', , ~' , r·,. .; 'r .. '\ ....... , .~. , .", '.' .. ,. ~ , :; • ,\ ••••• J.,-. .~ . "', " :':-, . f' r '." . .',' '. ~ '.1(' ," " .. " , ~ 1. " ,'. !'.,',,'" 1 .. · • • J, ,',', 'V •• ' '';'' ~'~., J •• ~." .. : # • ". -;' "I " , ,. ~ , ~. ; • I' .... .:.' . ~. <". / : i , ,'" " .1 ti .', . '. I ';.: 'J;, ~~ ..... ",-,>' .:~ '.'{~., ' .:k, :;.. , ... ~ .. ' ! 7 , .. ' .... .' . ,', '.' ... ,'.' ..... . , , . ~'.' :.!. , .' .. > ... ~. " '-t' i' ~ .' - ,". < .. :':: '" :' ", ~' -; .~:. . ;, ',' .... " t, '.;'-" , " ',': " ... ~ ~ . , J ...... , ',,'.' . ' ~" , ,',' ,': . .t". '/ .-. ";;' ... ;. {",' . ... . ....... .i,,' ,'.": " "''-l' • ", ,-.. '", ',' ,', . , " , TABLE OF CONTENTS I. OVERVIEW u. CORE DRAINAGE REQUIREMENTS III. OFf SITE DRAINAGE IV. PREDEVELOPED DRAINAGE V. DEVELOPED DRAINAGE Vl. DETENTlON VAULT DESIGN VIl. CONVEYANCE SYSTEM Vlll. EROSION CONTROL I. OVERVIEW The proposed Kennydale Court plat is an application fora 29 fot single family residential subdivision situated on 2 existing lots with a total area of 4.38 acres. It is tocated on the east side of Edmonds Ave. NE, between NE 20th St. and NE 22nd St. This project will require preliminary plat approval and a SEPA determination by the City of Renton. The site is zoned R~, residential. AU of the proposed lots will be single family detached residences. The surrounding properties are also similarly zoned R-8. The site is currently has four residences, two on each lot. AU of the existing houses and garages/sheds will be removed. All four of the existing houses have driveways connected to Edmonds Ave. NE. There are no sensitive areas on this site. The steepest slope isapprox. 17% near the center of the property. The soils on the site are a fine silty sand, with some fiU materiat existing along the southern property tine. The site is dominated by residential landscaping with few trees along the north and south property lines. The existing drainage sheet flows across the property to the west. There is a low area within the western portion'of the site that will be filled with approx. 2' of soil to raise the grade to street level. The proposed use of the property as a 29 lot residential subdivision will be consistent with the surrounding developments. All of the surrounding properties are developed. The proposed tots witt range in size from the minimum of 4500 SF to a maximum of 6053 SF (including the "panhandle" driveway portion), in the R-8 zone. The lots in the R-10 zone will range in size of 3510SF to 6530 SF. The density of the plat is 7.84 units per acre in the R-8 zone. Access to the new lots will be from a new internal public street that runs east/west and is connected to Edmonds Ave. NE and then turns to the south as an extension of Glenwood Ave. NE. Glenwood Ave. NE is currently stubbed to the site's south property line. These new streets are proposed to be 32' wide residential streets with a 42' right-of-way. The reduced ROW wilt be wide enough to accommodate the street and sidewalks on both sides. The reduced ROW width is needed to keep the net plat area at a maximum to keep under the maximum density. One private street will be used for access to-several lots in the, northeast corner. Edmonds Ave. NE is currently fully improved with curb, gutter & sidewalk and will not require additional improvements. A new water moin and sewer main will be installed in the new'plat street. The water main will be -looped through the site. The finished lots are estimated to be worth , approx. $100,000 for a total value of approx. 3.5 million dollars. The value of the lots with preliminary approval only is estimated to be $2.2 million Gollars. ( The site will require minimal grading for the proposed rood. The buUding pods for tl1e lots will also require some minor benching and fill. The main grading activity will be associated with the excavation for the detention pond. The estimated amount of grading is 2500 ey. It is anticipated that the site will use some of the cut material on-site, but the majority may be exported off site if it is unsuitable for on-site fiU. There are numerous frees on the site. There are approx. 25 trees on the site. Most of the trees along the north and south property nnes win be soved. land that wiU be _. I I I , 1 In. -1900 ft. : : , . . . , . L I: L i / . ...... . . .. !' SITE mAP 04'Z.. _os -90z..., Rebec.c.o .Sorscnt 5£J'£ ~202¥)~~' '14.3' _ eros-v 04230~ - Rebec.c.a . S~. r t ~ Z.OIt.D 'S .' 2l.l .... c.. T.l.s~ I:JA" . Page 1 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 1 PROJECT OWNER AND - PROJECT ENGINEER ' ~ Subdivision o . Short Subdivision o Grading o Commercial o Other __________ _ PART 2 PROJECT LOCATION " " -, AND DESCRIPTION Project Name KQJI'\'I\'lc:b.1A... C,evrl-Poet location Township __ '---__ _ Range Section Project Size __ -I-~-=---+ Upstream Drainage Basin Size ~q; AC PART 4 OTHER PERMITS : o DOF/GHPA 0 Shoreline Management o .COE404 0 Rockery 0 DOE Dam Safety 0 Structural Vaults 0 FEMA Floodplain 0 Other 0 CaE Wetlands 0 HPA PART 5 SITE COMMUNITY AND DRAINAGE BASIN': ,-, . '.: ' , ,:_--_:,~<': Community Drainage Basin -PART 6 SITECHARACTERlSncs-:',' , '~" ,-, , ':, "'.-__ :~ "-._::,~ o River ____________ _ o Stream ___________ _ D Critical Stream Reach o Depressions/Swales D Lake -------------o Steep Slopes o Lakeside/Erosion Hazard Slopes _-----,OD.£---1..0 Pb----.--- I C~j Additional Sheets Attatched o Floodplain ______________ -'- o Wetlands ------.....:..-----___ _ o Seeps/Springs D HighGroundwaterTable D' Groundwater Recharge D Other __________ _ tt:0~tial. __ 0 _ e... ____ _ Erosive Velocities ----o.5_ffr ±....._--_ L-_____________ ... __ . _. ______ .. _________ . _________ ...... ___ ... __ .... ___ .--_________ , __ ,_ --____________________________ _ 1/0[; King County Building and Land Development D1vlslc>n TECHNICAL If\JFORMATION REPORT (TIR) WO:RKSHEET PART 8 DEVELOPMENT lIMITAnONS . - REFERENCE L1MITATIONISITE CONSTRAINT o Ch.4 -Downstream Analysis o o o o o ¥s;r~~~,~ . 0 Additional Sheets Attatched PART 9 ESC REQUIREMENTS . MINIMUM ESC REQUIREMENT .s DURING CONSTRUCTION M Sedimentation Facilities ~ Stabilized Construction Entrance ~ Perimeter Runoff Control ~ Clearing and Grading Restrictions ~ Cover Practices ~ Construction Sequence o Other MINIMUM ESC REQUIREI\,1ENTS FOUOWING CONSTRUCTION ~ Stabilize Exposed Surface ~ Remove and Restore Temporary ESC Facilities ~ Clean and Remove All Silt and Debris ~ Ensure Operation of Permanent Facilities DRag Umits of NGPES o . Other PART 10 SURFACE WATER SYSTEM· -. . -..' -. o Grass Uned Channel J;i?( Pipe System o Open Channel o lank o Vault o Energy Dissapator o Wetland Infiltration Depression Flow Dispersal . Method of Analysis )c..c.B.TJ CompensationlMit igation of Eliminatid Site Storage o DryPond ~ WetPond Facility Rela ed Site Limitations Reference Facility o Umitation :~PART11 STRUCTURAL'ANALYSIS ---: -.:,:~:::~:.,::~:~_/ .. :~-: _~.(May requirespecial~struCtura1review)·. -. ':?>~'-:}:~.,,>-.. .' _". r ~ " .--,," ... ,. .:~r·~ ...... -''':--'. . -. r "". 0-...... -::""". ~-• o Cast in Place Vault 0 Other o Retaining Wall o Rockery > 4' High o Structural on Steep Slope lor a civil engineer under my supervisi on have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attatchments. To the best of my know{ edge the information provided here is accurate. \'lM'" g Drainage Easement Access Easement Native Growth Protection Easement &a:' Tract o Other H. CORE ORA INAGE REQUIREMENTS 1. Discharge <It Natural Location: The existing site currently sheet flows across the property to the vvest property line anct onto Edmonds Ave. NE. There is a public drairaage system within EdrTlonds Ave. NE that consists of catch basins, piping, man holes and a stony) drain main. The proposed drainage system will collect the runoff into the pond located at the southwest property corner and discharge it into a pipe that connects to the existing storm drainage main within Edmonds Ave. NE. This is the same drainage system into "",hich the existing site runoff discharges. 2. Off-Site An<llysis: An upstream and downstream drainage analysis has been performed and is detailed in section III of this report. 3. Runoff Control: This project is providing a 1998 King County level 2 standard flow-control. This matches storm duration for the half 2 year through the 50 ye<lr storm event. It matches peal< flows for the half 2 year event. The flow control will. be accomplished using a detention pond with an orifice type flow restrictor. 4. Conveyance System: The project will porovide conveyance piping for the street drainage and the tot roof downspouts. The piping witt be sized to handle the 1 ()() year developed storm event. 5. Erosion and Sedimentation Contcol Plan~ An erosion control plan will be prepared and will be included with the engineering plans. This erosion control system will include silt fen=cing along the west CI nd portions of the north and south property lines, construction entrance, seeding &. mulching and clearing timits. .A sediment pond Y'Vill be designed as part of the initial grading and development of the site. o. Maintenance and Operation: The improvemer. ts to this site will dedicated to the City and will be maintained by the City. The private driveways and drainage piping will be maintained jointly by the applicable lots. 7. Bonds Gnd Liability: The appropriate bonding and insurance forms will be secured p;~or to any construction on "the site. SPECIAL DRAINAGE REQUIREMENTS There are 12 special drainage requirements that may apply to any project. In this case, none of them apply to this project. fU. OFFSITE DRAINAGE A. UPSTREAM DRAINAGE .There is no upstream off-site drainage tributary areo for this project. The highest property line is along the the east property line. Along the east property line is an existing subdivision and street (Horrington Place NE}. This street has a CB & piping drainage system that i. ntercepts any runoff from the east and directs it to·the north within the public ROW. The existing lots along the east property tine are drain t<l HarringtonPface. Some rear yards may drain to the subject site, but f'his ,runoff is minimal. The south and north property lines also hove smoUlot subdivisions. These property lines are generally at the same elevation <1S the subject site and would not flow onto the site. The west propertyline is the Edmonds Ave. ROWand is the low portion of the site. 8. DOWNSTREAM DRAINAGE The drainage from the site will be discharged from the detention pond near the southwest property corner and into a ne'N 12" conveyance pipe that WIll run approx. 50 west, across Edmonds Ave. NE and into an existing type 2 catch basin. This type 2 CB is listed as CB #8,B5-2 in the City inventory. This CB is located west of the road centerline, in the sQuthboundlane of the street. The catch basin is Glpprox,. 9' deep. This CB outlets into on 18" concrete pipe that runs north within Edmonds Ave. NE for 390 ft. to another type 2 CB (#8,B5-1). This CB is also within the road pavement, located west of the centerline. This CB is at the intersection of NE 22nd St. This CB discharges into an 18" concrete pipe that runs to the north within Edmonds Ave. NE for 300 ft. to type 2 CB (8,B4-4). at the intersection of NE 23rd Sf. This CBdischarges to the north within an IB" concrete pipe, running to the north for 200 ft. to type 2 CB (8,84-2)1 at the intersection of NE '23fd Place. This CB discharges to the north within on 18" concrete pipe that runs for 250 ft. to type 2 CB (8,B4-3), at the intersection of "'-IE 24th St. This CB discharges to the north within an 18" concrete pipe for 347 ft. to a type 2 CB (8,B3-2) at the intersection of NE 25th Sf. All of the upstream catch basins are west of the centerline, within the pavetYlent. This CBdischarges to the north within an 18" concrete pipe for 574 ft. "and into a type 2 CB (8,B2-1). This CB is located at the intersection of NE 27th St. The improved portion of Edmonds Ave NE ends at this point. This is located at the top of the steep slopes down to May Creek,· just 'Nest of the confluence with Honey Creek. This CB discharges into May Creek, but the pipeline mechanism was not observed in the field that runs into 'the Creek. May Creek is approx. 