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Home My WebLink AboutLUA-04-162REVISED GEOTECHNICAL ENGINEERING STUDY PROPOSED ELM HURST RESIDENTIAL SUBDIVISION 201 BREMERTON AVENUE RENTON, WASHINGTON E-11251 August 30, 2004 Revised December 2,2004 PREPARED FOR LIBERTY RIDGE, LLC ~,r Scott S. Riegel Sta fist Kristina M. Weller, P.E. Project Manager Earth Consultants, Inc. 1805 -136th Place Northeast, Suite 201 Bellevue, Washington 98005 (425) 643-3780 Toll Free 1-888-739-6670 DEVELOPMENT P CITY OF AENT~~NING DEC 2 8 2aO~ RECEIVED 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 otfered 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 adjacent 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 laboratory 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 GEOTECHNICAL 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. 1b 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 'lOt under an!! 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 read!! 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 opinion. it is far less exact than other design diSCiplines. This situation has resulted in wholly unwarranted daims being lodged against geotechnical consultants. 1b 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. ASFE has developed a variety of materials which may be beneficial. Contact AS FE for a complimentary copy of its publications directory. Published bI,J A5F 'THE ASSOCIATION OF ENGINEERING FIRMS PRACTICING IN THE GEOSCIENCES 8811 Cole5Ville Road/Suite G 106/Silver Spring. Maryland 20910/(301) 565-2733 0788/3M August 30, 2004 Revised December 2, 2004 Liberty Ridge, LLC 9125 Tenth Avenue South Seattle, Washington 98108 Attention: Mr. Gary Merlino Dear Mr. Merlino: Established 1975 E-11251 Earth Consultants, Inc. (ECI) is pleased to submit our report titled "Geotechnical Engineering Study, Elm Hurst Residential Development, 1 36th Avenue Southeast, Renton, Washington". This report presents the results of ECI's field exploration and engineering analyses. Based on the results of this study, it is ECI's opinion the construction of single-family residences and associated infrastructure elements, at this site, is feasible from a geotechnical standpoint. Support for the residences should be provided using conventional spread and continuous foundation systems bearing on competent site soils or on granular structural fill used to modify site grades. Slab-on-grade floors should be similarly supported. Due to the variability and extent of fill encountered at our test pit locations, the suitability of site soils for use as structural fill should be further assessed at the time of construction. Portions of the existing site soils may be deemed unsuitable, and would require replacement with a granular structural fill. In addition, the soils in the vicinity of the proposed detention tract are generally unsuitable; therefore we recommend the pond be lined. Specific recommendations regarding structural fill placement, detention pond construction, and the suitability of the existing site soils, as well as pertinent, project- related geotechnical recommendations are discussed further in this report. 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 Liberty Ridge, LLC August 30, 2004 Revised December 2, 2004 E-11251 Page 2 ECI appreciates this opportunity to be of service to you. If you have any questions or if we can be of further assistance, please call. Respectfully submitted, EARTH CONSULTANTS, INC. Kristina M. Weller, P.E. Project Manager SSR/KMW Iddw Earth Consultants, Inc. TABLE OF CONTENTS E-11251 PAGE INTRODUCTION..................................................................................................... 1 General ............................................................................................................ . P · D .. rOJect escrlptlon ....................... " ............. , ............... , ....... , ............................. . Scope of Services ............................................................................................. . 1 1 2 SITE CONDITIONS.................................................................................................. 3 Surface ............................................................................................................. 3 Subsurface ................................................. , . . . .. . . .. . . . . . . . . . . . . . . .. . . . .. . . . . .. . .. . . .. . . . . . . . . .. . 3 Groundwater. ... . . ... . ... . . ... .. . . . .. . .. . . . . . . .. . .. . . . . . . . . . . ... . . . .. . .. . . . . . . . . . . . . . . . . . . . . . .. . .. . . .. . . . . . . . . . . . 4 DISCUSSION AND RECOMMENDATIONS ................................................................. 4 General ............................................................................................................. 4 Site Preparation and General Earthwork ............................................................... 5 Stripping ...................................................................................................... 5 Structural Fill ................................................................................................ 6 Compacted Berms and Till Liners.................................................................... 6 Rockeries and Modular Block Walls ................................................................. 7 Foundations ...................................................................................................... 7 Retaining and Foundation Walls........................................................................... 9 Slab-on-Grade Floors.......................................................................................... 9 Seismic Design Considerations.......................................................................... 1 0 Ground Rupture ........................................................................................... 1 0 Liquefaction .......... , ................................ , .................. " ......... " . . . . . . .. .. .. . . . . . . .. . . 1 0 Ground Motion............................................................................................. 11 Excavations and Slopes..................................................................................... 11 Site Drainage.................................................................................................... 11 Utility Support and Backfill................................................................................. 1 2 Pavement Areas ............................................................................................... 1 3 LIMITATIONS........................................................................................................ 14 Additional Services ........................................................................................... 1 4 Earth Consultants, Inc. ILLUSTRATIONS Plate 1 Plate 2 Plate 3 Plate 4 APPENDICES Appendix A Plate A1 Plates A2 through A 11 Appendix B Plates B 1 and B2 TABLE OF CONTENTS, Continued E-11251 Vicinity Map T est Pit Location Plan Retaining Wall Drainage and Backfill Typical Footing Subdrain Detail Field Exploration Legend T est Pit Logs Laboratory Test Results Particle Size Distribution Reports Earth Consultants, Inc. General REVISED GEOTECHNICAL ENGINEERING STUDY PROPOSED ELM HURST RESIDENTIAL SUBDIVISION 201 BREMERTON AVENUE RENTON, WASHINGTON E-11251 INTRODUCTION This report presents the results of the geotechnical engineering study completed by Earth Consultants, Inc. (ECI) for the proposed Elmhurst residential subdivision 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, develop geotechnical recommendations for the proposed site development. Project Description Based on review of the preliminary site plan, the site development will include up to sixty- four (64) residential lots, associated access streets, and drainage facilities. At the time this study was performed, the site, roadway locations, and exploratory locations were approximately as shown on the Test Pit Location Plan, Plate 2. The currently proposed development plan includes construction of up to sixty-four (64) single-family residences with an asphalt paved access roadway system. In order to provide roadway and adjacent building lot grades, grading of the existing site contours will be necessary. Based on the existing site topography, we anticipate site grading will be minimal, with cuts and fills of less than approximately four feet generally required, except in relation to the detention pond, where fills may be as deep as seven feet in some places. We anticipate the proposed residences will be of relatively lightly loaded, wood-frame construction, with a combination of slab on grade and wood joist floors. A stormwater detention pond/facility will be constructed in the southwest potion of this site within proposed Tract A. A combination of cuts and fills will be used in the construction of that pond/facility. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2, 2004 E-11251 Page 2 If the above design criteria are incorrect or change, ECI 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. Scope of Services Our scope of services for this project included excavating a series of test pits with client- provided track-hoe and operator, and the preparation of this report, which specifically addresses: • Surface and subsurface soil and water conditions; • Site preparation, grading and earthwork procedures, including stripping depth recommendations, details of structural fill placement and compaction; • Suitability of existing on-site materials for use as structural fill, or recommendations for imported fill materials; • Pavement subgrade preparation recommendations; • Utility trench excavation and backfill recommendations; • Seismic design criteria; • Short-term and long-term groundwater management and erosion control measures; • Foundation design recommendations, including bearing capacity and lateral pressures for walls and structures; • Estimates of potential total and differential settlement magnitudes; and • Temporary and permanent slope recommendations. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2, 2004 SITE CONDITIONS Surface E-11251 Page 3 The subject site is located on the southwestern terminus of Bremerton Avenue Northeast (formerly 136th Avenue Southeast under the King County addressing system), in Renton (see Plate 1, Vicinity Map). The site is roughly rectangular in shape with an area of approximately ten acres. The site is bordered on the north and south by residential development, to the east by Bremerton Avenue Northeast (the southerly portion of which is currently being improved in conjunction with the Laurelhurst residential subdivision), and to the west by a stream/drainage channel, which was dry during our July 2004 field investigation. The site topography gently descends to the southwest with approximately 20 feet of elevation change across the site. The existing topography is largely the result of past filling and grading activities. The surrounding topography to the south and west is lower in elevation than the existing site. There are a few large stockpiles of soil located in the northwest corner of the site. There are three residential buildings and other buildings located in the northeast portions of the site. The site contains little existing vegetation. Some trees and brush lie along portions of the site perimeter. Subsurface Subsurface conditions were explored by excavating ten test pits to depths of up to seventeen (17) feet below existing grades. The approximate locations of the test pits are shown on Plate 2. Please refer to the Test Pit Logs, Plates A2 through A 11, and Appendix B for a more detailed description of the conditions encountered at each location explored. 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. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30,2004 Revised December 2, 2004 E-11251 Page 4 The test pits indicate that the majority of the site is immediately underlain by fill with depths varied up to fifteen (15) feet and generally increasing in depth towards the south and west site boundaries. The fill consisted of medium dense silty sand with gravel (Unified Soil Classification SM) and contained variable amounts of construction debris and organic matter such as tree limbs and trunk pieces. The native soils underlying the fill in the majority of the exploration sites consist primarily of medium dense to dense poorly graded sand with gravel (SP), silty sand (SM), silty sand with gravel (SM) and well graded gravel with sand (GW). Review of the King County Soil Survey indicates the site is immediately underlain by Alderwood series glacial till soils. However, we encountered native soils in several of the exploration sites that are consistent with outwash sand and gravel soils. The Soil Survey map for the subject area indicates isolated areas of Everett series soils to the northeast of the subject site. The native soil encountered in the majority of the site is interpreted to be Alderwood series glacial till soils while the native soil encountered in isolated areas of the explorations sites is interpreted as Everett series outwash soil. Groundwater Groundwater seepage was not encountered at our test pit locations at the time of our fieldwork in July 2004. However, the contractor should be made aware that groundwater is not static. There can be fluctuations in the level depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, the water level is higher and the seepage rate is greater during the wetter months of the year (typically October through May). DISCUSSION AND RECOMMENDATIONS General Based on the results of this study, it is ECl's opinion that the construction of single-family residences with associated infrastructure is feasible from a geotechnical engineering standpoint. Support for the residences should be provided using conventional spread and continuous foundation systems bearing on competent site soils or on granular structural fill used to modify site grades. Slab-on-grade floors should be similarly supported. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2, 2004 E-11251 Page 5 Medium dense to dense fill was encountered at the majority of the exploration sites varying in depths up to over fifteen (15) feet. Portions of the fill also contained varying amounts of organic and construction debris. Those portions of the fill may be unsuitable for use as structural fill and will require replacement with a granular 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 Liberty Ridge, LLC and its 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. Site Preparation and General Earthwork Based on the preliminary plat site drawing, it appears that site earthwork will consist of installing erosion control measures, stripping the site, cutting and filling the site to provide street and building pad grades, installing underground utilities, constructing the storm water detention pond, and preparing curb, gutter, sidewalk and roadway subgrades. Stripping Silt fencing should be installed on the downslope portions of the property and construction fence should be installed in other areas. We recommend ECI be contacted once the site clearing limits are flagged to walk the site with the contractor to provide additional geotechnical and erosion control recommendations, as necessary. The proposed grading areas of the site should be stripped and cleared of surface vegetation, organic matter, and other deleterious material. Existing concrete structures can be considered for use as an additive to structural fill provided it is reduced to a maximum aggregate grain size of four inches. 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. Stripped materials should not be mixed with materials to be used as structural fill. A representative of ECI should be on site periodically during stripping to observe the stripping operation and provide additional recommendations for stripping depths, if needed. Stripped materials may be considered for use in non-structural fill areas. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2, 2004 Structural Fill E-11251 Page 6 Structural fill is defined as compacted fill placed under buildings, roadways, slabs, pavements, slope areas, or other load-bearing areas. Structural fill should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness. Fill materials should be placed at or near their optimum moisture content. Structural fill should be compacted to a minimum of 95 percent of its laboratory maximum dry density determined in accordance with ASTM Test Designation 0-1557-00 (Modified Proctor). The suitability of the existing fill soils for use as structural fill should be further evaluated at the time of construction. Some of the existing fill soils may not be suitable for use due to the presence of organic debris. Based on the conditions observed in the test pits, we anticipate the fill soils that are suitable for structured fill will be near the optimum moisture content provided the grading operations are conducted during dry weather. Moisture conditioning of the soils may be necessary depending on the conditions observed during construction. Compacted Berm and Till Liners In our opinion, the existing site soils observed at the test pit locations should generally be suitable for the detention pond berms. However, due to the amount and extent of debris and organic matter encountered in our test pits in the vicinity of the proposed detention pond, the suitability of using the existing soils for use in pond berms should be further assessed at the time of construction. Portions of the soil may be deemed unsuitable, in which case the soils would require removal and replacement with an approved fill material. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2,2004 E-11251 Page 7 In addition, we recommend that the pond be lined. At the time the soils are placed, the moisture content of the soils should be at or slightly above the optimum moisture content. Moisture conditioning of the soil may be necessary prior to placement. The soil used for the compacted till liner should meet the following gradation: Till Liner Gradation Sieve Size Percent Passing 6-inch 100 4-inch 90 No.4 70 -100 No. 200 20 -100 The thickness of the compacted till liner should be at least eighteen (18) inches, the soil should be placed in six inch lifts, and compacted to a relative compaction at least 95 percent (ASTM D-1557-00). Eel should observe the placement of the till liner and provide testing of the compacted soil. Rockeries and Modular Block Walls In our opinion, the use of _ rockeries or modular block walls at the site is feasible from a geotechnical standpoint. If walls or rockeries that exceed four feet in exposed height are utilized, an engineered design will need to be completed. ECI can provide an engineered design for site rockeries or modular block walls, if requested. At a minimum, due to the variability of the site soils, ECI should review the layout of the proposed walls and the proximity of foundations to the walls. Supplement geotechnical recommendations can then be prepared, if necessary, to address wall design and surcharge loading. Foundations If the site is prepared in accordance with the recommendations provided above, it is ECI's opinion the proposed residences can be supported on a conventional spread and continuous footing foundations bearing on competent site soil or on granular structural fill. Large debris or excessive organic debris should be removed and replaced with granular structural fill if encountered in structural area excavations. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2,2004 E-11251 Page 8 With foundation support obtained as described, for design, an allowable soil bearing capacity of two thousand (2,000) pounds per square foot (psf) for structural fill or competent site soil, should be used. Continuous and individual spread footings should have minimum widths in accordance with local building codes. 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 capacity can be used. For frost protection considerations, 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 or on competent soils exposed in the crawl space surface, except in unheated areas, where interior foundation elements should be founded at a minimum depth of eighteen (18) inches. With structural loading as expected, total settlement in the range of one inch is anticipated with differential movement of about one-half inch. Most of the anticipated settlements 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 foundation. 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 (pet). 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 acceptable or if the ground surface around the residence slopes away the foundation at a gradient steeper than 5H: 1 V (Horizontal:Vertical). Footing excavations should be observed by a representative of ECI, prior to placing forms or rebar, to verify that conditions are as anticipated in this report. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2, 2004 Retaining and Foundation Walls E-11251 Page 9 Retaining walls, and foundation walls that act as retaining walls, should be designed to resist lateral earth pressures imposed by the retained soils. Walls that are designed to yield should be designed to resist the lateral earth pressures imposed by an equivalent fluid with a unit weight of thirty-five (35) pet. If walls are to be restrained at the top from free movement, the equivalent fluid weight should be increased to fifty (50) pcf. These values are based on horizontal backfill an~ assume that surcharges due to backfill slopes, hydrostatic pressures, traffic, structural loads or other surcharge loads will not act on the wall. If such surcharges are to apply, they should be added to the above design lateral pressure. The foundation bearing, passive pressure, and friction coefficient previously provided in the Foundations section are applicable to retaining walls. In order to reduce the potential for hydrostatic forces building up behind the walls, retaining walls should be backfilled with a suitable free-draining material extending at least eighteen (18) inches behind the wall. The free-draining material should consist of washed drain rock or pea gravel. The remainder of the backfill should consist of structural fill. A perforated drainpipe should be placed at the base of the wall and should be surrounded by a minimum of one cubic foot per lineal foot of pea gravel. A typical detail is attached as Plate 3. Slab-an-Grade Floors Slab-on-grade floors should be supported on competent existing site soil or on granular structural fill. Disturbed or unstable subgrade soil must either be recompacted or replaced with structural fill. Slab-on-grade floors should be provided with a minimum of four inches of free-draining 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 curing of the concrete or the concrete may be poured directly on the vapor barrier. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2, 2004 Seismic Design Considerations E-11251 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 detected without instruments. Large earthquakes do occur, as indicated by the 1 949, 7.1 magnitude earthquake in the Olympia area, the 1965, 6.5 magnitude earthquake in the Midway area, and the 6.8 magnitude earthquake of February 28, 2001, in the Nisqually area. 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 ECI's opinion, that the risk of ground rupture 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 cohesionless with a grain size distribution of a specified range (generally sands and silt); it must be loose to medium dense; 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. Based on the density and gradation of the site soils and the absence of a shallow groundwater table, it is ECI's opinion the potential for liquefaction at the site during a seismic event is negligible. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2,2004 Ground Motion Response E-11251 Page 11 In accordance with Table 16-J of the 1997 UBC, soil type Sc, or Site Class C from the International Building Code (lBC) Table 1615.1.1, should be used in design, as appropriate. 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 field exploration, the existing site soils would be classified as Type C WISHA/OSHA. 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. 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. In any case, water should not be allowed to flow uncontrolled over the top of slopes. Permanent slopes should be hydroseeded with a fiber matrix and native seed species to reduce erosion and improve stability of the surficial layer of soil. Site Drainage During site construction, storm water must not be allowed to stand in areas where structural fill wi" be placed or in building or pavement areas. Loose surfaces should be sealed by compacting the surface to reduce the potential for moisture infiltration into the soils. Graded areas should be sloped towards interceptor swales to prevent ponding of water. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2, 2004 E-11251 Page 12 The appropriate locations of subsurface drains, if needed, should be established during grading operations by ECI' s representative at which time the seepage areas may be more clearly defined. Groundwater seepage was not encountered in our test pits at the time of our fieldwork in July 2004. However, if seepage is encountered in foundation excavations 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, such as a nearby storm drain. If significant seepage is encountered, ECI should be contacted to provide additional drainage recommendations. Footing drains should be installed around the residence perimeters, at or just below the invert of the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate 4. 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. Final site grades must allow for drainage away from the residence foundations. The ground should be sloped at a gradient of 3 percent for a distance of at least ten feet away from the buildings. Utility Support and Backfill We anticipate that storm drains, sewer, water, and franchise utilities will be installed on- site and within the proposed roadway rights-of-way. The site soils exposed by utility excavations should generally provide adequate support for utilities. Caving in the native poorly graded sand and gravel soils should be expected if utility trenches encroach into this soil layer. ECI should be on site full-time during utility excavation and backfill to obtain representative tests on the backfill soils. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2,2004 E-11251 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 be 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 12 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 within roadways should be compacted in accordance with the City of Renton standards. Pavement Areas To provide a properly prepared subgrade for pavements, the subgrade should be treated and prepared as described in the Site Preparation and General Earthwork section of this report. This means the subgrade should be compacted to 95 percent of the maximum dry density (per ASTM 0-1557-00). The subgrade should be proof-rolled with a loaded dump truck under the observation of an ECI representative prior to the placement of the crushed rock base. Soft, wet or unstable sub grade should be removed and replaced with granular structural fill or crushed rock. The following minimum pavement section is suggested for the site roadways: • Two inches of asphalt concrete (AC) over four inches of crushed rock base (CBR), or • Two inches of AC over three inches of asphalt treated base (ATB) material. Pavement materials should conform to WSDOT specifications. The use of ATB is recommended for residential developments and should be installed prior to the end of October. If ATB is used, the final lift of asphalt concrete pavement should be installed following building construction on-site. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Liberty Ridge, LLC August 30, 2004 Revised December 2,2004 LIMITATIONS E-11251 Page 14 ECl's recommendations and conclusions are bas~d on the site materials observed, our engineering analyses, and 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 upon 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 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. Additional Services As the geotechnical engineer of record, ECI should be retained to perform a general review of the design and specifications to verify that the earthwork and foundation recommendations have been properly interpreted and implemented in the design and in the construction specifications. ECI should also be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications or recommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. Earth Consultants, Inc. KJIJ(T" OLIVET CfHfTERY q.PL I LEISIJRE I ESTATES ImP -----------~ - ImP I 5l \I Reference: King County Map 656 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. s ('1 • ~,~,~,~~~,,,,.~.~!}~~J:~~!~;,,,!2E~,, Construction Tt>sting & leBO I WABO Inspection s..,,'ices Vicinity Map Elm Hurst Residential Development Renton, Washington Drwn. GLS Date July 2004 Proj. No. 11251 Checked SSR Date 7/26/04 Plate 1 -------------- - - - - - -,.--, ---, --i-- - --, --..., I·) 13 12 17 10 9 8 ;) --~ ~I-~·~ ~IIP-a -.-I TP-11 -.-I 15 :..17 .12 I 16 56' 57 58 59 , I 17' ~ Tfp~7 18 -.-.. _ J. 20 21 I TP-6 -.-;:2 I TP-91 i ! -.--<-__ J L 55 54 53 S2 57 50 " TP-5i -.-I Trdct 1 -.-TP-41 23 "1 I), 62 63 " -.-I TP-3 25 26 ---- ";0 39 36 35 3,~ 32 1 27 ~ 1 W <-+3 I :::::> I ---I Z -14 W I I ~ I IZ ---1 0 47 II- -~----~1 a: W ITP-2---: ~ -.-W 48 I 30 a: 1m 31 /1 28 I I -.-TP-11 I 29 I . ',~ _________________________ : ___ ' _____ .J LEGEND TP-1-r-Approximate Location of Eel Test Pit, Proj. No. E-11251, July 2004 ---1 I I Subject Site l __ _ Existing Building 22 Proposed Lot Number 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. Not -To -Scale • GN~~,~!r.::""~ff?'~;;;~lt:.!~!~:,,,!~~,;e, Construction Tt'sung & leBO I \VABO Inspt"ction Se-r\'in"'s Test Pit Location Plan Elm Hurst Residential Development Renton, Washington Drwn. GAP Date Dec. 2004 Proj. No. 11251 Checked SSR Date 12/2/04 Plate 2 1" Drain Rock WEEP HOLE DETAIL 111=111=111 1foot min. 1-4 18 inches min .• 1 Excavated Slope Perforated Pipe Wrapped with Filter Fabric 1 foot min. Compacted Subgrade STANDARD NOTES 1) Free Draining backfill should consist of granular soil having no more than 5 percent passing the #200 sieve and no particles greater than 4 inches in diameter. The percentage of particles passing the #4 sieve should be between 25 and 75 percent. 2) Structural backfill should be free of organics, clayey soils, debris and other deleterious materials. It should be placed at or near the optimum moisture content. 3) Where weep holes are utilized, surround each weep hole with 3 cubic feet of 1 inch drain rock. Maximum horizontal spacing of weep holes should be 6 feet. 4) 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. Drain line should be bedded on and surround with free draining 1 inch drain rock. The drain rock may be encapsulated with a geotechnical drainage fabric at the engineers discretion. ~ •. ~: •. o.:.: .•... : -.0. '0 -.! 0· •• -. .. .. LEGEND Surface Seal; Native Soil or other Low Permeability Material Free Draining Backfill-Washed Drain Rock or Pea Gravel Structural Fill compacted to 90 percent relative compaction 1 inch Drain Rock SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING .~,~j.Q,,£~!l~,!;!I.t~~!~~, ~Q,S; Constnlction Testing & leBO I \,\·ABO Insp<:>ction Services RETAINING WALL DRAINAGE AND BACKFILL Elm Hurst Residential Development Renton, Washington Drwn. GLS Date Aug. 2004 Proj. No. 11251 Checked SSR Date 8/27/04 Plate 3 o 4 inch min. Diameter Perforated Pipe Wrapped in Drainage Fabric f 2 inch min. / 4 inch max. LEGEND I~ Surface seal; native soil or other low penneability 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. ~I t 2 inch min. SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING • !.2,~!.!.Q.£-?~,!;!I.t~!:!,!~,:. ~~,S; Construction Testing & leBO / \". ABO Inspection services TYPICAL FOOTING SUBDRAIN DETAIL Elm Hurst Residential Development Renton, Washington Drwn. GAP Date Aug. 2004 ProJ. No. 11251 Checked SSR Date 8/27/04 Plate 4 A P P E N o x A APPENDIX A FIELD EXPLORATION E-11251 Field exploration was performed by Earth Consultants, Inc. (ECI) on July 16, 2004. Subsurface conditions at the site were explored by excavating ten test pits to a maximum depth of seventeen (17) feet below the existing grade using a client-provided track hoe and operator. Approximate test pit locations and relative elevations were determined by interpolation from site features. The locations and elevations of the test pits should be considered accurate only to the degree implied by the method used. These 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, measured groundwater levels, and observed pertinent site features. Samples were visually classified in accordance with the Unified Soil Classification System, which is presented on Plate A 1, Legend. Representative soil samples were placed in closed containers and returned to our laboratory for further examination. Test Pit Logs are presented on Plates A2 through A 11. The final logs represent our interpretations of the field logs and the results of the laboratory tests of field samples. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. The consistency of the soil shown on the logs was estimated based on the effort required to excavate the soil, the stability of the trench walls, and other factors. Earth Consultants, Inc. MAJOR DIVISIONS GRAPH \SYMBOL LETTER SYMBOL TYPICAL DESCRIPTION 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 Size C qu W P * pet LL PI Gravel And Gravelly Soils More Than )50% Coarse rraction 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 (tittle or no fines) Gravels With Fines ( appreciable amount of fines l Clean Sand (little or no fines) Sands With Fines (appreciable amount of fines) Liquid Limit Less Than 50 Liquid Limit 1111 Greater Than 50 U Highly Organic Soil& Topsoil , '" '" '" '" -I Fill I~ IX Well-Graded Gravels, Gravel-Sand Mixtures, Little Or No Fines Poorly -Graded G(avels, Gravel- Sand Mixtures, Little Or No Fines 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 Fines Silty Sands, Sand -Silt Mixtures Clayey Sands, Sand -Clay Mixtures Inorganic Silts & Very Fine Sands, Rock Flot.r,Silty- Clayey Fine Sands; Clayey Silts wI Slight Plasticity Inorganic Clays Of Low To Medium Plasticity, Gr,avelly Clays, Sandy Clays, Siliy 'Clays, Lean Organic Silts And Organic Silty Clays Of Low Plasticity Inorganic Sitts, Micaceous Or Diatomaceous Fif'i Sand' Or Silty Soils Inorganic Clays Of High Plasticity, Fat CI ays. Organic Clays Of Medium To High Plasticity, Organic Silts Peat, Humus, Swamp Soils With High Organic Contents Humus And Duff Layer Hfl"hly Variable Constituents The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. DUAL SYMBOLS are used to indicate borderline soil classification. TORVANE READING, tsf I 2" 0,0. SPLIT SPOON SAMPLER PENETROMETER READING, tsf MOISTURE, % dry weight n 24" 1.0. RING OR SHELBY TUBE SAMPLER SAMPLER PUSHED • SAMPLE NOT RECOVERED WATER OBSERVATION WELL DRY DENSITY, Ibs. per cubic ft. UQUID UMIT. % SZ DEPTH OF ENCOUNTERED GROUNDWATER PLASTIC INDEX DURING EXCAVATION Y SUBSEQUENT GROUNDWATER LEVEL WI DATE Earth consultants Inc. LEGEND (Oc..:OI(~iUliCilll~lSlI\ecrs. (;cc.>log:ISIS &. Envirof\ll\ctuul SCicn1lsts Proj. No. 11251 Date July 2004 Plate Al Test Pit Log Project Name: Elm Hurst Residential Job No. Logged by: 11251 SSR Excavation Contactor: Client Provided Notes: General Notes W (%) 26.4 2 3 4 Date: 7/16/04 Test Pit No.: Sheet 1 Ground Surface Elevation: 100' of 1 Surface Conditions: Sparse Grass and Gravel , medium dense to dense, damp (Fill) -brick -increase silt content -increase organics -loose 5~~~--+--=----------~~--~--~--~--~----~~----------~ SM Gray brown silty SAND gravel, medium dense, 15.3 6 7~~----+-~~~~~--~~~~~~--~~--~~~----~~----~ Test pit terminated at 7.0 feet below existing grade. No groundwater Proj. No. 11251 DINn. GLS encountered during e><eavation. NOTE: Test pit elevations relative to each other. 2004 Test Pit Log Elm Hurst Residential Development Renton, Washington conditions depided represent our observations at the time and location of this ludgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for uWI\..".,Mi"," nrcwtAntAl"f """ thio 1t'V't of Test Pit Log Project Name: Elm Hurst Residential o. "'<:>I1l Job No. I Logged by: 11251 SSR Excavation Contactor: Client Provided Notes: u-(/)~ General W :c.8 ~~I D.E o E Notes (%) I'!! >-~LL (/) >- (!)(/) :::>(/) x< SM X< -X< 1-X< x< -X< X< 2 - >< >< - Xx >< 3 !---Xx Xx 15.2 1 4 f--SM r---- 5 !--- !--- 6 !--- 7 r----GM 3.9 !--- 8 i I oa;;~6/04 Surface Conditions: Gravel Test Pit No.: TP-2 Ground Surface Elevation: 100' Brown silty SAND with gravel, medium dense, moist (Fill) -gray mottling -asphalt pieces "".v. ~~ v. HCI. ii\..., and silt Brown silty SAND with gravel, medium dense, moist Brown well graded GRAVEL with sand, dense, moist -1.8% fines of 1 Test pit terminated at 8.0 feet below existing grade. No ground water encountered during e>«:avation. ~r-------~--~~--~~~----~-----------r--------------------------------------~ ~ '" Test Pit Log -Earth Consultants Inc. Elm Hurst Residential Development § Gootectmlcdl Fllg1net:rs. GcoIog1sIs& FllvlronmefltdlSckmIlsts Renton, Washington i Proj. No. 11251 J Own. GLS I Date July 2004 Checked SSR Date 7126/04 I Plate A3 Subsurface _"'" ,,, .. ,," ,.; ~~~ ~'X' --,/ our. ~' ,,: .. '~ ~"-at the tim~. and .Iocation of this exploratory ~~~~ ~~if!ed.~ .. '~~" '~' '! ~~. tests, analysis and ~udgme~t. They are not ".....,.... ... "1 ' ..... .,...,. """YO or omer times and~ !ocations. We cannot accept responsibility for the use or interpretation by others of .nfl"trn'laf."n rv"AC!:AntClt"l 1\" thict I""" Test Pit Log project Name: Elm Hurst Residential ~ Job No. I Logged by: 11251 SSR Excavation Contactor: Client Provided Notes: General Noles ... IIC11l I-- 1 t-- - 2- t-- 3 I-- 41-- 51-- I-- SM SM 1 ~~~6/04 Surface Conditions: Gravel Test Pit No.: R~ Ground Surface Elevation: 100' Brown silty SAND with gravel, medium dense, moist (Fill) -bark I wood layer at 1.5' -asphalt pieces and brick -21.4% fines Brown silty SAND with gravel, medium dense, moist (Fill) -dense -gray 61-- I-- 71-- t-- 8 t---large concrete piece t---brick fragment, increase organics, asphalt pieces of 1 9~~~--+-~----~~~~~----~--~~------~----~--------~ SM Brown silty SAND with gravel, medium dense to dense, moist I-- 10~~~--+-~------~--~~~~~----~~----~------------~ SP Brown poorly graded SAND with gravel, dense, moist I-- 11~~----+-~~~--~~~~~~~~--~~----~~----~~--~ Test pit terminated at 11.0 feet below existing grade. No groundwater encountered during elCCavation. Test Pit Log Elm Hurst Residential Development Renton, Washington Test Pit Log project Name: Elm Hurst Residential n, Jd> No. I Logged by: 11251 SSR Excavation Contactor: Client Provided Notes: General Notes W (%) 22.8 12.4 >< >< >< >< >< >< >< >< >< >< >< >< I IIClll r- 1~ ~ 2~ I--- 31--- I--- 41--- r-- 51--- r-- 6r-- - 7- - 8- - 9- - 10 I--- - 11 I--- SM I o;~6/04 Surface Conditions: Gravel and Brush Test Pit No.: TP-4 Ground Surface Elevation: 100' Brown silty SAND with gravel. medium dense. moist (Fill> -asphalt. concrete and brick -mottled texture -increase silt content -increase organic zone -iron pipes -large concrete slabs -construction debris of 1 - 12~~~--+-~----~~~~------------------------------------~ SM Brown silty SAND. dense. moist I--- 13~;-----+-~~--~--~--~~~~~----~------~----------~ Test pit terminated at 13.0 feet below e><isting grade. No groundwater encountered during excavation. Test Pit Log Elm Hurst Residential Development Renton. Washington m Proj. No. 11251 I Own. GlS I Date July 2004 Checked SSR Date 7126/04 I Plate A5 ~u~urface_ conditions depicted represent our observations at the time and .Iocati~ of this exploratory hole.ITlC>dW:1ed .~ ':'~~,,!,'."'''''! 'Y t~ts!,.!I.!l~~~L and l~. They are not ~rily representatille of other times and locations. We cannot accept responsibility for the use or ............. ,a ... '" by others of ,"'nrrnm.n" nroGantArf nn .h~ .,..,.. Test Pit Log Job No. 11251 ~ Contactor: Client Provided Notes: General Noles W (%) 11.6 14.1 1 2 3 4 5 6 7 8 9 10 11 Date: 7/16/04 Surface Conditions: Grass 1 Brush Sheet of Test Pit No.: Ground Surface Elevation: 100' 1 1 SM Brown silty SAND with grawl, medium dense, moist -concrete slabs with rebar -19.7% fines -'NOOd debris -concrete slabs -tire and plastic 12~~~~+-~----~~~~~----~~--~----------------------1 SM Brown silty SAND, dense, moist to wet 13~~----+-~~~~~~~~~~~~--~~----~~----~~----1 Test pit terminated at 13. feet below existing grade. No groundwater encountered during excavation. Test Pit Log Elm Hurst Residential Dewlopment Renton, Washington Test Pit Log project Name: Elm Hurst Residential Dc ........ t" ••• ...,it of 1 Job No. I Logged by: 11251 SSR Excavation Contactor: Client Provided Notes: General Notes W (%) 13.9 14.1 t-- 1 t-- t-- 2- - 3- - 4- - 5-- 6,..-- r- 7 'r-- r---- 8 'r-- r---- 9 t-- 10 t-- - 11- - 12 - - 13 ---- 14- - 15 r---- SM I ~~~6/04 Surface Conditions: Gravel Test Pit No.: TP-S Ground Surface Elevation: 100' Brown silty SAND with gravel, medium dense, moist (Fill) -trace organics and construction debris -increase organics -6" thick layer of concrete wash -concrete slabs and chunks -wood debris -dense ,.- 16~~~~1-~----~~~~~----~~----~----------------------~ SM Brown silty SAND with gravel, dense, moist r---- 17~~----1-~~~----~~~~~~~~--~~----~~----~------~ Test pit terminated at 17.0 feet below e>dsting grade. No groundwater encountered during e>eeavation. Test Pit Log Elm Hurst Residential Development Renton, Washington m Proj. No. 11251 I Own. GLS I Date July 2004 Checked SSR Date 7126/04 I Plate A7 ~upsurface _\NIIU'LlUI';:t depicted represent our oI?Servations at the time and .Iocation of this exploratory hole, .~o,dif!ed by enginElE!ring tests,. analysis and ~udgment. They are not necessanly representatIVe of other times and locatlOl1s. We cannot accept responSibility for the use or InterpretatlOl1 by others of .nf"'....,,'!Ifi,," ~Gi"+AI"f t'\n fhie I""", Test Pit Log Project Name: Elm Hurst Residential Job No. Logged by. 11251 SSR Excavation Contactor: Client Provided Noles: w ~:8 ~ GeneraJ Notes Cl. 15. .... I!! S. CD u.. (%) C!) (I) 0 2 3 11.7 4 5 6 7 8 9 10 11 12 13 14 15 5.5 16 (1):8 o E (1)>-=>(1) Date: 7116/04 Surface Conditions: Gravel Test Pit No.: Sheet 1 Ground Surface Elevation: 100' of 1 SM Brown silty SAND with gravel, medium dense, moist (Fill) SM -gray mottling -gray -20.0% fines -brick pieces Brown silty SAND with gravel, dense, moist Test pit terminated at 16.0 feet below e)(jsting grade. No groundwater encountered during e>eeavation. Test Pit Log Elm Hurst Residential Development Renton, Washington T~tPitLog Job No. 11251 Excavation Contactor: Client Provided Notes: General W Notes (%) 7.6 9.7 8.7 .Q B a E e ?i C) ~ ..!!! OOB 15...0. GI u: E o E o ~ 00;>- =>00 SM 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 SM Date: 7116/04 Surface Conditions: Graded Fill Sheet of Test Pit No.: Ground Surface Elevation: 100' 1 1 Brown silty SAND with gravel, medium dense, moist (Fill) -mottled texture -construction debris -barbed wire Red brown silty SAND, dense, moist Test pit terminated at 15.5 feet below existing grade. No groundwater encountered during e>a::avation. Test Pit Log Elm Hurst Residential Development Renton, Washington Test Pit Log Project Name: Elm Hurst Residential Development Job No. I Logged by: 11251 SSR Excavation Contactor: Client Provided Notes: u-GI (/):8 General W :c.8 i .a. Q.E GI u: E o E Notes (%) 5ct o ~ (/)>-::l(/) )< )< I--SM >< >< )< )< 11-->< >< )< I-- >< 2 r--)< >< I-- 9.3 )< 3r-- )< I--)< )< 41-- ~ I-- >< 51-->< >< I--)< >< 61-- >< )< ;-- >< 71-- >< >< >< >< i-- I>~ 81--~~ I>~ r--)<~ 91--I>~ )<~ I--I> )< I>~ 10 I-- >< I--)<~ )c~ 11 I-- ><} I--~y 12 r--~y ~>< I-- >< 13 i-- >< I-- >< 14 I-->< >< I--5.6 >< 15 I b (!) ~ Surface Conditions: Graded Fill Test Pit No.: TP-9 Ground Surface Elevation: 100' Brown silty SAND with gravel, dense, moist (Fill) -gray -pieces of brick -16.3% fines -slight organic and construction debris throughout fill zone of 1 Test pit terminated at 15.0 feet below existing grade. No groundwater encountered during e><eavation. ~r---------~--~--~~--~----~----------~----------------------------------------; ~ : _~~U}~~,~. I- Test Pit Log Elm Hurst Residential Development Renton, Washington ~~------------~------------~------------~------------~---------------r----------; ~ Proj. No. 11251 I DINn. GLS I Date July2004 Checked SSR Date 7126/04 I Plate A10 Subsurface conditions depicted represent our observationS at the time and location of thiS e>cpIoratory hole, modified by engineering tests, analysIS and ludgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of .mnrn"lotinn nrACtAntAl"l nn .hi~ Inn: Test Pit Log Job No. 11251 El«:avaI:ion Contactor: Client Provided Notes: General W Notes (%) 8.3 7.3 Proj. No. 11251 t :8 E ?i (!) .c J! (1):8 a·a. o E II u: E o ~ (I)>> ::>(1) SM 1 2 3 4 5 6 7 Date: 7/16/04 Surface Conditions: Graded Fill Sheet fA Test Pit No.: Ground Surface Elevation: 100' 1 1 Brown silty SAND with gravel, medium dense, moist (Fill) ~bleat3.5' 8~~----+-~~~--~~~~--~--~~----~------------------~ SM Red brown silty SAND with gravel, dense, moist 9~~----+-~--~--~--~~~~~~--~~--~~~----~~----~ Test pit terminated at 9.0 feet below existing grade. No groundwater encountered during e><eavation. Test Pit Log Elm Hurst Residential Development Renton, Washington Subsurface conditions our ludgment. They are not n..r..:!!lll""ilv representative of other times and locations. We cannot accept rMrllOl1Albilitv 1"fIVM~i"'''' nrAeAnfAl"t 1'\" A p P E N o x B APPENDIX B LABORATORY TESTRESUL TS E-11251 Earth Consultants, Inc. Particle Size Distribution Report o it 100 \11\f'i ~~--+H~~~~~-r~~~~r-+---~~~~~+-~*+~~~r-+---+rH1~~r-+---1 ~~-Hft+~:fl~~:~i\~:~~~'~L~-+ __ ~: K+~~~~H+~-+--~H+~-+~ \! " ro~--tHtt~~~b-~~ji~~--~~tffiii~~~t-~tMiii-~--t---tMiii-~--t---i "" .. ~~ , W ~~--~+r~r+~~~~: ~~'r~-r~~~-+~:~~~-+~~~~H-~-r-+---+H+++~+-~--~ ~ I': ~ '\ ffi ~r+-+~H-~~i~~+r~n~~~---w.:H~n~~:~~~~~~1-~~~~~-+-+~ ~ i' \ N~~ ~ ~~~H:~~~~~B+~~~~-+--~~++,~l~N~~~-Ti~+.H~~-+--~~++~~~ ~~~,~~~~~~~~!:~~~~ ~~--+H++~~~~~+H++~~--r---+N~~~~r-r-~~~~--r---+H++~~--r---1 ~~ , : ... ~""'" ' 10~--+H*+~~~~-r~++~~--r---+ffl++~~rl-r-r-~*+~~--~--+H++~~--r---1 ~~~, ..ow.rJ o ~~~~1~00~~~~~---1~O~~~~~---+1~~~~~--~O~.1~~~~~--~O~.01~~~~~~O.~OO~1 GRAIN SIZE -mm % COBBLES % GRAVEL % SAND % SILT % CLAY USCS AASHTO PL LL o 50.1 48.1 1.8 GW o 35.1 43.5 21.4 18.6 61.7 19.7 SIEVE PERCENT FINER SIEVE PERCENT FINER inches size 1.5 3/4 3/8 o 100.0 92.7 64.2 o 100.0 69.1 69.1 100.0 100.0 91.9 >< GRAIN SIZE 060 8.26 2.20 0.649 DJo 1.79 0.183 0.169 o Source: o Source: ;:, Source: 0.335 1.16 24.67 COEFFICIENTS number size #4 #8 #16 #30 #50 #100 #200 o 49.9 34.5 24.7 15.6 9.0 3.0 1.8 Sample No.: TP-2 Sample No.: TP-3 Sample No.: TP-5 Client: Project: Elm Hurst o 64.9 60.4 56.4 49.8 38.4 27.3 21.4 EARTH CONSULTANTS, INC. Proiect No.: E-11251 81.4 72.4 66.9 58.7 43.4 27.8 19.7 SM SM SOIL DESCRIPTION o TP-2: 7.5' -GW Brown well graded Gravel wi1h sand; 3.9% moisture o TP-3: 4' -SM Dark brown silty Sand wi1h gravel; 18.9"10 moisture ;:, TP-5: 4.5' -SM Brown silty Sand wi1h gravel; 1l.6% moisture \ REMARKS: o Tech: JNC o Tech: JNC ;:, Tech: JNC Elev.lDepth: 7.5' Elev.lDepth: 4' Elev.lDepth: 4.5' Plate Bl ~ = = ~ ~ :s; .. (l Ii .. .. ~ .., .... ~ 100 ~' , , , , 90 ~~i , 80 :\' I~r ' , ~ , , ~ 70 ....... ~ 0::: 1IIoo~ ~ W 80 ~ Z ~ ,~ u::: , ~ N I--Z 50 ~~ " w r\ 0 S~ 0::: 40 w il~ ~ ~: a. ' , , , , , , , 30 , ~ , , ~ , , I':' 20 ' , ""! : , , , 10 0 200 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm % COBBLES % GRAVEL % SAND % SILT % CLAY USCS AASHTO PL LL 0 35.8 44.2 20.0 8M 0 22.9 60.8 16.3 8M b, 20.2 53.9 25.9 8M SIEVE PERCENT FINER SIEVE PERCENT FINER SOIL DESCRIPTION inches 0 0 b, number 0 0 b, o TP-7: 4' -SM size size Dark gray silty Sand wi1h gravel; 11.7"10 1.5 100.0 100.0 100.0 #4 64.2 77.1 79.8 moisture 3/4 100.0 100.0 100.0 #8 57.7 70.2 7l.2 o TP-9: 3' -SM 3/8 72.1 88.5 91.5 #16 52.8 65.3 65.8 Gray silty Sand wi1h gravel; 9.3% moisture #30 46.5 56.7 58.8 #50 36.0 38.0 46.4 b, OS-I': 0' -SM #100 25.5 22.5 33.6 #200 20.0 16.3 25.9 Gray silty Sand wi1h gravel; .9% moisture >< GRAIN SIZE REMARKS: D60 3.00 0.721 0.656 o Tech: JNC D3Q 0.208 0.220 0.113 D10 o Tech:JNC >< COEFFICIENTS Cc b, Tech: JNC Cu o Source: Sample No.: TP-7 Elev.lDepth: 4' o Source: Sample No.: TP-9 Elev.lDepth: 3' b, Source: Sample No.: GS-l Elev.lDepth: 0' EARTH Client: Project: ElmHurst CONSULTANTS, INC. Proiect No.: E-11251 Plate B2 ~Copies ~Copies DISTRIBUTION E-11251 Liberty Ridge, LLC 9125 Tenth Avenue South Seattle, Washington 98108 Attention: Mr. Michael Merlino Pacific Engineering Design, LLC 4180 Lind Avenue Southwest Renton, Washington 98055 Earth Consultants, Inc. • 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 economical and responsive. Our multidisciplined approach includes a broad base of services which include: December 22, 2004 Liberty Ridge LLC 9125 10th Avenue South Seattle, WA 98108 Attn: Mr. Michael Merlino DEVELOPMENT PLANNING CITY OF RENTON DEC 282004 RECEIVED RE: WETLAND AND STREAM RECONNAISSANCE FOR THE PROPOSED "ELMHURST" RESIDENTIAL SUBDIVISION, RENTON, WASHINGTON At your request, Shannon & Wilson visited the Elmhurst site on June 8, 2004, and December 20, 2004, to conduct a wetland and stream reconnaissance in anticipation of your planned application to the City of Renton for an approximately 64-10t single-family residential subdivision of the site. The property (referred to herein as the "site" or "Elmhurst") consists of three parcels of land (Assessor's Parcel Numbers 5182100049, 5182100050, and 5182100051) that are located at 201 Bremerton Avenue NE in Renton, Washington. Our scope of work consisted of (a) delineation of on-site wetlands; (b) a wetland assessment, including an assessment of an off-site wetland to the north of the site's northeast comer (a wetland referred to herein as "Wetland B" because we referred to it as such in a wetlands delineation report we prepared in 1998 dealing with an abutting property); and (c) categorization of an ephemeral stream, part of the upper reach of Maplewood Creek, which coincides, in part, with the subject property's west boundary and which, near the site's southwest comer, turns east on the site then heads to the southeast off of the site. At your request, we subsequently flagged the eastern edge of Maplewood Creek as it crosses the subject property. Our scope of work also included preparation of this letter report, describing our findings and categorizing an on-site wetland, the off-site wetland and the stream based on the City of Renton's Development Regulations to determine the width(s) of required buffers (if any) associated with both the wetlands and the stream. 400 NORTH 34TH STREET· SUITE 100 P.O. BOX 300303 SEATTLE, WASHINGTON 98103 206·632·8020 FAX 206·695·6777 TOO: 1·800·833·6388 21-1-12146-001 Liberty Ridge LLC Attn: Mr. Michael Merlino December 22, 2004 Page 2 SHANNON &WILSON.ING. BACKGROUND The Soil Survey of King County Area, Washington (U.S. Soil Conservation Service, 1973)1 maps the site's soils as Alderwood gravelly sandy loam. That soils series, which is considered moderately well-drained, is not listed on the Washington State hydric soils list. The 1991 City of Renton Wetland Inventory and the 1988 National Wetland Inventory (NWI) map do not show any wetlands on or adjacent to the site; however, Maplewood Creek is mapped and is shown crossing a portion of the site. The creek is classified in the NWI as a riverine, intermittent, seasonally flooded streambed. METHODS We walked the Elmhurst site to identify plant community types and wetland and stream classification types present. We determined wetland presence using methods described in the 1987 Army Corps of Engineers Wetland Delineation Manual and supplemented by the Washington State Department of Ecology (Ecology) 1997 Wetland Identification and Delineation Manual. The triple-parameter approach, which considers the presence of vegetation, soil conditions, and hydrologic conditions, was used to determine wetland areas. Sample points were selected within identified plant community types to help describe general conditions at the Elmhurst site. Information concerning vegetation, soils, and hydrology was collected at each sample point. We flagged the wetland area associated with the existing stormwater detention area. We also flagged the eastern edge of Maplewood Creek with blue and white striped flagging, tying flags along the approximate edge of the ordinary high water mark. (Centre Pointe Surveying, the land surveyor for the Elmhurst project, subsequently field- located those flags and plotted them out on a survey drawing of the site. Based upon that field survey work, the locations of those flags have now been depicted on the preliminary plat drawings prepared by Pacific Engineering Design, LLC, the civil engineering firm designing the Elmhurst subdivision.) I Soil Conservation Service, United States Department of Agriculture, November 1973. 