2400 ft. downstream from the subject site. With the King County level 2 detention requirement in place for 'this project. the developed runoff from the site should not have an impact on the downstream drainage system. t understand that the tevel 2 requirement is a result of problems within the May Creek Basin. > ~~)I N£Z~ £' .. 90 ------------------------------------------------------------- 5304SD.xls 5304 STORM DRAINAGE AND OUTLET PIPE INVENTORY • SHEET 8 The inventory information for the storm drainage system was compiled from numerous sources and is the best information available at this time and should be used only for GENERAL guidance. The City of Renton is not responsible for errors or omissions when this information is used for engineering purposes. Designers are to field verify this information. OWN OWN GRATE GRATE UPPER UPPER LOWER LOWER GRATE om PIPE PIPE LENGTH LENGTH STREAM STRUCT PLAN STRUCTURE INDEX # TYPE C9? ELEV EL[M] IE IE [M] IE IE[M] TYPE SEP. DIAM. TYPE [M) STRUCT INDEX # FILE 53042201 8.62-1 - 2 Y 302.61 92.24 C N 2-1-151 ~~O4~~O1 8,83-1-2 Y 314.8 95.95 308.03 93.89 302.61 92.24 S 18-CC 574.0 -174.96 53042201 8.62-1 2-1-151 53042302 8,B3-2· 1 317.28 96.71 ~1~.1A M.4a ~i~.a, gS.9B S 12 50.0 10.24 03042301 6,63-1 R-~71~ 53042303 8,B3-3 ' 1 319.05 97.25 314.95 96.00 313.18 95.46 S 12 210.0 64.Q1 53042302 8,B3-2 R-2715 53042401 8,B4-1 2-54. Y 323.19 98.51 313.69 95.61 313.37 95.52 C N 12 CMP 45 13.72 53042402 8,B4-2 2-3-353 53042402 8,94-2 ... 2 Y 323.19 98.51 313.37 95.52 312 95.10 C N 18-CC 250-76.20 53042403 8,B4-3 2-3-353 53042403 8,B4-3 .. 2 Y 319.7 97.44 312 95.10 308.03 93.89 S 18-CC 347.0 -105.n 53042301 8,B3-1 2-1-151 53042404 8,B4-4-2 Y 322.8 98.39 314.28 95.79 313.37 95.52 S 18.--CC 200.0 _ 60.96 53042402 8,94-2 2-1-151 53042405 8,94-5:· 2 N 323.5 98.60 310 94.49 309 94.18 S 8 CC 185.0 56.39 53042406 8,94-6 2-1-152 53042406 8;94-6 2 N 322.8 98.39 309 94.18 308.8 94.12 S 8 CC 50.0 15.24 2-1-152 -53042501 8,95-1-2 Y 324.7' 98.97 315.81. 96.26 314.28 95.79 S 18 -CC 302.0-92.05 53042404 8,94-4 ,2-1-151 53042502 8,95-2 - 2 N 331 100.89 321.97, 98.14 315.81 96.26 s 15 CC ~95.0 120.40 53042501 8,95-1 2-1-151 53042503 8,B5-3 2 N 332.5 101.35 323 98.45 320.03 97.55 S 8 CC 124.0 37.80 53042504 8,95-4 2-1-152 53042504 8,B5-4 2 N 330.6 100.n 319.93 97.51 319.1 97.26 S 8 CC 60.0 18.29 WESTWARD WESTWARD 2-1-152 53042505 8,95t5 2 N 323 98.45 311.9 95.07 309 94.18 S 8 CC 125.0 38.10 53042406 8,B4-6 2-1-152 53042601 8,B6-1 2 V-336.5 102.57 328.13 100.01 321.97 98.14 S 15 CC 395.0 120.40 53042502 8,95-2 2-1-152 53042602 8,B6-2 2 N 342 104.24 330.98 100.88 330.86 100.85 S 15 CC 18.0 5.49 53042604 8,B6-4 2-1-152 53042603 8.66-3 2 N 345.8 105.40 333.26 101.58 330.86 100.85 S 15 CC 285.0 86.87 ' 53042602 8.96-2 2-1-152 53042604 8,B6-4 2 Y 341.5 104.09 330.86 100.85 :328.1 :3 100.01 S 15 CC 329.0 100.28 53042601 8.66-1 2-1-152 5964~'Oi a,~'-i 2 V 949.40 104.67 336 102.41 333.25 101,06 G N 1~ CC a42 104.24 53042603 8,B6-3 2-1-152 53042702 8.B7-2 2 N 340.28 103.72 S 15 CC 47.0 14.33 53042701 8,B7-1 2-1-152 53042703 8,B7-3 2 Y C N 12 CC 53042803 8,B8-3 53042705 8,B7-5 2 Y 342.54 104.41 S 12 CC 50.0 15.24 53042707 8,B7-7 16-3-75 53042706 8,B7-6 2 Y 353.25 107.67 349.59 106.56 N 12 CC 110 33.53 53042705 8,97-5 16-3-75 53042707 8,B7-7 2' N 345.23 105.23 342.54 104.41 S 12 CC 60.0 18.29 53042702 8.B7-2 16-3-75 53042801 8,B8-1 2-60. Y 336.20 102.47 327 99.67 316.3 96.41 C N 36 CMP 141 42.98 53042802 8,B8-2 2-2-171 53042802 8,B8-2 2-60. Y 322.80 98.39 315.8 96.26 311.89 95.06 C N 18 194 59.13 53092202 13,B2-2 2-2-171, W-241 53042803 8,B8-3 2 Y C N 18 CC 53042802 8,B8-2 53043301 ' 8,C3-1 1 322.59 98.33 319.89 97.50 319.56 97.40 S 12 32.0 9.75 53043302 8,C3-2 R-2715 53043302 8.C3-2 1 322.79 98.39 319.56 97.40 318.94 97.21 S 12 160.0 48.n 53043303 8,C3-3 R-2715 53043303 8,C3-3 2-48. Y 329.49 100.43 318.94 97.21 318.75 97.16 S N 12 3.66 71 21.64 53043304 8,C3-4 R-2715 53043304 8,C3-4 1 325.82 99.31 318.75 '97.16 318.06 96.94 S 12 71.0 21.64 53043305 8,C3-5 R-2715 53043305 8,C3-5 2 Y 326.66 99.57 318.06 96.94 317.97 96.92 S N 12 3.66 112 34.14 53043306 8,C3-6 R-2715 53043306 6,C3-6 2-48. N 327.79 99.91 317.79 96.86 317.75 96.85 S N 12 3.66 10 3.05 DETEN DETEN R-2715 S3043307 8,C3-7 2 N 324.78 98.99 317.93 96.91 317.67 96.83 C Y 12 3.66 25 7.62 SWALE SWALE R-2715 M.'4 ~i'.M M.Q4 12 DI 2§ 7.62 5304330Q .(' 53043308 8,C3-8 CUL si'.M 6,O31~ ~'Zl70 June, 2002 Page1 • I-V. PREDEVElOPED DRAINAGE I The drainage from the existing site currently sheet flows towards the low area near the west propErty line. This area will in turn overflow into the pubtic drainage system wthin Edmonds Ave. NE. The existing site area is characterized by lawn, t<ltl grass and shrubs, with a few hees. The larger trees are located around the perimeter of the site. The majority of the site is lawn and tall grass. ThEre are no drainage improvements on the site. The existing frontage a/olng Edmonds Ave. NE is fully improved. It has curb, gutter & sidewalk. The entire site area of 4.37 acres was used 'as the tributary drainage basin. The existing drainage analysis was performed using the , .. KCRTS" hydrology software and its summary tables and charts are attached for reference. The methods outlined in the 1998 King County Surface Water Drainage Manual were used as guidelines. Following this page are the data sheets -used for the computer input data. The computer summary sheets for peak flow and time of concentration calculations are also attached. Betow is a brief description of the existing drainage characteristics: 2 year peak ffow: 10 year peak flow: 100 year peak flow: total area: pervious area: 9round cover: impervious area: -Qround cover: O.'18CFS 0.32 CFS O.6l CFS 4.37 acres 4.15 acres till pasture 0.22 acres impervious · EDtfk:> N DS' "~\JE-. fF.-t;: -~'JELoPbD !"t'o ...... , \ j..C( t /n\ ~, \. .:~ " .-'" .i cr q 4-3r- /101 sF 14-70 .sf"' #L) SF" [Q9;:; .j~ -"-514--1 sP \:,.-:::jJ' ~F 4414-sF 4-~:" RPr\N~L RE..G~"J: ... 5 .... S~To-c-) ~FO...do~ -,. D -I<.CR...\ $" 0\ \ Q;, c...FS C>~3.2.. cF.J O. S"l G-F-5 C)\ to. \ <:.:F S EDMONDS PLAT PRE--DEVELOPED CONDXTXON KCR'rS PEAK FLOW SUMMARr Flow Frequency Analysis Time Series File:edpre.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak -Peaks Rank Return Prob (CFS) (CFS) Period 0.327 2 2/09/01 15: 0 () 0.605 1 100.00 0.990 0.156 7 1/05/02 16:0() 0.327 2 25.00 0.960 0.322 3 2/28/03 3: 00 0.322 3 10.00 0.900 0.073 8 8/26/04 2: 00 0.306 4 5.00 0.800 0.183 6 1/05/05 8: 00 0.292 5 3.00 0.667 0.306 4 1/18/06 16: 00 0.183 6 2.00 0.500 0.292 5 11/24/06 4:00 0.156 7 1. 30 0.231 0.605 1 1/09/08 6: 00 0.073 8 1.10 0.091 Computed Peaks 0.513 50.00 0.980 V. DEVELOPED DRAINAGE The developed project will include the new detention pond & wetpond located near the southwest corner of the site, just east of Edmonds Ave. NE. tt witt be located within a drainage tract that witt be landscaped as recommended by the City. The site drainage will be routed into the pond using catch basins and pipes located within the new roads. Each new lot will be furnished with a piped drainage stub that will be connected to the street drainage system or with a pipe in the rear yards of the lots. The areas used to calculate the flows were the same as those areas used in the predeveloped drainage calculations. It should be noted that the frontage Improvements were not inctuded in the detention calculations because the frontage road is already fully improved and will not require any additional impervious surface. The detention pond was sized to meet the performance criteria established by the King County Level 2 detention standard. This criteria is that the pond can only release at a rate not to exceed 50% of the '2 year pre-developed peak flow while retaining 50% of the 2 year developed peak flow. This is the same for the 25 year peak flows. Additionally, the storm event duration for -the developed -site conditions must match are be less than the pre-developed storm duration, for the 50% of the 2 year flow through the 50 year storm flow. This is the level 2 standard as specified in the 1998 King County Manual. A wetpond will be used to meet the water quality standards. The wetpond will utilize the detention pond area and will provide the required dead storage below the detention live storage. The volume for the dead storage is based on the area of the impervious and pervious surfaces that drain into the pond. Similar to the existing condition, the KCRTS method was used to determine the peak flows for the various storm events. A duration curve comparison was performed to evaluate the vault performance. The computer data sheets for the developed flows follow this page as well as the works sheets and the time of concentration calculations. A brief summary of the developed drainage characteristics are: 2 year peak flow: 10 year peak flow: 100 year peak' ftow: total area: pervious area: ground cover: impervious area: ground cover: 0.79 CFS 0.95CFS 1.60 CFS 5.36 acres 1.79 acres tUl gra-ss 2.58 acres impervious ED~~t-.J.D"S . ~\Jt:-. PL~ Ds..'JSL-oP§H;> bRft-I'N&<..".r;; ~: .... fp~sA~fTIe. ~r~e-I;JO--~~d,~c.ul~ P.t~=-4 \ 3, ftc-. -... - "2.. GRc U ND c.o \/&-r«ltn ps.R y 10 \J Y ... .0). N~r(~ ~ .. (4-..s1~Q)~. . ..... ..._.......... ...... . ... ------. __ .. . ....... ... ·/5 , '? 't-C» 4 i)":f '2.4>712... sF ... ... ..._ .b) -B-.I\J~~ -tooJ)~ / J~l'f\Jrt \)~_~~_~ __ ......... _ ..... IJo(~)+ ~o(~!."~(~~+-si(~~ "11'31-:..!F ........ ~ ........ N~HDU~ .~ .. ~'~S: ...... . zcr( '2:J QtPS'F/LDr_""_ I 7,?;> 300 .sF __ .. _ ____ ___=~~_~:_~~5~~~~~.LO{~m ............... ~. RFTI NFPu-RE.G\ot-.J; ~ . __ . __ .w.mn_._·_nu: __ ·n~~-:_-:~:r_n:-_~:_~~. __ C_~ __ C_ ... :: __ .f._C? .. n.m_w ____ ~ __ '.un . __ n __ m .. _ _ ... -._.---' "'---'.. ..... --.. . ......... -----..... . _. ~I~ ... _~_~ ___ .. DIS"-~_B?-Q_ _ .. ELoU?s:, ___ .. __ .. _ ........ _ ... __ ... . . _..... . ..... -_ .. -... _ .. _--_... -.. ---- ._--"----............. .----~- .. ~ . .Q z. __ ~ _______ Q;?~L __ ~f~ _____ . _______ __ ... ___ ....___ __ __ . ..____________ ____ _ Q,o := .. Qtcr5 c-FS"' 0'50;; l .39' CF5 .al~= ..·(QO ... C-F:1 SECITON 3.2 RUNOFFCOMPUfAT... AND ANALYSIS MEIHODS 9111'98 Dwelling Units/Gross % Impervious(1) Dwelling Units/Gross % Impe-:rvious Acre Acre 1.0 DU/GA 15(2) 4.50U/GA 46 1.5 DU/GA 20 5.0DU/GA 48 2.0 DU/GA 25 5.5DU/GA 50 2.5 DU/GA 30 6.0DU/GA 52 3.0 DU/GA 34 Ci5Du/~ ( 54) 3.5 DU/GA 38 7.0 DU/GA 56 4.0 DU/GA 42 7.5DU/GA 58 For PUDs, condominiums, apartments, commercial businesses, and industrial are.as, percent impervi.ous coverage must be computed. Notes: III Includes streets and sidewalks. 121 These figures should be adjusted by the effective impervious fraction given in Table 3.2.2.E, if applicable. Values from Ta.ble 3.2.2.E may be interpolated as necessary. TABLE >_2.2.E EFFECTIVE L'\1PER\-10US FRACTIO~I) Land Use Predevelopment Post·Development Commercial, Industrial, or Roa.ds with Collection System 0.95 1.'()0 Multi-Family or High Density Single Family(2) (>4 DU/GA) 0.80 1.00(3) Medium Density Single Family(2) (4 DU/GA) 0.66 1_00(3) Low Density Single Family(2) (1 OU/GA) 0.50 1_00(3) Rural(2) « 1 OU/GA) 0.40 1_00<3) GraveVDirt Roads and Parking Lots, Roads without 0.50 0_50 Collection System Notes: III The effective impervious Fraction is the fraction of actual total impervious area connected to the drainage system. These figures should be used in the absence of detailed surveys or pl1ysical inspection (e.g., via pipe, channel, or short sheet f1owpath). 121 Figures for residential areas include roadways. 1:11 Where downspout infiltration is used, roofs are not counted as impervious area when sizing the flow control facility. Roofs are considered grass where downspouts are dispersed in rural residential development, or where dispersed flowpathsexceed 50 feet in urban residential develop:rnent (see Section 5.1.2 for limitations on roof downspout dispersion). 3-28 1998 Surface Water Design Manual " EmsoNDS PLAT DEVELOPED CONDITION KCRTS PEA!!U( i'LOW SUMMARY FICJW Frequency Analysis Time Serie~ File:eddev.tsf Project Location: Sea-Tac ---Annual E?eak Flow Rates--- ~ank Time of Peak ------Flow Frequency Analysis-------- Flow Rate (CFS) 0.785 0.633 0.946 0.676 0.816 0.833 0.983 1. 