21-1-12146-001-L3/wpllkd 21-1-12146-001 Liberty Ridge LLC Attn: Mr. Michael Merlino December 22, 2004 Page 3 SHANNON ~WILSON.INC. According to City of Renton Municipal Code Section 4-4-130DA.b, a 25-foot wide buffer from the ordinary high water mark of creeks or streams is ordinarily required. That buffer, along the east side of Maplewood Creek, has also been depicted upon the preliminary plat drawings. EXISTING SITE CONDITIONS Ephemeral Stream As noted above, during our June site visit we flagged the east edge of Maplewood Creek's channel as the channel generally runs along the Elmhurst site's west boundary. This south- flowing stream, which is a tributary to the Cedar River, is ephemeral. It was dr:y at the time of our June site visit. During our December site visit, it had ponded water in places but was not flowing. The channel bottom is generally unvegetated and lined with gravel, mud and cobbles. The channel is entrenched with steep sideslopes along the northern two-thirds of the site. That stretch of the stream channel was straight and channelized along the property edge. In the southern portion of the site, the creek is not as channelized as further upstream but it is about 6 to 8 feet lower than the remainder of the site. Riparian vegetation along the creek is dominated by Himalayan blackberry except near the southern end of the property, where there is an overstory of black cottonwood and some Douglas fir, with an understory of Douglas spirea and clustered rose. The creek is reported to have fish migration barriers downstream of the project area. Onsite Wetland Stormwater runoff from most of the Elmhurst site is currently directed to a relatively flat, roughly bowl-shaped low-lying area near the site's southwest corner (an area generally lying within a portion of proposed Tract A, the tract for the proposed stormwater detention pond). Since at least the 1950s, most of the site has been at least partially developed, with filling and grading having been involved. Stormwater runoff from some of the developed portion of the site has been directed to the site's southwest corner through a combination of (a) overland flow and (b) collection and discharge of runoff through a 12-inch-diameter storm drain pipe in the south-central portion of the site that drains the most intensively developed portion of the site 21-1-12146-00I-L3/wpfJkd 21-1-12146-001 Liberty Ridge LLC Attn: Mr. Michael Merlino December 22, 2004 Page 4 SHANNON &WILSON, INC. (roughly the south half of the northeast quarter of the site). The low area provides stormwater detention for stormwater runoff from the portions of the site that have been developed since as far back as at least the 1950s. The bulk of the site's stormwater runoff that passes through that low area appears to both infiltrate and drain via overland flow to Maple Creek. Portions of that low area were dominated by reed canary grass, birdsfoot trefoil, rough stem bluegrass, soft rush, and sedges. During our June site visit, soils in that low area were saturated and dominated by a lOYR3/2 gravely loam with oxidized rhizospheres, over a 2.5Y3/2 gravely sandy loam with lOYR % mottles. Based on the local vegetation, soils and hydrology, a portion of the low area that receives the stormwater currently meets the three parameters for a wetland. In December 2004, we delineated a 3,130-square-foot wetland area in this location (Wetland A). Data sheets completed during the delineation are included in the attached appendix. This palustrine, emergent wetland area is highly disturbed, formed on top of fill and is dominated by reed canary grass, an invasive plant species. Under Section 4-3-050B.7.b.iii of the Renton Municipal Code, this area would be considered a Category 3 (lower quality) wetland because it (a) is severely disturbed and newly emerging on fill material, (b) is characterized by emergent vegetation, (c) has low plant species richness, and (d) is minimally used by wildlife. There are two reasons why this Category 3 wetland would not be regulated under the Renton Municipal Code. The first reason is that it is less than 5,000 square feet in size. Renton Municipal Code Section 4-3-050B.7.a states: a. Applicability: The wetland regulations apply to sites containing or abutting wetlands as described below. Category 2 wetlands, less than two thousand two hundred (2,200) square feet in area, and Category 3 wetlands, less than five thousand (5,000) square feet in area, are exempt from these regulations. (Emphasis added.) The second reason why this Category 3 wetland would not be regulated under the Renton Municipal Code is that it is an artificial wetland intentionally created from a nonwetland area 21·1·12146-001.L3/wp/lkd 21-1-12146-001 Liberty Ridge LLC SHANNON &WILSON.INC. Attn: Mr. Michael Merlino December 22, 2004 Page 5 for purposes other than wetland mitigation. Renton Municipal Code Section 4-3-050M.l.a states in relevant part: "Regulated wetlands do not include those artificial wetlands intentionally created from non wetland sites for purposes other than wetland mitigation, including, but not limited to, irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm pond and landscape amenities .... The Department Administrator shall determine that a wetland is not regulated on the basis of photographs, statements, and other evidence." (Emphasis added.) Prior to the past development of the site, that area was not a wetland. This is evident from the 1968 Walker and Associates aerial photo of the site and a 1978 City of Renton aerial photo ofthe site (copies attached). It appears from those photos that the creek was already in its present day location when those photos were taken. The 1964 photo depicts the northern half of the site as developed with several buildings on it and depicts the southern half of the site as having been cleared of trees, with grass and brush evident upon it scattered throughout the area. In the 1978 photo, the site's northern half appears similar to what was evident from the 1968 photo while most of the eastern two-thirds of the site's southern half appears to have been recently filled and graded and the remaining (westerly) third of the south half appears to be brushy with some open grassy areas. In both the 1968 and 1978 aerial photos, that westerly third of the south half shows neither evidence of vegetation typical of wetland areas nor evidence that the creek influences the area. Based upon our aerial photo interpretation the low flat area that currently receives stormwater does not appear to historically have been a wetland. Based upon current site conditions the soils associated with the portion of that area which now detains stormwater consist of over 12 feet of fill material. The filling and grading of the site that occurred subsequent to 1978 left the bowl-shaped detention area near the site's southwest comer. Because the low area, a previously non-wetland area, has been established as a stormwater detention area for the site, in view of Renton Municipal Code Section 4-3-050M.l.a it should not be considered a regulated wetland. 21-1-12146-00I-L3/wp/lkd 21-1-12146-001 Liberty Ridge LLC Attn: Mr. Michael Merlino December 22, 2004 Page 6 OtT-site Wetland SHANNON &WILSON,INC. An off-site wetland exists north of the northwest comer of the site. During our site visit, we observed some of the remaining flags that our firm set along the edges of this wetland (Wetland B) during our 1998 delineation of wetlands on the property to the north. That wetland continues to be vegetated with slough sedge, ninebark, willow, and aspen. Based on the presence of the old flags and our observations of wetland characteristics (similar to what we saw in 1998), it is our opinion that this wetland has not changed in size or location. The wetland is only 2,140 square feet in size. Most of the wetland is relatively undisturbed; however, its south and west boundaries appear to have been bermed long before our 1998 delineation, hydrologically isolating the wetland from the nearby creek. Because Wetland B is less than 5,000 square feet in size, is isolated from Maplewood Creek, and has historically been disturbed, it does not meet the definition of a City of Renton Category 1 or 2 wetland. While (aside from size) it may otherwise fit the definition of a City of Renton Category 3 wetland, because it is less than 5,000 square feet in size, it is not regulated under the City's development regulations. (See Renton Municipal Code Section 4-3-050B.7.a and the first paragraph of Section 4-3-050B.7.b.iii.) Thus, no buffer is required around it. CONCLUSIONS An upper reach of Maplewood Creek, an ephemeral stream, generally borders the west side of the site. A 25-foot-wide buffer is required from the edge of stream's ordinary high water line under the City of Renton's development regulations. A small portion of the area that receives stormwater near the site's southwest comer meets the three-parameter wetland criteria but, because it results from an intentionally made stormwater discharge and detention area, under the City's wetland regulations it should not be considered a regulated wetland. It should also not be considered a regulated wetland under the City's wetland regulations because it would be considered a Category 3 wetland under those regulations and, at a size of only 3,130 square feet, is less than the City's 5,000 square feet threshold size for purposes of wetland regulation. 21-1-12146-00I-L3/wpllkd 21-1-12146-001 Liberty Ridge LLC Attn: Mr. Michael Merlino December 22, 2004 Page 7 SHANNON &WILSON,INC. The off-site wetland to the north of the site's northwest comer (Wetland B) appears to be similar to what we observed during our 1998 delineation of it. It is considered a Category 3 wetland. However, it is also less than 5,000 square feet in size and, therefore, not regulated by the City. CLOSURE The findings and conclusions documented in this report have been prepared for specific application to this project and have been developed in a manner consistent with that level of care and skill normally exercised by members of the environmental science profession currently practicing under similar conditions in the area, and in accordance with the terms and conditions set forth in our proposal. The conclusions presented in this report are made within the operational scope, budget, and schedule constraints of this project. No warranty, express or implied, is made. This report is for the exclusive use of Liberty Ridge LLC and its representati ves. If you have any questions or comments, or require additional information, please contact me at (206) 695-6738. Sincerely, SHANNON & WILSON, INC. Katie L. Walter, P.W.S. Associate Natural Resources Manager KL W :DNC/klw Enclosures: 1978 City of Renton Aerial Photo 1968 Walker and Associates Aerial Photo Shannon & Wilson Wetland Data Sheets for Wetland A (9) c: Lou Larsen, Pacific Engineering Design, LLC 21-1-12146-001-L3/wpllkd 21-1-12146-001 Data Point: .J-of .:L DATA FORM ROUI'INE WETLAND DETERMINATION Project/Site: £t~L. ~~ " \AHJ1tt..-J flo Date: /2-ZO-Ot.( Applicant/Owner: L JC,t;.:wz:= City: ~ II-~In::'!{=es~ti~ga:::to::.r.:...:: =K=LW======J=ob::::#~;=2==1-==1 Z.=I=Y~Io;;-;;:6J,=,()=' =--.;"......_~ County: J<G M cfff) State: W If·~ Have vegetation, soils, or hydrology been disturbed: es No Is the area a potential Problem Area: Yes No (If needed, explain on reverse.) VEGETATION '1J.0llantfj.ant S~ies Stratum 2!! Cover· Indicator Dominant Plant Sl!ecies Stratum 2!! Cover Indicator h JOD £e.q.J 1. 1. C. 2. 2. 3. 3. 4. 4. S. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, 100>, FACW or FAC (except FAC-). .-Dominant species. Cowardin Classification: ~()"(v5 m'N. ~ .rJ- Remarks: HYDROLOGY _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators _ Stream, Lake, or Tide Gage _ Aerial Photograph Inundated _Other K Saturated in Upper 12 Inches -No Recorded Data Available _ Water Marks _ Water Lines Field Observations: -Sediment Deposits _ Drainage Patterns in Wetlands Depth of Surface Water: (in.) _ Oxidized Root Channels in Upper ~~J 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: (in.) -:!l(Q.~· _ Local Soil Survey Data., _ Other (Explain in Remarks) Remarks: ,"" .::~:,,~. '.~ '-11 .. \ .'~ Data Point: of sons Map Unit Name: Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (jncl!sl§) (Munsell Moist} (Munsell Moist) Abundance/~ntrast BhizoSDhem.§. etc. 0-13 lOJ~?/~ :;L -C['fl (3-r If) '1f;..'1/z, [0 i~'/& ~Jrl iP1l'tl,J' ~5L- Hydric Soil Indicators: _ Histosol _ Histic Epipedon -Sulfidic Odor _ Probable Aquic Moisture Regime ,x.. Reducing Conditions _ Gleyed or Low-chroma Colors Remarks: WETLAND DETERMINATION Hydropbytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Remarks: S-2-93IDATA.FRMfI1UI-lkdIdgwc<!I! .... ' • ' .. -Concretions _ High Organic Content in Surface Layer _'_ Organic Streaking _ Usted on Local Hydric Soils Ust _ Listed on National Hydric Soils List _ Other (Explain in Remarks) ,4~- No No " No .. Is ~s, Data Point Within a Wetland? @ No . . "" ".~ Data Point: 2-of ~ DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: fd hl (~+-w(..,tt~ A D~te: lj;); };$;lJ. Applicant/Owner: L, i::y ~;;; L" l..-c., City: y Investigator: K. v9" .... <\,f-c .. .c Job #: Z I -/-I ZI 4 to County: jinf Have vegetation, soils, or hydrology been disturbed: CbP No State: W. Is the area a potential Problem Area: Yes No (If needed, explain on reverse.) VEGETATION D2m~ Plant S~ies Stratum ~ Cover Indicator Dominant Plant S~ies Stratum ~ Cover Indicator 1. (s-h lQO -fi..-c..w 1. 2. 2. 3. 3. 4. 4. s. s. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, 100Y FACW or FAC (except FAC-). "'-Dominant species. Cowardin Classification: P eLL u 51-riY\t.. Remarks: .' HYDROLOGY _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators _ Stream, Lake. or Tide Gage _ Aerial Photograph -Inundated -Other _ Saturated in Upper 12 Inches _ No Recorded Data Available -WaterMarks Water Lines - Field Observations: _ Sediment Deposits _ DrainagePattems in Wetlands Depth of Surface Water: -_ Oxidized Root Channels in Upper (in.) 12 Inches Depth to Free Water in Pit: ~~ (in.) Water-Stained Leaves Depth to Saturated Soil: 11.\ (in.) -• _ Local Soil Survey Data Other (Explain in Remarks) Remarks: sons Map Unit Name: Taxonomy (Subgroup): Profile Description: Depth Matrix Color Mottle Colors (inches) (Munsell MQist) (Munsell Moist) O-{S ;-lo it lIz.. , Hydric Soil Indicators: Histosol -_ Histic Epipedon -Sulfidic Odor _ Probable Aquic Moisture Regime _._ Reducing Conditions -Gleyed or Low-Chroma Colors Remarks: WETLAND DE'i'ERMINATION Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? 1-2-93IDATA.FRMII'RH-lIcdIdp ~ No 'Ye:' 0 Yes Data Point: Z of Drainage Class: Field Observations Confirm Mapped Type? Yes No Mottle Texture, Concretions, Abundance/Contrast Rhizospheres. etc. SL ~ll Concretions -_ High Organic Content in Surface Layer _ Organic Streaking _ Listed on Local Hydric Soils List _ Listed on National Hydric Soils List _ Other (Explain in Remarks) Is this Data Point Within a Wetlanc\? Yes ® Data Point: 1-of '1 " DATA FORM ROurINE WETLAND DETERMINATION Project/Site: UvY\h~ r--o+ W~ ~ Date: 12.. -J"I·O'1 Applicant/Owner: l.c;~ t::.J$ City: ~ I~In~v~es::ti~g=ato~r~: ="==W=A/=l=:k-r====J~ob::=#~;=2=1-=I=-=1 =Z-={y=(.o== ___ ~ County: )6= @ .1, State: ~ -Have vegetation, soils, or hydrology been disturbed: Yes No Is the area a potential Problem Area: es No (If needed, explain on reverse.) ;~: VEGEtATION D~ant Plant S~ies Stratum ~ Cover Indicator Dominant Plant S~ies Stratum ~ Cover l!!dicato[ 1. '==: G---' ~ ~O tz: 1. 2. ~ ~ ~5 ,!1'A1!i4 b ':1.0 2. 3. 3. 4. 4. S. S. .. 6. 6. 7. 7. 8. S. Percent of Dominant Species that are OBL, l (b./, FACW or FAC (except FAC-). *-Dominant species. Cowardin Classification: Remarks: HYDROLOGY , _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators _ Stream, Lake, or Tide Gage _ Aerial Photograph -Inundated -Other ~ Saturated in Upper 12 Inches -No Recorded Data Available -Water Marks -Water Lines Field ObselVations: _ Sediment Deposits . _ Drainage ,Patterns in Wetlands Depth of Surface Water: -(in.) _ Oxidized Root Channels in Upper '11" 12 Inches " , Depth to Free Water in Pit: (in.) Water-Stairied Leaves Depth to Saturated Soil: I Q" (in.) -" _ Local Soil SUlVey Data , , Other (Explain in Remarks) ReJDlUb: . I '" Data Point: 3 of SOILS Map Unit Name: Drainage Class: Field ObselVations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizomheres, etc. f2.-I~-t to~ ~ "'It. ~~t .. .....ff4;s 6--SL. . ~ -' I:: Hydric Soil Indicators: -Histosol -Concretions _ Histic Epipedon _ High Organic Content in Surface Layer -Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List I _ Gleyed or Low-Chroma Colors _ Other (Explain in Remarks) Remarks: WETLAND DEI'ERMlNATION Hydrophytic Vegetation Present? I No Is this Data Point Wi'b.in a Wetland? ® No Hydric Soils Present? No Wetland Hydrology Present? No Remarks' ~ ~ • ~'. II U;I ~!:, f'\Uvr. J.. ' \-zl-. \ lW- 1I-2-93IDATA.FRMITRH-lkdIdgw ,,,,<. ~:; Data Point: !l.-of cr DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: CI ~h ~ c.::.~ l..}~~.Jt·/!l J)ate: ~ Applicant/Owner: ~ e.~LL't . . City: Investigator: ~ w-== == t; l-l-U:: l:l. Ie County: Have vegetation, soils, or hydrology been disturbed: @ No State: . Is the area a potential Problem Area: No (If needed, explain on reverse.) VEGETATION l2om~ant Plant S;ies Stmtum ~ Cover Indicator Dominant Plant S~ies Stratum 22 Cove[ Indicator ;..0 EEMJ 1. 1.1' L4r= h 2.lf..~<fL..Jd. II zo -2. 2 vel 3. 3.\P~ ,S 4.~~~~ .~ 5 ;ec~u 4. 2D s. 5."-4" 10 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, 33 >, FACW or FAC (except FAC-). lie-Dominant species. Cowardin Classification: Remadcs: HYDROLOGY _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators _ Stream, Lake, or Tide Gage _ Aerial Photograph -Inundated -Other _ Saturated in Upper 12 Inches _ No Recorded Data Available -Water Marks. Water Lines - Field Observations: _ Sediment Deposits _ Drainage Patterns in Wetlands Depth of Surface Water: -_ Oxidized Root Channels in Upper (in.) 12 Inches Depth to Free Water in Pit: -(in.) Water-Stained Leaves Depth to Saturated Soil: -(in.) -_ Local Soil Survey Data Other (Explain in Remarks) Remarlcs: v~ Data Point: 4 of SOILS Map Unit Name: Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches} (Munsell Moi!lt} (Munsell Moist) Abundance/Contmt Bbizo§pheG§. etc: f2-l~ lOy l.3/z-. &-SL- SL lb-lo~ to '1g 'l.-/l. Hydric Soil Indicators: -Histosol -Concretions -' _ Histic Epipedon _ High Organic Content in Surface Layer -Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List _ Gleyed or Low-Chroma Colors _ Other (Explain in Remarks) Remarks: H--z..O J-LO II WETLAND DETERMINATION Hydrophytic Vegetation Present? y~ j> YeseJ Hydric Soils Present? Yes 0 Is this Data Point Within a Wetland? Wetland Hydrology Present'? Yes 0 Remarlcs: ~W*'r i.\\\ l..D I, 8-2-93IDATA.FRMfrRH-lIcdIdp Data Point: :s of ~ DATA FORM ROUTINE WETLAND DETERMINATION Proj':""Site: ~ Et" t.J~ l:I: Date: ) Z -/'1 ~otf City: ~ ApphcantlOwner: L \ ~ Z I -1-i 2/~ to County: Investigator: t Vi---_I/..: Have veg~on, soils, or hydrology been disturbed: @ No State: Is the area a potential Problem Area: Y No (If needed, explain on reverse.) VEGETATION Dominant flant S~ies Stratum ~ Cover Indicator Dominant Plant S~ies Stratum ~ Cove[ Indicator ~: Dt~![~~J"5 S(!t ~ zo -1. lfl fg"w 2. 3. ~~sl-c..~ ~ ru!tIp... h ,~ -t=Q'==Y-3. h 20 -4. 4.0'" SOp 5. _. 5. ' 6. 6. --7. 7. B. 8. Percent of Dominant Species that are OBL, 50/. FACW or FAC (except FAC-). lie-Dominant species. Cowardin Classification: Remarks: HYDROLOGY _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators _ Stream, Lake, or Tide Gage _ Aerial Photograph -Inundated -Other _ Saturated in Upper 12 Inches _ No Recorded Data Available -Water Marks -Water Lines Field Observations: _ Sediment Deposits _ Drainage .Patterns in Wetlands Depth of Surface Water: -_ Oxidized Root Channels in Upper -(in.) 12 Inches Depth to Free Water in Pit: (in.) Water-Stained Leaves Depth to Saturated Soil: -(in.) -_ Local Soil Survey Data Other (Explain in Remarks) Remadcs: hA-.Mi5r- Data Point: of sons Map Unit Name: Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist} Abundance/Cont!!§t Rbizospheres. etc. t; '11 LD~r( z,!..z, tiL lI-l]t lOJ~'1I, lfC{"c.t. ~4R~ 7 .5;>~ -I , Hydric Soil Indicators: -IDstosol -Concretions _ IDstic Epipedon _. _ High Organic Content in Surface Layer -Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List _ Gleyed or Low-Cbroma Colors _ Other (Explain in Remarks) Remarks: ~C> ~ WETLAND DEI'ERMINATION Hydrophytic Vegetation Present? ~~. yes(§) Hydric Soils Present? Is this Data Point Within a Wetland? Wetland Hydrology Present? Yes fRO) Remarks: 8-2-93IDATA.FRMfI1UI-lkdldgw Data Point: to of J.- DATA FORM ROurINE WETLAND DETERMINATION Project/Site: Z-11"Yl h lJ,S + WtAi~/~ Date: ~( • Applicant/Owner: ~flj e~ City: I~In~v:.:es::ti:!g:::ato~r~: =K.~IA==)=(;...;=~====:==i~0bii!Z-~'==I-=I=-=2::::;I '-I~(.p==-----t County: \ ~ State: Have vegetation, soils, or hydrology been disturbed: yes No Is the area a potential Problem Area: No (If needed, explain on reverse.) VEGETATION nominant Plant Soecies Stratum Si Cover Indicator DQminant Plant S~ies Stratum ~ Cover Indicator l.r-Po 6.. ~ ,QIOG h 30 -. 1. 2.~f)1'.t1~L.'1 tJL ~/Au...~ -J..., h 2-Q +'.:..-c.-u 2. 3.1.11 Co-H.I-«-!-k OS ~-" b ~() ( -3. 4.V~ • ±= t;; -4. S. &-<.rS.~'\ l'Vvv, '5 -S. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, ()~ FACW or FAC (except FAC-). *-Dominant species. Cowardin Oassification: Remarks: HYDROWGY _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators _ Stream. Lake, or Tide Gage _ Aerial Photograph -Inundated -Other _ Saturated in Upper 12 Inches _ No Recorded Data Available -Water Marks _" Water Lines Field Observations: _ Sediment Deposits _ Drainage Patterns in Wetlands Depth of Surface Water: (in.) _ Oxidized Root Channels in Upper ....... 12 Inches Depth to Free Water in Pit: -(in.) Water-Stained Leaves Depth to Saturated Soil: (in.) -----_ Local Soil S-urvey Data Other (Explain in Remarks) Remarks: ~ Data Point: (P of sons Map Unit Name: Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type?, , Yes No Profile Description: ~ "" \ Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moi~) (Munsell Moist) Abundance/Contmn Bhizoamem§. eIQ. tJY~ IO'1.t 2/Z ,"SL &1Br Z#5~ '3_/& 5 ~d I ~ , , Hydric Soil Indicators: -Histosol -Concretions _ Histic Epipedon _ High Organic Content in Surface Layer -Sulfidic Odor _ Organic Streaking _ Probable Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List _ Gleyed or Low-Cbroma Colors _ Other (Explain in Remarks) Remarks: ". WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ~ 0 Yes~ Hydric Soils Present? Yes Is this Data Point Within a Wetland? Wetland Hydrology Present? Yes ~ 0 Remarks: 1I-2-93IDATA.FRMITRH-lkdIdgw -Data POInt: .3.. of !l DATA FORM ROUTINE WETLAND DETERMINATION Project/Site: ~~ w~ A Date: 1l.!!:£", 'I City: Applicant/Owner: ~ = :Ll ~(~ ;2...1 -\-\ z., I !.f h county:~ Investigator: /(A b #: Have vegetation, soils, or hydrology been disturbed: G;J No State: Is the area a potential Problem Area: Y No (If needed, explain on reverse.) VEGETATION DOmin~t Plant SQecies Stratum % Cover Indicator Dominant Plant SQecies Stratum ~ Cover Indicator h lOb ±;a;;) 1. 1. L(j.. 2. 2. 3. 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, FACW or FAC (except FAC-). *-Dominant species. Cowardin Classification: Remarks: HYDROLOGY -- _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators _ Stream., Lake, or Tide Gage _ Aerial Photograph -Inundated -Other _ Saturated in Upper 12 Inches -No Recorded Data Available -Water Marks -Water Lines Field Observations: _ Sediment Deposits _ Drainage Patterns in Wetlands Depth of Surface Water: ---.. (in.) _ Oxidized R~t Channels in Upper 12 Inches Depth t9 Free Water in Pit: -(in.) Water-Stained Leaves Depth to Saturated Soil: (in.) --_ Local Soil Survey Data ·'-other (Explain in Remarks) Remarks:-:~ ... • __ 1.-_ ... -,. .. .-~-;;-i··-·- ~}:---',-.~ :'-;~ . . Data Point: 1-' of SOlIS Map Unit Name: Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth . Matrix Color Mottle Colors Mottle Texture, Concretions, (inches} CMunsellMoist) (Munsell Moist) Abundance/Contrast Rhizospheres. etc. 6-'1' 10 '1K7L~ (,-~'- l·l~+ I~ if 1Lz.. 5t... -Dr~ Hydric Soil Indicators: -Histosol -Concretions -Histic Epipedon _ . High Organic Content in Surface Layer -Sulfidic Odor -Organic Streaking -Probable Aquic Moisture Regime -Listed on Local Hydric Soils List -Reducing Conditions -Listed on National Hydric Soils List -Gleyed or Low-Chroma Colors -Other (Explain in Remarks) Remarks: wETLAND DETERMINATION Hydrophytic Vegetation Present? <8tl yes® Hydric Soils Present? Yes Is this Data Point Within a Wetland? Wetland Hydrology Present? Yes 0 -h-tj~\t\.l UA~~/ Remarks: 5~~.lt~l~ ~~11 1~· Pn -fl...t-Iv...--"t l "J<-r 8-2-93IDATA.FRMII'RH-llcdldp · Data POInt: 8 of l' DATA FORM ROUTINE WEILAND DETERMINATION Project/Site: ~;~ ~f.,tl~ A: Date: /2.:J4=D'f ApplicantlOwner~ ~g . City: -----"R....::;;~":_'T~""--I~In~v~es~ti~g~at~or~: ..::=:=:::::~========J=b=#=:==Z=-='-=/~2~/~Y=LR=:...--__ ~ County: § :@State:_...JhZif1=-..t.L.....; __ Have vegetation, soils, or hydrology been disturbed: es No Is the area a potential Problem Area: Yes No (If needed, explain on reverse.) VEGETATION D0f{jant Plant Species Stratum % Cover Indicator h IQD kW 1. C,& 2. 3. 4. 5. 6. 7. 8. Percent of Dominant Species that are OBL, FACW or FAC (except FAC-). *-Dominant species. Cowardin Classification: Remarks: HYDROLOGY _ Recorded Data (Describe in Remarks): __ _ Stream, Lake, or Tide Gage _ Aerial Photograph _Other No Recorded Data Available Field Observations: -Depth of Surface Water: Depth to Free Water in Pit: -0 __ -"-- Depth to Saturated Soil: (in.) (in.) (in.) Dominant Plant Species Stratum ~ Cover 1. 2. 3. 4. s. 6. 7. 8. { 00).., Wetland Hydrology Indicators _ Inundated ~ Saturated in Upper 12 Inches _ Water Marks _ Water Lines _ Sediment Deposits _ Drainage Patterns in Wetlands _ Oxidized R~t Channels in Upper 12 Inches _ Water-Stained Leaves _ Local Soil Survey Data Other (Explain in Remarks) Indicator . Data Point: r;; of 3..- SOILS Map Unit Name; Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth . Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Rhizo§pheres, etc. rJ-{j lot;t1i G-~Sk t3-¥r [0 't£ 1./ /I 1,5~~ "Ii 6-S,- Hydric Soil Indicators: IDstosol Concretions -- -Histic Epipedon -. High Organic Content in Surface Layer -Sulfidic Odor -Organic Streaking -Probable Aquic Moisture Regime -Listed on Local Hydric Soils List -Reducing Conditions -Listed on National Hydric Soils List -Gleyed or Low-Chroma Colors -Other (Explain in Remarks) Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? @ No Is this Data Point Within a Wet1and?~O Hydric Soils Present? A!? No Wetland Hydrology Present? Yes No Remarks: ~T~ ~ -~/dl7r 'SOIl ~t~ 1I-2-93IDATA.FRMtrRH-lkdldgw · Data POInt: cr of 1 DATA FORM ROUI1NE WETLAND DETERMINATION Project/Site: . [\1'\1\ hu,. ~ ~ (.,~~ ~ D~te: II :!:/i:;Y;":J Applicant/Owner: L-.:;. q ~ t-LC-CIty: £ , County: 3Bj Investigator: t I:> ~ \ ~ J #: ;;'1 -l-rt.1 '-i {,p Have vegetation, soils, or hydrology been disturbed: Is the area a potential Problem Area: (If needed, explain on reverse.) VEGETATION Dominant Plant Sgecies Stratum % Cover Indicator 1. IZ(,~ I 00' ~ !~ 2. ~Q~~ ~ Y 20 -+- 3. 4. s. 6. 7. 8. Percent of Dominant Species that are OBL, FACW or FAC (except FAC-). *-Dominant species. Cowardin Classification: Remarks: HYDROLOGY _ Recorded Data (Describe in Remarks): _ Stream, Lake, or Tide Gage _ Aerial Photograph _Other _ No Recorded Data Available Field Observations: Depth of Surface Water: (in.) Depth to Free Water in Pit: __ -=-__ (in.) Depth to Saturated Soil: --(in.) Remarks: (j No State: No Dominant Plant Sgecies Stratum % Cover 1. 2. 3. 4. 5. 6. 7. 8. lOO'/, Wetland Hydrology Indicators _ Inundated _ Saturated in Upper 12 Inches _ Water Marks _ Water Lines _ Sediment Deposits _ Drainage Patterns in Wetlands _ Oxidized RC!Ot Channels in Upper 12 Inches _ Water-Stained Leaves _ Local Soil Survey Data Other (Explain in Remarks) Indicator . Data Point: '1 of_ sons Map Unit Name: Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth . Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist} (Munsell Moist) Abundance/Contrast Rhizomheres, etc. ()-~ IO'1t\3/z €()..{-.y'*~ &SL- I ~Jt+ ~ I01k J'L ~ Hydric Soil Indicators: -Histosol -Concretions -Histic Epipedon -. High Organic Content in Surface Layer Sulfidic Odor --Organic Streaking -Probable Aquic Moisture Regime -Listed on Local Hydric Soils List -Reducing Conditions -Listed on National Hydric Soils List -Gleyed or Low-Chroma Colors -Other (Explain in Remarks) Remarks: wETLAND DETERMINATION Hydrophytic Vegetation Present? ~i Yes@) Hydric Soils Present? Is this Data Point Within a Wetland? Wetland Hydrology Present? Yes Remarks: 1I-2-93IDATA.FRMITRH-llcdldP. <!lJ ~ a- r t:,""""~' 1 ( • 1 , .