60 Computed Pea ks 6 2/09/01 2:00 8 1/05/02 16:00 3 2/27/03 7:00 7 8/26/04 2:00 5 10/28/04 ,16: 00 4 1/18/06 16:00 2 10/26/06 0:00 1 1/09/08 6:00 -Peaks Rank (CFS) 1. 60 1 0.983 2 0.946 3 0.833 4 0.816 5 0.785 6 0.676 7 0.633 8 1.3'9 Return Prob Period 100.00 O. 5190 25.00 o. :960 10.00 O. :900 5.00 O. ;SOO 3.00 O. '667 2.00 O • ..500 1. 30 O. :231 1.10 o .()91 50.00 o. 980 .KBRNYDALB eoOM' Ji?LAT DETEN'l'ION POND LEVEL 2 STANDARD KCllTS POND DESJ:GN' S:-tHOUU' RetentiQnJDetenti~DL Faci1ity Type of Fa cility: Detention Pond Side Slope: 2.00 H:IV Pond Bottom Length: 109.60 ft Pond Bottom Width: 54.80 ft Pond Bottora Area: 6006. sq. ft Top Area at 1 ft. FB: 10528. sq. ft 0.242 acres Effecti ve Storage Depth: 5.00 ft Stage o Elev-ation: 326.20 ft Storage Volume: 38917. cu. ft 0.893 ac-ft Risel::" Head: 5.00 ft Riser Dia.meter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1.35 0.111 2 3.40 2.40 0.198 6.0 Top Notch Weir: None Outflow Rating Curve; None Stage Eleva.tion Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cLs) (cfs) 0.00 326_ 20 O. 0.000 o .{l00 0.00 0.01 326 _ 21 60. 0.001 O. 006 0.00 0.03 326 _ 23 18I. 0.004 O. 008 0.00 0.04 326 _ 24 241. 0.006 O. 010 0.00 0.06 326 _ 26 362. 0.008 O. 012 0.00 0.07 326 _ 27 422. 0.010 O. 013 0.00 0.08 326 .28 483. 0.011 O. 014 0.00 0.10 326 .30 604. 0.014 O. 016 0.00 0.11 326 .31 665. 0.015 O. 017 0.00 0.21 326 .41 1276. 0.029 O. 023 0.00 0.31 326 .51 1894. 0.043 O. 028 0.00 0.41 326 .61 2518. 0.058 O. 032 0.00 0.51 326 .71 3149. 0.072 O. 035 0.00 0.61 326 .81 3787. 0.087 O. 039 0.00 0.71 326 .91 4432. 0.102 0_ 042 0.00 0.81 327 .01 5084. 0.117 0_045 0.00 0.91 327 .11 5742. 0.132 0_ 047 0.00 1.01 327 .21 6407. 0.147 0_ 050 0.00 1.11 327 .31 7079. 0.163 0_ 052 0.00 1.21 327 .41 7758. 0.178 0_054 0.00 1.31 327 .51 8444. 0.194 0_ 057 0.00 Surf Area (sq. ft) 6006. 6013. 6026. 6032. 6046. 6052. 6059. 6072. 6079. 6145. 6211. 6278. 6346. 6413. 6481. 6549. 6618. 6687. 6756. 6825. 6895. 1.41 327.61 9137. 0.210 0.059 0.00 6965. 1.51 327.71 9837. 0.226 0.061 0.00 7036. 1.61 327.81 10544. 0.242 0.063 0.00 7106. 1.71 327.91 11259. 0.258 0.065 0.00 7177. 1.81 328.01 11980. 0.275 0.067 0.00 7249. l.n 328.11 12708. 0.292 0.068 0.00 7320. 2.01 328.21 13444. 0.309 0.070 0.00 7392. 2.11 328.31 14187. 0.326 0.072 0.00 7465. 2.21 328.41 14 937. 0.343 0.074 0.00 7538. 2.31 328.51 15694. 0.360 0.075 0.00 7611. 2.41 328.61 16459. 0.378 0.077 0.00 7684. 2.51 328.71 17231. 0.396 0.078 0.00 7757. 2.61 328.81 18011. 0.413 0.080 0.00 7831. 2.71 328.91 18797. 0.432 0.081 0.00 7906. 2.81 329.01 19592. 0.450 0.083 0.00 7980. 2.91 329.11 20393. 0.468 0.084 0.00 8055. 3.01 329.21 21203. 0.487 0.086 0.00 8130. 3.11 329.31 22020. 0.505 0.087 0.00 8206. 3.21 329.41 22844. 0.524 0.089 0.00 8282. 3.31 329.51 23676. 0.544 0.090 0.00 8358. 3.40 329.60 24431. 0.561 0.091 0.00 8427. 3.43 329.63 24684. 0.567 0.093 0.00 8450. 3.45 329.65 24854. 0.571 0.098 0.00 8465. 3.48 329.68 25108. 0.576 0.105 0.00 8488. 3.50 329.70 25278. 0.580 0.116 0.00 8504. 3.53 329.73 25533. 0.586 0.129 0.00 8527. 3.55 329.75 25704. 0.590 0.144 0.00 8542. 3.5B 329.78 25961. 0.596 0.159 0.00 8565. 3.6D 329.80 26132. 0.600 0.164 0.00 8581. 3.70 329.90 26994. 0.620 0.181 0.00 8658. 3.80 330.00 27864. 0.640 0.195 0.00 8736. 3.90 330.10 28741. 0.660 0.208 0.00 8814. 4.00 330.20 29626. 0.680 0.220 0.00 8892. 4.10 330.30 30520. 0.701 0.231 0.00 8971. 4.20 330.40 31421. 0.721 0.241 0.00 9050. 4.30 330.50 32330. 0.742 0.251 0.00 9130. 4.40 330.60 33247. 0.763 0.260 0.00 9209. 4.50 330.70 34172. 0.784 0.269 0.00 9289. 4.60 330.80 35104. 0.806 0.277 0.00 9370. 4.70 330.90 36045. 0.827 0.285 0.00 9450. 4.80 331.00 36995. 0.849 0.293 0.00 9531. 4.9CJ 331.10 37952. 0.871 0.301 0.00 9612. 5.00() 33i.20 38917. 0.893 0.308 0.00 9694. 5.1 ,() 331.30 39891. 0.916 0.623 0.00 9776. 5.2 () 331. 40 40872 . 0.938 1.190 0.00 9858. 5.30 331.50 41862. 0.961 1. 930 0.00 9941. 5.4 0 331.60 42860. 0.984 2.730 0.00 10024. 5.50 331. 70 43867. 1.007 3.020 0.00 10107. 5.60 331.80 44882. 1.030 3.280 0.00 10190. 5.70 331.90 45905. 1. 054 3.520 0.00 10274. S.~O 332.00 46937. 1. 078 3.740 0.00 10358. 5. g.0 332.10 47977. 1.101 3.960 0.00 10443. 6.DO 332.20 49025. 1.125 4.160 0.00 10528. 6.LO 332.30 50082. 1.150 4.350 0.00 10613. 6.20 332.40 51148. 1.174 4.530 0.00 10698. 6.30 332.50 52222. 1.199 4.700 0.00 10784. 6.40 332.60 53305. 1.224 4.870 0.00 10870. 6.50 332.70 54396. 1.249 6.60 332.80 55496. 1.274 6.70 332.90 56605. 1.299 6.80 333.00 57722. 1.325 <6.90 333.10 58848. 1.351 1.00 333.20 59983. 1.377 Hyd ~nflow Outflow Peak Target Calc Stage Elev 1 1. 60 0.61 1.09 5.18 331. 38 2 0.79 ******* 0.31 4.97 331.17 3 0.79 ******* 0.27 4.51 330.71 4 0.95 ******* 0.23 4.06 330.26 5 0.83 ******* 0.23 4.09 330.29 6 0.49 ******* 0.09 3.34 329.54 7 0.63 ******* 0.08 2.63 328.83 8 0.68 ******* 0.07 2.06 328.26 Route Time Series through Facility InfL ow Time Series File: eddev. tsf OutfLow Time Series File:edout Inflo~/Outflow Analysis Pe~K Inflow Discharge: Pea~ Outflow Discharge: Peak Reservoir stage: E?eak Reservoir Elev: Peak Reservoir Storage: 1.60 ,1.09 5.18 331.38 40707. 0.935 CFS at CFS at Ft Ft Cu-Ft Ac-Ft 5.030 0.00 5.190 0.00 5.340 0.00 5.4 90 0.00 5.640 0.00 5.780 0.00 Storage (Cu":' Ft) (Ac-Ft) 4() 707 • 0.935 3B 583. 0.886 34282. 0.787 3() 192. 0.693 3() 465. 0.699 23942. 0.550 18197. 0.418 13834. 0.318 6:00 on Jan 9 in 10:00 on Jan 9 in FlQlN Duration from Time Series File:edout.tsf Cutoff Count Frequency CDF Exceedence __ Probability CFS % % % 0.004 38296 62.453 62.453 37.547 0.375E+00 0.013 4553 7.425 69.878 30.122 0.301E+00 0.022 4229 6.897 76.774 23.226 0.232E+00 0.030 3602 5.874 82.648 17.352 0.174E+00 0.039 3291 5.367 88.015 11.985 0.120E+00 O. ()47 2522 4.113 92.128 7.872 0.787E-01 0.056 1677 2.735 94.863 5.137 0.514E-01 0.<>64 1065 1. 737 96.600 3.400 0.340E-01 O. ()73 812 1. 324 97.924 2.076 0.208E-01 0.082 556 0.907 98.831 1.169 0.117E-01 0.090 482 0.786 99.617 0.383 0.383E-02 O. 099 68 0.111 99.728 0.272 0.272E-02 O. ~07 8 0.013 99.741 0.259 0.259E-02 O. 1.16 6 0.010 99.750 0.250 0.250E-02 0.1.24 9 0.015 99.765 0.235 0.235E-02 O. 133 2 0.003 99.768 0.232 0.232E-02 O. 142 4 0.007 99.775 0.225 0.225E-02 O. 1.50 3 0.005 99.780 0.220 0.220E-02 O. 159 5 0.008 99.788 0.212 0.212E-02 O. 167 6 0.010 99.798 0.202 0.202E-02 O. 176 6 0.010 99.808 0.192 0.192E-02 O. 185 9 0.015 99.822 0.178 o . 178E-02 Year Year 8 8 10956., 11043. 11130. 11218. 11305. 11393. 0.193 11 0.018 99.840 0.160 0.160£-02 0.202 11 0.018 99.858 0.142 0.142E-02 0.210 13 0.021 99.879 0.121 0.121£-02 0.219 12 0.020 99.899 0.101 0.101£-02 0.227 16 0.026 99.925 0.075 0.750E-03 0.236 10 0.016 99.941 0.059 0.587E-03 0.245 5 0.008 99.949 0.051 0.506E-03 0.253 4 0.007 99.956 0.044 0.4,40£-03 0.262 7 0.011 99.967 0.033 0.326E-03 0.270 6 0.010 99.977 0.023 0.228E-03 0.279 3 0.005 99.982 0.018 0.179E-03 0.287 2 0.003 99.985 0.015 0.147E-03 0.296 3 0.005 99.990 0.010 0.979E-04 0.305 5 0.008 99.998 0.002 0.163E-04 Duration Comparison Anaylsis Base File: edpre.tsf New File: edout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Tolerance-~----~ Cutoff Base New %Change Probability 0.091 0.78£-02 0.34E-02 -57.0 r 0.78E-02 0.109 0.56E-02 0.26E-02 -54.1 r 0.56E-02 0.127 0.43E-02 0.23E-02 -45.6 I 0.43E-02 0.145 0.32E-02 0.22E-02 -30.5 I 0.32E-02 0.164 0.23E-02 0.21E-02 -10.6 I 0.23E-02 0.182 0.17E-02 0.18E-02 8.7 1 O.17E-D2 0.200 0.12E-02 0.15E-02 21. 9 I 0.12E-02 0.219 0.90E-03 0.10E-02 14.5 I 0.90E-03 0.237 0.68E-03 0.57E-03 -16.7 I 0.68E-03 0.255 0.47E-03 0.42E-03 -10.3 I 0.47E-03 0.273 0.2.4E-03 0.21E-03 -13.3 I 0.24E-03 0.292 0.15E"':'03 0.13E-03 -11.1 I 0.15E-03 0.310 0.82E-04 O.OOE+OO -100.0 I 0.82E-04 Maximum positive excursion = 0.013 cfs ( 6.3%) occuring at 0.200 cfs on the Base Data:edpre.tsf and at 0.212 cfs on the New Data:edout.tsf Maximum negative excursion = 0.058 cfs (-38.4%) occu~ing at 0.151 cfs on the Base Data:edpre.tsf and at 0.093 cfs on the New Data:edout.tsf Base New %Change 0.091 0.087 -4.6 0.109 0.088 -18.8 0.127 0.090 -29.5 0.145 0.091 -37.4 0.164 0.134 -18.1 0.182 0.189 3.9 0.200 0.212 6.0 0.219 0.223 1.8 0.237 0.230 -2.9 0.255 0.248 -2.7 0.273 0.270 -1. 4 0.292 0.288 -1.4 0.310 0.297 -4.1 '0 . ·;1~~il.j~,f.~;t~;~~.r{!; ',!,;" .: '.'}.i,,::,\~/.:~'.!>. '. '.' .. ' '.' :<.L;' • .. ' .. " • . ' ..... ';.,' . ':., . ('I) C)~~----==~~~~----~--------------.. ~ .. -.• -c-,~;.~ .. ~--~'~,-.~~-,--~. ~--~~--~~~ " L.:.~'.>;; .. ' . -en u.. u -....- (J.) N ~ C)~----------------------------~~---------------------------------------- CO "fi en .-o PT~-~V~~j) t:>~~f~' ~~------------------------~~~--~~~~~--------------~--------------~ ·0 00 ________ _ S(z..INC~ I . &$1 c-.. _We--tPoY\J ,) i (\ \/ \{ _ T'\€9--C10I ' -~ \)r 3 2. (o,q A;. + o.~c:; At~) E.. l~ \I, R== 0.411' A..i... :: \12",4 '-I-l> :S;!c~\I'0~ry, g_v-"c~ h+(,-":: -I-181z.... --." \ n \ \ ~J(T'~J ~ I o. q (! /2 -+ ,1G\ T D \ 2~ /' -, -,cr 12:)\ 0.47 \ . I '-. '. j-.. , r;/~ I z.. .. - { ~ Lt:.1+-.. (Ot:.t 1)-=: -4 '°]2-7 c:. F 11.,.. __ . .~ ............. _---." .. __ .. -_ .. -----....... _ .... --..... -... --.---_.+ .. -_._--. ----... --.... _._--... - _ .... _ L=+J~J... C-F _ . A , -- . { I "It::> \'.,.J'N"; €- .. 1; .. .._'-;,,- 6'\_ ./ ~ ! " " .. C(o$1P DEVELOPMENT CITY OF RE~~~NING PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104-1511 SEP i 42004 RECeIVED Senior Title Officer, Julie Goodman (juliegoodman@pnwt.com) Assistant Title Officer, Kathy Turner (kathyturner@pnwt.com) Assistant Title Officer, Peter Child (peterchild@pnwt.com) Treasured Homes 423 South 3rd Street Renton, WA 98055 Attention: Vivian Your Ref.: Sargent AGENT UNIT Unit No. 14 FAX No. (206) 370-4916 Telephone Number (206)370-4914 Title Order No.: 567796 2016 Edmonds Avenue NE, Renton Effective Date: SECOND REPORT A. L. T. A. COMMITMENT SCHEDULE A August 16, 2004, at 8:00 a.m. 1. Policy(ies) to be issued: As on Schedule A, page 2, attached. 2. The Estate or interest in the land described herein and which is covered by this commitment is fee simple. 3. The estate or interest referred to herein is at Date of Commitment vested in: THE JOHN J. SARGENT, LLC, I, a limited liability company (NOTE: SEE SPECIAL EXCEPTION NUMBER 2 REGARDING EXECUTION OF THE FORTHCOMING DOCUMENT(S) TO BE INSURED). 4. The land referred to in this commitment is situated in the State of Washington, and described as follows: As on Schedule A, page 3, attached. A.L.T.A. COMMI~ENT SCHEDULE A Policy(ies) to be issued: ALTA Owner's Policy Standard (X) Extended ( ) Proposed Insured: Page 2 Amount PremiulR. Tax (8.8%) ,t $ $ $ Order No. 56779Ei 975,000.00 2,445.00 215.16 SEATTLE REDE~LOPMENT, L.L.C., a wash1-ngton limited liability company NOTE: IF EXTENDED COVERAGE FOR OWNERS OR LENDERS WILL BE REQUIRED FOR A PENDING TRANSACTION, PLEASE NOT3EFY US AT LEAST ONE WEEK PRIO~ TO CLOSING· SO THAT WE MAY INSPECT THE PREMISES. (Schedule A, cOl1tinued) i ... .J... " ., A.L.T.A. COMMI~MENT SCHEDULE p;.. Page 3 Order No. 56/796 The land referred to i~ this commitment jLs situated in the State of Washington, and descri~ed as follows: The north 157.5 feet of the northwest quarter of the northwest quarter of the sou1Chwest quarter of ~ection 4, Township 23 Nort~, Range 5 East, W.M. I in King County, ~ashingtoni EXCEPT the west 30 feet thereof for road. END OF SCHEDt::JLE A NOTE FOR INFORMATION~ PURPOSES ONLY: The following may be used as an abbreviated legal description on t.he documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute :for a complete legal description wi thin the body of t he document. Ptn . NW~ SW~ 4 -2 3 -5, W. M . PACIFIC NORTHWEST TITLE COMPANY OF WASHING~ON, INC. A.L.T.A COMMITMENT Schedule B Order No. 5 67796 I. The following are the requirements to be compliedL with: A. Instruments necessary to create the estate o~ interest to be insured must be properly executed, deliveredl and duly filed for record. B. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or int=erest to be insured. II. Schedule B of the Policy or Policies to be issueCi (as set forth in Schedule A) will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Comp~ny: A. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the pub 1 ::i.c records or "attaching subsequent to the effective date lhereof but prior to the date the proposed Insured acquires for ~alue of record the estate or interest or mortgage thereon cove:red by this Commitment. B. GENERAL EXCEPTIONS: 1. Rights or claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line Clisputes, or other matters which would be disclosed by an acc~rate surveyor inspection of the premises. 4. Any lien, or right to a lien, for servic=es, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens L2nder the Workmen's Compensation Act not shown by the public re=cords. 5. Any title or rights asserted by anyone :including but not limited to persons, corporations, governme~ts or other entities, to tide lands, or lands comprisi:Jng the shores or bottoms of navigable rivers, lakes, bays, CJcean or sound, or land~ beyond the line of the harbor lines ~s established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authoriziJng the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matte~s relating to special assessments and special levies, iE any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, InCiian treaty or aboriginal rights, including, but not limjLted to, easements or equitable servitudes. C. SPECIAL EXCEPTIONS: As on Schedule B, attached. SPECIAL EXCEPTIONS : A.L.T.A. COMMITMENT SCHEDULE B Page 2 NOTE FOR INFORMATI: ON PURPOSES ONLY: Order No. 56779€i EFFECTIVE J~ARY 1, 1997, AND PURSUANT TO A3MENDMENT OF WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT AND CONTENT REQUIREMENT-S MUST BE MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE RECORDER. FORMAT: MARGINS TO BE 3" ON TOP OF FIRST PAGE, 1" ON SIDES AND BOTTOM -I" ON TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. RETURN ADDRESS r s ONLY ITEM ALLOWED WITHIN SAID 3" MARGIN. NOTHING WITHIN I" MARGINS. FONT SIZE OF 8 POINTS OR LARGER AND PAPER S ~ZE OF NO MORE THAN 8 1/2" BY 14" . NO ATTACHMENT'S ON PAGES SUCH AS STAPLED OR ~APED NOTARY SEALS i PRESSURE SEALS MUST BE SMUDGED. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE : RETURN ADDRESS, WHICH MAY APPEAR WITHIN THE: UPPER LEFT HAND 3" MARGIN. TITLE OR TITLES OF DOCUMENT. IF ASSIGNMEN~ OR RECONVEYANCE, REFERENCE Tc) RECORDING NUMBER OF SUBJECT DEED OF TRUST. NAMES OF G~TOR (S) AND GRANTEE (S) WITH REFERENCE TO ADDITIONAL NAMES ON FOL:LOWING Pl:\GES, IF ANY. ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME, OR SECTION, TOWNSHIP, ~GE AND QUARTER QUARTER SECTIO~ FOR UNPLATTED) • ASSESSOR'S TAX PARCEL NUMBER(S) . (continued) A.L.T.A. COMMITMENT SCHEDULE B Page 3 SPECIAL EXCEPTIONS (continued): Order No. 567796 1 . GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: 2004 042305-9056-08 2100 CURRENT ASSESSED VALUE: Land: $348,000.00 Improvements: $52,000.00 AMOUNT BILLED GENERAL TAXES: $4,600.26 SPECIAL DISTRICT: $1.68 $5.00 TOTAL BILLED: $4,606.94 PAID: $2,303.47 TOTAL DUE: $2,303.47 2. Evidence of the corporate existence of The John J. Sargent, LLC, I, a limited liability company, must be submitted, together with evidence of the identity and authority of the members or managers thereof to execute the forthcoming instrument. 3. Payment of Real Estate Excise Tax, 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%. 4. Title is to vest in Seattle Redevelopment, L.L.C., a Washington limited liability company, and will then be· subject to: Evidence of the identity and authority of the members or managers of Seattle Redevelopment, L.L.C., a Washington limited liability company, to execute the forthcoming instrument must be submitted if we are to insure a lender'S policy. NOTE 1: A survey of the herein described property was recorded under Recording Number 7707159011, ·a copy of which is hereto attached. NOTE 2: The records of King County and/or our inspection indicate that the address of the improvement located on said land is: 2016 Edmonds Avenue Northeast Renton, Washington 98056 . . (continued) I ' A.L.T.A. COMMITMENT SCHEDULE B Page 4 Order No. 567796 NOTE 3: Upon notification of cancellation, there will be a minimum cancellation fee of $50.00 plus tax of $4.40. END OF SCHEDULE B Title to this property was examined by: Nancy Nash/Peter Child Any inquiries should be directed to one of the title officers set forth in Schedule A. cc: Pacific Northwest Title/Renton/Trulene Glenn/80095461 John L. Scott/Renton/Marc Rousso PC/NN/20000508001810 /~~, I ...'--\ t-',.SUPPLEMENTAL TITLE REPORT Page 1 Dreier No. 567796 Portion NWA S~~ 4-23-5, W.M. I ' '5247 Sl' ozn ,1ft .. :..~:.:...' .. 14,39 I e8. : 60 ;-s- ,~o #I~ 0 l h~~ ~ CQ t "'ca e~~ SF~ 0CI2D I 01125 ~ l 60 ~" ,. 9 I 70 ., .60 "!Ii~.. 10 ~ __ N._E;_'_20~_._sr._. ____________ S_~-19-25 E _ 490 ,0 JZ ~"'o---=~:""--I~ o 3D 3D GOD is " 8104TH.ST. '50 70 65 65 0 7 5 ~t 3 4 15 II 1,~~'" 0= = 54~~O ,,'" ,," ~~ 0IXl5 "J~c:J'" ~~ ... <>!:.~'> ,,_'<i U'J 14 .48 13aBI 2l)I5 S 87·.40-" I ,4 1,fI: N PACIFICNoRTHWEST TITLE Order No. 567796 Company of Washington,:Inc. IMPORTANT: This is not a Plat of Survey. It is furnishLed as a convenience to locate the land indicated hereon with ref erence to streets and other land. No liability is assumed by reason of reliance hereon. .:.,,';"""":'.,} . . :.-,f'· ... ,,:/. :.:: .......... : .......... . ....... -. ----... \~.. .".,s"" , , ';' . ,i' ,;';i / Ij'9 ,·i j; ,t "1ilt t' ~t, :':'" ,;.=-I :':,..." :~. ~.:=:... ..r .... ~ .. :.. .:' //:'::1'/ it' }.··~!·'!h . ...... fl] L (~{.. l'( ':'., "T' J ,;-\':'/'0/;£ .. l[.,'i' ,,'''':'<'} ;., "0":. ... ........" I·' • ..::". ''': .. -."~ "~'." '~~"" .t'.)i .... I II··' .' "@ r .' ..... , ... ,,' 'i .;. /:,. ,""'''''.;: ,"!!I ~ I .." /;' .. :-,/"" ~ ,:/'1 .it /1/ .,.:./ ".: , .... ''' ...... :. ~ ~ sr""":';' 9-279 .. ,.~.~ '-., ~ .. ' :t ,l I.? .' / .. ,'," ... , .. ,.,...... .. J Ifi I " i ".,.; ~ I:: .,' ,': .,' \, "~ 'It ,,~ I ,;' t'~~",r'" ,(",/",,/,/',/" l": ""':.:.",,·i""tSF'" .""'''" . 1 ' .... ,,!' :: \'. C) ,," ~ .,' .,., . """1 {":, . . ,,."::, ... ": .. ,,:,.,. I :' '·\ .... t--t·,~:~:~· .,:,,:>. :i· .:' s/;: I :( ... , ... ,,", ..... : .. , .. ," "", \ " .. ,'/ <~ . ~ ..... I !",.?l',.,,"'" ,",)'j --i gAT 1>1.-.. / ~<" "'/'~("i~~:~~:::;:"::",/, ,~::.,,/:::,,'/"/ .. ' .,' ::. a! ls' ' .. ·,t ......... ~· :~.K~ HlIIP/4fI . ! ".,,/'" "",J' .,.::.:," .~ .,,""'~;':':"""'::'"'' _III,. " . . I .{ ... :,: ... .;;:.' ... {:".;.' .,i/' r~ J.;~. .., ...... ' "'''''''Zf.''W:::' ~fU'~. 'uliiJti:iti.j ." ~ IIS'$ :)J. .fItIITQIIJe.' I ""':,f' MIMIr t:ltINt:. ':;;:":1:. 11 .... ,1' .~~..... .. ......... 1-. '.~~.: .t: ,. Mt!tNr I ':':,. ,.1" :~' (i' ME, 20 111 .':STR.IiE1"·""··"" I . -~'~~'-_J~:;;.;:::;,rjt~i;,"·~::\,;)~,/£),,-~;:,:,:-\ \_ J 0' 'il''''\ "\ " " .; " 't' \ " .. ,' " It ,! ! i It '1, R 6COllDlWfI CUl'f7F1eATE lTO TIS fOil "UI> ..... _ "",./.L __ a, .. ,J~X_,'9"A.R ",.z,!!!B4I1N a-:.2., ~ S-.n. ao, _.2.Zih lIW ~O"KINV'-.l.~ :;(J1IIm'oRS C 1i8T7[JCAT! TH/$ U-CNUt:m' ~,11 -'V_ M4M a.-M~ ... lINtJItt MY DI._ INC...-... • ... JlfJIN 1M ~tII_ ",TNI ~ £_ If:I'ArllW ~r Qr Mil:I.U ~.' :''/!;£NAI~rif J.IlYUIl, F.~ r"" "':::"~'. P.fJ. ... :zzs." li.i"'N.~·. ':';S'II4~ .... , . A 0$_ QI' 7TN/.1iMr S 'C/' 1t1r~,A41:(1,; It1r s..... :/ ' ";; .. C1.mLQ •• KY<lM, MAlJAI8M , • TA..III1UJt.. _ tr.::A ~(Jrl~ J<N,.,. 1m. / !'. __ .. --! :4<(. .. ~~r~u ~,"UMc""'" H~""A_~.~bI';: .:.: ~:"=:;t~·~~~~AI/. ::.". T __ B-,~ 6 &ur., I«M,;' .... .:" ..t.D' /I 1m 0 .Ift· __ .... :. ::: .!Jt:Au1''-·MJ·· 7'10ilS':: .:".' :.:: •••••••. ::."0 .. : .:~":: .. ". .J""/' l/ ( / \. D£V£LOPM£ CITY OF 'lJ~~~NING PACIFIC NC>RTHWEST TITLE COMPANY OF ~ASHINGTON, INC. 215 columbia Street Seattle, WCishington 98104-1511 SEP 1 + 200+ RECEIVED Senior Title Officer, JL1lie Goodman (juliegoodman@pnwt. com) Assistant Title Officer, Kathy Turner (kathyturner@pnwt _ com) Assistant Title Officer I Peter Child (peterchild@pnwt. C"om) AGENT UNIT unit No. 14 FAX No. (206) 370-4916 Telephone Number (206)370-4914 Treasured Homes 423 South 3rd Street Renton, WA 98055 Attention: Judy Gesell Your Ref.: Collins 2032 Edmonds Avenue NE, RentorL SECOND REPORT Title Order No.: 368546 A. L. T. A. COMMITMENT SCHEDULE A Effective Date: August 16, 2004, at 8:00 a.m. 1. Policy(ies) to be issued: As on Schedule A, page 2, attached. 2. The Estate or interest in the land described herein and w.hich is covered by this commitment= is fee simple. 3. The estate or interest referred to herein is at Date of Commitment vested in: BRUCE DONALD COLLINS, who also appears of record as BRUCE! D. COLLINS, as his separate e:state (NOTE: SEE SPECIAL EXCEP'TION NUMBER 5 REGARDING EXECUTION OF THE FORTHCOMING DOCUMENT(S) Tc) BE INSURED) . 4. The land referred to in t1his commitment is situated in thLe State of Washington, and described as follows: As on Schedule A, page 3, attached. A.L.T.A. COMMITMENT SCHEDULE A Page 2 ALTA Owner's Policy Standard (X) Extended ( ) Amount Premium Tax (8.8%) Proposed Insured: $ $ $ Order No. 568546 975,000.00 2,445.00 215.16 SEATTLE REDEVELOPME~, L.L.C., a Washington limited liability company NOTE: IF EXTENDED ,COVERAGE FOR OWNERS OR LENDERS W'3:LL BE REQUIRED FOR A PENDING TRANS,ACTION, PLEASE NOTIFY US AT LEAS"T ONE WEEK PRIOR TO CLOSING SO THAT ~ MAY INSPECT THE PREMISES. (Schedule A, continued) A.L.T.A. COMMITMENT SCHEDULE A Page 3 Order No. 568546 The land referred to in this commitment is situated in the State of Washington, and described as follows: The west half of the south half of the south half of the south half of the southwest quarter of the northwest quarter of Section 4, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the west 30 feet thereof conveyed to King County for 116th Avenue Southeast by deed recorded under Recording No. 665129. END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document. Ptn. SW~ NW~ 4-23-5, W.M. PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T.A COMMITMENT Schedule B Order No. 568546 I. The following are the requirements to be complied with: A. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. B. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. II. Schedule B of the Policy or Policies to be issued (as set forth in Schedule A) will contain exceptions to the following matters unless the same are disposed of to 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 hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. GENERAL EXCEPTIONS: 1. Rights or claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate surveyor inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. . 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance· thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. C. SPECIAL EXCEPTIONS: As on Schedule B, attached. SPECIAL EXCEPTIONS: A.L.T.A. COMMITMENT SCHEDULE B Page 2 NOTE FOR INFORMATION PURPC>SES ONLY: ! \ Order No. 568546 EFFECTIVE JANUARY I, L 997, AND PURSUANT TO AMENDMENT OF WASHINGTON STATE STATUTES RELATINrG TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT 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 OF FIRST PAGE, 1" ON SIDES AND BOTTOM -1" ON TOP, SIDES AND BOT~OM OF EACH SUCCEEDING PAGE. RE~ ADDRESS IS ONLY ITEM ALLOWED WITEIN SAID 3" MARGIN. NOTHING WITHIN 1" MARGINS. FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MOR~ THAN 8 1/2" BY 14". NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS; PRESSURE SEALS MUST BE SMUDGED. INFORMATION WHICH MUST A~PEAR ON THE FIRST PAGE: RETURN ADDRESS, WHICH MAY APPEAR WITHIN THE UPPER LEFT H...AND 3" MARGIN. TITLE OR TITLES OF DOCUMENT. IF ASSIGNMENT OR RECONVEYANCE, REFE~ENCE TO RECORDING NUMBER OF SUBJECT DEED OF TRUS'T. NAMES OF GRANTOR (8) .AND GRANTEE (S) WITH REFERENCE TO ADDITIONAL NAMES ON FOLLOWING PAGES, IF ANY. ABBREVIATED LEGAL DE: SCRIPTION (LOT, BLOCK, PLAT NAME, OR SECTION, TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATT~D) . ASSESSOR I S TAX PARCE:L NUMBER (S) . (continued) , " A.~.T.A. COMMITMENT SCHEDULE B Page 3 SPECIAL EXCEPTIONS (continued): Order Ne>. 568546 1. EASEMENT AND THE TERMS AN""]) CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: The City of Renton Roadway slopes and sidewalk 4areas in excavation and/or embankment The westerly 5 feet of said ]premises November 25, 1970 6717926 2 . GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER I, IF UNPAID: YEAR: 2004 TAX ACCOUNT NUMBER: 042305-9021-00 LEVY CODE: 2100 CURRENT ASSESSED VALUE: Land: $348,000.00 Improvements: $107,000.00 AMOUNT BILLED GENERAL TAXES: $5,232_ 79 SPECIAL DISTRICT: $1_ 68 $5 _ 00 TOTAL BILLED: $5,239 _ 47 PAID: $2,619.74 TOTAL DUE: $2,619 _73 3 . DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: Bruce Donald Collins, a siI1-gle person Savren Service Corporation, a Washington corporation First Savings Bank of Rente>n $117,500.00 September 3, 1993 September 9, 1993 9309090329 The amount now secured by said Deed of Trust and the tennE3 upon which the same can be Clischarged or assumed should be asceartained from the holder of the indebtedness secured. (continued) " A.L.T.A. CO~ITMENT SCHEDULE B Page 4 Order No. 568546 4. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUM:BER: Bruc e Donald Collins, as his sepa rate estate Chicago Title, a Missouri corporation WasCLington Mutual Savings Bank, a Wast1ington corporation $36,. 000.00 Oct~ber 22, 1993 Oct~ber 25, 1993 9310252021 The amount nc>w secured by said Deed of Trus t and the terms upon which the saune can be discharged o:r assumed should be ascertained from the hol.der of the indebtednes IS secured. 5. QUESTION OF 'THE EXISTENCE OF AN "AUTOMATIC HOMESTEAD": if the subject property is, or wil.::::J.. be, the residence of a marita.l.· community, e-ven though the interest therein may be intended to be the separate property of either sp<>use, execution of the proposed encumbrance, conveyance or contrac t to convey must be by both husband and ~ife, pursuant to R.C.lW. 6.13, which provides for an "automatic h<>mestead", and R.C.W. 26.16.030. 6. Payment of FCeal Estate Excise Tax, if required. The property-described herein is 5 i tuated wi thin the boundaries ~f local taxing authority of City of Renton. Present Rate; of Real Estate Excise; Tax as of the date herein is 1. 78%. 7. Title is to vest in Seattle RedevE!lopment, L. L. C., a Washington limited liability company, and wL1lthen be subject to: Evidence of the identity and authc:>rity of the members or manager;s of Seattle RedE!velopment, L.L.C., a ~ashington limited liability company, to execute the forthcoming instrument must be submitted if we are to i3:1sure a lender's po1ic:v.· (contirlUed) A.L.T.A. COMMITMENT SCHEDULE B Page 5 Order No. 568546 NOTE 1: The records of King County and/or our inspection indicate that the address of the improvement located on said land is: 2032 Edmonds.Avenue Northeast Renton, Washington 98056. NOTE 2: Upon notification of cancellation, there will be a minimum cancellation fee of $50.00 plus tax of $4.40. END OF SCHEDULE B Title to this property was examined by: Nancy Nash/Peter Child Any inquiries should be directed to one of the title officers set forth in Schedule A. cc: Pacific Northwest Title/Renton/Kim Plischke PC/NN/8904270790/9204070851/91-3-09815-1 Portion SWA NWlA 4 -23 - 5 , W.M. .~. o'Jf-o~~ 12750 127l1O 5 1 0 lID lIMe '\\ 22D 28000 SF .. ' 0 60 lIS? + ~l &3 6l 1\4 ~'o S #: 04: :r/:m r£r:. ~"'i-! 37 SF ~., m 01$ ~.,~: ~I III o~ < .. o~ ~ ~~iP ~~ <t~ :e, ~ ..... ... 13072 5 7&12 7610 5 7607 7605 SF 7983 SF IICI73 trID 8171 81711 8115 7981 717& SF": BI02 RI4 F4 8IIS nr7 ftIII 614.91 on ~d> .., N ~ .. on 2.15 ie, 614.445 lIOII BB.8 ~., 0$6§> ~q,o .,,""'.., ~ PACIFIC NORTHWEST TITLE -Order No. 568546 Company of Washington, Inc. IMPORTANT: This is not a Plat of Survey. It is furni shed as a convenience to locate the land indicated hereon with reference to streets and other land. No Ii ability is assumed by reason of reliance hereon. ~ N .. TICOR TITLE ellNSURANCe Filed for Record at Request of AFTER RECORDING MAIL TO: Savren Service Corporation . P.O. Box 360 -----·i--Rcnton';-WA-98057·---· -... -._ .... _.-_ .. _ .. EI483 ) r-________ ~~HoU_t~,KIS DA' 1111 SI'Ac=:e IlEBIRVlD FOR IlECOIlDlll'8 .., 10(90 .. rlLt» (·Oll t:tl:ij~!J til ~::Qil~:;1 Ci TRhttSAMER!CA nTlE INSURAI>ICE r.OMP!ltll 320 lOi!!li "'OJ" tl.E. 1'.0. flOl. 1493 Statutory Warranty Deed 8;>0472; REeD F CASHSL 5·~.roHJe:f ~!'iltljur:. \'fA. 9:j(J09 THE GRANTOR NORNAN K. SARGENT and BA1lBARA A. SARGENT. h'.lsband and wife for and In consideJation or TEN DOLLARS and other good and valu:able consideration In hand paid. comcys and warnlllls tc.' BRUCE D. COLLINS and KAREN K. COLi..INS. husband and wife Ihe roDowing described P:8I C5tate. situated In the C01lIIIy 0 ~ K.1.ns • SUlfe or WasblnBlOD! Datedthia ...... The Weat 1/2. .,f the South 1/2 of the SOllth 1/2 of the South 1/2 of the Southwest 1/4 of the Nortblleat 1/4 of Section 4. Townahip 2.3 North. Runge 5 East II.K.; EXCEPT the Ileat 30 feet of thereof comveyed to King County for 116th Avenue SE by deed recorded under Recording NC). 665129; Situate In the City of Renton. County-oi King. State of Washington. SUBJECT TO: Easement in favor of the City of Renton for roadway slopes and sidewalk areas in eltcavatlon and/or elilbsnkment affecting the Westerly 5 feet. recorded November 25. 1970 under RecDrding No. 671792.6; AND SUBJECT TO: Deed of Trust in favDr of First Federal Savings and Loan Association of Renton. recorded under AIIdltor' B File No. 8612.010117. which Grantor asrees to continue to pay according to its terms and conditions. day of Aprit 1989 B~ ................................................................................ . BoOS ............................................................................... .. STATE elF ~tuNGroN COUNTY OF ............ _ .......... ~ .••. _.} 1\ , . On dill ... _ day of ........................................... _ ............... 19 _ • beran: ~~ the umlcnlsncd. II """,,I)' Public In and ror the SIDle of WashlllllOll. duly 1:01IIm1~~ncd lind sworn. pcnallllily Ilppcarcd ............. _._._ .............. _. __ •• I i. r I , u. -~ z ~ ~ .... -JI-r.JZ w ~E ~a -'0 ",0 -w % .... ~~. ~~. ~ ... z: ... -c :) 1:0 ... ",4 -% Clo .. §~ .. :,., ::'::> ..at> !: .. ... .. ..J ~ :; .. z· . 4 .... '." B \tl ~ ~ (J" ") T"IS SPAct PlOYID!D lOt IfCOIDln US!. Filed lor Record at Request of Nallle ............•..... !~!:I.j.j,:U_9. ... ~ ... p.~.~.!r.k.t. .• P..,.S ............. -... _ •• -... .. Addr=L ............ J.Q.~_~.Q_.~.:.~.~ ... l~.!? ... ~~.! .. f .... !.~Q.1 ... _ .. -._ ......... . City IUId State .. ~~.!J..~.y.~.~./. .... J!!.L .... ?~.!!.Q.~ ........ _._ .. _. __ ...... .. ......... _ ......... -_ ... -.................................... -... ---_ ... . Quit Claim iDeed THE GRANTOR KAREN MARIE LOBERG-COLLI~S fOfllndinconsiderationol Decree of Dissolution of Marriage; King County Cause 191-3-09815-1 conveysand quit claims to BRUCE DONALD COLI.I HE; the following described relll estllte. situllted in the County of tDgether with all after IIcquired title of the grantor(s) therein:_ KING State 01 WlIshington, Property Address: 2024-2032 Edmonds Ave _ N. E., Renton, King County, Washington • The West 1/2 of the South 1/2 of th~ South 1/2 of the south 1/2 of the Southwest 1/4 of the Northwest:. 1/4 of Section 4, Township 23 ~orth, Range 5 East W.M.: Except the West 30 feet thereof conv~yed to King County for 116th Avenue SE by deed recorded und~r Recordi ng No. 665129: Situated ir: the City of Renton, County of King, State of Washington. :~::;:;~~~~G~.: .. _ ......... .J .. . On this day ~,..,nally D~ancl before me ... I<ar~.n .. M •. ~o.!J..~£9.::-S.P.J..Uns to ..... known ... be the individual clHcribed in and who .re""tPd Ihe within and far~oi ... inatNment. and arknowlrdJrd thaI .... !lh~ ... 8Iprd the amnii • 1 her. fr .. and voluntary .et and dHd. fnr th .. w .. and purpolft lhemn mentianrd. By, ________________ .. _._. __ ISccn:~ryl :~:;:~~~~:~ __ . ____ ..J a On IhiI ___ • ___ ._ .. 1liiy of .......... _ ..... _ .. _ .. _ ...... _._ .. _. ___ . __ • 19 ___ ...• .... 'Oll! l1li. ~ undeaiped, a Nowry Public in and for the SIAIe of w ... lr i ...... n. duly eDIIJUIIi.uioned .nd 8WOm. penanaUy .ppearecL._._ .. ___ ._. __ .... . .nd ... __ . __ .... _ ... _ ... ______ .. ___ . __ ... _ ... ___ .... __ . _____ ._._._._ .. ___ ... _ 10 me known tAo be the ._. ______ .. _ .. P .... ident and .. __ . _"_ ._ ... ~lary • 1eIIp«ti .. ly. or .. __ ._ ... _. ___ . __ ..... ___ .. __ ._ •.. _. ___ ._ ..... _ ... _._._. the IXIlJIOratio, ... that ... ecutecl the '''"'lOilll" instlWllftl\' and 1dr_IsI,rd tho .. id inat..-ent 10 be the free and voluntary act.ad deod of laid C'Orpor • • lion. lor the .us.ad pclrpoMIo lhen!in mentioned. and on oath ,tated that ....... _ .... _ .... _ ..... authorised '" ... ec:uta thelllld lnatnanenl and that lhe Ifal CIVEN under my band and alllcill .. II thio lIfIi.eclla 1M ~rpor.t .. ell of .. Id co/1lOration. 11G~~~:~:.g ...... 19?~ ~~~~~ ~.:_::=.:.::~_:~~.:.~ .:.~:.~~N~ ~Ol'"), I'~blic: in .n~ lor the State of Waah. No~~ Public in and for the Stale of Wuhi ...... n. .n"h'n. _itl,nr aIW~l.n&·t?~·i(:m·~ ~cl(q reeidlnCaL ____ ... _._ .. _. ____ _ FORM 3156 (Wash Ington) I ~ $ --~ 8 ~ ::; l'i ! i ~ ~ - .... 8 E1239556 O~/01/i992 .00 .00 i .. ': :] .~ ;j 1 1 .~ ·1. ~ ~ -:1 :; ., ";< i ! ~ .: ; .! .! < ., , J J • (.~.~ ... ~ .. . . .. ',25.)( 10 ~ speclrl.:: '-tells .000czrl'll"g al( of IIIfIlcb 4Ifll to be iWbfl _cm.!\ dI.o: ~rtai"" Itf dIIfini toe ~~r 1_ not of ,..cor(l ~ 0" 'i Ie \" the IIffle.: _f tt.. <:1 \'f ~.'~ ~~ ..v ...... a1:on. W.IJ;R~ftftOft • .nit· boerlnQ 4olto 0.' -.C"o".,. STATE Of WASH1MGfOO alUm OF II( U'G 55 ------------------------------ -.'-.,- ., ol-ib745s-oa r • 1~~~~~~~ After ~ Return to: Pint FaIerDl S • t. Asaoe. of Renton P.o. .. 360 ltaItDn, '" 980S7 NLt:U rlOk RECORD AT RRQUI!..q' OF ~SAMERrCA TillE IN!;URANCE CO 320 10!I1li AVE. NE . ~O. nox 1~93 hr., H:I'1'r-:. \VA IJ!IIIIlQ SHORT FORM DEED OF TRUST THIS DEED OF TRUST is made this 3rd day of Septl!ll"ber BETWEEN BRtJCE IXJW.D CX>LLINS, a single person whose address Is POBoX 2996, Renton, MA 98056 and • SAVRDI smtVlCE OJRPORA'l'Iaf, a wasbingtan corporatian whine address is P.O. Box 358, Renton, WashingtCll 980S7 and FIRSl' SAVINGS BMK OF ~ whose address Is 10 Box 360, Rentcm, 1m 98057 Order 986153 Escrow No. 1441 , 1993 RECEIV~~T(ltinidr~ SEP 9 tal Trustee: ; OY I fli:. 111.,: .. ·:l •• ~ , m:C(:~i}~, ;, : , : .. ;~. N; ~;I~' K~~fary, . Ol8nlor hereby Irn:wJalbly granlS, bargains, sells and conveys 10 'Ihlslcc In lrust, with JICIWe1" of sale, the followlna descn'bed property In Kinq County. \Y.Ishlnston: '!'he West 1/2 of the south 1/2 of the sOuth 1/2 of South 1/2 of the Southwest 1/4 of the Northwest 1/4 of Section 4, 'l'oImship 23 North, Bange 5 East, W.M.; EKCEPl' the West 30 feet thereof ccmvetm to King County for 116th Avenue S.E. by Deed recorded ~~,J.fo. 665129; .. :-'. ".; '., •• ::! .......... '''-, ~ituate in the City of Rentan, ~tr"of tqlIj, '~tate of washingtcm. f : : .. ~. . . ~ 1'OGETHER WITH all the tmemenls,hert:ditam~us abd-~ppurt~a'pm, now or hereafter thereunto bdonslng or In anywise appertaining. and the rents. Issues and prorl!S thereor and an o.pcr property or rlghb or any klnd or nature what· soever rurlher 51:1 forlb In the Master Deed ofTrusl hereinafter referred·to. SUBJECT, UOWEVER. 10 Ihe risht, Jl(lW'l:r and authority hereinafter Biven to and eonrerred upon Bencficiary to aillccl and apply such rents, issues and profits. THIS DEED IS FOR THE PURPOSE OF SECURING PERFORMANCE of each asrccment or Orantor incorporaled by rer_ IBlned hen!ln nndoD\'rRent or the m f --------------------------------CfiE·~·SE\1Jllflmf '11IOOSIIM) FIVE ~ MD RO/lOO-------------"'DOLLARS ($ 117 ,500 • 00 ) with interest thereon aec:onlina 10 the ICfms of a promissory nole or c:vcn date hcn:with. payable to Dcnefidary or order and made by Grantor; all renewals, modifications or cttenslons thereor; and also such fur· thcr sums as may be adwnced or loaned by Beneficiary to Grantor, or any or Ihelr succcsson or assigns, toaether with In- tere~t thereon 81 such rale as shall be agreed upon. *"* By executing and deliverlns tbls Deed or 1hJsl ond the Note secured hereby, the parties agree Ihat all provisloas or Panlgl'Dphs I through 35 Inclwlve of the Masler Form Deed of Thlsl hereinaRer rercrml to, cttepl such paragraphs as are specifically ctduded or modified herein. arc hereby incorporated herein by reference and made an InteglBl parI hereor ror 011 purposes the same as ir sct forth herein at length. and .the Orantor hereby makes said CO\'t:nants and ~ to fully per- form all of said provisions. The Master Form Dced of Trust above referred to was recorded on the l~nly-fiRh (25th) cloy of July, 1968. in the Omcial Records of Ihe offices of the County Auditors of the following counties In \\mhinslon in the book, ond at the page deslgnnled aRer Ihe name or ench county. Io-wlt: ",mllaa .. _,ron CIII/ICTT _aaWl. rAG&"a. m.E1fD, CDVN1\' .au._WI. PAGEIIO. .1l£1tO. --201 __ Sl,U ,mol """ 1 oIomow ..... = 1W6I _ .. ---_en .... -.... ",,01 _ --... =:l=~ "JM: _'I -..... '-II~ IHDJ' aot .. IIQ-MIJ tt .... t.1Ic' 11r.1:=:t:. ",.,,, ... _II a.tIofII r.'