~ l. :11 "' • ~ I ~ ~ w ~ ~.!! ~~ !j ~!Z Ii Oil! i~ "n u La II'W" j I ~:I -~!i s Will i ~ > m ! ~ REVISIONS SEC. 15, TWP. 23 N., RNG. 5 E., W.M. 1 'J"+ I ( -sO' (UNRCGUtATfD CAm;afY J -Z.UI SF) I, I; ~'l~'~~." !!~ 1,' -\1;,~:";t~';%;;;;'~;~f~S~~:~:f~;"f:!;;i':~:t!";;=.-:~~-~--~~~f~b", <r~ \ Ao" " :? '" ,'" -,,--'-\ '" " ---~ ~ 10 II !I--'; r- I I 11 I I ~"f-i / ... , \ , / \ ~"~ / \ \ '" / ,,1 / IlL ,--v_ " I': " "-4n . i\' I!: \ , \ ~-oL:W 'j .M GIW'HC""""-,, SCALE I r -50' \Si'1JCAL. DA T1.II ..... r vr N:I'I,ON, HAW ae CONJQJR JH1E7tVAL -Z' E3ENCHIAIf( "'''' KING COUNTY POINT I RENnB52: FaJNO PUNat IN J. KING COUNTY SURFACC BRASS DISC AT 1HE S1RE'ET /H7£RS£CTlCIH OF HE 4TH STREET AND H8TH A\oE SE MARKING THE NORTHIIICST CORNER OF S£CTJOH '<f, TOMHSHP 23N., RANGE 5£, W.M. nEVA1lON-45+.11 FrET. srm scr COTTON GIN SPfK£ JU' SOUTHIIEST OF 7H[' !lEST COLUMN OF GA 1E. fLEVAlJCIH-407." FFET. BASIS OF BEARIi/Q JRU£ NORTH. BASfD UPC»I Q.OSAL POSlnONING Sl'S1ElI (CPS) LWSfRT GRID WASHHG1tW STAlE NORTH ZOI£ CXXIRDWAlES. A CON\£RG£HC£ NHl.E OF OOVJO.zr COUN1Dla.OQIC1WSC WAS APPUED AT A PUNCH MARK IN r ICJHG COUNTY SU'lf"ACE" BRASS DISC, AT THE S7R£[1' IN1£RS£C7JOH OF HE 47H ST. AND , ... TH A\oE SE. It4RKJHO 7HE NORTHEAST CORNER OF SECTION r~ TO'fWSHIP 23 NORTH, IW#iIE " CAST OF JHE" MI..LWfTI'£ IIERfDIAH. THE NORTH tWERlCAH DA1UV OF r88J'/ln, (HAD eJ/l1') caD CClClRf)fNA.TES II£R£ FOUND 10 E I~m I r:JlfSfJ22.J21 AT THAT POINT. JH£ IN'I£RSE OF 80TH rHE SEA Ln£L CORR£C7IOH FACTOR OF dnfi81&2. AND THE GRID SCALf" F"AC7tlR OF U)000Q2187 WAS APPlIED TO TH£ GRIO ~Jl:S FOR SHOWH (;RO(JNQ OISTAIoIC£S. aiECKED FOR COMPUANCE TO OTY STANDARDS RlCOIllONDID FOB .APPROVAL oote----1 BY: _______ 0010 ____ BY: ____ _ Oote ___ _ D ~~ ~~ il t~ 2i"~ ~~~ J C"'4 "1(1) iii ~"""m ~ ~~~~~~ ,g~ ji ,~u d! ·u ~a:: ]1 u ~ ~llli 00 ~ t 0 m :) 00 ~ ~~ ~ :)~ ~ d J:~ ~.i~ ::!-.JOO ~ml wW • a: PROJECT NO.: 02054 DRA'MoI BY: .JQC ISSU£ DA 1£: 't2-OI-o. SHEET REV.: \ I LJ , -02054ECOl-P08 poa 8tEI!T • CP • DEVELOPMENT PLANNING CITY OF RENTON DEC 2 8 2CJ4 RECEIVED Attn: Mike Merlino Liberty Ridge LLC 9125 10th Avenue S Seattle, WA 98108 tel: 425-226-1000 (owner / applicant) Fernwood North H .A. PO Box 2364 Renton, WA 98056 (party of record) Katie Walter Shannon and Wilson 400 N 34th St., Ste 100 Seattle, W A 98103 Michael Yantis Yantis Acoustical Design 720 Olive Way, Ste. 1400 Seattle, W A 98101 Updated: 02/03/05 PARTIES OF RECORD ELMHURST PRELIMINARY PLAT LUA04-162, PP, ECF David Halinen Halinen Law Offices, PS 10500 NE 8th Street ste: #1900 Bellevue, WA 98004 tel: 206-443-4684 eml: davidhalinen@halinenlaw.com (contact) Terrance Flaig PO Box 3106 Renton, WA 98056 tel: 425-277-3551 (party of record) Lou Larsen Pacific Engineering & Design LLC 4118 Lind Avenue Renton, W A 98055 Cliff Williams 5326 SW Manning Seattle, W A 98116 Rose Woodall 248 Union Avenue NE Renton, WA 98059 tel: 425-255-9584 (party of record) Sara & David Scott 179 Whitman CT NE Renton, WA 98059 (party of record) C. Thomas Foster Langley Fourth Ave Assoc., LLC 5460 Southcenter Blvd., Ste. 106 Seattle, W A 98188 (Page 1 of 1) (d)JCj N ~ ~ , ~ • ~ ~ • N • E-t • !!l ~ • • • t • • • • • • • • • • 8-Cj • , IyJJ • 01-Cj • • t i~l~ ! i ~ ~ ::l ~ ~ I ~~ ~~ !) ~ffi i~ Oa:: t::' 06 ~~ ~ ~E 4r.I~ U P@~ I ~ q 0 j I J::I -~!i s Will t ~ ~ i g REVISIONS SEC. 15, TWP. 23 N., RNG. 5 E., W.M. "ELMHURST" RESIDENTIAL SUBDIVISION DENSITY CALCUU 1IONS : R/W AREA -1.72 oc. OR 74,i2,3 IItJ. ft. S'TJf(.Uf ACREAGE' -10' IiWO£ AREA SOUTH OF' HE 2ND PL, AND I' !WOE AREA NORTH OF' HE 2ND PL -dOi ex: OR J,aoe aq. It. TOTAL AREA _ !UO ae. OR 41~I7e ~ It. PRQPOS£l) ACC£SS £ASOI£NT AREA _ o.ClJae. f.2el~ ft. PROPOSED I OF' LOTS -e4 ZOHING RIO. SU8.ECT 10 A O£'r£1..ClPAlDtT AGR££W£NT (KING COUNTY RECOROIHG -> ············--;·~JI II! ~ I .-------1-, \,< r·." 1 (~ / / DENSITY -54 LOTS 1OTAL. AR£A (oe) -R/W (ae) -STR£..W (oe) -ACCESS (ae) DENSITY -e4 _LOTS llI.OU OC -'.12ee -0.01 ee -O.OJ ex: DENSITY -,. LOTS 7.18 oc OEHSITY -4M du/oc SIre /NFORA/A 1ION : I. EX SITE: AREA -i.if.9 ae Z. EX R/W 10 BE VA~1lD (8R£IIERTON A~) .. A." ae J.O~SlTE:AREA (INa.. VACATED AREA) -UO ex: .. R/W TO Be 0£DICAttD-1.72 ae OWHER/Al'f'UCANT : UBERTY RIDG£ L.L.e. "M 10TH AK" S. S£Arn..r, irA "'08 c/IiL ENGINEER : ~~~.J;rk:!!;Jr'" PACfF'IC CNGINEERING DESIGN, LLC 41SO UNO AYE s.w. RENTON. It'A~ ~.lt!S;s1;~I PAVEJmoIT AND SIDEWALK NORTH OF £J.JIHURST 10 BE INSTALi£D IN CON.iJHCTIOH IIITH RlDGE'\'fEW COURT GC07rCHNlCAL £ARTH CCWStJl TANTS, !He. ENGINEER: ~~1H PLACE N.E. ~4~1~780 SUR\£l'tIR : CENTRE POINTE: SURV£Y1HG J3701 iTH A\o£. S =t:L(1'~ ::,_~ stfET f'C)E)( t't1I I'/ftUUINARY PlA T P02 COIrIPOSIlI" unuTY PLAN POl 1R£E aJT1lNG,.1.ANO a.£ARtHG PLAN PCH HSGHBORHOOO OCTAIL MAP POS BREWERTON AYE. N.E. AND ROAD 8 PREI.JItIINARY PROFILE POd ROAD CROSS SECTIONS AND VlCHTYMAP ~'S.S'EX.R-o-W ROAD A PREUMIHARY PROfU P07 GRADING AND DRAINAGE' PLAN "" 10 8£ VACATED \ POtJ DtlS1JNG CONDITIONS .... ..,..,.,..Y DJS1ING BOOHDARY FUi: Vl~1"" ~IO' PRIIARY Smuc7URf \ S£'1BACK (TYP.) 20' ATTACH£D GARAOC SE1B.4Q( (TYP.) 1f'··UWTY ~ L, £ASEJlrNT (TYP.) II \, .. I " I) I --------I ~22'1 .-, I '''s' EX. R-o-W . TO BE VACA lED .3 " ClRA/'ItC 8CAI..E SCALE. l' -50' NOTE· FUR L0CA1IOH OF SElI£R. WAn:R AND STORW ORAJHAGE' SEE 5H£CT P02 " VER11CAL. DATIM arT OF RU4TON, NAW 88 CONTOUR INn:RVAL .. 2' BENCH.WJ( BASE: KING COUNTY POINT I RENT7M2: FOUND PUHQI IN Ja KING COUNTY SURFAC£ BRASS DISC AT 1H£ S1R[£T /HT[R5ECT1ON OF NE 4TH S1R£ET AND I4aTH AI£ SE ",ARKING THE NORTH'II£ST CORHm OF SECTION 14, 10WNSHIP 2JN" RN«J£ Mo, .. ",. nEVATK»I_ of54.7a FrET. Slm SET COnDN CIH SP/KF 'P.I· SOUTHMEST OF 1H£ MEST OOI..UIIH OF QA1£. nEVA 1IOH-.fD7.PfS F£ET. BAs/sOF~ rHUt. N<R1H. BASED IJPOH Gt.C&AL POSITIONING SYS1DI (CPS) LAMB£RT GRID WASHINGTON STAlE NORTH ZONE COOROINAT£S. A COH\IERtitHCE AHGU OF 00'58'.lO.28-COUNn:RC1.OOOIISE WAS APPI..JED AT A PUNOf ",ARK IN ,3-KING COUNTY SURFACE BRASS DIsc. AT THC S1RfU INTmSEC1JON OF HE 4TH ST. AND 1.f11TH A\£ sc. MARKING THE NORTH£AST CORNER OF SEC1ICW 15. TOtIHSHF 2J NORTH. RANGE S EAST OF THE IllU..4MITTE" MERIOIAN. THC NORTH AIrlfRfCAH DATIJIII OF 198J/lnl (NAD al/91) GRJO COOROINATES M:Rf" FOUND 1"0 B£ 1809o.lm / "'5822.J2I AT THAT POIKT. TH£ INVERS£ OF 80TH 'THE SEA LE\£L CORReCTION FACTOR OF o.!i9998l424 AND THE GRID SCItL£ FACTOR OF 1.000002187 WAS APPUED TO THC GRtD COOROfNA 7ES FOR SHO'IfN GROUND DISTANCES. L.EQAL DE9CFFT1ON ~ THE SOUTH flO FEET OF 1H£ EAST 21S FFET OF THE rou.OIllNG OESCRIB£D PROPERTY: THE NORTH HALF OF 7H£ SOUTHEAST QUAR7IR OF 1H£ NORJHlEST QUARTE:R OF THE: NOR1Hr£ST QUART£R OF SECTION 1.5. TOIIHSHIP 2J NORTH. RANGE' 5 EAST, "M.; EXC£PT THE EAST J7.S F£CT 1HERCOF FOR ROAD; (ALSO KNOWN AS 1H£ SOUTH 110 FEET OF 1Ht EAST 21S FrET OF THE NORTH HALF OF TRACT S. IlARnN ACRe" TRACTS, ACCORDING ro THE IJNR£CORDED PLAT THER£OF. srnJATE: !H THE COUNTY OF KING. STAlE OF WASHINGTON. PARCEl 8: THE SOUTH HAiF OF THC SOUTHCAST OOARTER OF 1H£ NORTHIIEST QUARTER OF 1HE NORTHMEST OUAR7IR OF SECTION '5. TOMNSHfP 2J NORTH. RANGE. 5 EAST, lit",.: EXCEPT THE E"ASTER/.Y 7.S FrET 1H£R£CIF FOR ROAD; (ALSO KNOWN AS 1H£ s001HERl.Y HALF OF TRACTS 5 AND B. MAR1IN ACRE 1RAC~ ACCORDING TO 7HE" IJNRCCOROED PUt T THER£OF. SIn/ATE: IN THE COUNTY OF ICWG. STATE: OF It'ASHJNGTON PAACEl C: THE NORTH HAlF OF THE" SOUTHEAST OUARn:R OF THE NORTHlEST QUARTER OF THE NORTHWEST OOAR1[R OF SECTION 1S. 10WNSHIP 2J NORTH, RANGE'S EAST, IItAl.; £XC(PT THE EAST J7.!S F£CT THER£OF FOR ROAD: AND £XC£PT THE SOOTH 110 F'EET OF 7HE £AST 215 FF£.T OF TH£ REJ.WNO£R. (ALSO 1OIO'/tN AS THE NORTH HALF OF TRACTS 5 AND 4, MARTIN ACRE tRAC~ ACCORDING 10 THE UNRa:CWOED PUtT TH£REOF; EXC£PT"THE SOUTH flO F[ET OF THE £AST 21S FEU OF SoU) mACT S); SIn/ATE: IN THC COUNTY OF KING, STAlI" OF WASHINGTON ~~ ~S g::; <~ ~ is ~5w~ ~~~ E;~iOiOm~ ill "'~'" < ~a: StLS~ .. O/}U :::~ u·t::~ tP ~ ~ .... al ::: U ::: 0/} (';j ........ ~ 0/) rIl r= al ~ ~OJ! 0/ ~ ~lIIi ~ ~ ::> en .J ~~ i~ .g5 ~~ "'~ • is .§'u ... 1!? ·U ~a: ~'" Oii i ~ ~ . ~d ~c~~ ::E-~t .Jff} ~ ii~~ ~a: PROJECT NO.: 02054 OR"~ BY: .JQC ISSUE DATE: ~ SHEEr Rev.: LJ , .... 02054HCOl ~P03 P01 SHEET 1 OP a DEVELOPMENT PLANNING CITY OF RENTON DEC 282004 RECEIVED ® .. , :j'!:4a I '!"':'I'kI !!I!-.. ~- 1.5411'10. @I ® 2.~Ac @ -N-_ .', _____ _ \ --------OIW'IIC 8CW.E SCAlE' r • 2DO' ~D47UW QTY OF IIOfltW. 1M'" tIS ~.MEItVAL -2' f:i/EIlICH<IAFI ....., /(WQ COCJNTY PfJNT , R£Jrm4U' FOt.WO PUNQf ~ r KJIIG COUNTY stlfFM.:t MASS DISC AT 1')£ S1Rf£T IfmfSIfC1JCW OF He 41H SlREET AND 1481H AI,£ S£ iMItKJNG THE' HOtlMIEST ctIIJIER OF !!'ClJCW ' ... ~ 2.W., RANQ£ .£. .. oW. fJ.EVAlJON-$..11 FttT. ,n" SET Q)T"J'tW GIN SPfI(£ ffl." SOU1HIIEST OF 7H£ 1IDT CtX.UItIH OF GAlE. ll.£VAJJCW-407.11 FEET. SASS OF EARINQ 'nIUt NDImt &4SED IJIIIOH Q.QW. ~ S\"SJDI (lPS) LAMlIOfT GIRl) ~ STAlE' NORm ZONE COOffOiHAlES. A CXW\EIIIGfNI% MIQE " OO'N'~ COUHJEJfQ.OQCIIISE' IMS N'PID AT A NNCH IIWfK 14 r KM COUNTY SUllF'ACE auss DGC:. AT lH[' S1JItf£T lNlERS£CnGW OF H£ .1H st NID r«nH A\o£. 5E, AfMIICN) lHE HCIfJH[A!T ~ OF !tClJOH f5, 7OIHSHP.2J HanH, FtANQC ~ CAST OF lHE ~ AefJQIAH. THE NORtH AJI£JtJC;NI fM1LII OF 1MJ/I'''' (NNJ 1J/tI) QIfIID cc::x:JI:WM1ES IISI£ FrxHJ 10 lit" 1301Ol._1 ,.11I1422..m AT »fAT POIH1. 1HE' jN~ (I" sam JH[' srA r..nn oatREt:Tk'II FACmR OF a.HH8f424 AND THE QIffO ~ FACTCJI' OF 1.000002'I81 WAS AJIPUED 10 THE '*' COORDINATES mt SffOWN GRQJND 0ISTANCfS. ~I ~~ II I ~ g~ ~ u~ nhnmf bOU ().~ ~ ~ Q ~ .... Q s::: () s::: bO ~ tIS ........ Ij~ bO fIl s::: Q! ~OJi ~ 1111 i ~I .If Ii It "'lu . .il' . ~ .lis: !1 u ~ I ~ 3m lUa:: ~ II ~·~I ~I;il PRO.ECT NO.1 oac:.4 ORA .. ft .JQC ISSUE DAlE: -..ot-CM 9iEET IW:V.: ~ U r ..... a2OS4CllOl-POl P04 ...,. ... ",. . 03AI303l:1 I;ODl 8 l :J3G N01N3!::J ::10 AlIO DNINNlfld lN3VVd013A30 III ~ ~ ~ ~ ~ !II~~I ~ m ;:. ~ ~ ! ~ I ;R CfTYOF " RENTON ~ "ELMHURST" RESIDENTIAL SUBDMSION ELMHURST BRB.ERTON AVE. NE. AND ROAD B PRELIMINARY PAOFILE 4180 UNO AVE. S.W. RENTON. WA 98055 RENTON,WA FOI> UiERTY NXE LLC. .... """. BEATTLE. WA 88108 f"HOtrE< (42:5) 22&-1000 FAX· (~ 228-42A Civil Engioeering, Surveying and Planning Consulllmts m 0 .01 ~ I\) (,J ~;z, ~ ~ 0'1 In ~ ~ DEVELOPMENT PLANNING CITY OF RENTON DEC 282004 RECeIVED ~ i I--..~~-'-'-'-'---'-+-~~~+-+---I ). "ELMHURST" RESIDENTlAL SUBDMSION 1m CfTYOF ~ RENTON ELMHURST ROAD CA06S SECTlONS AM) ROAD A PFEUMINAAY PROFILE Pacific 4180 LIND AVE. s.w. Engineering ~. WA 98055 RENTON,WA Design, LLC ~";i? 251-aan FOf> L.JBERTY FIDClE LLC. 01251D"TH e BEATT1..J:,WA.1iI8108 f'HClPE> (.0&26) 22&-1000 FAX. (o42Q 22&-<4824 (425) 251-8880 WEB SITE' Civil Engineering, Surveying PACENG.COM and Planning Consultants DEVELOPMENT PLANNING CITY OF RENTON DEC 282004 RECEIVED ~~ :ij §!Z if w ~..j It (~ !D \1 U Rf'II",",' ____ ~L); , ", __ ~J '{\ '.' '., ~; T7{'Aer B "- ; '. '-'\ .. _' .. " . <;.'>' ~-~"'. , i ~C;" ~ SEC. 15, TWP. 23 N., RNG. 5 E., W.M. '" ~ ~ _I -----~c-,-H ! I ; I "'1 II 8 ~!I : , , , -r I .......... --.;.-1 4,~ " I \ k-...u-: T <lIW'HC 8CJ\I.C SCALE' r -50' ~DAT1JU QTT UF IfD#TCJH, HAW 1!18 CONJaJR IHTDfVAL -2' BENCH.fAFI( "''''' KING COUNTY POINT I RENnl!52: FOUND PUN04 IN J-K1HG OOUNTY SURFACC MASS DISC AT 7H£ S7REET 1HTtRS£C11ON « HE 4TH STREET AND 148TH A\IE SE w.RJOHG 7H£ HCW1HII£ST CORNER OF S£CDOH ,... TDIINSHfP ZJH., RANG£ tf£., IU". Q.£VATlOH-.f5.f.7tl F'f:£T. ",., seT COm:w QN SPfK£ flU' SOU1H1tEST OF THE MEST CCl.UMN OF GA1E'. a£VA11CW-407.111 FUT. SASlSOF~ 7RUf NORTH. BASfD UPON a.OSAL POSTJOMHG Sl'S1DI (CPS) UJrIBERT GRID WASHWGTCW STAlE NORTH ZONe COClROfHA1ES. It CON\£RCI£NC£ ANGtL OF OOVJO.28· COVN1ERQ.OQOWSE' WAS APPUED AT A PUNCH IIARK IN J-KING C(J(JNTY SURFACE: BRASS DISC. AT TH£ STRaT INT£RSCCTION OF N£ 4TH Sf. AND 148TH A\€'. S£. UARKJHG 7HC HOR~T CORNER OF SCCJlOH 1.5. TOtWSHIP 23 NORTH. RANGe 5 CAST OF JHE MU..AWCTJl" II£RIOMH. THE NORTH NtIERICAH DATUoV OF fNJl"eef (HAD aJ;91) GRID COOROWAJES IIERf" FOUHO 10 SIE" 14OQOJ.JN /IJ18822.J21 AT THAT POINT. 7H£ INVERSE OF 801H 1HE SCA l£\o£l. CORRf'CTlCW FACTOR OF o.IHM1SZ4 AND JHC GRID SCALE FACTOR OF 1.000002181 WAS APf'I.IED 10 »£ fRIO COORQItU,JES FOR SHOWH GRCXJND OtSTANCt:S. I..EOENJ SMfTNtY SDER a.EANQJT • SAMTMY ..,.. MAIHU ..... ,. HrDIWIT AS:SD&.Y ~ CAP. IMlER lINN W/lDFOIWfY 2" aoIKIfF ASSEIa.Y .. ""..,.,. If, ..- • C8 """, C8 nfIE' , JrftCU) L.OCJCIr«I LID til C8 ""'" <el 121 J"IR' , Ir/5CU) LDCJalIIIG LG -.........,. -L AIICNISID .. DtJfIIIISI'WT MANftlD ---1 PIIfCPOSED .. DM£1M Y DRAIN CItNIEClJCW DIS'JM I'AWMNT c:::=J -,..-c:::=J _ ......... ~~ ~S i il «~ , I"~ ~5'~ ~~~ !ziG"GmB h~$~$~:: OilU ~....:l ()'\:: ....:l t;:i a) ~ .... a) ~ () ~ Oil (\I ........ ~ Oil rIJ ~ a) ~ CL ~ ~llli I1I1 be '~:l ~~ ",1 bIl O f;' " ,e 'U ~a:: 'n u I I .J ~~ ~ d f ~ ~.~I ~~ ~ml PRO..ECT NO.: 02054 DRAWN 8'1': .JQC ISSUE DATE: 1I-0I-04 SHEET REV.: LJ ,. .... 02054CU01-P02 P02 ....-raOP. DEVELOPMENT PLANNING CITY OF RENTON DEC 282004 RECEIVED REVISIONS 10 4" / _ ... /J_. _~,/ \ \ -----~\ UNRECORDED . ./ "-.~ sec. 15, TWP. 23 N., RNG. 5 E., W.M. \ "-..'-....., ...... "-. I I \ )--- H.i::: VUf· .. ~ . ;J}--'-, -----~oH- . LAV-<Cl : I II "-:1 I 3 " 8 ill ! ; --~----.-.-; , 7 \ J, ___ ...... _\ Ie: I ".1. .. 11 5 ; ~ 1 .... \ t..J W Ii OIW'HC 8CAI.E SCALE' r -50' ~DAT1AI ..... ..... ~,CH. HAW 118 CONTOUR WlERVAL -Z' BENCHIAIf( BAse KING COUHTY POINT I RENTla52: FWND PUHC>I IN r /OHG COUNTY SlIIfF"ACE MASS DISC AT 1HE S1REET INT£RS£CTJOH OF HE .TH SJRfET AND '48TH A\E SE IMRK1NG JH£ NORTHIfEST CORNER OF S£CnoH '.f, roMHSHIP 2.lN., fWIG£ 5£, WM. £LEVA T/OH_ ..,.., 78 FEr. Sl£: SET COT1CH GIN SPIKE UU' SOUlHlfST OF 1HE JEST caJJIrIH OF Go4.1E. £LEVATJOH-.07." nET. SASIS OF BEARING 7RtJE" NORTH. BASfD UPON Gl.08AL. POSl'noHlHG Sl'S1DI (CPS) I.ANSERT GRfO WASHNG1tW STAlE NmTH ZONE CCICIRI:XNA1ES. A CCW\t£RGfHCf" ANGL£ OF ooV.30.28-COUNlERQ.OCKMfSE WAS APPU£D AT A PUNCH MARK IN r KING COUNTY SURf"AG'E BRASS £¥SC. AT JH£ S1RaT INlERSEC7KW OF IE 4TH ST. AND ,46TH AI£ SE WARKIHG JH£ NORTHCAST CORNER OF SEC7KW '5. 10MNStfP 2J NORTH. IWlGE 5 EAST OF 1HE M.L.AIJ£TlE" U£1ffOIAH, THE NORTH MI£RfCAH DAMI OF U'8J/lH' (HAD 8l/i1) GRID COOflOjNATES II€R£ FOLHJ 10 BE 180e03.H8/IJUSd22.J2! AT THAT POINT. THe IMERSC OF BOTH THE $£A Ln£L CORR£CTJOH FACTOR OF Q,iH88faz4 AND 7HC GRfO SCJ.LE FACTOR OF J.OOOOQ2f87 WAS APPUf.D TO THE GRIO COQ1iOIHA 1ES FOR SHOMN QIfCX.WO OISTANC£S. ~I ~« i i ~ o~ , 'jlits Z~~1ii 1iim~ ~!Z ~~~m~ I;~ $IL$~:: OJ)U ~...:l '~:l C)'I::...:l ~~ t;:: ~ ~ 3] ..... ~ ~ "' . C)~OJ) .. ell.......... .~ .. Il. OJ) rIJ 3·S ~ ~ ~ .~ ~ ~Oll .:10:: ]1 u ~ ~llli I I ~ ~ ~~ ~~ ~-ulffl ~ d ~.i~ ~ i;i~ • a: PRO.ECT NO.: 020IS4 ORA" BY: ..xac::: ISSUE OAl[: 1I-Ofoo04 SHEET REV.: LAIC) a.&AFINQ "-AN ~CUTTI<IQ 02054TRo\-P03 P03 aEET :I OF • a3AI3~3~ frOOl g l J30 N01N3H ,:jO A.LIO 8NINNVld IN3Wd013A30 ~I: r,li' ~ i ~ I ~~ 11 ~!Z Ii oil! t~ RE\1S1ONS I~ "n ;1 UI a.rn, II'W' --,-- j I J;:I -~!l g W!ll t ! !1 SEC. 15, TWP. 23 N., RNG. 5 E., W.M. ~i" '''4~?'1:::'~~ ---f'=.!;::a; tt4!',' iii , - ---- ---- --- ", FUr:: -~c-, H- ~ I i I 9 "" _mn I I """""'-; ---~-!i\' 7 \, I' - I r: I! ....••.•••••••• _. ,", ......•..••• -. __ : ... J ~ II I ~ ~ ic~-LW 1~ -~ ~8CALE SCALE: r -50' w:mJCAL. DATUW OTT'" RENtoH. NA~ 88 CONTOUR INTERVAl -2' BENCI-IIAFf( ....., KINO OCXIHTY POINT I R£NT7Bl52: FOUND Pf.JNQ4 IN J-KfHG CQJNTY SURFAce BRASS DISC A T THE: STREET IHTERS£CJK)N OF ~ 4TH STRaT AND 148TH A~ SE MARKlHG THE HCWTHM£ST CORNER OF S£C7lOH 14, TOWNSHP 2JH., RANGe Mo. w..w. £L.fVAJKJN-0f.78 f[ET. S'll": SET com:w QN SPIKE 1111' SOUTHIIEST OF THE IlEST OOI..UIMI OF GAT£. fl£VA17OH-407.H FEeT. 8AS/S OF 8EAIIH) 1JftJf" NCJfUH. BASED UPON GlO8AL POSI1JONING SlSTDI (GPS) L.oWSDtT GRID WASHNGTCW STAll" NORTH ZON£ c:c:::ICROIN,UES. A COH\f:RG£NC£ AHQ.£ OF ooV.3O.28· COUN1ERQ.OQOWS[" WAS NIPUCD AT A PUNCH .wNfl( IN J" KING COUNTY SlJRFAC£ BRASS r:¥SC; AT THE: smaT WTERSECTIOH OF He 4TH ST. AND ,..aTH A~ SE. .wARKlNO THE NORTHEAST CORNER OF SECTJOH IS. TCWtHSHIP 2J NORTH. RAHGC , CAST OF 1H£ IIIl..L.AA£Tll" IIERlOINt. 1HC NORTH AJJ£RfCAN OAruv OF INJ/'7iI'" (HAD SJ/8l) GRD COORDINATES IER£" FOf.N) TO B£ 180"o.",,88 / IJleaZ2..l21 AT THAT POINT. 1H£ ~ OF 80TH THE S£A I..E\fl. CORR£C1ION '-"C7Oft OF Q.8HG8I424 I.HD THE QW) SCALE F"C7Oft OF I.ODOOD2167 WAS APPU£D TO "D£ GRfO COOROiHATES FOR SIKJ'MII GROUND DISTANCES. /..EGEID SMfTMY SEIEt aLAIIQJT • SNnMY SEEt MNttfCU ..... lIE HYDIWIT ASSEIB.r ~ CAP, IMmt MAlI .. ~ ,. ROIO'l'" ASmaY .. ,....,.,. ;r. ..- • CO""'" C8nR"'''~I.OCJCJ«JW Ii) co 1lI'E' iil C8 nPE" , w~ I.OQOHQ W ........., ......,."r --L. MCIPOSEJ) ~ DOtWSPOUT MANRl.Q ---I PRCf'OSEP 8" IlAM'lMY DRAIN CQtMC1I(W DISlM PA\IWEHT c::::J .........,,,. ....... c:::::J .........,- ~I ~~ J !~8 :J5~" .,co g i~ ~~~m~ ..,~ ~IL~~" eo U ~...l (')'1:: ...l t;:: Q) ~ .... Q) ~ (,) ~ bJ) 'fl1 ~~ ~~ '5 bD ~ ........ Il. eo 00 ~ Q) " ,9 'U ~O ~ ... '$!"" iJ ~ ~ ~llli (/) ~ ~ 0 m => (/) ~ ~~ ~ a:~ ~d =>w l:O ~.~~ ::E-...I(/) ~Im Ww • a: PRO..ECT NO.: 02014 DRAWN BY; oJQC ISSUE DATE: -....ot-Oot SHEET R[V.: , I LJ , -02054GR01-P07 P07 ....,. 7 C. • 1 I \ AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) __ ---.&.H-L...::e~i -=-....;.cl_l ---.:-K;-=-.l-=......:::ua-=-t-______ , being first duly sworn on oath, deposes and says: 1. On the ;;;..tf/zaay of December, 2004, I installed ~ public information sign and plastic flyer box on the property located at 201 Bremerton Avenue NE, Renton, WA 98059 for the following project: "Elmhurst" Preliminary Plat Project name Liberty Ridge L.L.C. 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) was/were constructed and installed in locations in conformance with the requirem ts -ef Chapter 7 Titl 4 of Renton Municipal Code. ' f December, 2004. N Y PU in and for the State of Washington, ing at Des Mol Jes, lJA... . My commission expires on 1#/19/01 C:\WJNN1\Profiles\heidik\Local Settings\Temporary Internet Files\OLK33\Public Info Sign Installation.doc 12/27/04 #152305-9192 Cortess D. Pippin 310 Bremerton Ave NE Renton W A 98059 #518210-0020 I/d-. Langley 4th Avenue Assocs LLC 4225 4th Ave Northeast Renton W A 98055 #518210-0081 Rose Woodall 248 Union Ave NE Renton W A 98059 #518210-0031 U S Postal Service 17200 116th Ave SE Renton WA 98058 #252550-0290 Jon Morgan Hendrickson 150 Bremerton PI NE Renton W A 98059 #252550-0530 Clifford D. Griffin 154 Vashon PI NE Renton W A 98059 #252550-0440 Edward N. James 156 Whitman Ct NE Renton W A 98059 #252550-0540 Joseph M. Cunanan 5019 NE 18th Ct Renton W A 98059 #252550-0450 Andrew Rosko 1900 NE 48th St Apt BIOI Renton W A 98056 #252550-0500 WArren J. Madaj 167 Whitman Ct NE Renton W A 98059 #252550-0720 Fernwood North Homeowners Assoc. Po Box 2364 Renton W A 98056 #252550-0400 Edward D. & Sandra L. Gullekson PO Box 3104 Renton W A 98056 #252550-0390 Gerald C. & Susan R. Dorer 151 Bremerton PI NE Renton W A 98059 #252550-0520 John A. Lambert 15 S Grady Way Renton W A 98055 #252550-0380 Henry L. Royce 157 Bremerton PI NE Renton W A 98059 #252550-0370 Dauna M. Koval 161 Bremerton PI NE Renton W A 98059 #252550-0360 Terrance L. Flaig PO Box 3106 Renton W A 98056 #252550-0350 Scott A. & Julie M. Rutledge 169 Bremerton PI NE Renton W A 98059 #152305-9014 #152305-9213 Conner Homes Co 846 108th Ave NE Ste 202 Bellevue W A 98004 #518210-0085 Salvador C. Patrianca 27 59th PI SW Everett W A 98203 #252550-0280 Chuong M. & Tien G. Tran 116 Bremerton PI Renton W A 98059 #252550-0430 Timothy J. & Andrea M. Braun 152 Whitman Ct NE Renton W A 98059 #252550-0300 Steven A. & Deena M. Stricker 156 Bremerton PI NE Renton W A 98059 #252550-0620 Kelly Salvatori 159 Vashon PI NE Renton W A 98059 #252550-0510 James D. & Gail Cunningham 161 Whitman Ct NE Renton W A 98059 #252550-0550 Joanne C. Marcellis 166 Vashon PI NE Renton W A 98059 #252550-0310 Kamilla Teletnik 170 Bremerton PI NE Renton W A 98059 #252550-0460 Renee Sajous 170 Whitman Ct NE Renton W A 98059 #252550-0490 Nigel S. C. & Linda E. Lo 173 Whitman Ct NE Renton W A 98059 #252550-0330 Gildardo Lazcano 179 Bremerton PI NE Renton W A 98059 #252550-0320 Glen W. K. & Tessie Wong 185 Bremerton PI NE Renton W A 98059 #518210-0042 Ridgeview Court LLC PO Box 2401 Kirkland W A 98083 #518210-0082 Jodi J. Delmar 4207 NE 2nd PI Renton W A 98059 #252550-0410 Michelle M. Mckay 4314 NE 1st PI Renton W A 98059 #252550-0560 Thanh Huynh 172 Vashon PI NE Renton W A 98059 #252550-0470 Todd A. & Tracie C. Fredericksen 176 Whitman Ct NE Renton W A 98059 #252550-0480 Peter M. Jamero 179 Whitman Ct NE Renton W A 98059 #152305-9035 Violet F. Bliss 330 Bremerton Ave NE Renton W A 98059 #518210-0083 John H. & Margaretta J. Losch 4213 NE 2nd PI Renton W A 98059 #152305-9030 Fue Vue 13004 136th Ave SE Renton W A 98059 #252550-0340 Kathleen S. Schrader-nada 173 Bremerton PI NE Renton W A 98059 #252550-0570 Geoff A. Erbeck 178 Vashon PI NE Renton W A 98059 #252550-0580 Gordon & Marsha Schroeder 183 Vashon PI NE Renton W A 98059 #518210-0071 Teresa A. Cronin 4115 NE 2nd PI Renton W A 98059 #252550-0420 C. E. Stone PO Box 2401 Renton W A 98056 #518210-0050 Liberty Ridge L.L.c. 9125 10th Ave S Seattle W A 98108 March 29, 2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Liberty Ridge LLC Attn: Mike Merlino 9125 10th Ave S Seattle, W A 98108 David L. Halinen Halinen Law Offices, P.S. 10500 NE 8th Street, Ste. 1900 Bellevue, W A 98004 Elmhurst Preliminary Plat File No.: LUA 04-162, PP, ECF DEVELOPMENTSER~CES CITY OF RENTON MAR 29 2005 RECEIVED 201, 251, & 257 Bremerton Avenue NE Approval for a 64-lot subdivision of a multiple parcel, 9.6-acre, site intended for detached units. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on March 8,2005. 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 March 15, 2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, March 15, 2005, at 9:31 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. -. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Tree Cutting and Land Clearing Plan Elmhurst Preliminary Plat File No.: LUA-04-1 62, PP, ECF March 29, 2005 Page 2 Exhibit No.5: Grading and Drainage Plan Exhibit No.7: Zoning Map Exhibit No.9: Katie Walter, Professional Resume Exhibit No. 11: Vacation Petition to City dated 12/27/2004 Exhibit No. 13: Renton City Council minutes dated 2/28/2005 Exhibit No. 15: Deed to the Foster property Exhibit No. 17: Access Easement Agreement dated March 9, 2004 Exhibit No. 19: Lawsuit, Snohomish Case Law Exhibit No.6: Existing Conditions Exhibit No.8: ERC Mitigation Measures Exhibit No. 10: Sheet I of Preliminary Plat drawing set showing vacation of 15.5 foot right-of-way along Bremerton A venue Exhibit No. 12: Letter from Bonnie Walton dated 311/2005 Exhibit No. 14: Noise Report by Mr. Jerry Lilly Exhibit No. 16: Lot Line Adjustment Exhibit No. 18: Lawsuit, Kitsap Case Law -. Exhibit No. 20: Second Grading Sheet The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located in the east portion of the City of Renton just south of the NE 4th corridor and to the west of Bremerton A venue NE. The site is zoned Residential-I o. On the site there is a Category 3 unregulated wetland located in the southwest portion of the site, which is proposed to be filled. There are two tracts proposed, Tract A in the southwest corner of the site for the storm drainage facility and Tract B which continues along the entire southwest and western edge of the property which would be a Native Growth Protection area. Maplewood Creek runs along this area and continues northward. There would be a 25-foot enhanced buffer on each side ofthe creek. Due to any wetland that would be potentially located within 100 feet of the site, the applicant did an assessment of this wetland in the northwest corner of the site and that is unregulated Category 3 therefore, this proposal would not be affected with that wetland. A Development Agreement was made on this site, it was approved in August of 2004 with several stipUlations. One, this site would be zoned R-I 0 as well as the Comprehensive Plan Use designation of Residential-Options (RO). There are also some site-specific restrictions that state that all residential buildings must be single-family, all lots abutting the south boundary line must be 50 feet in width (Lots 23 through 29), and lastly the net density cannot exceed 10 dulac. The proposed density for this plat is 8.3 dulac. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated for the project, which included fourteen mitigation measures. No appeals of the determination were filed. The purpose of the Residential Options designation is to create new, lower-density neighborhoods in a traditional development style while at the same time support infill development. This proposal is consistent with the Residential Options land use development and the environmental element. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 3 A net density of the development would be 8.3 dwelling units per acre, which is within the allowed range. This proposal is all detached single-family units and complies with the density and unit mix requirements for R-l 0 zoning. All lots comply with the lot dimension requirements as well as meeting the required setbacks. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Several buildings and outbuildings currently exist on the site, the applicant must obtain a demolition permit and complete all inspections and approvals for all buildings prior to the recording of the final plat. The R-IO zone requires setback areas to be landscaped including the addition of trees and shrubs to be planted within the front yard area of all lots within the plat. The satisfaction of this condition is subject to the review and approval of the Development Services Division Project Manager. The side lot line of the proposed lots are at right angles to the street line. All lots would gain acce~s to public roadways either directly, or via private driveway access easements. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. Each of the lots satisfies the minimum lot area and dimension requirements ofthe R-I 0 zone. All lots located at the intersection of public rights-of-way would meet code, all would have a radius equal to or greater than 15 feet. Access is proposed via the Bremerton A venue NE coming from the south through the Laurelhurst Plat. This proposed plat required two means of access, depending on the outcome ofthe Ridgeview Plat, north of the site along Bremerton A venue NE, it is a requirement by code that a minimum of 20 feet width of pavement and a pedestrian walkway be required along Bremerton Avenue NE from the northern property line up to NE 4th Street. If the right-of-way required to be dedicated by the Ridgeview Court Plat is not in place prior to the recording of the Elmhurst Plat, the applicant ofthis plat would be required to dedicate the public right-of-way along that parcel. There also is a requirement for a dedication of a minimum of 25 feet from the centerline of Bremerton Avenue NE for this subject plat. A homeowner's association or maintenance agreement is suggested for the development, which would be responsible for any common improvements and/or tracts within the plat. Traffic, Park and Fire Mitigations fees were imposed by the ERe. The subject site is located within the Renton School District boundaries and they have indicated that they can accommodate the approximately 28 new students. The storm drainage/surface water would be located in Tract A in the southwest corner of the property between Lots 22 and 23. In order to enhance the storm drainage tract it is to be fenced, landscaped and irrigated unless drought tolerant plants are used. The property lines of Tract A fronting Road A, Lot 22 and 23 should include a landscape visual barrier and fencing. The property lines along Lot 22 and 23 should include a six foot high solid wood fence or other approved material (no chain link), the portion to the southwest of Tract A required only the split rail fence. Staff recommends approval of the Elmhurst Preliminary Plat subject to five conditions. David Halinen, 10500 NE 8th Street, Suite 1900, Bellevue, WA 98004 stated that he represents the owner/applicant Liberty Ridge LLe. There were a couple of questions that arose during Ms. Fiala's testimony, Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 4 in terms of the question of shared driveways, the applicant is planning to have individual driveways, the purchaser of the project has requested that and that is the applicant's intention to provide those driveways. Secondly, regarding the small segment of Tract A that abuts the south line of the property, they are willing to fence that in any way that the City staff would like to have it done. The applicant has reviewed the proposed conditions for approval and finds them acceptable. There was a question regarding the unregulated wetland in Tract A, Katie Walter, a wetland scientist, biologist and botanist is present today and can address that question. Katie Walter, Shannon and Wilson, 400 N 341h Street, Suite 100, Seattle, WA 98103 stated that she performed the wetland del ineation both on this site and the site to the north back in 1998. The wetland to the north is just offsite north along the west property boundary. It is a small wetland, just over 2,000 square feet in size. It was designated a Category 3 wetland under the City's regulations and the question was with respect to its closeness to Maplewood Creek. That creek has been channelized in the past, the area was developed early in the 1950's, and at different periods oftime the creek has been channelized and moved and it appears that long before now that wetland has become isolated from the creek. There is a dirt berm that exists between the creek and that wetland. The isolated wetland on site is slightly different in that it appears to have formed on fill as a result of a stormwater pipe that outlets near the east side of the wetland and it appears that that wetland is isolated, most of the water that gets to that wetland either infiltrates or evaporates and probably during very large storm events it may have some overland flow. The creek on site, which runs along the western property boundary has been heavily channelized, it's about four feet lower on the northern side than the site boundary depending on the amount offill in different places on that site. On the southern portion it is six to eight feet lower than the actual site. On the northern two-thirds of that site it's been channelized along the property boundary, it's an ephemeral stream, it wasn't flowing, in fact it was completely dry in June of 2004, and in December of2004 it wasn't flowing, but there were some puddles of water. It was flowing in 1998 when she was at the site. II does flow occasionally, but mostly during storm events in the area. The buffer along the creek is heavily vegetated with blackberries with almost no native vegetation. On the southern end there are a few more trees and some native vegetation. Mr. Halinen stated that for the record, the Bremerton Avenue right-of-way abutting the site, there were three small strips of land along the west edge of Bremerton Avenue designated as a 15.5 foot ROW to be vacated that is within proposed Lot I. The second strip has a note that also shows 15.5 foot ROW to be vacated from Lot 46 north to Lot 42 up to proposed Road A, and finally the very south end of the site there is a note that says 7.5 foot existing ROW to be vacated, along the east edge of Lot 29. The applicant filed a petition with the City on December 27,2004. This is a contiguous strip that Road A will cross and does not need to be vacated. This matter went before the City Council on February 28 and the Council voted to approve the requested street vacation with two conditions; area of vacation for the two northerly portions of the original request be set to a maximum vacation width of 12.5 feet and secondly, the petitioner shall provide satisfactory proof that outside utilities have received and are satisfied with any easements which are necessary to protect their facilities in the requested vacation area. Going forward with construction plans, the three-foot adjustment will be made within the lots and make everything fit. The reason that a Noise Analysis was done was in view of the Ridgeview Court project to the north, there was testimony by the manager of the abutting postal facility concerning truck and delivery noises that he wanted to make the City aware of. In that particular case, the Examiner indicated a recommendation for denial of that project, or in the alternative some special conditions of approval were suggested. That matter is now on appeal to the City Council by the applicant. While the Elmhurst site is further from the postal site than the Ridgeview Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 5 Court, it seemed prudent to have some field noise measurements taken over an extended period of time, 64 hours, so that some hard data would be available. That work was done by Jerry Lilly, who could not be here today, one of his colleagues, Michael Yantis is here today to provide an overview of the testing. Michael Yantis, Yantis Acoustical Design, 720 Olive Way, Suite 1400, Seattle, WA 9810] stated that he was here today on behalf of Jerry Lilly. He visited the project site on Sunday, March 6 with Mr. Lilly. The noise monitoring stations were set and they were able to review both the location of the stations and the equipment that was used. Two noise-monitoring locations were set up on site, one on the north boundary of Elmhurst property and a second approximately mid point on that north boundary line. Mr. Lilly took data for approximately 64 hours between March 6 and March 9 at these two locations. Position two took hourly data and position one was continuous recording of data every 2 seconds. Primary noise sources were traffic on NE 4th Street, aircraft flyovers, and although the Post Office has been indicated as a noise source in the vicinity, the study indicated that it was not a primary noise source in the area. Mr. Yantis continued with an overview of the report. Noise codes do not specifically apply to public roadways and aircraft because these noises are exempt from the noise codes, developmental regulations help provide guidelines for jurisdictions and developers and how they might build their developments to make sure that the residents don't have noise levels that are excessive. Both Bellevue and Snohomish guidelines are based on the HUD guidelines that provide noise guidelines that are suitable for residential developments. Noise levels above 65 LDN are in the less acceptable category, noise levels under 65 are generally acceptable. The C:ty of Renton also has a noise ordinance that regulates noise levels between adjacent properties. The results of the measurements that Mr. Lilly recorded show that the Ldn (day-night average) varied from 56.3 at position 2 to a high of 57.8 at position 1. They are all very close in noise level. In addition to the long-term noise levels that were measured, Mr. Lilly paid particular attention to noise levels that might be occurring from the Post Office. While he was on site, there were two events that happened, that were truck events. One event happened at 4:45 pm when a truck left the facility and beeped its horn and the other event was the arrival of a semi-truck trailer rig that traveled onto the property, dropped its tailgate and unloaded material. Both of these events, although the noise levels are identifiable, they are a little bit higher than the typical activity happening on the site during that time. Using Figures from the report, he showed how Mr. Lilly was able to assess what might be an aircraft event versus some unknown event. In summary the noise levels that Mr. Lilly measured and reported in his report are suitable for residential use. There are within the HUD guidelines, maximum noise levels are primarily due to aircraft flyovers and they are consistent with other residential areas in the vicinity. Rose Woodall, 248 Union Ave NE, Renton, WA 98059 stated that her property abuts this proposed plat at the northwest comer out to Union Avenue. She has lived there 33 years and lots of changes have taken place. Her concern is that her back lot is like a park, if there is a split rail fence, it seems that children could just climb over. The City of Renton is going to build a park on the west side of Union Avenue directly across from her property, it seems that the children could cut across from this development, through her property and to the park. She would like to have a fence that kids are not going to be able to crawl over. She is concerned about her liability if the children jumped in the creek and wade across. The Examiner explained that the City does not usually require fencing between similar types of uses, in other words single family and single family. Perhaps you and the applicant can work something ont, although a fence of some type is required to protect the stream buffer. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 6 Cliff Williams, 5326 SW Manning, Seattle, W A 98116 stated he was here representing the property owner of the development bordering to the northeast, known as Ridgeview Court. They are in support of this development. It represents a well planned and logical development and transition from the R-8 developments to the R-l 0 and then up into Ridgeview Court which has been zoned R-20. They have worked together in coordinating the site developments, the key things addressed are the road profile for Bremerton Avenue, the sewer service for Ridgeview Court, and also the grading between the property lines on the north side. They would like to complement the developer on the initiative to undertake this noise study. They find the study results very encouraging for all parties concerned. Thomas Foster, Langley Fourth Avenue Associates LLC, 5460 South center Bou levard, Suite 106, Seattle, W A 98188 stated that they own the property to the northwest and adjacent to the Post Office. He submitted a letter to the City staff yesterday only to encourage the staff to look at the overall development of the area when you have Ridgeview Court to the east and Elmhurst to the south. They have a small piece of property to the south of the Post Office that potentially could be landlocked based on the new zoning ofCA that happened in November. The southwest corner of the property is the end ofthe wetlands on the property and also the site of their storm detention pond. Some of the area has been cleared and they are currently under construction development permit with the City of Renton to complete the requirements for a Short Plat. He was encouraging the staff to look at the overall development potential of the site and area for pedestrian friendly access and also to provide for secondary fire access to not only their property but to the other properties as well. If Bremerton was ever to become blocked a secondary access from their property onto either one of these sites could add additional fire control possibilities and also would enhance pedestrian access to NE 4th and would help the development of their property as well. Terrance Flaig, President of Fernwood North Homeowner's Association, PO Box 3106, Renton, W A 98056 stated that he had a question regarding the grading of the site. Specifically the homeowners that abut the southern end of Elmhurst are concerned about grading that has been done to this site prior to the beginning of Elmhurst. When he and his wife moved here, this was zoned residential but there was a business operated here, McCann Trucking owned this land they were a trucking and excavating business. When the property was sold to Tydico and as soon as that happened they began to bring in large truckloads of earth and fill without applying for or receiving any permits. They raised the level of this land considerably, particularly in the area that abuts Fernwood North to the south of their land. Since this was not done with permits from the City of Renton, they wonder if this is going to be allowed to exist the way it is or if some effort is going to be made to return this level of the land to what it was before the illegal grading was done. They are concerned because it is quite a bit higher now than the lots in Fernwood North. The homes that will be built will be towering above them and provide an unsightly view to the north. The Examiner stated that they were talking about Lots 32, 33, 34, and 35 in Fernwood North and suggested that perhaps staff may have some comments about this issue. Kayren Kittrick, Development Services stated that Elmhurst can be held to dedicate the rights-of-way off Bremerton when they don't own the property. A secondary access is required by Fire for this site. The preference is to the north, the owners of the property to the north have been in serious talks and trying to make sure that their designs met code. It has always been the intent that Ridgeview would go first, or a little ahead, or at the same time as Elmhurst. When Ridgeview was denied, it was necessary to make sure that that was secured, that is the secondary access, it is the way that they designed for their secondary access. Whether an easement would be sufficient if the timing did not work out, the answer is no, the dedication must be for sure, it is necessary to know that it is going to go through. Split rail fences are basically to allow for the movement of small animals that would go through that area. Planning would most likely have some concerns about blocking off that location entirely, but there could be Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 7 some discussions on something that might have small openings. Not quite sure how to solve that particular problem. Regarding Mr. Foster and his wish to have secondary access to the north is an issue that they agree on, but there is nothing that is in the code that would allow for this. The Transportation Division would be very interested in something through the Ridgeview Court, some type of connection through there. However, in that instance, the Post Office decl ined to participate. Ultimately this comes down to some type of agreement between private property owners in this case. Mr. Foster does have access up to NE 4th, primary access, but he doe:~ need a secondary access, just not sure what is going to be developed on his property. The site has been used out of standards both under King County and City of Renton when they took it over. There is no plan to do any grading or changing of the site height. All grading will be \vithin the site, cut and fill, nothing new being brought in and nothing being taken out. Mr. Halinen stated that regarding Mr. Foster's comments and concerns about wanting a secondary access, Mr. Foster pointed out that the company he represents is a recent purchaser of the property that wraps behind the Post Office. The property was purchased September 2004. In 1999 a Lot Line Adjustment was done and included the Post Office property and the Langley Property (Mr. Foster). Regarding the secondary access, this is a problem of self-creation. An Access Easement Agreement was recorded March 9, 2004 proving that the Post Office did get title. The Lot Line Adjustment was set up to dead end at the back end ofthe property, they didn't need to do that, they could have had a loop easement along the east side ofthe postal property to provide for secondary access for emergency vehicles. It was set up deliberately, sold the property in its current condition to someone who would like to have one of the abutters bear the burden ofa secondary access. This should have been considered and dealt with prior to selling off the properties. Elmhurst should not have to bear the burden of these issues, they should not have to give access through Elmhurst. Lou Larsen, Pacific Engineering and Design LLC, 4118 Lind Avenue, Renton, WA 98055 stated that there are four existing lots in Fernwood North, Lots 32, 33, 34 and 35 that abut against the area in question. The pad elevations are set such that they can get access from Bremerton Avenue, they are set to provide se\\:er connections to these lots, and to provide access for lot drainage into the detention pond. All this grading occurs on-site, within the Elmhurst property lines, they do not even come close to the south property line. If the lots were lowered, they would not drain into the detention pond. Lot 27 will be a little bit higher than what it is today, Lots 26, 25, 24, and 23 are being raised anywhere from three to five feet, depending on where you measure it. Those elevations are 25 feet into the property where this will occur. Some of that could be buffered out a little, but not very much. The Examiner stated that it doesn't sound like the City will address what may have happened prior to annexation. Ms. Kittrick stated the City will not explore the site levels, it was like that when it came in for site approvals. They will not require the owner to return to what the property was like years ago. 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 11 :24 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 8 FINDINGS: 1. The applicant, Liberty Ridge, LLC, represented by David L. Halinen, filed a request for a 64-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 # 1. 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. The subject site is located at 20 1,251 and 257 Bremerton Avenue NE. The subject site is located on the west side of Bremerton approximately 600 feet south ofNE 4th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family homes, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-l 0 (Residential Options including detached Single Family uses). s. The subject site was annexed to the City with the adoption of Ordinance 5092 enacted in S'eptember 2004. 9. The subject site is approximately 9.6 acres or 418,176 square feet. The parcel is rectangular and is approximately 650 feet long along Bremerton (north to south) by approximately 640 feet deep. 10. The site has been used for construction offices and staging and older homes and outbuildings generally served office purposes. II. The subject site slopes generally downward 3 to 5 percent from the north-northwest to the south- southwest where Maplewood Creek crosses the subject site. The site also has bands of steeper terrain that vary between 20 to 40 percent. Fill was placed on the subject site in the past and this material appears to have been placed without benefit of a permit. Neighbors report that it raised the elevation of the property adjacent to the creek 8 to 10 feet. 12. A Category 3 wetland is located in the northwest corner of the subject site and it is unregulated. Another wetland located offsite is also unregulated. As noted, Maplewood Creek crosses the southwest portion of the site. 13. The subject site is mainly cleared of vegetation but small stands or rows of trees are located near the south and west property lines, near the existing older structures in the northeast corner of the site and near the creek. Most of the trees with the exception of those in the protected creek corridor would be removed to allow development at the R-I 0 density permitted by the zoning. 14. The subject site is governed by a separate development agreement. There are site-specific restrictions that include that all residential buildings be single family, lots abutting the south boundary ofthe site (abutting R-S homes) be not less than 50 feet wide and that the density not exceed 10 units per acre. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 9 15. The applicant proposes dividing the subject site into 64 lots. The lots would be arranged around the perimeter ofthe site and in two interior blocks. Lot sizes wiIl vary from 3,801 square feet to 5,979 square feet. The R-l 0 zone requires lots to be not less than 3,000 square feet, lot width to be 30 feet for interior lots and 40 feet for corner lots and lot depth to be 55 feet. Staff reported that lots would vary between 40 feet to 54 feet wide and from 95 feet to 112 feet deep. The lots along the south property line will comply with the 50-foot width required by the Development Agreement. ] 6. Two east to west roads will provide access to the interior of the subject site from Bremerton. These two roads wi II be connected to each other in a loop by a north to south road running through the western third of the site. A second north to south road will run between the east to west roads in the middle of the site creating the blockwise lot arrangement. Bremerton has an inconsistent alignment and width along the frontage of the subject site. The applicant is seeking a vacation and \vill rededicate property to create a more consistent alignment. 17. Bremerton does narrow north of the site adjacent to where the Ridgeview Plat was proposed. The City Council will be determining the status of that plat during an appeal procedure. Staff has nuted that Bremerton does need to serve this proposed plat. 18. The density for the plat would be 8.25 dwelling units per acre after subtracting sensitive areas (creek corridor) and roadways. ]9. The subject site is located within the Renton School District. The project is expected to generate approximately 28 school age children. These students would be spread across the grades and would be assigned on a space available basis. 20. The development will increase traffic approximately 10 trips per unit or approximately 640 trips for the 64 single-family homes. Approximately ten percent ofthe trips, or approximately 64 additional peak hour trips, will be generated in the morning and evening. 21. The applicant has submitted a Noise Analysis Report for the project to determine if noise from the nearby but non-adjacent Post Office would be a factor for residential development of the subject site. The report was done since the Hearing Examiner recommended that the proposed Ridgeview Plat immediately north of the subject site but also directly abutting the Post Office be rejected due to incompatible noise generated. by the adjacent Post Office. 22. The summary of the report contains the following language: "The ambient noise measurements conducted at the Elmhurst site's north edge demonstrate that the site is suitable for residential development ... While there are routine loading and unloading activities and other activities at the post office that generate occasional environmental noise, this study has clearly shown that the intensity and duration of the noise generated by the post office is insufficient to significantly impact residential use of the Elmhurst site. (Footnote 2) ... Footnote 2: Anticipated future development ofthe Ridgeview Court site and the vacant parcel immediately to the north of the west half of the Elmhurst site will significantly screen the Elmhurst site from post office-generated noise, further reducing its intensity on the Elmhurst site." Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 10 23. Stormwater will be collected in a pond in Tract, A which will serve as both a detention and water quality facility. The pond, which is located in the southwest corner of the site, will be adjacent to Maplewood Creek. Energy would be dissipated using a "bubble-up" system with the overflow running to the creek. It would meet the 1998 King County standards, Level 2 flow control. 24. Staff has recommended that the pond be screened and landscaped. The screen is to form a visual barrier but one that does not interfere with traffic. Staff recommended the materials to use and to avoid chain link fencing. 25. The subject site will be served by City water and sewer services. Utility line extensions to serve the site will be required and governed by code. 26. Staff has approved a street modification allowing narrower roadways. Since this narrows what would be parking strips or landscape areas, staff has recommended the addition oftrees 27. The owner of the adjacent property north of the subject site was concerned about access to a portion of his property behind the post office. That property fronts along NE 4th Street and access is possible from there. It was noted that the current owner's predecessor in interest created the odd-shaped parcel by segregating off the post office site leaving the remainder. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. Due to a recommendation by this office that another residential development (Ridgeview Court) adjacent to the post office was inappropriate, the applicant was concerned that post office noise might create issues for developing the subject site. Those noises might be an issue but it appears that the distance between the subject site and the post office site should help attenuate the noise. The subject site can be distinguished from the Ridgeview court parcel by a number of factors. The subject site is zoned for residential purposes and is shielded by the adjacent Ridgeview Court property, which as a transitional property can be used for commercial purposes. In addition, open space that now lies between the subject site and post office could be developed with uses that further attenuate the noise. That is new structures could occupy the intervening open space and block post office noises. The greater distance and the potential for intervening buildings were not factors that could help the other property. The noise studies that were conducted were specifically conducted for the subject site and cannot be relied on for determining impacts on other properties and other properties cannot count on the development of intervening buildings that could eventually buffer this site from the post office. 2. The proposed plat appears to create reasonably rectangular lots. A fairly regular grid roadway and block system rather than a deadend cul-de-sac will also serve the 64-lot plat. The smaller lots of the R- 10 zone will still provide detached single-family housing choices to those who want less yard maintenance and smaller homes. 3. The plat will offset its impacts on fire, parks and transportation services by paying mitigation fees. It will also contribute to the tax base of the City when developed with homes. The additional population and traffic will be felt in this currently sparsely developed area but those impacts were anticipated when the Zoning was adopted for the area. 4. The applicant will be planting trees on the lots while also preserving the stream course and the current vegetation in buffers surrounding the creek. It appears that filling that occurred on the subject site can Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 11 remain and might have be permitted to allow appropriate sewer service. The applicant wili have to demonstrate that the materials are suitable for foundation support. 5. The applicant will have to satisfy the City's needs for access to and along Bremerton to NE 4th Street. 