..~~ ,.,.... JIIIIt -"111' OUk _ .. lI1tQ o.IItIJJ --Uof_ .. " WQf c_ "oi_ l,... '.1111 Plan IIM ..... "L taM. u_ eeoo .. 1n0lCII&W .... II"-Ill 111m ".-HI:" o:.:.tlK -..au =r-Ular .. ~ till-III "ml :::... .. .tI l1lll1 .,-!:1m UJ~="" -l1li" '..-'. 110101_ .... 11 .. ," -..,., .. -CIoI.----\ .... ,-= , .. ,_ ..... _ ... t mwc -"aI __ " .. ". llU" .,.,~-,..'" _, ...... -II oflJlon1ll ,.,. =: -1JI.tM mIlO -11I.'0IIIcItI .... 110-111 _bIl_ "or """-"12 ,.W -... 01_ .... III-lit -, --U:~IK 111-114 ftSm =-.c= .... ... It ...... -IIUSI IO&"U _ClI =: -101-_1M -"1". 1""' __ ...... 'M .... m cI 0IIIdII .... ",.uo IIl111J1 _ I.-III 01 Moo _ ,,'410 11- . A copy of 5uch Master fornI Deed or 1l'ust Is hereby furnished 10 the person eucutlng this D«d of 1l'wt and by ex- ccullns Ihls Deed of 1hIst the Omntor acknowledges rectlpl or such Masler Form Deed of 'lhIst. The properly which h lile JubJCCI of Ihls Deed or'D:Wt Is ,not used principally or primarily ror asrlcultural or farmlna purposes. **'Parqrapb 5 i.s aodtfled as fol11118: In the DVCDt that any ~ or pqrt,1m thm!of ill not paid withtn fifteen (lS) d!JYS camenc~ with the dp,te i5 is d.llel IIcroeL~U!rY vsy collect aM the Grator qnea to pay LP9 No. zo wid! suai.J'I!YIIeIlt, a ll1te c:IIartIe of Leait' cents ($.",,( for eaCh dollllr so ovei'due U .... N NIl I liquidated Ga\d&Cs (or the addifional apense of hiInd~ aucb delinqUent PII.)'!III!I't8. SCIII-IIIY. 'VII , • '1 I I '.~ ...•. .•.. - Pagc1\vo The undersianed Grantor requests that a copy of any Notice or Default and or ·any Nollce of Sale hcmmder be mailed to him at the address herlnbefore sct forth. Wl~ESS the Q(S) and scar of the G~tor(s) on the day and year rirst above vaillen. \ ct-.,.J. A < Bruce Donald Collins ~ -=-'?1 cr ... <[) '01 ______________________________ _ ,. STATE OF WASHING10N COUNT\, OF King }~ On this 3rd day of Septenfler , A.n, 19 93, before, me the undersigned, a Notary Public In and for the State of Washington, duly commissioned and sworn personally appeared Bruce Donald Collins to me known to be the Individuals described in and who executed the within and foregoing instrument, and acknowledged to me that he he signed and scaled the said Instrument IS -:-____ --:-___ _ his free and ~~~~,.~,W!d deed for the uses and purposes therein mentioned. WITNESS may h3nd and orficial seal hereto a~~1 year in t . a:rtirlCl above w~' I '" 'O~.~.o(1) .' ~ .-;jr. .~ ~ .. · .... ·· .. ·l ...... _ .. _ .......... • ... • ............... . ! i ~ t;~c olar7 lneudrortheSlaleoCWuhlng\o1l, =~:l ~ ;: InIldinaal_MJlm!:CID-___ . __ \~~ .. ~~/ J MJa~nlmentuplraoft ... -2::-.1.9:-.s& __ .. _ .} ~ Cl-~~#' STATE!. OF WASHINGTON COUNTY OF On this day of • A.D .. 19 , before me, the undersigned, a Notary Public In and for the State of Wnshlnaton, duly commissioned and sworn personally appeared ____________________________ and·--:-_~-------__:_------------------ to me known to be the President nnd Scl:relllry, respectively, of the corporalion that executed the within and roregoing instrument, and acknowledged the said instrument to be the free and voluntary ac:t and deed or said corporation. for the uses and purposes therein mentioned. and on oath each stated that he was authorized 10 cxecute the said i:utrument and that the seal arrtml I, the corporate seal or said corporation. WITNESS my hond and oroda) seaJ hereto arnxed the day and year In Ihls certifiCllle above written. N;t;;;:·P;bii~i;;;;d·i~;jj;~·s~~·;;r·w;bi~·~; .... Idlng .. _" ______ ._. __ ._ .. MJappolntmelltlqlbaaft _M ____ .M ... __ -' ... RBQUEST foR FULL RECONVEYANCE 70 be uml on'y when 0/1 ob",alloM hove bun pold under Ihe nolt lind Ihlr deed of Ir.al. TO: TRUSTEE. The undersigned Is the leaal owner and bolder of the not: and all other Indebtedness lec:ured by the within Deed or 'nust. Said nOlf, tOJCther with nO Olher Indebtedness secured by said Deed of lhut. has been rully paid and Rtlsned; and you are hereby requested and directed, on payment to you or any sums owing to you under the terms of laid Deed of Irwt. 10 cancel said note abO\'C mentioned, and aU otber evidence or Indebtedness securccl by said Deed or 1tust dell\'md 10 you herewllh, together with the said Deed of nusl, and. to reconvey. without warranty, to the parties designated by Ihe lerms or said Deed of lhIst. all the estate now held by you themlnder • Daled .......... _______________ • 19 ______ ~ Mml~n~ceto __________________ ~~~--~----------------------------. . , -I • I I ~ ... . . . -.;', ' .. .; -.. . '. '. .., , .. s.·.·:· .. ". '." .-. ..... ': : ..... .... " ... ....... • .. :. -.... ".-. . -: c-·_-) ! .-.,. '.\ . .•. ..: • ~ .... ' ... ' . ,,~, .:., ,-J;' ,':' ••• : .. \<-. , . ', ... "t·:-..•. . ,:' . -.~ .• r ,- .' -f". .' . . .. . '" . . .', :,' . . ... ' , CJ"" ',' ,: i, .: ."c': ..• , :~'. ',.~=L ·;J:~~.:~;:}:~:~~::~~~:.:~:;i:L~~;~·t:;~;:~::~~~~!~1i~·.)~:~):~{~~~:~~£~~~~~~.~:::. '. . . ID the 8.eDt: tbat any 1.g&1 or .quitabl. owunhJ.p right or iDt:eD1t ~ the p~operty aubm1tted .... aur!.t}' for t~. 10m &Del for pa,..Dt of tbe Date evidelaclDg tbe lOID 1DdebtedD ••• , vhJ.ab prapert.~ 18 legally daadbecl ill tbt. Deed of ftU.n:, ill &DJ val' abUlge. or becOIII8. velted J.D a part~ ot:ber thaD tbe graDter DUIa4 uniD, t:bea at the option aDd OD damaDd of the beDei!1ciaq, "the aDpa1d balua. af tbe Dot. od 100 1IKS.ebt:edD... ..cand by thia_ Deed of ftUt or iD ad..d1t1oJa thereto, togethel' witb au &aanall ~tere.t uul oharge., .hall bIIoOlle illDedlate1y 111&. aDd P8table to tbe beDefioiUJ' If par-lit: in full i. DOt IIade follovlDg Rab demaDcl. the beDaUoiuy .hall be eDtlt1ed to alL righte eel J:IIIII8d1e. provided !.II W. Deecl of !rraat aDd tbe Date it .ecare., 1Dalud1Dg f~o1onre. ftia alau •• exteDda to nal eetate cDD~aat, le .... witb apt.1oD to purohue, 1114 a.l.l. iIl901UDt:ary truefer., bIlt doe. DOt ext:4IDIl to other 1 ..... or nDtall, or amp. DI.a1t1.Dg frail mur1aga, 1DhIrLtaac., clevL. •• or gift, prov1d8el, ~er, that after .ul)' surl.ap, bIIer1tanc., clevie. or gLtc, tb1e aiaul •• han be iDfaraeabl. Ilga1a8t aDJ' epoun, .uca ••• or, heir, oc daDn Qof tbe grlDter, or Of of their beu., I1l0a_ •• on or udgul. TU graotor., their heir., lucce •• =-or .. aipa, are nquired by th1_ CovalUlDt to gL".tu beuaf1c1ary tm.cl1ate oatic::. ill writiDg of uy auah ohoge, prorided t:hat fail.un to 91_ DotiC •• ball DOt: defeat ~ PR9ieiOll, uul tbe deoJ.eloD of the blD8fLolUf ill &DJ 1utaaoe aot to .afore. the 1D0llll1tiQDa of thie pawieiOll to the Deed of ftIlat: _ball DOt at IIDf time be aoa.t:ruecl u dei!eatiDg, 0: ... vaiv.r of OJ' of the tema of t.ba taote, or thie DHd of 'ftUIt aeourlllg it, or oC ~ provieLOD u to auhaequeDt 1utuo •• of luab obeD.,.. ~ ~Datel_ .... 8iU'uPiUt; ... o ... mbtl<lUr_3!.&,_lIu2 .. 3"--_ ~ (J" ... . .. ~ . " ) .. • '" i - ( .': /. :' .. /.: ......... ': .' .. -.:.;a ....... , . f ·AFTER RECORDING RETURN TO: cf 8ellevue Wa.y FSS Financial 123 BellllVUle Way HE Bellevue WA 98004 qUp~~ r FSB. DEED OF TICIUSr canter At.tention: DEBORAH COWLES Loan ,. 002-04-115-0242076-8 fa lMlSDEED DFTRUSTlabetwaan BRUCE DONIILD COLLINS, AS HIS SEPARTE ESTATE. i ____________________________________________________ '8 ::i whOle oddr." I. 2032 EDHONl)S AVE. N. E. ______________________________________ ~~~~N~ ______ ~WA~~9~8~OS~6~ ______ ,i !"GrOlllar"l: CHICAGO TITLE ,a K:3:SBOURI ",""oredel .. the edd .... a~ whlahlo 1800 COLUMBIA CEHTBR, 701 5TH AVE., SBAt'l'LB, WA. 98104 .endle. .......... D .. IC'lUIIOl.~ olliana rr.ur._",; and WASHINGTON MUTUAL SAVINGS BANK. I W_hllIIIloD corparadon. thO add .... aI which I. 1201 ThIrd AvenuoB. Soalll •• W .. hlngtan 98101 !"Bonlllc:krry"l. 1. cillftllna CI_. Grlllllo, horobV llront., brniIaln., .... lind -va ,-=-T_lo.'n 1N't. with ,,0_ of ..... thlt .... "raporty I.. • KING County. W .. hlngl ..... domlbed be/ow. end lID Int .... 11n It Grenlo, IIWr gat.: ~ THE !lEST ~p Op THE SOUTH Hl\LF OJ!' 1'HB SOUTH JlA[.p 0'" Tim SOUTJIWZST QIJJIR'1'E!t OF OP SECTIO~ 4, TOWHSHIP 23 HORTH. RANGE HBRIDIMI r IN Jt.IKO COUNTY. WASRING'l'OMJ SOllTll. HRo.LJ' OF THE 'tHE tIORrawBST QUlIRTER 5 EAST. WILLII'IHE'ITE EXCEPT ~ WEST 30 FEET THEREOP CONV!:YED '1'0 lUNG COURn FOR 116TH AVENUE SOlJTHEAST BY DEED RECORDED UNDBR mECORDING NUMBER 665129. 'Throughol.1 thlsLfud ~ d<.w..f . th!! toerms ·Washln"lon 1,~.rl:";1 Sw;;:; i .. ·;:r,:;· nnti 'Tile Eank. -shaQ a: CD 8 refer to \VaS!lIntton M,,\":lI, " Federal Savings Bank. toga""', with: all inc"",,,. ranll end prDlltI from II; 011 plumbing. UgIIIIng, dr condltlon!!ov and haallna 1IPP.0,.u.ow end ~ endl all f~ndng. bUrd .. "-.. floor -"!!RI. built-In appIilnc ... end othor·fbm ..... at III\¥ time IftlUllloiI on or In or uliKlln CD_etlan With ouch ,_eI propaRY. 011 of which at '~ha ""tlDn DI Benellclary may be conald.rod 10 be elthor pe,DO"", "rop~ or 10 be pari altha roel nlelO, All oItha pwop.rly dncr\bed abDve ..oJ be called tho • ....... erty .. To Ih=o ""'ant dull eny Df tli. PrDp.rty .. penon" I'fOI!IIIY GrzmlOr lI'an~ a.neftclary. _ aocurilrl !'OIlY, e •• cutltv inl.n," In all ouch property and -uu. ODed 01 T""'I ohell .DnadlUll the Security Agraomcsnt bol"_ GrontoT arid aenellcl.ry, 2. .. curley m. Dead 01 TNIII. given to .ocur .... rlormance 01 eec" promlao of Grenlo, cDnUl!ned haro!n, end 1110 poymtlon D.-____ _ Thirty Six Thousand And 00{100 DoUlI1II (0 36,000. 00 , lcaII.d the °Loon"' with 1nt ... 11 ~ "nMdeel In tIoe NDte which O\'Idancaotho Loan (tile -NeICe" ...... "'" r.newal~ mo4Incatione or extonalorw thoroof. " alia •• euroa fNIYII1!III of cortaln fo .. and coata of Benollclrory III ,",ovlded In Seodon e 01 1hI. P.:.~::'~~~ ~:=':,.,~ ~I:l ~"""o:'o~ a.nollclory ilndlf Sao1Ion II Of olhorwlla 10 pret.c:ttho PrDperty or lIanellcla~a IntOr1ll1n o "11118 boac II chadcllll. tho NolO prowl .. for a "alUle ,alii aI "'--"-Chen_ In tIM 1n", ... 1 r ... will C<I'" 11M paymar>1 .... ount lIInI/or Loon 11'-'10 a18D doan~. . 3. lItpre_ntatl_ at Grantor Granl;" ropnooenlS'lhol: . . 1.1 Grnmtar .. tho owner of tho !'roIiertV. wHch .. unancumbar ..... ma:opl by; ellSomonlD, 'OIltV11dam, end reetdCII_ .,., raaDrd not Inco_nl w:lth lha Inlanded "'0 01 lha ProPorty. lind any axl.dna IIIOnD_e or dDed 01 1""'1 given In good faith and for nIue. tho axlatonco 01 whldl hot bo-. dlaclD.eeI In wrillno to BenoFo" •• ", and . ~ 0» T'ht Properly h .... 1 u.ld "rfme:iIv lor ogncullUrr.l or faminll purpa_. . 4 ..... Or Tr.nof .. Of """,any If th. Proport,y or Inv Inlornt !her ... ln II .oId or olharwl.o Ifonalenod by Gr.ntor wllhavl G .onlor·, 1i .. 1 • I'/Ing In fum tho Dobl and ell olhttr IIU ..... ocured herebY. or II Grontor agree. 10 •• U or Ir.nafor the pro ... r.v or ell'( InllreJt thenoIn wllhoUl CO \ rep'Jylnll '1n "'" lho Debt ..... 011 Dlhor .....,. aoCU'ed har.I!v, t!Ie enll, ... D.bt 8hoII booume Imrnad/attily due .ndl'4VabIo WI"",,,,'nolleefrom t3 noliolerV .ball have 11\0 rlghllo oxoral •• any 01 tho romedl .. ler dalaull 'Familltad by this Oeed 01 TnlOI. U ~ .Iory and bOllr Inlorllll et tha Doleull Rele In Ihllla_ I. defined belew' fram tha dete of tho .all or trll ... f .. un1Il paid In IuD. In addition. ~ I/) 5. Pro ......... aI Grantor Grantor e:om1 ... : ~ non~:'}. ''T~0~=1t~''=':' lIood ropolr; and not 10 -. .. lIor Dr demon,h anv aI rll. ImprOYelllOllU on the Prop .. "" without ~I,)O IDI _~o ellow repretenlOd_ of Benellclary 10 In.paollllo Proporty at any .. aoonable hoUr. Ind to comply with all 1 __ • ordlnence., r adono. covenllnlB, aondldo ... lind ra,Ulodono 11Iocllnll tho 1'rqH!!lV; ~ lal ,0 par on tIrM all lawhlllax ....... _ •• me_ on Chi P,.,p·.rly; _,...., d) To paifonn 011 tlmo ell ramll. co_Ie ~. oondldlnl 01 .