6. In conclusion, the proposed plat should be approved by the City Council. RECOMMENDATION: The City Council should approve the 64-lot Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERe. 2. The applicant shall have to demonstrate that the on-site fill materials are suitable for foundation support. 3. 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. 4. All lots within the plat shall be required to have a minimum of one new approved tree, with a minimum cal iper of 1-1/2 inches (deciduous) or 6-8 feet in height (conifer), and shrubs (or equivalent) planted within the front yard. The applicant shall be required to set forth a restriction on the final plat stating this requirement. Each application for a single family building permit shall include a plan noting the location and type of plant materials within the front yard. All front yard landscaping shall be planted prior to final building permit inspection. The satisfaction of this condition is subject to the review and approval of the Development Services Division Project Manager. 5. The right-of-way for Bremerton Ave. NE along Parcel #518210-0042 (327 Bremerton Ave. NE) shall be dedicated prior to the recording of the Elmhurst Final Plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. i 6. 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. A draft of the documents(s), if necessary, 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 recording of the final plat. 7. Tract A shall be fenced, landscaped, and irrigated (unless drought tolerant plants are used). The property lines of Tract A fronting Road A, Lot 22 and 23 shall include a landscaped visual barrier so as to not interfere with sight distance triangles including plant materials which would provide a year-round dense screen within three (3) years from the time of planting. Also, the property lines along J. ots 22 and 23 shall be fenced with a six-foot high solid wood fence, or other approved material (no chain link). Tract A fronting Road A shall be fenced with either a wrought iron, or chain link with vinyl covering, or other decorative wood fence. The applicant shall submit a landscape plan and fence design identifying construction and plant materials for the review and approval of the Development Services Pro$ct Manager prior to IIlstallation. Fences and landscaping shall be installed prior to recording of the final plat. - Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 12 ORDERED THIS 29th day of March 2005. HEARING EXAMINER TRAN SM lTTED THIS 29th day of March 2005 to the parties of record: Susan Fiala 1055 S Grady Way Renton, WA 98055 Liberty Ridge LLC Attn: Mike Merlino 9125 lOt" Ave S Seattle, W A 98108 Lou Larsen Pacific Engineering and Design LLC 4118 Lind Avenue Renton, W A 98055 Terrance Flaig President of Fernwood North HOA PO Box 3106 Renton, W A 98056 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Katie Walter Shannon and Wilson 400 N 34th Street, Suite 100 Seattle, WA 98103 C. Thomas Foster Langley Fourth Ave Associates LLC 5460 Southcenter Blvd, Suite 106 Seattle, W A 98188 Cliff Williams 5326 SW Manning Seattle, W A 98116 TRANSMITTED THIS 29th day of March 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Rose Woodall 248 Union Ave NE Renton, W A 98059 David L. Halinen Halinen Law Offices, P.S. 10500 NE 8th St., Ste. 1900 Bellevue, W A 98004 Michael Yantis Yantis Acoustical Design 720 Olive Way, Suite 1400 Seattle, W A 9810 I 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., April 12, 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 Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 13 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., April 12, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Councilor final processing 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 ofthe 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 ~~---------------------R 117c1.tI 19-81' ® C ® (! 0 4: 0 " .., N 01' 4: 0 ttl r-i. ~ § Il ~ ,I ~ .. , ! \." _ _ .'L ..... ,/ / ... , ....... I .-.~ SEC. 15, TWP. 23 N., RNa 5. E., WM. \ \ \ Fl:RNWOOO\~~~ ~ -...... ~ vur:: ----r----rr-lA~RElHURit. T PH Ah~, : I (;J~o~!:..~c:.~~T~~NJ ill I 2 :,1 9 : I I , 'I -.... --... ·l:·~· ~'''---'-'+1 3 , a I II I ___ .. _.' __ L ____ --: , 1"1'1 ~ It'd" 1011 bJ---~_ I CIIW'HO ....... IICALJI ' r • 6()' ~~TUI _ .. _ ~ •. QJI4NA\O" CQIiinUC.Mt'~ ... r BEHC:HJAIlf( ...... ~ CCIC.trI'" ~r I ~"aaa I'OIJNO ~ '" rWlO CCIJHT'f',.." ... CE'1i'fJ.SS OI.SC "T JWC J'n.ar IHlOtSI'Cncw ~ N¥ .»1 .mcrr .wo , .. »4 A\oI: It ~G' lkC HQlfYHIIOT txJIItI.IDt " .cf'OH 'of. ,.,...... z..w.. fWIQC.sr:.. 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CJ""""" u.ND c::uIAAHO ~ 020'4","O'''~~ P03 _'01"' CA R-IO r--r---';;:~I---_-1 R-8 ~ ~. ~ .' ~ .~ ~ e ~ z G foe '0 ~ .-4 , .t;t ~ ~ RMH SE 142nd St. RCCP) CP) G6 -22 T23N R5E W V2 F6 ZONING 15 T23N R5E W 1/2 . 5315 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA04-162, PP, ECF PROJECT NAME: Elmhurst Preliminary Plat APPLICANT: Liberty Ridge LLC, Mike Merlino LOCATION OF PROPOSAL: 201, 251, & 257 Bremerton Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.S-acre site. Two tracts for open space and stonn drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestem portion of the plat. LEAD AGENCY: MITIGATION MEASURES; The City of Renton Department of Planning/Building/PubliC Works Development Planning Section 1. A Geotechnical Engineer shall detennine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. 2. At the time of building permits, additional geotechnical studies addreSSing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. ~. ' .• the applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth Consultants, Inc., \,,;V dated August 30, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and ".. . Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. 4. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stonnwater Management Manual. 5. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. 6. If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. 7. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental profeSSional and properly documented and reporled to the Department of Ecology (DOE) in accordance with MTCA. 8. The project shall comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit to be given for the eXisting three residences. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 12. Evergreen and deciduous trees (i.e. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 14. After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. CITY )F RENTON Wheeler, Mayor April 26,2005 Liberty Ridge LLC Attn: Mike Merlino 9125 10th Ave. S. Seattle, W A 98108 Re: Elmhurst Preliminary Plat; LUA-04-162, PP Dear Mr. Merlino: City Clerk Bonnie I. Walton At the regular Council meeting of April 25, 2005, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If! can provide additional information or assistance, please feel free to call. Sincerely, Bonnie 1. Walton City Clerk cc: Mayor Kathy Keolker-Wheeler Council President Terri Briere Susan Fiala, Senior Planner David Halinen, Halinen Law Offices, 10500 NE gth St., Ste. 1900, Bellevue, W A 9g004 -1 0-5"""C"5-'-S-ou-t-h -O-ra-:-dy-W'--ay---:-R-e-nt-o-n,-W-a-sh:-"C"i-ng-to-n-9-:-g-:-0-'-55---(-'-42-5-:-) 4-3-0--6:-:"5-:10-:/-FAX-::-:--:-(4:-:"2-5)-4-30--6-5:-1-::-6 -~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE April 25, 2005 Boa!;ct/Commission: Organization & Process Modifications Latecomer Agreement: Wharton, Sewer Extension (SE 122nd St), LA-04-OO1 EDNSP: Multi-Family Housing Property Tax Exemption, Merrill Gardens and Parks ide Finance: Bad Debt Write Off Plat: Elmhurst, Bremerton Ave NE, PP-04-162 CORRESPONDENCE Citizen Comment: Knickerbocker et al -Garden Ave N Street Name Change UNFINISHED BUSINESS Utilities Committee Utility: Clean Sweep Renton Program Renton City Council Minutes Page 148 Administrative, Judicial and Legal Services Department recommended approval of modifications to the organization and process of City boards, commissions, and committees. Refer to Committee of the Whole. Development Services Division reported completion of construction and submission of final costs for the Glenn Wharton latecomer agreement for sewer extension to serve property at 14035 SE 122nd St., and requested final approval of the agreement and authorization for the City Clerk to notify affected property owners and commence 20-day appeal period. Refer to Utilities Committee. Economic Development, Neighborhoods and Strategic Planning Department recommended approval of the multi-family housing property tax exemption agreements with Merrill Gardens at Renton Centre, 104 Burnett Ave. S., and with Parks ide at 95 Burnett, 77 and 95 Burnett Ave. S. Refer to Planning and Development Committee. Finance and Information Services Department requested approval to write off bad debt in the total amount of $52,524.22. Refer to Finance Committee. Hearing Examiner recommended approval, with conditions, of the Elmhurst Preliminary Plat; 64 lots on 9.6 acres located at 201,251, and 257 Bremerton Ave. NE (PP-04-162). Council concur. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Letter and informal petition signed by 27 residents received from Jennifer Knickerbocker, 318 Garden Ave. N., Renton, 98055, requesting that the street name of Garden Ave. N. be changed on the north side ofN. 8th St. The letter stated that the name change will alleviate traffic problems and confusion as the area is further developed. MOVED BY CLAWSON, SECONDED BY PERSSON, COUNCIL REFER THIS CORRESPONDENCE TO THE TRANSPORT A TION (A VIA TION) COMMITTEE. * Pointing out that the street runs through an area that is the subject of a potential development, Councilman Corman requested that the Administration ask for the developer's opinion on the requested street name change. *MOTION CARRIED. Utilities Committee Chair Corman presented a report recommending concurrence in the staff recommendation to approve the implementation of a portion of the Clean Sweep Renton program. The Committee recommended appropriating funds from the Solid Waste Utility fund balance in 2005, for the implementation of the Reuse It! Renton event, projected to cost $6,325, and for the Neighborhood Association Cleanup event, projected to cost $39,450. The Committee further recommended that the one-time Neighbor-to-Neighbor Curbside Cleanup event, projected to cost $299,225, and the associated public education and outreach campaign, projected to cost $55,000, be referred to the Committee of the Whole. * Councilman Corman indicated that the Committee desires to have further discussion regarding the curbside cleanup event costs with the Committee of the Whole, but does not want to stop the other Clean Sweep Renton events from moving forward. c OF RENTON COUNCIL AGEND [LL I AI#: Submitting Data: For Agenda of: 412512005 Dept/Div /Board .. Hearing Examiner Staff Contact ...... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. Subject: Public Hearing .. Correspondence .. Elmhurst Preliminary Plat Ordinance ............. File No. LUA-04-162, PP, ECF Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ...... . Council Concur Finance Dept. .... . Other .............. . Fiscal Impact: Expenditure Required... N / A Transfer/ Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Elmhurst Preliminary Plat was published on March 29,2005. The appeal period ended on April 12,2005. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on page 11 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: Recommends approval of the Elmhurst Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnet/agnbilll bh X March 29, 2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Liberty Ridge LLC Attn: Mike Merlino 9125 loth Ave S Seattle, W A 98108 David L. Halinen Halinen Law Offices, P.S. 10500 NE 8th Street, Ste. 1900 Bellevue, W A 98004 Elmhurst Preliminary Plat File No.: LUA 04-162, PP, ECF 201, 251, & 257 Bremerton Avenue NE Approval for a 64-lot subdivision of a multiple parcel, 9.6-acre, site intended for detached units. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on March 8, 2005. 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 March 15, 2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, March 15, 2005, at 9:31 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 appl ication, proof of posting, proof of publication and other documentation pertinent to this request. - Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Tree Cutting and Land Clearing Plan Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 2 Exhibit No.5: Grading and Drainage Plan Exhibit No.7: Zoning Map Exhibit No.9: Katie Walter, Professional Resume Exhibit No. 11: Vacation Petition to City dated 12/27/2004 Exhibit No. 13: Renton City Council minutes dated 2/28/2005 Exhibit No. 15: Deed to the Foster property Exhibit No. 17: Access Easement Agreement dated March 9, 2004 Exhibit No. 19: Lawsuit, Snohomish Case Law Exhibit No.6: ExistinA Conditions Exhibit No.8: ERC Mitigation Measures Exhibit No. 10: Sheet 1 of Preliminary Plat drawing set showing vacation of 15.5 foot right-of-way along Bremerton A venue Exhibit No. 12: Letter from Bonnie Walton dated 3/1/2005 Exhibit No. 14: Noise Report by Mr. Jerry Lilly Exhibit No. 16: Lot Line Adjustment Exhibit No. 18: Lawsuit, Kitsap Case Law Exhibit No. 20: Second Grading Sheet The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located in the east portion of the City of Renton just south ofthe NE 4th corridor and to the west of Bremerton Avenue NE. The site is zoned Residential-l O. On the site there is a Category 3 unregulated wetland located in the southwest portion of the site, which is proposed to be filled. There are two tracts proposed, Tract A in the southwest corner of the site for the storm drainage facility and Tract B which continues along the entire southwest and western edge of the property which would be a Native Growth Protection area. Maplewood Creek runs along this area and continues northward. There would be a 25-foot enhanced buffer on each side of the creek. Due to any wetland that would be potentially located within 100 feet of the site, the applicant did an assessment of this wetland in the northwest corner of the site and that is unregulated Category 3 therefore, this proposal would not be affected with that wetland. A Development Agreement was made on this site, it was approved in August of2004 with several stipulations. One, this site would be zoned R-IO as well as the Comprehensive Plan Use designation of Residential-Options (RO). There are also some site-specific restrictions that state that all residential buildings must be single-family, all lots abutting the south boundary line must be 50 feet in width (Lots 23 through 29), and lastly the net density cannot exceed 10 dulac. The proposed density for this plat is 8.3 dulac. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated for the project, which included fourteen mitigation measures. No appeals of the determination were filed. The purpose of the Residential Options designation is to create new, lower-density neighborhoods in a traditional development style while at the same time support infill development. This proposal is consistent with the Residential Options land use development and the environmental element. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 3 A net density of the development would be 8.3 dwelling units per acre, which is within the allowed range. This proposal is all detached single-family units and complies with the density and unit mix requirements for R-I 0 zonmg. All lots comply with the lot dimension requirements as well as meeting the required setbacks. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Several buildings and outbuildings currently exist on the site, the applicant must obtain a demolition permit and complete all inspections and approvals for all buildings prior to the recording of the final plat. The R-I 0 zone requires setback areas to be landscaped including the addition oftrees and shrubs to be planted within the front yard area of all lots within the plat. The satisfaction of this condition is subject to the review and approval of the Development Services Division Project Manager. The side lot line ofthe proposed lots are at right angles to the street line. All lots would gain acce5.S to public roadways either directly, or via private driveway access easements. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. Each of the lots satisfies the minimum lot area and dimension requirements ofthe R-IO zone. All lots located at the intersection of public rights-of-way would meet code, all would have a radius equal to or greater than IS feet. Access is proposed via the Bremerton Avenue NE coming from the south through the Laurelhurst Plat. This proposed plat required two means of access, depending on the outcome of the Ridgeview Plat, north of the site along Bremerton Avenue NE, it is a requirement by code that a minimum of20 feet width of pavement and a pedestrian walkway be required along Bremerton Avenue NE from the northern property line up to NE 4th Street. lfthe right-of-way required to be dedicated by the Ridgeview Court Plat is not in place prior to the recording of the Elmhurst Plat, the applicant of this plat would be required to dedicate the public right-of-way along that parcel. There also is a requirement for a dedication of a minimum of 25 feet from the centerline of Bremerton Avenue NE for this subject plat. A homeowner's association or maintenance agreement is suggested for the development, which would be responsible for any common improvements and/or tracts within the plat. Traffic, Park and Fire Mitigations fees were imposed by the ERC. The subject site is located within the Renton School District boundaries and they have indicated that they can accommodate the approximately 28 new students. The storm drainage/surface water would be located in Tract A in the southwest corner of the property between Lots 22 and 23. In order to enhance the storm drainage tract it is to be fenced, landscaped and irrigated unless drought tolerant plants are used. The property lines of Tract A fronting Road A, Lot 22 and 23 should include a landscape visual barrier and fencing. The property lines along Lot 22 and 23 should include a six foot high solid wood fence or other approved material (no chain link), the portion to the southwest of Tract A required only the split rail fence. Staff recommends approval of the Elmhurst Preliminary Plat subject to five conditions. David Halinen, 10500 NE 8th Street, Suite 1900, Bellevue, W A 98004 stated that he represents the owner/applicant Liberty Ridge LLC. There were a couple of questions that arose during Ms. Fiala's testimony, Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 4 in terms of the question of shared driveways, the applicant is planning to have individual driveways, the purchaser of the project has requested that and that is the applicant's intention to provide those driveways. Secondly, regarding the small segment of Tract A that abuts the south line of the property, they are willing to fence that in any way that the City staff would like to have it done. The applicant has reviewed the proposed conditions for approval and finds them acceptable. There was a question regarding the unregulated wetland in Tract A, Katie Walter, a wetland scientist, biologist and botanist is present today and can address that question. Katie Walter, Shannon and Wilson, 400 N 34th Street, Suite 100, Seattle, WA 98103 stated that she performed the wetland del ineation both on this site and the site to the north back in 1998. The wetland to the north is just offsite north along the west propelty boundary. It is a small wetland, just over 2,000 square feet in size. It was designated a Category 3 wetland under the City's regulations and the question was with respect to its closeness to Maplewood Creek. That creek has been channelized in the past, the area was developed early in the 1950's, and at different periods of time the creek has been channelized and moved and it appears that long before now that wetland has become isolated from the creek. There is a dirt berm that exists between the creek and that wetland. The isolated wetland on site is slightly different in that it appears to have formed on fill as a result of a stormwater pipe that outlets near the east side of the wetland and it appears that that wetland is isolated, most of the water that gets to that wetland either infiltrates or evaporates and probably during very large storm events it may have some overland flow. The creek on site, which runs along the western property boundary has been heavily channelized, it's about four feet lower on the northern side than the site boundary depending on the amount offill in different places on that site. On the southern portion it is six to eight feet lower than the actual site. On the nOIthern two-thirds of that site it's been channelized along the property boundary, it's an ephemeral stream, it wasn't flowing, in fact it was completely dry in June of 2004, and in December of2004 it wasn't flowing, but there were some puddles of water. It was flowing in 1998 when she was at the site. II does flow occasionally, but mostly during storm events in the area. The buffer along the creek is heavily vegetated with blackberries with almost no native vegetation. On the southern end there are a few more trees and some native vegetation. Mr. Halinen stated that for the record, the Bremerton Avenue right-of-way abutting the site, there were three small strips of land along the west edge of Bremerton Avenue designated as a 15.5 foot ROW to be vacated that is within proposed Lot 1. The second strip has a note that also shows 15.5 foot ROW to be vacated from Lot 46 north to Lot 42 up to proposed Road A, and finally the very south end of the site there is a note that says 7.5 foot existing ROW to be vacated, along the east edge of Lot 29. The applicant filed a petition with the City on December 27,2004. This is a contiguous strip that Road A will cross and does not need to be vacated. This matter went before the City Council on February 28 and the Council voted to approve the requested street vacation with two conditions; area of vacation for the two northerly portions of the original request be set to a maximum vacation width of 12.5 feet and secondly, the petitioner shall provide satisfactory proof that outside utilities have received and are satisfied with any easements which are necessary to protect their facilities in the requested vacation area. Going forward with construction plans, the three-foot adjustment will be made within the lots and make everything fit. The reason that a Noise Analysis was done was in view of the Ridgeview Court project to the north, there was testimony by the manager of the abutting postal facility concerning truck and delivery noises that he wanted to make the City aware of. In that particular case, the Examiner indicated a recommendation for denial of that project, or in the alternative some special conditions of approval were suggested. That matter is now on appeal to the City Council by the applicant. While the Elmhurst site is further from the postal site than the Ridgeview Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF Marth 29, 2005 Page 5 Court, it seemed prudent to have some field noise measurements taken over an extended period of time, 64 hours, so that some hard data would be available. That work was done by Jerry Lilly, who could not be here today, one of his colleagues, Michael Yantis is here today to provide an overview of the testing. Michael Yantis, Yantis Acoustical Design, 720 Olive Way, Suite 1400, Seattle, WA 98101 stated that he was here today on behalf of Jerry Lilly. He visited the project site on Sunday, March 6 with Mr. Lilly. The noise monitoring stations were set and they were able to review both the location of the stations and the equipment that was used. Two noise-monitoring locations were set up on site, one on the north boundary of Elmhurst property and a second approximately mid point on that north boundary line. Mr. Lilly took data for approximately 64 hours between March 6 and March 9 at these two locations. Position two took hourly data and position one was continuous recording of data every 2 seconds. Primary noise sources were traffic on NE 4th Street, aircraft flyovers, and although the Post Office has been indicated as a noise source in the vicinity, the study indicated that it was not a primary noise source in the area. Mr. Yantis continued with an overview of the report. Noise codes do not specifically apply to public roadways and aircraft because these noises are exempt from the noise codes, developmental regulations help provide guidelines for jurisdictions and developers and how they might build their developments to make sure that the residents don't have noise levels that are excessive. Both Bellevue and Snohomish guidelines are based on the HUD guidelines that provide noise guidelines that are suitable for residential developments. Noise levels above 65 LDN are in the less acceptable category, noise levels under 65 are generally acceptable. The C:ty of Renton also has a noise ordinance that regulates noise levels between adjacent properties. The results of the measurements that Mr. Lilly recorded show that the Ldn (day-night average) varied from 56.3 at position 2 to a high of 57.8 at position I. They are all very close in noise level. In addition to the long-term noise levels that were measured, Mr. Lilly paid particular attention to noise levels that might be occurring from the Post Office. While he was on site, there were two events that happened, that were truck events. One event happened at 4:45 pm when a truck left the facility and beeped its horn and the other event was the arrival of a semi-truck trailer rig that traveled onto the property, dropped its tailgate and unloaded material. Both of these events, although the noise levels are identifiable, they are a little bit higher than the typical activity happening on the site during that time. Using Figures from the report, he showed how Mr. Lilly was able to assess what might be an aircraft event versus some unknown event. In summary the noise levels that Mr. Lilly measured and reported in his report are suitable for residential use. There are within the HUD guidelines, maximum noise levels are primarily due to aircraft flyovers and they are consistent with other residential areas in the vicinity. Rose Woodall, 248 Union Ave NE, Renton, W A 98059 stated that her property abuts this proposed plat at the northwest corner out to Union Avenue. She has lived there 33 years and lots of changes have taken place. Her concern is that her back lot is like a park, ifthere is a split rail fence, it seems that children could just climb over. The City of Renton is going to build a park on the west side of Union Avenue directly across from her property, it seems that the children could cut across from this development, through her property and to the rark. She would like to have a fence that kids are not going to be able to crawl over. She is concerned about her liability if the children jumped in the creek and wade across. The Examiner explained that the City does not usually require fencing between similar types of uses, in other words single family and single family. Perhaps you and the applicant can work something out, although a fence of some type is required to protect the stream buffer. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 6 Cliff Williams, 5326 SW Manning, Seattle, WA 98116 stated he was here representing the property owner of the development bordering to the northeast, known as Ridgeview Court. They are in support of this development. It represents a well planned and logical development and transition from the R-8 developments to the R-J 0 and then up into Ridgeview Court which has been zoned R-20. They have worked together in coordinating the site developments, the key things addressed are the road profile for Bremerton Avenue, the sewer service for Ridgeview Court, and also the grading between the property lines on the north side. They would like to complement the developer on the initiative to undertake this noise study. They find the study results very encouraging for all parties concerned. Thomas Foster, Langley Fourth Avenue Associates LLC, 5460 Southcenter Boulevard, Suite 106, Seattle, WA 98188 stated that they own the property to the northwest and adjacent to the Post Office. He submitted a letter to the City staff yesterday only to encourage the staff to look at the overall development of the area when you have Ridgeview Court to the east and Elmhurst to the south. They have a small piece of property to the south of the Post Office that potentially could be landlocked based on the new zoning ofCA that happened in November. The southwest corner of the property is the end of the wetlands on the property and also the site of their storm detention pond. Some ofthe area has been cleared and they are currently under construction development permit with the City of Renton to complete the requirements for a Short Plat. He was encouraging the staffto look at the overall development potential of the site and area for pedestrian friendly access and also to provide for secondary fire access to not only their property but to the other properties as well. If Bremerton was ever to become blocked a secondary access from their property onto either one of these sites could add additional fire control possibilities and also would enhance pedestrian access to NE 4th and would help the development of their property as well. Terrance Flaig, President of Fernwood North Homeowner's Association, PO Box 3106, Renton, W A 98056 stated that he had a question regarding the grading of the site. Specifically the homeowners that abut the southern end of Elmhurst are concerned about grading that has been done to this site prior to the beginning of Elmhurst. When he and his wife moved here, this was zoned residential but there was a business operated here, McCann Trucking owned this land they were a trucking and excavating business. When the property was sold to Tydico and as soon as that happened they began to bring in large truckloads of earth and fill without applying for or receiving any permits. They raised the level of this land considerably, particularly in the area that abuts Fernwood North to the south of their land. Since this was not done with permits from the City of Renton, they wonder if this is going to be allowed to exist the way it is or ifsome effort is going to be made to return this level of the land to what it was before the illegal grading was done. They are concerned because it is quite a bit higher now than the lots in Fernwood North. The homes that will be built will be towering above them and provide an unsightly view to the north. The Examiner stated that they were talking about Lots 32, 33, 34, and 35 in Fernwood North and suggested that perhaps staff may have some comments about this issue. Kayren Kittrick, Development Services stated that Elmhurst can be held to dedicate the rights-of-way off Bremerton when they don't own the property. A secondary access is required by Fire for this site. The preference is to the north, the owners of the property to the north have been in serious talks and trying to make sure that their designs met code. It has always been the intent that Ridgeview would go first, or a little ahead, or at the same time as Elmhurst. When Ridgeview was denied, it was necessary to make sure that that was secured, that is the secondary access, it is the way that they designed for their secondary access. Whether an easement would be sufficient if the timing did not work out, the answer is no, the dedication must be for sure, it is necessary to know that it is going to go through. Split rai I fences are basically to allow for the movement of small animals that would go through that area. Planning would most likely have some concerns about blocking off that location entirely, but there could be Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 7 some discussions on something that might have small openings. Not quite sure how to solve that particular problem. Regarding Mr. Foster and his wish to have secondary access to the north is an issue that they agree on, but there is nothing that is in the code that would allow for this. The Transportation Division would be very interested in something through the Ridgeview Court, some type of connection through there. However, in that instance, the Post Office decl ined to participate. Ultimately this comes down to some type of agreement between private property owners in this case. Mr. Foster does have access up to NE 4th, primary access, but he doe~.; need a secondary access, just not sure what is going to be developed on his property. The site has been used out of standards both under King County and City of Renton when they took it over. There is no plan to do any grading or changing ofthe site height. All grading will be within the site, cut and fill, nothing new being brought in and nothing being taken out. Mr. Halinen stated that regarding Mr. Foster's comments and concerns about wanting a secondary access, Mr. Foster pointed out that the company he represents is a recent purchaser of the property that wraps behind the Post Office. The property was purchased September 2004. In 1999 a Lot Line Adjustment was done and included the Post Office property and the Langley Property (Mr. Foster). Regarding the secondary access, this is a problem of self-creation. An Access Easement Agreement was recorded March 9, 2004 proving that the Post Office did get title. The Lot Line Adjustment was set up to dead end at the back end ofthe property, they didn't need to do that, they could have had a loop easement along the east side of the postal property to provide for secondary access for emergency vehicles. It was set up deliberately, sold the property in its current condition to someone who would like to have one of the abutters bear the burden of a secondary access. This should have been considered and dealt with prior to selling off the properties. Elmhurst should not have to bear the burden ofthese issues, they should not have to give access through Elmhurst. Lou Larsen, Pacific Engineering and Design LLC, 4118 Lind Avenue, Renton, WA 98055 stated that there are four existing lots in Fernwood North, Lots 32, 33, 34 and 35 that abut against the area in question. The pad elevations are set such that they can get access from Bremerton Avenue, they are set to provide sewer connections to these lots, and to provide access for lot drainage into the detention pond. All this grading occurs on-site, within the Elmhurst property lines, they do not even come close to the south property line. If the lots were lowered, they would not drain into the detention pond. Lot 27 will be a little bit higher than what it is today, Lots 26, 25, 24, and 23 are being raised anywhere from three to five feet, depending on where you measure it. Those elevations are 25 feet into the property where this will occur. Some of that could be buffered out a little, but not very much. The Examiner stated that it doesn't sound like the City will address what may have happened prior to annexation. Ms. Kittrick stated the City will not explore the site levels, it was like that when it came in for site approvals. They will not require the owner to return to what the property was like years ago. 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 11 :24 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 8 FINDINGS: 1. The applicant, Liberty Ridge, LLC, represented by David L. Halinen, filed a request for a 64-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 # 1. 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. The subject site is located at 201,251 and 257 Bremerton Avenue NE. The subject site is located on the west side of Bremerton approximately 600 feet south ofNE 4th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family homes, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-I 0 (Residential Options including detached Single Family uses). 8. The subject site was annexed to the City with the adoption of Ordinance 5092 enacted in ~eptember 2004. 9. The subject site is approximately 9.6 acres or 418,176 square feet. The parcel is rectangular and is approximately 650 feet long along Bremerton (north to south) by approximately 640 feet deep. 10. The site has been used for construction offices and staging and older homes and outbuildings generally served office purposes. 11. The subject site slopes generally downward 3 to 5 percent from the north-northwest to the south- southwest where Maplewood Creek crosses the subject site. The site also has bands of steeper terrain that vary between 20 to 40 percent. Fill was placed on the subject site in the past and this material appears to have been placed without benefit of a permit. Neighbors report that it raised the elevation of the property adjacent to the creek 8 to 10 feet. 12. A Category 3 wetland is located in the northwest corner of the subject site and it is unregulated. Another wetland located offsite is also unregulated. As noted, Maplewood Creek crosses the southwest portion of the site. 13. The subject site is mainly cleared of vegetation but small stands or rows of trees are located near the south and west property lines, near the existing older structures in the northeast corner of the site and near the creek. Most of the trees with the exception of those in the protected creek corridor would be removed to allow development at the R-l 0 density permitted by the zoning. 14. The subject site is governed by a separate development agreement. There are site-specific restrictions that include that all residential buildings be single family, lots abutting the south boundary of the site (abutting R-8 homes) be not less than 50 feet wide and that the density not exceed 10 units per acre. Elmhurst Prel illl inary Plat File No.: LUA-04-162, PP, ECF Mar'ch 29, 2005 Page 9 15. The applicant proposes dividing the subject site into 64 lots. The lots would be arranged around the perimeter of the site and in two interior blocks. Lot sizes will vary from 3,801 square feet to 5,979 square feet. The R-I 0 zone requires lots to be not less than 3,000 square feet, lot width to be 30 feet for interior lots and 40 feet for corner lots and lot depth to be 55 feet. Staff reported that lots would vary between 40 feet to 54 feet wide and from 95 feet to 112 feet deep. The lots along the south property line will comply with the 50-foot width required by the Development Agreement. 16. Two east to west roads will provide access to the interior of the subject site from Bremerton. These two roads will be connected to each other in a loop by a north to south road running through the western third of the site. A second north to south road will run between the east to west roads in the middle of the site creating the blockwise lot arrangement. Bremerton has an inconsistent alignment and width along the frontage of the subject site. The applicant is seeking a vacation and will rededicate property to create a more consistent alignment. 17. Bremerton does narrow north of the site adjacent to where the Ridgeview Plat was proposed. The City Council will be determining the status of that plat during an appeal procedure. Staff has nuted that Bremerton does need to serve this proposed plat. 18. The density for the plat would be 8.25 dwelling units per acre after subtracting sensitive areas (creek corridor) and roadways. 19. The subject site is located within the Renton School District. The project is expected to generate approximately 28 school age children. These students would be spread across the grades and would be assigned on a space available basis. 20. The development will increase traffic approximately 10 trips per unit or approximately 640 trips for the 64 single-family homes. Approximately ten percent of the trips, or approximately 64 additional peak hour trips, will be generated in the morning and evening. 21. The appl icant has submitted a Noise Analysis Report for the project to determine if noise from the nearby but non-adjacent Post Office would be a factor for residential development of the subject site. The report was done since the Hearing Examiner recommended that the proposed Ridgeview Plat immediately north of the subject site but also directly abutting the Post Office be rejected due to incompatible noise generated. by the adjacent Post Office. 22. The summary of the report contains the following language: "The ambient noise measurements conducted at the Elmhurst site's north edge demonstrate that the site is suitable for residential development... While there are routine loading and unloading activities and other activities at the post office that generate occasional environmental noise, this study has clearly shown that the intensity and duration ofthe noise generated by the post office is insufficient to significantly impact residential use of the Elmhurst site. (Footnote 2) ... Footnote 2: Anticipated future development of the Ridgeview Court site and the vacant parcel immediately to the north of the west half of the Elmhurst site will significantly screen the Elmhurst site from post office-generated noise, further reducing its intensity on the Elmhurst site." Elmhurst Prelilllinary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 10 23. Stormwater will be collected in a pond in Tract, A which will serve as both a detention and water quality facility. The pond, which is located in the southwest corner of the site, will be adjacent to Maplewood Creek. Energy would be dissipated using a "bubble-up" system with the overflow running to the creek. It would meet the 1998 King County standards, Level 2 flow control. 24. Staff has recolllmended that the pond be screened and landscaped. The screen is to form a visual barrier but one that does not interfere with traffic. Staff recommended the materials to use and to avoid chain link fencing. 25. The subject site will be served by City water and sewer services. Utility line extensions to serve the site will be required and governed by code. 26. Staff has approved a street modification allowing narrower roadways. Since this narrows what would be parking strips or landscape areas, staff has recommended the addition oftrees 27. The owner of the adjacent property north of the subject site was concerned about access to a portion of his propelty behind the post office. That property fronts along NE 4th Street and access is possible from there. [t was noted that the current owner's predecessor in interest created the odd-shaped parcel by segregating off the post office site leaving the remainder. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. Due to a recomlllendation by this office that another residential development (Ridgeview Court) adjacent to the post office was inappropriate, the applicant was concerned that post office noise might create issues for developing the subject site. Those noises might be an issue but it appears that the distance between the subject site and the post office site should help attenuate the noise. The subject site can be distinguished from the Ridgeview COUlt parcel by a nUlllber of factors. The subject site is zoned for residential purposes and is shielded by the adjacent Ridgeview Court property, which as a transitional property can be used for commercial purposes. [n addition, open space that now lies between the subject site and post office could be developed with uses that further attenuate the noise. That is new structures could occupy the intervening open space and block post office noises. The greater distance and the potential for intervening buildings were not factors that could help the other property. The noise studies that were conducted were specifically conducted for the subject site and cannot be relied on for determining illlpacts on other properties and other properties cannot count on the development of intervening bu i Idings that could eventually buffer this site from the post office. 2. The proposed plat appears to create reasonably rectangular lots. A fairly regular grid roadway and block system rather than a deadend cul-de-sac will also serve the 64-lot plat. The smaller lots of the R- 10 zone will still provide detached single-family housing choices to those who want less yard maintenance and smaller homes. 3. The plat will offset its illlpacts on fire, parks and transportation services by paying mitigation fees. It will also contribute to the tax base of the City when developed with homes. The additional population and traffic will be feit in this currently sparsely developed area but those impacts were anticipated when the Zoning was adopted for the area. 4. The applicant will be planting trees on the lots while also preserving the stream course and the current vegetation in buffers surrounding the creek. It appears that filling that occurred on the subject site can Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 11 remain and might have be permitted to allow appropriate sewer service. The applicant wili have to demonstrate that the materials are su itable for foundation support. 5. The applicant will have to satisfy the City's needs for access to and along Bremerton to NE 4th Street. 6. In conclusion, the proposed plat should be approved by the City Council. RECOMMENDATION: The City Council should approve the 64-lot Preliminary Plat subject to the following conditions: 1. The appl icant shall comply with the conditions imposed by the ERe. 2. The applicant shall have to demonstrate that the on-site fill materials are suitable for foundation support. 3. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording ofthe final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 4. All lots within the plat shall be required to have a minimum of one new approved tree, with a minimum caliper of 1-1/2 inches (deciduous) or 6-8 feet in height (conifer), and shrubs (or equivalent) planted within the front yard. The applicant shall be required to set forth a restriction on the final plat stating this requirement. Each application for a single family building pennit shall include a plan noting the location and type of plant materials within the front yard. All front yard landscaping shaH be planted prior to final building permit inspection. The satisfaction of this condition is subject to the review and approval ofthe Development Services Division Project Manager. 5. The right-of-way for Bremerton Ave. NE along Parcel #518210-0042 (327 Bremerton Ave. NE) shall be dedicated prior to the recording of the Elmhurst Final Plat. The satisfaction ofthis requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 6. 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. A draft of the documents(s), if necessary, 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 recording of the final plat. 7. Tract A shaH be fenced, landscaped, and irrigated (unless drought tolerant plants are used). The property lines of Tract A fronting Road A, Lot 22 and 23 shall include a landscaped visual barrier so as to not interfere with sight distance triangles including plant materials which would provide a year-round dense screen within three (3) years from the time of planting. Also, the property lines along Lots 22 and 23 shall be fenced with a six-foot high solid wood fence, or other approved material (no chain link). Tract A fronting Road A shaH be fenced with either a wrought iron, or chain link with vinyl covering, or other decorative wood fence. The applicant shall submit a landscape plan and fence design identifying construction and plant materials for the review and approval of the Development Services Project Manager prior to installation. Fences and landscaping shall be installed prior to recording of the final plat. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 12 ORDERED THIS 29th day of March 2005. HEARING EXAMINER TRANSMITTED THIS 29th day of March 2005 to the parties of record: Susan Fiala 1055 S Grady Way Renton, WA 98055 Liberty Ridge LLC Attn: Mike Merlino 9125 10th Ave S Seattle, W A 98108 Lou Larsen Pacific Engineering and Design LLC 4118 Lind Avenue Renton, W A 98055 Terrance Flaig President of Fernwood North HOA PO Box 3106 Renton, W A 98056 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Katie Walter Shannon and Wilson 400 N 34th Street, Suite 100 Seattle, WA98103 C. Thomas Foster Langley Fourth Ave Associates LLC 5460 Southcenter Blvd, Suite 106 Seattle, W A 98188 Cliff Williams 5326 SW Manning Seattle, W A 98116 TRANSMITTED THIS 29th day of March 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Rose Woodall 248 Union Ave NE Renton, W A 98059 David L. Halinen Halinen Law Offices, P.S. 10500 NE 8th St., Ste. 1900 Bellevue, WA 98004 Michael Yantis Yantis Acoustical Design 720 Olive Way, Suite 1400 Seattle, WA 98101 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 I OOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., April 12, 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 of the Examiner's decision. This Elmhurst Preliminary Plat File No.: LUA-04-l62, PP, ECF Marth 29, 2005 Page 13 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., April 12, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Councilor final processing 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 ofthe communication and would allow them to openly rebut the evidence. 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CCJOIIDiMolD ..,.. rc&.»cIo TO ~t'~~ ~~~A:~lHAJ= .... ~~O"~1H XAU ,~ ot' t.OO(IOQttn ...., AI'I'tJC ro TIC CftIp ~ra "", ..". MCICHJ .rMrICD ~"- ~~ ~~ I ~.@ nh~iU ~ ~IIII ·h ~.] §" U 0-", ... n u : ~ ~ ~I Hi i~~,~ ".~CTIrrtO"JOIIC:IIr4 t/II'J.'MoI ,Y! .JQO ISIU[ 0 ... Ttl -....ot-04 .. aT "EV.! '-""Ca.ANN:> "'-"" ~CfJTTt'IQ OlO'4~O' ... "Q.J P03 _001"1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA04-162, PP, ECF PROJECT NAME: Elmhurst Preliminary Plat APPLICANT: Liberty Ridge LLC, Mike Merlino LOCATION OF PROPOSAL: 201,251, & 257 Bremerton Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.G-acre site. Two tracts for open space and stonn drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestem portion of the plat. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. A Geotechnical Engineer shall detennine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. 2. At the time of building permits, additional geotechnical studies addressing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. 3. The applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth Consultants, Inc., dated August 3D, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. 4. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. 5. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. 6. If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. 7. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental professional and property documented and reported to the Department of Ecology (DOE) in accordance with MTCA. 8. The project shall comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit to be given for the eXisting three residences. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. oX ~ !5 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 12. Evergreen and deciduous trees (Le. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fenCing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 14. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. LEGAL DESCRIPTION PARCEL A: THE SOUTH I 10 FEET OF THE EAST 2 15 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THE NORTH Y2 OF THE SOUTHEAST 'l4 OF THE NORTHWEST 'l4 OF THE NORTHWEST 'l4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 37.5 FEET THEREOF FOR ROAD; (ALSO KNOWN AS THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE NORTH Y2 OF TRACT 5, MARTINS ACRE TRACTS, ACCORDING TO THE UNRECORDED PLAT THEREOF); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCELB: THE SOUTH Y2 OF THE SOUTHEAST 'l4 OF HE NORTHWEST 'l4 OF THE NORTHWEST 'l4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EASTERLY 7.5 FEET FOR ROAD; (ALSO KNOWN AS THE SOUTHERLY Y2 OF TRACTS 5 AND 6, MARTINS ACRE TRACTS, ACCORDING TO THE UNRECORDED PLAT THEREOF); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCELC: THE NORTH Y2 OF THE SOUTHEAST 'l4 OF THE NORTHWEST 'l4 OF THE NORTHWEST 'l4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 37.5 FEET THEREOF FOR ROAD; AND EXCEPT THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE REMAINDER; (ALSO KNOWN AS THE NORTH Y2 OF TRACTS 5 AND 6, MARTINS ACRE TRACTS, ACCORDING TO THE UNRECORDED PLAT THEREOF; EXCEPT THE SOUTH 110 FEET OF THE EAST 215 OF SAID TRACT 5); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. Q:web/pw/devserv/fonns/planning/masterapp.doc R-IO N ;:s I" ~ ~ ~ ~ f.e '" -t:t:I , t:t ;: ~. RMH SE 142nd St. RC(P) (P) G6 • 22 T23N R5E W 112 ZONING 15 T23N R5E W 1/2 -5315 David L Halinen, P.E. davidhalinen@halinenlaw.com HAND-DELIVERED HALINEN LAW OFFICES, P.S. A Professional Service Corporation Bellevue Place / Bank of America Bldg. 10500 NE 8th, Suite 1900 Bellevue, Washington 98004 March 14, 2005 Fred Kaufinan, City of Renton Hearing Examiner 1055 S. Grady Way, Seventh Floor Renton, Washington 98055 Re: Proposed "Elmhurst" Residential Subdivision (425) 454-8272 Fax (425) 646-3467 CITY OF RENTON 1 <~·\H .. " \c,' 1'. Y""'l F1ECEIVED JHS ~nY {.