~ pilOt mortlllllO or dolCl of "".t covotlao Ih& Pr .... rty ca, "'" "lit of I 'It nil PI\' • cnounto duo ..... owlnll thOraundor 111 II IImaIV manner. ~ fll) To k_ "'" ..... p.rt,y ind Iha &""rovemo,," ther.o. lneun.cl=_ ooqHlnv atl.faetory to a.nallr:lery 01111l1li fir. . ....... xtended , ... ~ p. ri ••• nd aaohtlt auoh cthor "lib .. IIenIInciary mar ro .. ~ roqul ... iii en amount equ81 to the fUll lnIUrebla Vlllue 01 "'" • ~ r_ .. nta, ancf 10 iloOver avldonce 01 euch 1_00 c_ego to Bene clllry. Soinoflolory oIuIII be ncrned .. dla .... p.,.. Dn ... lVah :c V It' lei .. P!-I ...... mt 10 ... tandlhl """' .... I .... payable c:Iawo.; end u 10"0 ne 10 It lhallhla Daod 01 TN" rarnam. 0 vallrlllan on tRw P/opallY Wlll!8l1or 10 ell H.m __ Ithoae d •• arI!Iad I .. $lIOlIon J(aI. :-,-• 10 IInp :sho "ro",,,,, froo Df all .~.nco. wNch ... ..., InmIIr aeneflcla"'. elouilty. III .... ead .hot If ~"" .... 111 the .,riDllty aI IIny ~ ~anaCl (Dlhllr than tha •• da.crlbad In Slcdon 3(1111 owr tlD Dead of TNat In anv pleading filed In OIlY aGdon, the .... ~n alone .haII 3 er:' ~ no .. of lhl. Dead 01 Truel'or purpo ... of IN. Sootlon Sm. ..:. g: 6.. Curb:a, of D.1auI1I If Grantor fall8 to cO!flll1v with any of !he ~rilInl.ln Soctlon 6, InoIudIng comjlllllnoe wllh aD tho la .... of DI!V prior rnollPlllt or iloed "I 1rUet. Beneficiary may I_ ft!!y acllon rellU!!ld 1_ aor'nD!v wlih anv .uah covenane. ~ w,,","~ "!Il' other rillhJ Of terneily.1I may baw for Grantor'. feilura 10 complv. Rill!eyment 10 BenolJc:l!lrv of aD the ~ .... nt bV Banelln;;;;,} f" behell at G~r alirlll bo ~= :rr ~~ of TIUIl. Tho amounl .... '" .hIiII be .. InII"" 111 tha Defaull Rela (aj 11m IOrm Ie dol beIowl and be np.".,tdl bV RECORDlfIG COPY " . ..... ~. i.{ ~" ....... '. ~.: .~ ·f· . 0·' .. " " .... t·:. • -- • .. <: .' _., .. ; ."( ) . ':.' .. ;:: ", ,.: : .. ~: ," ": .... : . " :' :"~: : . ',.:' " ..•.. : ... ',' .' '!! . \ ~'. .~ . , . .. ~ ~. .. . ", ",: . ~ .. :.: .... ~: .' ..... ".~:' . ..... :.:.:.: ".'.: . . .. .: . . : ..... ;.: :;". . :'.:' . .' . . . :: . . ....: ;'i :'i'\/ .:;: .:;, , .. ~.;l.~ ;\:,:,: .. / ... ':' .:' ;.~:' ........ .' . . .. ...... "',, ' .' ·.::';;~~':=~:~~~~~~-··t. and any ollm maney who •• ~~ .. _red by 11ft De.cl of 'TnMt .hIII 1nmedI.-~ due .nd pepbIe In lull M ........ dan 01 ....... oaIuy. II Grell\Gr illia d.flMt iond IIIn.~ ... ~ lia 1Ig1111O dllll&" NP~lln fuD. the totII_ owed by G_or on the day r~ III lull I. dllllDNlod. III~ u,..w 1nteNII. wBI "'or In1arnt M • _ 01 flftHa.~ ItS%) "' ~u 11M "Dotault Rate"! fnn lh8 --' III " .... d ..... nded wID NIIIId In fill. n. If 8enefI~ act III~ In wrtilna. 'Trust ... m.u U!I the !'roP1rty 11l.aoonllnol wllh I DUd 01 TNIt Act of 1M SIOIa of WaNnaIon. M IM!b!!o -eon to 11M III",,", bidder. Any ~reon l1l1I..,1 'T1UIbe may bid M till . ,. 'TNIt .. •• aI •• TNIlt., .... apply the pRlo"'" of tile ...... fallow.: 10 to the ~_ of the .111 •• Iftcludlnge ro .. OIIIbIe 1Nl1Ce·. f •• 8l1li Iawwt'o f.o: l1li10 tho abUP1IIiM .. CIirtd by till, Deed of TIUII: (III) tho IMP ..... If ~ • .".. be d.,..t.cI wllh !he ...... of tho SUperior Court of doe """nlY In whIoh .... jef. toet I!I_ to be diIIIrIbuIed In 00G0nI_ with IiCW.' ;24.080. 11>1 TNIt .. IhtII hllver to "" ~ M the ulella deed. wIIhauI .. ..nn\Y. wIIIoh thell conwy to .... purchuH the lnIar .. t In \he p~ whloh Gnlntor heel or the lid_I I" II. ""'""" wNoh Gmdor hod the power lei ~ .t tho IInio of eooUlkln of till. DIed of TMI end an; Inlamt whloh Grantor ~ -.net. r_'o dlld ohtll ndIIi tho f ___ WIng thet ...... w .. oondueted In ~ with til the"~ of law and of tIIIl Detd of Tnm. TN. :8CIUIthtll ... primo ftol. 1VId_ ill tuOh ~ ................ eWle_ 01 ""'" ~ In f_ of bont fId. purahtHrt.nd a-.ll_ far ... . (a) Tho po •• , 01 .......... f.mel by till. DtecI 01 Trual Ie not .. aoIIIIIw --'Y. 8ent1lalery 1lIIY _ ...... 0aacI of TruIIllO III fa .............. morlflllle or .... on the NOli aooonllllll to 1ew.1II!I8fIo!.uY may oIsO take aooh other ...von nit oo",,1cIeN ~. lnoludble the ncudno of tppoInII!Iar:t of 0 rtaIIwr .ndlt" ... norllng the JlIIh1t of a _red party and •• the UNfonn CoMMIIIIaI CGde. (d) By ~ng p~nt of any tum .MUIeCI by 11ft bted of T_ dttr JIj due d .... 8enaflclory don not wolve lia rigid to requltt prompt peymmt when ... of H othtr _to .. cured or 10 cI8dtre dlflUlt for,.,. to .. pay. •• Conoltmnallon: EmIntnt Domain In .... mont any polllon of .... Property Is t .... n ., dIImIIOed In on emI_ dOlllllln ~.oding, IhI endrl ornount of 1M _~ or l1li011 pottIon .. _ be -..ry .... fully eidltfy .... Debt end all other oblIgatio ..... DVIIId by tN. Deed 01 TNIt • .....,1It paid to B1ntllolary to bo IPIIfled thereto. . •• Fttt ... d c.a Grantor thaD ~ IIIntlldmy'o end TNIIt .. • ..... 0IUIbIt _ of taerahlno noonIt, other _naIIIe _OMl ... allowed by low. IIIICf reHeNlblo:=D ro flto: In allY ..,.... or other prooetdlna to fertcloll ..... Deed of Truat: In any IlwlUIt or ........ odiJIII whloh 8_lIdary or TN"" .. ed 10 Jl!'.)Hcute or dofand to protOOl the lien of lhill Deed 01 TNlt: end In any othe, HIIoIi tebn by Beneficiary to OoDI" .... Deb!, any dIapoeIlIon 01 .... 1'ro!ItrtY """'" the Unlfonn CormwrcIaI Code. to. "-conwyan.. TIUlItI ahell rtCIDnvr( til or any pt!t 01 the ""-tY Glwred by ttli Deed of TNlt to IIIe ",raOll emld.cl therero. on wrllUln ~q\I8It 01 Grantor IIIICf 1llnef1c11U'{. or ~n ..... foiotlon of tho Dtibt .not other oblllJlllont .ecured end wdlUln roquen for rec:omnryanct by IleneI\clUy or the Plroon onthlad theroto. t 1. 'Truolal; ._or T_ In the _ of the doath, tno,paa!\y. tIIAblIIty or .. oIsIntdflri of T-. IIIntllclery IhoI! ~a/nt In wri_ e _, Trullte ..... upon the rlCOIdina Of ""'" eooI_lri .... mortacP raoordt iIf .... county In wNoh thIa Deed of TMIt .. rooonled; thI ~ trwt80 .hallb. _od ...... ill powtrt Of the odaI .... Tnrotn. 'TMI .... not oIoIIgetod to ~Iv _ party htreto of .1MndIna .. under _ athe, deod of _ or ot any 8OIIon or p,_ecIIng .... wNah Gramor. 'T_ or ....... fIGIory chDII ... a peny ....... IUOh eo1IOn or p,.....aag It brought by \he Trullt ... . U. MItceIIeM_ TN. Deed of Trust Ihtll benefll n obIIOIItI the ponIoa. their btIre,. deWe ... 1alIaI .... eo!rrinItvatoro. -ton, lIIIeO .. lara end CI,lIantI. The Itnn IIIntfldory .1IeII_ tho holdor IIIICf owner of the noto uound.by till. O .. d of Trust. wllethor or mol tha1 penon .. named .. -Bonenolary htJOln.The worda UI.cI In thIa DIed of Torn rtfenlna to _ ~on IIhIII lit reed to ntlr to more than ono r:t~~~°'t:.:r".."'dt~~'l:=...:J:Ya:.~~~~~~ =-':;=I°J.Z"br;~~~ =lC"'~:' TlUlt .heII lit aantllUld .. 1/ nol col>telnlnll!he ptrdoula, provillon cor Proms-held to be hrialld; IIIICf III romaInlng I\ahtI and obIIgodona of Iho Plrd .. ,1IeII be _trued and enforced .. thoUgh the IIMIDd provilion did not uIIIt. . DATED.t Bellevue • WaHngton IIH 22m! D dey of or:tr~ .-!!!!.. . {l\ ~ l~\" STATE OFW/'!lHlNGTON I . COUNTY OF ...;:;It;::1n:::.il9'--__ ~----J •. REQUEST FOR FULL RECOHVEYANCE TO: TRUSTEE \Do ncrt record. To be wed only ""hen nota has been psId.' Tho und.roIJIII~ II thl leaal ow_ end holder' of the Note end ell oll" .. r Indebtedn ... _rod by the wltllln Deed of Trult. Sold Not •• togothe, with 011 olhor Inclebteilne •••• ouw.t by tIIIt De.cl of Trust. hot botn fv..., pole! .no! .. dlfled; end yau .... IMroby requolted end eIIrlOled. Cln p...,menl It' yau of Iny SUrN oowlng 10 _\'011 lIMIer the teImt of till. Deed of 'TRlat, to _at the Note ........ tneIIIIoned. end ell otIIer evlcl.nc .. of IndebtedM .... aured by iN. Deed of TNIt togethtr with the Deed of TNlt, end to oonYl\'. without "'"ran". to .... perdu d.lIgneled by the terma allhllo Deed ofTIUtt, lID .... ~.tlltO now hold by yau thateundor. DATED _________ _ ~~~IO, ___________________________________________ _ In""" RECORDING COpy Printed: 09-14-2004 _TY OF RENTON 1055 S. Grady Way Renton,WA 98055 • Land Use Actions RECEIPT DEVELOPME CITY OF 'lJ~~~NING Permit#: LUA04-109 Payment Made: 09/14/200403:14 PM SEP 1 + 200+ RECEIVED Receipt Number: R0404997 Total Payment: 2,500.00 Payee: J & M LAND DEVELOPMENT Current Payment Made to the Following Items: Trans Account Code DescriptL on 5010 000.345.81.00.0007 Envirorum~ntal Review 5011 000.345.81.00.0008 Prelim/T~ntative Plat Payments made for this receipt Trans Method Description Amount Payment Check #2175 2,500.00 Account Balances Amount 500.00 2,000.00 Trans Account Code Descripti.on 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 000.3~1.50.00.0000 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 /Wai vers Binding ~ite/Short Plat Conditio~al Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading 0< Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine ~egetation Mgmt Shoreline Subst Dev Site Plar. Approval Temp Use or Fence Review Variance Fees Conditior.al Approval Fee Compreher.sive Plan Amend Booklets ./EIS/Copies Maps (Ta.xable) Special lIJeposi ts Postage Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 ClTYOf~NTON RECEIVED FEB 07 2007 BUILDINGDlIIISION Flowering LoU Cherry prunus serrulata Symbol C Loll X Lot 2 X Lot 3 X Lol' L0I5 Lot 6 L0I7 L0I8 L0I9 X LoIl0 X Lot f1 X LOI12 LoI13 Lot 14 lot 15 Lot 16 Lot 17 LOI18 Lot 19 LOI20 Lot 21 LOI22 lol23 L0I24 lollS LOI28 X l .. 27 Lot 28 X Lot 29 X ARDMORE AT KENNYDALE 0' ! 10' 20' 40' I SCALE: 1 "=20' I Ke 'vi \j\Y ch [e-(ClJrJ- ~ '{G-L ~\~v1~~ P\OVl---~ LU k bY-foC, 2 ;:-:::-,-::r-"'-,-," -----,' ---- 3 .----'---------4-- ./1 5 4 ...... . .. 1-----1' <-,----- <-;:---f -F---- --,-_1 7 6 1-----,1 ---I-----,.--l ----.... -.-, : . -F ----W----.---. r -~-. ------------- ____ :J __ _ II II I·. i. ' !I : 29 ARDMORE Tree Planting Schedule DecIduous Conifers. Flowering Hinoki Western Douglas Fir PI..., White Birch Flowering Hemlock betula DogwoodCor Cypress Tsuga Pseudo- pron"" Chamaecy-louga papyrifera nus florida helen> trioba paliaOblU$Il menziesil phytla P B D H W F X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X .•. --'" ! I I I I I / 28 I I I I I I I I I I 26 I----------.-li Alaskan Ceder Chamaeey~paris -- A X X X X -----/ ~-I-""'-J-------- 15' ACCESS e PRIVATE \ DRAINAGE -=.:-1--~ ~- -------1 I I I I I I 27 I I --__ d --------------I r \ 25 ... J , / • I '-----+------b1-7l 1 I I I I I I 24 L: ___ _ .. 23 I '-I I I I I ----~ 22 rr-- I I I I j ll __ 8 ,---I-I I ' , , I J / ,----,/, I I II+----,,-,/ 'I I t~_·~;_: ~-,I" .--I" I 1/ 'I i 26: PRIVATE ACCESS. UTLITES e PlBLiC SEWER :' EASEMENT II '\ --~=-=-.... =-= ...... =~.-. \ .. l \ " I \ / I t ~" f'r-1!--1---1r--,--it,...--' I I ~~-'----+-_-+ J r r---jf-------.:--,...., 14 17 l I I I I: '-'----,:.--__ -.L j' ., ,".".- ~,-.-' ,'-~ . , l 12 : I I f "', I I I f:'--- I _,' _--.J A B --, ====== .. , .. 15 60' __ J _ c c c Q) 0 ~ ~ A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. 'IIU North High lands pt~TTsB' ~ Park (I ,.. <Y C ON-SITE A~lD SURROUNDING USES ARE ALL SINGLE FAMILY RESIDE~jTIAL '" ~~~ GRAPHIC SCALE ~~ 200 0 100 200 .400 ~~ .... I ; •••• ~I --( IN FEET ) I Inch = 200 flo DEVELOPMENT PLANNING CITY OF >11=~ITQ~1 SEP 142004 RECEIVED (j z -0::: W W Z (j Z W 0::: W (j W <{ J Q ~ ~ I--J -0:: ~ ::J () Lu <.J' C) (f) luI----..13 Q "(01 0 ~'" 0 <: ::r: t] .0::: ~ 0 en G GJ <= CJ ~ I- ~ Ol ~o 'DOl ~~ Il)<>:l cO) ~Q)I ~5 1.()0l~ '" Ol Oi LuO::: ij ~ i() w Q:::.:: III c ~ (j~~ 0 QO::: 0 <:"« Q~ iti z "«~ luI:: 0:: a '" -.I c Q >-z ~ '" u :::; ~ 0. 0. '" "":> DATE: 9/7/0' SCALE: 1" = 200' DESIGN BY: JJJ DRv.N. BY: JJJ SHEET 1 OF 1 /~l . .,.-~;; , HOLE OVER B" MAIN EXISTING MAN HOLE _________ --.J ST. 348 346 344 342 340 338 336 334 332 330 ,r ~ w Z u; > « (f] 0 z 0 :::;; 0 w -' U 0+00 ~c'o 1 24 -', If -, ",0'\) , ~ I A PORTION of the S.E. 1/4, ---,.,..----- 1+00 PROPOSED GRADE @~~\ CENTERLINE --- 2+00 SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. \, \ EXISTING GRADE @ PROPOSED CENTERLINE 3+00 \ \ 4+00 5+00 348 346 0 344 0 0 So 342 z w .-J Cl 34G "3! .-JI 338 , CL (XJ <D 336 L{) <D 6+56.8 334 332 330 6+00 PROFILE NE 21 st ST. 23 I, EXIST. PROf): LINE ~_i ~ _ _ _______ _ I(f) I W 20 I~~ 21 : D"'d I 1>- 22 1 ~;:;; f--" I Q(f) ---, i ~§ I r---- N89"19'56'W 614.02 19 SCALE: HORIZ.: 1"=40' VERT,: 1"=4' , , s ~ S r-21' _1_ 2 1·...j ,,_'_' i -2il----7£---:-------~---li~-'1" !MIN.: I I" M.N. ! I! I ! '-il-o.5' i 05'-11- 5" C£M£NT CONCRU£ _~I WALK I I ~II:' ,I ,C£M£NT "" . i II ! CONCHU£ V£HT I ~ ! I ' I CURB & GUTTER al! : : i C:i Ii J : I f Ii r MIN. CaMP! DEPTH ,;, ASS "8' "SPl-i,',L r CONCRETE --, ' , \ \ \ 4" MIN COMPT DI:PTH CRUSHED SURFACING TOP COURSE ~ \\ -VI:RT/CAL CURB '. 2" MIN COMPT. DI:PTI-I CRUSH£D SURFACiNG BASE COURSE GRAVEL BASE (CLASS "8") MA Y 8E REQUIRED PENDING SOiL CONDiTlONS-' TYP. IN TERIOR PLA T ROAD -----tJ_' ---r---+----Nor TO SCALI: • ',t.Nl 'HI~ SE:WE~ MANHOLE. 111M 3A7, 79 '. P'o'C If 1,4 66 N II PvC IE 334 '58 W 14 I 16 ! 1 I , I I lD o o o (/) 'r::, 14 GRAPHIC SCALE 40 a 20 40 80 160 ~~~-rwl .. ~~ ___ !---·I ( IN FEET) , inch ; 40 ft DRAINAGE DETENTION: LEVEL 2 DETETICN FENCED POND WI7H ELEVATIONS: TOP: 332,2 STANDARD 2:1 SIDE SLOPES DESIGN 'N.ATER LEVE~: 331.2, AREA=10424 SF BOTTOM: 326.2 A.REA= 6039 SF VOLU ME P~OVIDED: 39138 CF VOLU~J1E REQUIED: 37300 CF WATER QUALITY: WETPOND BELOW DETENTION STORAGE TOP WETPOND ELEV: 326.2, AREA= 6039 SF BOTTO~1 WETPOND ELEV: 322.2, AREA=3 730 SF VO LU tv1 E VOLUME P~~OVIDED: REOUIRED: 19538 CF 14181 CF SEP 1 4 200q RECEIVED RE\1SIONS: <: ~ -.J Q I->-ct: I-ltJ ::J ::J2: a j:::: ~ (j ::J<t: It..J 2:? ~(f) () Q --.J .-J Q~ "C 01 ~ ~~ C"N Oc,\ ~ Il::: '-'.J ~ ~ we; :::s:: <.,:)C'J ~ <: -~ Il::: Q () <: --I- ~ Ol ~O <cOl ~~ "~ OJ a OJ <Co;:)l ~f5 'COlOJ ~ ;;; Lull::: ><~-.. C). <c Q~ Oil a .", . <'-QO:: 00 <:~ Q':;iLi ~~ t,<:: Q:Q -.J if ~ ... % ~~ 0:' ~"J DATE: ...uzLQL SCALE: ," ~ 40' DESIGN BY: JJJ DR\\N, BY, JJJ APP. BY: JOB No. SHEET OF --'.1 __ I Water aannoJe 1 I --------~ 5AHlT AA'f SEER ~ANHOLE I .'.3 ..... ~ e-PVC f 32.01.68 S s-PVC IE 12~~) ~ NE 20th ST. I ------~~~,..' , HYDRANT I 'I TJB TJO : Gf'av@l .1 I' I I ., I 3 loIIat",-8" pvC IE 32'5.27 5 S" PVC IE 325.26 E ~ .. ""-~ .. '- TOPOGRAPHY AND BOUNDARY SURVEY BY: • Centre 33701 9th Avenue South (I} Federal Way, WA. 98003 P . te (253) 661-1901 --om t . Surveying 2525 2116 50.0' 12054 SF 137.0' .f19 99 I J c:ytlcnl feo"C!! 2 .3 A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. t 24 2601 50.0' I l_ \ . 23 LEGAL DESCRIPTION PARCEL NO. 042305 9056 (south parcel) THE NORTH 157.5 FEET OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 30 FEET THEREOF FOR ROAD. PARCEL NO. 042305 9021 (north parcel) THE WEST HALF OF THE SOUTH HALF OF THE SOUTH HALF OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M" IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 30 FEET THEREOF CONVEYm TO KING COUNTY FOR 116th AVE. SE BY DEED RECORDED UNDER RECORDING NO. 665129 2609 2617 26~5 26;3 17 r-,. 16 I 22 5115sr . 4675 Sf ~709 !D r 2717 T.L 212 15 2033 'CfJ 7"";=; __ --- --- ..._-w.' __ . ___ _ w , ill 0 '" ,,-, . 14 0 0 J~ , (6535 SF) 4539 SF 4539 SF 4539 SF 51.0' 02' 4 5 6 15 LOT AREAS 6053 SF -(GROSS LOT AREA) (4514 SF) -(NOT INCl. AREA OF LOT LESS THAN 40' ""DE) " . EXISTING I f --r>1 '-I - FIR~"b "j::i wi HYDRANT I :,~ it') o o 3= z W ......J <..') .... ~ ... B~~' , , I /1 1--) II CfJ I:' I. _~_::OCI(f !'It" ~---------- Sewer stub PROPERTY OWNERS: 12042305-9021 BRUCE D. COLLINS 2032 EDMONDS AVE. NE RENTON, WA. 98056 042305-9056 JOHN J. SARGENT, LLC 2016 EDMONDS AVE. NE RENTON, WA. 98056 N£ 24 ST. ~ NORTH \ N£ 20 ST. N£ 20 ST. VICINITY MAP N.T.S. SITE DATA AREA: 190,695 SF (4.38 ACRES) AREA IN STREETS & PRIV. RDS: NET AREA: 158,828 SF (3.65 PROPOSED NO. LOTS: 29 ZONING: R8 31,867 SF ACRES) PROPOSED DENSITY: 7.95 UNITS/ACRE (O.73AC) PROPOSED USE: R-8 ZONE: SINGLE FAMILY DETACHED RESID. SITE rSERVICES SEWER: WATER: SCHOOL: FIRE: TELEPHONE: FLECTRICAL & CABLE T.V.: CITY OF RENTON CITY OF RENTON RENTON SCHOOL DISTRICT CITY OF RENTON QWEST GAS: PUGET SOUND ENERGY COM CAST CABLEVISION SITE ADDRESS: 2016 EDMONDS AVE. NE (south parcel) 2024 & 2032 EDMONDS AVE. NE (north ASSESSOR'S NOS. 042305 9056 (south parcel) 042305 9021 (north parcel) CITY fytAP PAGE 05 TRACTS: . TRACT A: DRAiNAGE -12054 SF DEVELOPMENT PLANNING CITY OF RENTON NOV 102004 RECEIVED GRAPHIC SCALE 40 0 ~_1IIIIi --( IN P'EET ) 1 inch = 40 ft. • RE\'ISIONS; • I- ~ I)) &~ <01)) I() CO <oc~ <0 COco ~5 I() I)) t'\i ~ ~Q: g~~ C(,,) o~~ cQ: ~~ 0.: ~ GJ ~~ -J if >-~ ~old ~ ~"'";) DATE; 'i.CZtM. SCALE: 1· '" 40' OESIGN BY; .hJ.,J DRIIN. BY; JJJ N'P. BY: 160 I JOB No. SHEET 1 OF 1 A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. I Oillt;>r flIi'lnhO 11' I I ---------~ SANl rA",Y SEWER MANHOLE R1M 335 88 8" pvc IE .,2.: 68 S S" P\iC lE 32' 53 W !-'-------------------< ! _____ N~ _ 2~:;,,:T1"W i HYDRANT I ! r--------.---. ~'.,jr~"t I ~ I . I _ EXISTING FIRE HYDRANT -'- NE 22nd ST. LEGAL DESCRIPTION PARCEL NO. 042305 9056 (south parcel) lHl NORTH 157~) FEET OF THE ~jQRTH'NEST QUARTER OF THE NORTHWES- QUARTER OF THE SOUTHWEST OUARTlR OF SECN1N 4, TOWNSHIP 23 NORTH, RANGE 5 [AS-, W.t~ .. IN KNG CCLCNT\', WASHINGTON EXCEPT THE WEST 30 FEET THEREor rOR ROAD I-'ARCt:L NO 0473Cl5 9021 (north porce) TH[ WEST HALF OF THE SOJTH HALF OF THE SOUTH HAl.F OF THF SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWES-OUAWER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, 'N.M., IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 30 FEET THlREOF CONVEYED TO KING COU,\iTY FOR 116th AVE. SE BY DEED R[CORDED UNDER RECORDING NO 665,1;)9 wi >1 5« I, .. :' L t·tru(1!"o '.-,JD : _~ ____ .J _____ _ o o o 3= z W -l (') 8' pvc IE: J2,:),:.!.7 '5 1'1 PIle IE ~25 26 E TOPOGRAPHY liND BOUNDARY SURVEY BY. ~ Centre 33701 9th Avenue South • Federlll WilY, WA 96003 P . te (253) 661-1901 --om t Surveying NE 20th ST, F;ow : Jn~ :.,' tr Jck er-,!"J ~1;W NOTE: AI_L EXISTING HOUSES AND STRUCTURES ARE TO BE REMOVED. 15 LOT .ARE::AS 5053 SF -(GROSS LOT AREA) (4514 SF) -(NOT INCL. AREA OF LOT LESS THAN 40' 'MDE) T c . , PROPERTY OWNERS. 12042305-9021 BRUC[ D. COLLINS 2032 EDMONDS AVE NE RENTON, WA 98056 042305-9056 JOHN ,1. SARGENT, lLC 2016 EDMONDS AVE. NE RENTON, 'IVA. 98056 lw N£ 24 5T. ;-.:. N£ 20 ST, SITE DATA NO,9TH N£~ N£ 21 57 lw _NE _ 21--"'-~ \ ~ '" ~ § NE 24 $7. ~ ""'i'...'" ~--.,. VICIN!TY MAP N.T.S. AREA: 190,595 SF (4,.38 ACRES) I AREA IN STREUS & PRIV. r:;:OS: 29,566 SF (0.68 AC) NET ARE!, 161,'29 <;:--(3.70 ACRES) PROPOSI ~ NO. Lcns: 29 ZONING: R8 PROPOSED DEf\SIr( 784 UNITS/ACRE PRmJOSED USE: R-8 ZONE: SINGlE FAMILY DETACHED RESID. SITE SERVICES SEWER WATER SCHOOL • FIRE TI LI::J:;HUNl: Ei [CTRI(:~L &. C!\B~E --v. CI iY OF RENTON CI~Y OF RENTON RFNTON SCHOOL DISTRICT 'JT'v OF RENTON (WEST GG PUGET SOJND ENERGY C)MCAST CABLEVISION SIT[",CDRESS 2016 EDMONDS AVE. NE (south parcel) 20;iL & 2C32 ED~MJNDS AVE. NE (north parcel) ASSESSOR'<, Nn~ TR,AC.TS :>;2305 9056 (south parcel) DI2.3GS 9021 (north parcel) TR Ae -f.. DRAIN ~GE -12054 SF J. }~ GRAPHIC SCALE 40 0 20 40 60 i~ ! ~ I ( IN FEET ) 1 inch = 40 It. SLT 1 42004 RECEIVED 160 I REVISIONS: 1-----------1 . DATE 9/7/04 SCALE: 1" = 40' DESIGN BY: JJJ DRI>f\I. BY: JJJ APP. BY: JOB No. SHEET 1 OF C --------', ------- ~ ! ~~ I ',crant i - III' \, I I I I i . I I I ._ i 'I~I 1"': ~ I -:'1 [ , : I I i _I ~I e. ~i "I 'Lf ': hi 0, ':' I J 1:\ cy 'f)r", 'I?C .... "1 11, ~XISTING I, ; FIRE ~III HYDRANT DIIII 31,\1---- Ii l O' EXISTING 5' ROADWAY SL -++~-#I.:.---- SIDEWALK EASEMENT REG-NO. 6717926 (TO ~,E E ... CITY OF RENTON) ~ ~ ~I~. ~ .1 ~ ull~1 z "' CA TCH BAS -----~ - RIM 331 W 8" c.'" I 'It> I « SolHITAAY seWER ..,,1I!ft:--J.». RIM 332.9" 8-pvc IE 317. 8-pvc IE 3J7 8' PVC lE ;17 HOUSE --------~ --------- SAN] T A.,y SEWE~ t.oIANHlll f_ R]~ 337 72 ----., B Pile 1 E 325 27 S e PYC.:E 32"'· 2E. F 8' PVC ;t 3.;'~ 2': N TOPOGRAPHY AND BOUNDARY SURVEY BY: , Centre 33701 9th Avenue South I) Federal "ay, "A 98003 P . te (253) 661-1901 ---om • Surveying 1 DRA~NAG;J TRA T I, ~7 L, A PORTION of the S.E. 1/4, -, ! ·f NOTE: ALL EXISTING HOUSES AND STRUCTURES WILL BE REMOVED 8 EXISIlllii I FIRE ~ HYDRANT I ! 9 SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. 10 o o (n lU l.J o o c [J. "':i,' " I " , " LEGEND C'EARIN(, LIMITS PPOPOS~J CO~TCuR - -334 ------ GRAPHIC SCALE D[\/;'I.r;I"~WNT F·Lf\~·::'-J!NG .;.~ '1-::.;. ;',:,_',r;'CN SEP I, 4 2004 RECEIVED 40 0 20 40 80 '60 ~~-~ .. ~ .. ~~ I~~~~I ( IN FEET ) 1 inch = 40 ft REI<SIONS: ~ '<:( -...J f- Q a::: (:)Lw ::J ~<:: a a~ () '<:('<l; lLJ V) a::: V) t-o (:)a -...J -J <:: '<:( C)) ~~ ~ C'\j C) ~ ~Lw G5 '<:(~ -...JO ~ QC'\j lj '" ~ '-' "j 0 Q: CL <J ~ --I- CJ 0'> ~O \CO'> Q(f) It)1l:l O(f) <.oa~ <.oll:lll:l -.I:::, I.() 0'> ~O ~ 6, kJO::: d~~ a~ It) a .... >".~ <-"-aa::: 00 ~«:( Q~<ti «:(~ L.J<:: Cl: 0 -.I £: CL ~ !-Z ~~ -' a. ~"'":) DATE: ~DL04 SCAlE' 1 " = 40' DESIGN BY: JJJ DRv.N_ BY: JJJ APP. BY: JOB No_ SHEET _1 __ Of 1 r---------------------------------------------------------------------------------------------~------------------.---------.---, '--.EXISTING FIRE HYDRANT .-, 11 t A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. 348 346 344 342 340 338 336 334 332 330 LeJ Z lei > <l lfl o z o ~, 0' wi 0+00 PROPOSED GRADE @~"\ CENTER liNt: .\ --.--- 1 +00 2+00 . , EXISTING GRADE @ PROPOSED CENTERLlf'IE 3+00 PROFILE NE 21 st ':,(11 • ,; 1 --, 19 _J I~ '~I r-- 00 (J> 1 18 1 24 "'I 23 1 22 CONNEcr TO L I !L ~ ~~~;R ~A;-~ WI NEW MAN HOLE ,----T---------------I j clclone fence 1---,I--I 6 yr lore I 'Ig 00 I I €i.JcA-Ii' .", I r----'-O~ernang 27 3 ,'I'<SI cr'U'S~O'S r \' \-\\..\ -'~ I , N89'j9'56"W 614,02' 4 c .J SCALE: HORIZ,: 1 "=40' VEW,: 1"=4' Se .. er stub ~ SANJ rA~l ·jE,.;E~ Io1MlHOLE RIM 3J? 1') 8" p'~C JE 33J.68 ~I 8 PVC IE 33J,'!!8 w 1 1 4+00 ST. 16 344 342 3~\3 6+~)6, 'j 3.34 5+00 ._ 21':'. _ __ .. 21'_.~. I ,; ~ .. I_L_ .• ,_,_ ~ Mil .. , i I I ' :! '-)5' -1--: I .. o o lfl GRA VEL BAS[ (C['~SS "8"; MtiY DE REOUIr,ED P£N!JINC SOIL CONDI TiONS -~, (\J If] t r·· ~~-:. I I I ill o o o lfl 14 GRAPHIC SCALE 20 40 80 160 t'P'1L . . bml!!!ew,-__ _ .. ( IN FEET ) 1 inch = 40 ft, \ TYP. I ~NTER/OR PLA T ROAD A;OT TO SCAcE' DR,I~II'~AG[ D~TENTION: LEVEl ~; DETE ICN STAr\j[',I\F;C FEi\Ci=D PO~j [: VVlnl 2:1 SiDE': E LE'v'iJi O\J S: TOF: 80. HAv1 VOlU ~v!E VOLUME WATER 3 2 " " , I:) .. : LEvEL: .331.2, N~E!\:= Hl424 SF ,\R=:p= 6:)39 SF PRO\.' m:D r':;'EOL E [;.: 3913E3 CF 37,3,(JO CF WETPO~I D B [l JV'/ DE TEr\jTIO ~~ S-:-ORAGE TOP '/l/ETFOf'J[ ;\REA= 60~39 Sf-~ AREA==5T30 SF El .. ,EV: 326,2, WEiP ND ELEv: 3~'2.2, ~)RO ID[C: '9538 CF- BOTTO~~ VOI.U I\~ E VOI._UlviE F~EOLIRED: r '14'181 cr::- RE\1SIONS' DATE, 9/7/04 SCALE' 1" = .40' DESIGN BY: JJJ OF/lit<, BY: JJJ APP, BY, JOB No. SHEET _1 __ OF ~1 __ _ " /.' A PORTION of the S.E. 1/4, SECTION 4, TOWNSHIP 23 N., RANGE 5 E., W.M. LEGAL DESCRIPTION PARCEL NO. 042305 9056 (south parcel) THE NORTH 157.5 FEET OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 30 FEET THEREOF FOR ROAD. PARCEL NO. 042305 9021 (north parcel) C _____ ~~-22n~ Sf \ I THE WEST HALF OF THE SOUTH HALF OF THE SOUTH HALF OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 4. TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KI~JG COUNTY. WASHINGTON; EXCEPT THE WEST 30 FEET THEREOF CONVEYED TO KING COUNTY FOR 116th AVE. SE BY DEED RECORDED UNDER RECORDING NO. 665129 8 pvC IE 325.27 S 8" PVC IE 325.26 E 1~"dO" •• ,nee I '1.. ,,--_.£)(lSTING i , 1 I FIRE HYDRANT ----------, tJB ITJ~JB I Gra .. el I <tobl e tlO~ , 'CJB ,I I E~trudE'd curb I L::. _____ .J Flo .. llne of t'll~_kenE!d edQe TOPOGRAPHY AND BOUNDARY SURVEY BY: ~ Centre 33701 9th Avenue South (I Federal Way, WA 98003 P . t (253) 661-1901 --.... Oln e t Surveying 2 :2601 ~609 26'7 6 4 , ~ , ~rit' "~JSFS AND ~~RES AR ";01 BE REMOVED. 15 LOT AREAS 6053 SF -(GROSS LOT AREA) (4514 SF) -(NOT INCL AREA OF LOT LESS THAN 40' 'MDE) 0'1 .tJl C>I IS« ,'Jt,...J '0 0 0 3 z w ~ 0 ~I 10 5650 SF I I I 1-' ! ~oncr£"t(? Sewer 5 t ut. '11 5650 SF 11 27:7 ~---L ____ .. C',I: lone 1E.>"r~ <r (\j (\j lD ~ o o T L -.?1::? en :203: w , LD 0 " d 14 0 0 rJJ PROPERTY OWNERS: 12042305-9021 BRUCE D. COLLINS 2032 EDMONDS AVE. NE RENTON, WA. 98056 042305-9056 JOHN J. SARGENT, LLC 2016 EDMONDS AVE. NE RENTON, WA. 98056 I NORTH VICINITY MAP N.T.S. SITE DATA AREA: 190,69'5 SF (4.38 ACRES) AREA IN STREETS & PRIV. RDS: 29,566 SF (0.68 AC) NET AREA: 161,129 SF (3,70 ACRES) PROPOSED NO. LOTS: 29 ZONING: R8 PROPOSED DENSITY: 7.S4 UNITS/ACRE PROPOSED USE: R-S lONE: SINGLE FAMILY DETACHED RESID. SITE SEWER: WATER: SCHOOL: FIRE: TE'LEPHONE: ELECTRICAL & CABLE T.V.: OF RENTON OF RENTON TON SCHOOL DISTRICT OF RENTON T PUGET SOUND ENERGY CAST CABLEVISION SITE ADDRESS 2016 EDMOI\JDS AVE. NE (south parcel) 2024 2032 EDMONDS AVE. NE (l1orth parcel) ASSESSOR'S NOS. TRACTS o o CITY M 9056 (south parcel) 9021 (l1orth parcel) PAGE 05 TRACT /'0. DRAIf'i GE -12054 SF GRAPHIC SCALE 40 80 l I ( IN FEET ) 1 inch = 40 It. DEVELOPMENT PLANNING CITY OF RENTON SEP 1 42004 RECEIVED 160 • () <: - REV1SIONS: SHEET 1 OF 1