~LERK·S OFFICE Applicant's Submittal of a Noise Analysis Report To Be Part of the Preliminary Plat Hearing Record Dear Mr. Examiner: In view of the Post Office noise-related concerns set forth in your recent preliminary plat recommendation to the Renton City Council concerning the "Ridgeview Court" residential subdivision (Renton File No. LUA04-131, PP, SA-H, ECF),a my client Liberty Ridge L.L.C. has had acoustical engineer Jerry Lilly of JGL Acoustics conduct noise level measurements at two points along the north edge of the Elmhurst site (the edge closest to the Post Office). Mr. Lilly has evaluated his measurements against the U.S. Department of Housing and Urban Development's exterior noise standard that ordinarily must be met by all residential development projects that involve HUD financial support (see Title 24, Part 51, Subpart B, Section 51.103 of the Code of Federal Regulations). He has not only determined that the measured noise levels are well below the HUD standard, he has specifically considered the alleged special noises generated at the Post Office and has determined that they are insufficient to significantly impact residential use of the Elmhurst site. He documents his findings and conclusions in his March 12,2005 letter to the Elmhurst applicant, a copy of which I herewith submit for your review and the Elmhurst preliminary plat hearing record. Sincerely, HALINEN LAW OFFICES, P.S. Enclosure cc: Susan Fiala, Senior Planner, Renton Development Services (with copy of enclosure) Kayren Kittrick, Development Engineering Supervisor, Renton Development Services (with copy of enclosure) C:\CF\2418\043\Noise\Hearing Examiner.L Tl.doc • The east half of the Elmhurst site abuts the south of the Ridgeview Court site and the west half of the Elmhurst site is located approximately 147 feet south of the site of the U.S. Post Office facility. March 12,2005 Liberty Ridge L.L.C. 9125 10th Avenue South Seattle, Washington 98108 c(rV OF RENTON ~jA~ 1 J" '''f''n~' " .. . £Uu" 2',bt:> {',~ RECEIVED J.A1S CITY CLERK'S OFFICE Subject: Your Proposed "Elmhurst Residential Subdivision", Renton, W A Environmental Noise Study Gentlemen: As you know, I am an acoustical engineer that specializes in environmental noise analysis. (See the attached copy of my professional resume.) This report presents the results of an ambient noise study that I conducted this last week for your proposed Elmhurst Residential Subdivision development project at 201 Bremerton Avenue NE in Renton, Washington. You requested that I conduct the study to determine if the existing ambient noise conditions at the subject property are within recognized acceptable limits for residential development. I conclude that they are. Before discussing the outcome of the actual noise measurements that I took at the site, I start out below with an overview of environmental noise descriptors and an explanation of residential noise standards to put my noise measurements into context. Environmental Noise Descriptors Noise is always present in the environment. Noise is generated by both natural phenomena (e.g., water flowing in a stream or river or wind) and man (e.g., speech, motor vehicles, aircraft, and ventilation fans). Noise can have both positive and negative impacts on the environment. The steady sound of a distant waterfall or a quiet fan can provide a soothing background noise to promote sleep and/or "mask" annoying sounds that may be in the environment. Sounds that are too loud, too abrupt, or simply unwanted (e.g., music from someone else's property) may disrupt sleep, impede speech communication, or simply create annoyance. The level of environmental noise (i.e., the level that is proportional to loudness as perceived by humans) is measured in terms of A-weighted decibels, abbreviated dBA. Most outdoor environments have noise levels that fall into the 30 to 100 dBA range. Occasionally you will find noise levels outside this range, but it is a very rare occurrence. A noise level of 0 dBA is the approximate threshold of human hearing. Noise at or below this level exists only inside specially designed acoustical test chambers. At the other extreme, the approximate threshold of pain for most humans is 120 dBA. The noise of gun fire at close range can exceed this level for a brief period of time. A level above 120 JGL Acoustics, Inc. 5266 NW Village Park Drive Issaquah, W A 98027 (425) 649-9344 (voice) (425) 649-0737 (fax) jerry@jglacoustics.com . ~ .. Elmhurst Residential Subdivision Noise Study March 12, 2005 Page 2 dBA is also typical of a military jet engine during take-off, if the listener is less than 100 feet of the aircraft. Table 1 presents a summary of typical sound levels associated with . . vanous nOIse sources. Table 1. Typical Sound Levels Noise Source Distance (feet) Noise Level (dBA) Military Jet @ Takeoff 100 100 to 120 Chain Saw 5 90 to 100 Heavy Truck @ 50 mph 50 80 to 90 Automobile @ 50 mph 50 65 to 75 Normal Speech 5 55 to 65 Indoor Air-Conditioner 5 45 to 55 Refrigerator 5 35 to 45 Ticking Clock 5 25 to 35 It is also important to understand the significance of noise level changes and how they are assessed, particularly when evaluating environmental noise impacts. Although a doubling of the number of equal noise sources yields a 3 dB increase in the total noise energy level, it takes an increase of 10 dB to create a perceived doubling of a noise's loudness. This relationship applies to all types of noise (except for very low frequency noise, such as noise from gas fired boilers and industrial fans, which is not germane to this study). Therefore, increasing the level of noise from 40 dBA to 50 dBA would be perceived as a doubling of the loudness, as would an increase from 78 dBA to 88 dBA. Conversely, reducing a given noise level from 94 dBA to 84 dBA would be perceived as a halving of the loudness. A 5 dBA increase or decrease is generally perceived as clearly noticeable. A change in level of only 1 dBA is generally too small to be detected, except under very special (laboratory-like) conditions. Ordinarily, it takes a 3 dBA change to be noticed by a casual listener. These ''rules of thumb" are applicable to sounds of similar quality. If a new noise source with a unique character to it is added to an existing environment, the new source often can be heard at very low levels. In fact, sounds containing pulsating tones (e.g., truck back-up beepers) can easily be heard at sound levels as low as 10 to 15 dBA below the hourly average ambient noise level. Generally speaking, the noise level at any location is almost never constant. The noise level will typically fluctuate with time and location. However, when averaged over a significant time period (e.g., several minutes or an hour), most outdoor environments will exhibit a reasonably steady noise level. The most significant outdoor noise level statistic is the energy average noise level, abbreviated Leq (which stands for equivalent sound level). Leq is defined as the steady (constant) sound level that has the same total acoustic energy as the actual time-varying sound level. An Leq can be measured over any specified time interval, but usually an interval somewhere in the range of 1 minute to 1 hour is used. Other important noise level statistics include Lmax (which is the maximum sound level during a specified interval of time), Lmin (which is the minimum Elmhurst Residential Subdivision Noise Study March 12, 2005 Page 3 sound level during a specified interval of time), and~. ~ is a statistic defined as the sound level that is exceeded 90% of the time during the specified time interval (or, from the converse perspective, the noise level is below the ~ value only 10% of the time during the specified time interval). When considering environmental noise duration of more than an hour, 40 is usually controlled by a large number of noise sources that are located very far away from the measurement location. Thus, 40 is often called the "background noise level" as opposed to the "ambient noise level" (a level that includes all noise sources, both near and far away). There is one other important noise level statistic: the day-night average sound level, which is abbreviated Ldn or DNL. The Ldn is a 24-hour average noise level (with a built-in "penalty" for nighttime noise) that is most often used in reference to land use compatibility. By convention, the day-night sound level is expressed in units of dB (not dBA like Leq is) even though the measured values are actually A-weighted decibels. Residential Noise Standards There are no mandatory federal or state environmental noise regulations restricting land development in the State of Washington. However, the U.S. Department of Housing and Urban Development (HUD) has established an exterior noise standard that ordinarily must be met by all residential development projects that involve HUD financial support. (See Title 24, Part 51, Subpart B, Section 51.103 of the Code of Federal Regulations.) The HUD exterior noise threshold for acceptability is a day-night average sound level of 65 dB. If the day-night average noise level at a project site is less than or equal to 65 dB, the site is considered acceptable for residential development from a noise standpoint. If the exterior day-night average noise level at a site exceeds 65 dB, steps must be taken to reduce the exterior noise (e.g., increasing the setback from the noise source or constructing a noise barrier to shield the project from the noise source) in order to participate in most HUD programs. If it is not feasible to reduce the exterior noise level, HUD can condition program participation upon an upgrading of a building'S exterior shell in order to provide an interior day-night average sound level that is less than 45 dB. While compliance with HUD standards is mandatory only for HUD projects, these standards are sometimes adopted by local governments. For example, the City of Bellevue, Washington has adopted restrictions on residential development within the city limits of Bellevue for projects located in areas where the exterior day-night average sound level exceeds 65 dB. (See Bellevue City Code Section 9.18.045.) The City of Renton does not have any restrictions as to whether or not residential land development may occur on a parcel due to the ambient noise conditions on the parcel. Elmhurst Residential Subdivision Noise Study March 12, 2005 Page 4 Regulatory Limits on Noise Generation In distinction to an ambient noise level-related residential development standard like the HUD standard, the State of Washington has promulgated regulations limiting the generation of environmental noise on parcels of land. (See WAC 173-060.) The Renton City Council adopted those state regulations by reference in RMC 8-7-2 (Maximum Environmental Noise Levels). (In this report, I refer to those regulations as the "Noise Ordinance". The purpose of the Noise Ordinance is not to restrict land development (especially development of low noise generating uses like residential subdivisions) but, rather, to restrict the extent of noise that can lawfully be transmitted from a noise generating property across property lines to adjacent parcels. Unlike the HUD residential development noise standards (standards that take into account all sources of noise received at a residential development site), the Noise Ordinance applies only to the particular noises generated on the noise-generating property under consideration. Thus, for example, noise from aircraft in the sky and traffic noise on public streets and highways are exempt from Noise Ordinance limits. Many other noise sources are also exempt from Noise Ordinance limits, including construction noise, property maintenance-related noise and noise from emergency equipment, just to mention a few such sources. In general, the Noise Ordinance limits are much more restrictive than the HUD residential development standard. For example, if two adjacent properties are zoned residential, under the Noise Ordinance the maximum noise level (for a noise source that does not vary with time) allowed to be transmitted to the adjacent receiving property is 55 dBA during the day and 45 dBA at night. (Higher levels are permitted if the source is located on commercially zoned property or industrially zoned property.) "Nighttime" is usually defined as 10:00 pm to 7:00 am on weekdays. If the noise in question is not steady with time, the maximum allowable noise level can be up to 5 dBA higher than the steady noise limit if the total duration of the higher noise level does not exceed 15 minutes in anyone-hour time period. Similarly, the maximum allowable noise level can be up to 10 dBA higher than the steady noise limit if the total duration of the noise does not exceed 5 minutes in anyone-hour time period, and the maximum allowable noise level can be up to 15 dBA higher than the steady noise limit if the total duration of the noise does not exceed 1.5 minutes in anyone-hour time period. It is the responsibility of the owners of noise-generating properties to ensure that the noise radiating from their properties is in compliance with the Noise Ordinance. Table 2 summarizes the Noise Ordinance limits for residential receiving properties. Elmhurst Residential Subdivision Noise Study March 12, 2005 Page 5 Table 2. Noise Ordinance Limits for Residential Receiving Properties (dBA) Source Property Commercial Commercial Re~jde~Re.sr~entl'an Noise Dllration Daytime Nighttim~ Da~e Nighttime Continuous (steady with time) 57 47 55 45 Up to 15 minutes per hour 62 52 60 50 Up to 5 minutes per hour 67 57 65 55 Up to 1.5 minutes per hour 72 62 70 60 Site Description The Elmhurst site is a 9.6-acre property Photo 1. Aerial of parcels north of Elmhurst site. that is planned to be subdivided into 64 residential lots ranging in size from 3,801 square feet to 5,870 square feet. The proposed site is bounded on the east by Bremerton Avenue NE and bounded on the south and west by existing residential developments. The east half of the north portion of the Elmhurst site is adjacent to a roughly 3- acre parcel (Assessor's Parcel No. 5182100042) that has an abandoned residence on it. (That parcel is the site of the proposed Ridgeview Court residential subdivision) The west half of the north portion of the Elmhurst site abuts a vacant parcel (Assessor's Parcel No. 5182100020) that has recently been cleared in anticipation of development. 1...-_----' Immediately to the north of that vacant parcel is a parcel (Assessor's Parcel No. 5182100031) on which the new U.S. Post Office that serves the Renton Highlands is located. Photo 1 shows the north edge of the Elmhurst site (at the bottom of the photo) and the properties lying to the north. (Photo 1 was taken prior to the recent clearing of Assessor's Parcel No. 5182100020.) The Elmhurst site is residentially zoned (R-IO) while all surrounding properties are zoned residential, except those above-mentioned properties north of the Elmhurst site (including the post office site). Those parcels all have commercial zoning (Arterial Commercial). Ambient Noise Measurements Ambient noise in the Elmhurst site's area is dominated by traffic noise from NE 4th Street (a principal arterial street), with occasional noise from aircraft and from activities at the Post Office. Nevertheless, because NE 4th Street lies more than 600 feet north of the Elmhurst Residential Subdivision Noise Study March 12, 2005 Page 6 Elmhurst site and because Bremerton Avenue NE is currently a dead-end street with virtually no traffic!, traffic noise received on the Elmhurst site is relatively low. Because (a) noise generated by the post office's operations to the north of the west portion of the Elmhurst site became an issue in the recent preliminary plat hearing concerning the proposed Ridgeview Court residential subdivision (and in the City of Renton Hearing Examiner's Recommendation to the City Council concerning that subdivision) and (b) the NE 4th Street arterial is parallel with and north of the Elmhurst site's north boundary, the portion of the Elmhurst site where ambient noise is expected to be the greatest lies along the west half of the site's north edge. Accordingly, that is where I took my ambient noise measurements for this study. Ambient noise was continuously measured at two positions near the north boundary of the site (see Photo 1 for locations) for a period of 64 hours beginning at 4:00 pm on Sunday, March 6, 2005 and ending at 8:00 am on Wednesday, March 9,2005. Position 1 Photo 2. Photo of the south side of the post office was located due south of the post taken from Position 1 office loading dock, and Position 2 was located due south of the post office's east property line. (See Photo 2 for a ground level photo of the south end of the post office property taken from Position 1. The recently cleared vacant parcel lying between the post office property and the Elmhurst site is in the foreground.) The measurement microphones were positioned 10 feet above existing grade. Each of them was equipped with a foam windscreen with spikes to deter birds from alighting on them and distorting the noise data being collected. Sound level data at Position I was collected using a Bruel & Kjaer model 2238 data logging sound level meter. Sound level data at Position 2 was collected with a Larson Davis model 700 data logging sound level meter. Both instruments were calibrated immediately prior to the measurements using the same Bruel & Kjaer model 4230 portable acoustic calibrator. Plots ofthe raw data collected by each instrument are presented in Appendix A and the summary results of the measurements are presented in Table 3. I Even after the development of the Elmhurst subdivision connects Bremerton Avenue NE to the south with other residential proferties, (a) traffic volumes on Bremerton Avenue will be only a small fraction of what they are along NE 4 Street, (b) the traffic along Bremerton will be residential in nature (not having nearly the percentage oflarge vehicles (such as trucks and buses) that travel along NE 4th Street) and thus (c) the noise on the Elmhurst site generated by future traffic along Bremerton A venue NE is anticipated to be relatively insignificant. Elmhurst Residential Subdivision Noise Study March 12,2005 Page 7 Table 3. Measured day-night average noise levels (Ldn) at Positions 1 and 2 The data summarized and presented in Table 3 demonstrates that the existing day-night average ambient noise level at Positions 1 and 2 is at least 7 dB below the HUD standard for residential land use. Keeping in mind that a difference of only 3 dB represents a doubling of acoustic energy, it would take more than a quadrupling of the existing traffic volumes in the area to cause a 7 dB increase in the day-night average ambient noise level here. The graphs presented in Appendix A show the measured ambient noise level as a function of time over the duration of the noise monitoring. Figures A-I through A-5 represent the noise level at Position 1. Each data point on those figures represents a 2- second average (Leq) noise level. As you can see from those figures, there are occasional events where the ambient noise level exceeds 70 dBA. For the reasons explained below, nearly all ofthose events are most likely caused by aircraft. Figure A-6 represents the noise level at Position 2 as a function of time. Each data point represents a one-hour time period, and there are three curves. The curve marked by black squares represents the hourly average (Leq) sound level, the curve marked by red triangles represents the hourly maximum sound level, and the curve marked by blue circles represents the hourly minimum sound level. The data presented in Figure A-6 clearly show a significant decrease in the average and minimum noise levels during the late night and early morning hours. However, this trend does not extend to the hourly maximum sound levels. Figure A-6 shows those sound levels in the 60 to 80 dBA range at all hours of the day and night. The average hourly Lmax measured over the entire 64- hour time period is 67.4 dBA. I was also able to use the collected data to determine whether or not the post office is operating in compliance with the Noise Ordinance. This determination was laborious due to the significant presence of noise sources that are exempt from the Noise Ordinance (e.g., traffic on local streets and aircraft). However, because I was fortunate enough to have not only recorded but also personally witnessed (and noted the time of) two events at the post office loading dock (each of which involved a large delivery truck), I was able to make that determination. One of those two events took place on Monday afternoon and the other took place on Wednesday morning. Figure 1 presents the measured A-weighted sound pressure level at Position 1 for a twenty-minute period ending at 4:50 pm on Monday afternoon. At about 4:43 pm, I Elmhurst Residential Subdivision Noise Study March 12,2005 Page 8 personally observed a semi-truck and trailer combination briefly honk its hom prior to leaving the post office property via the drive on the east side of the post office building. Figure 2 presents the measured A-weighted sound pressure level at Position 1 for a twenty-minute period ending at 7:40 am on Wednesday morning, just prior to my removal of the noise monitoring equipment from the site. During that 20-minute time period, I observed a semi-truck and trailer combination arrive, back into the loading dock, open the rear door and drop the tailgate. I also heard the sound of carts rolling in and out of the trailer to remove materials. Each of these events is identified in Figure 2. Table 4. Noise Ordinance compliance analysis (post office truck noise at Position 1). Table 4 presents the results of noise ordinance compliance analyses for the two one-hour time periods encompassing the data presented in Figures 1 and 2 (starting and ending on the respective hours). The results of these analyses indicate that the noise from the delivery truck and trailer combination and the loading/unloading activities at the loading dock did not exceed the Noise Ordinance's daytime limits at the north property line of the Elmhurst site. It is important to note that this data is unedited, which means that it also includes noise from sources that are exempt from the Noise Ordinance. In fact, noise from a single jet aircraft was noted during the 7:25 am to 7:30 am time period (see Figure 1). If noise from this jet was not present during this measurement, the recorded number of seconds above 57 dBA would have been much lower than the value measured. The noise generated by the heavy trucks that were observed on the post office site did not exceed the Noise Ordinance limits at Position 1, but these events occurred during the day. At night, the Noise Ordinance limits are 10 dBA lower than during the daytime. (See Table 2 on page 5.) In order to assess the potential impacts of nighttime noise, Table 5 presents a complete list of each and every individual nighttime noise event that exceeded the 62 dBA maximum sound level specified in the Noise Ordinance at Position 1 along with the duration of the event and the most likely source of the noise. These nighttime events are marked by blue circles in the Appendix A figures. Each entry in Table 5 is also supported by a graph in Appendix B, with the graphs depicting the time signature of each event. The time signature is excellent primary evidence as to the identification of Elmhurst Residential Subdivision Noise Study March 12, 2005 Page 9 the noise source. As you can see from Figures 1 and 2, delivery truck noise at the post office loading dock is characterized by maximum sound levels in the 55 to 65 dBA range with peak durations of a few seconds or less. In the case of a honking hom, the maximum noise level is between 65 and 70 dBA with a duration of less than 2 seconds. On the other hand, aircraft noise is characterized by a slowly-varying sound level with event durations on the order of 30 seconds to 90 seconds (or more) with maximum sound levels as high as 80 dBA, depending upon the altitude and speed of the aircraft. While the maximum sound level during an event is very well defined, the event duration is subject to some interpretation. In this context, we are looking for major differences in the duration in order to give us an indication of the appearance of the time signature. The duration listed in Table 5 represents the total duration of the event; it should not be construed as the total time period over 62 dBA. Table 5. Nighttime noise events above 62 dBA It is interesting to note that there were only 13 noise events that exceeded a noise level of 62 dBA at Position lover the 27-hour overall nighttime measurement period consisting of 9 hours each night for three nights. On Monday night there were only 4 events that met this criterion, and on Tuesday night there was only one event that met the criterion. Out of all 13 of those events, only one could not be identified as aircraft noise from the time signature and that particular event had a maximum sound level that was only 1.8 dBA above the 62 dBA threshold. If that particular event was caused by a truck at the post office loading dock, the post office would have technically been in violation of the Noise Ordinance. Nevertheless, the event's impact on the perceived nighttime noise is relatively minor in comparison to the aircraft noise. Elmhurst Residential Subdivision Noise Study March 12,2005 Page 10 Summary & Conclusions The ambient noise measurements conducted at the Elmhurst site's north edge demonstrate that the site is suitable for residential development. Not only does the day- night average sound level at the proposed site meet the HUD standard for residential use, the existing exterior noise is at least 7 dBA lower than the HUD standard at the site's north edge, where noise conditions are expected to be the worst. All other portions of the site are further away from NE 4th Street and the post office and thus would have lower ambient noise levels than those at Positions 1 and 2. While there are routine loading and unloading activities and other activities at the post office that generate occasional environmental noise, this study has clearly shown that the intensity and duration of the noise generated by the post office is insufficient to significantly impact residential use of the Elmhurst site.2 Post office loading dock noise is expected to be in full compliance with the Noise Ordinance at the west half of the Elmhurst site's north edge at least during daytime hours. At night, there may (or may not) be occasional peaks from loading dock activity that technically exceed the Noise Ordinance limits for brief sounds, but these peaks are very rare and the level of these peaks is well below the level of the far more common noise peaks generated by aircraft in the community. As a result, I anticipate no noise impacts on the proposed Elmhurst development from activities on the post office property to the north. In fact, the vast majority of the environmental noise at the proposed site is generated by traffic on NE 4th Street and by aircraft, not the post office, and those noises are not at levels that will pose a problem to residential use ofthe Elmhurst site, either. If you have any questions regarding these findings and conclusions, please do not hesitate to give me a call. Sincerely yours, JGL Acoustics, Inc. ~~~ Jerry G. Lilly, P.E., FASA President Member INCE, NCAC, ASHRAE, ASTM Enclosures 2 Anticipated future development of the Ridgeview Court site and the vacant parcel immediately to the north of the west half of the Elmhurst site will significantly screen the Elmhurst site from post office- generated noise, further reducing its intensity on the Elmhurst site. Elmhurst Residential Subdivision Noise Study March 12,2005 Page 11 90 80 i ~ 70 S ! 60 ::I III III ! 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C C 0 Q);:i E 'en c.0 On. 0;'" > C'G Q) Q) c .~ - 0 .!!! z ...... c c Q) Q) "C .-.-.c ~ E £k::« ... ~ui :::::J I .c« E e w :::::J en .-LL I-----+----+----::..+---+-~_______jf____::oe-__+ II\IV oo:v I------+---+----Nl----+-____ ---+---.-+ II\IV OO:Z ~ 1-----+----+------=",..----+---------1-II\Id 00:9 I-------t----+-------'~-_+_--___ _t __ __+_---I-II\Id oo:v f-----+--<IIII4=---+------1 ___ -ja+----+ II\Id OO:Z ~ '-----+-----bl~--+--~I-.a_::_----+---+ II\IV 00:9 i------+----+----=~---+---____ --.. f__-__+ II\IV oo:v r-----+---+--~-+----+ ____ ----+-__ --+ II\IV OO:Z ~ 1-----+--_+_----=""4---+----____ +---__ ~f__-____+_ 11\1 d 00:9 I-----+--~=+-----+----____ +--_~f__-____+_ II\Id oo:v I--------t---... ,----+------II __ -___ I-----I-II\Id oo:z ~ 1-------t------+--:lIII---+----__ +---ta-I-----+ II\IV 00:9 r------+---+--~---+---~ __ -l-... ---+-II\IV oo:v :-----t.~==___+_--+-__Ia;:..+----+-_____ -_+ II\IV OO:Z ~ '-----+------+---__w.--+--_________ --8--I--____+_ 11\1 d 00:9 I-----I----~:::=...--+--__I_-_+__..::::::a-_+ II\Id oo:v o (J) o 000 0 ro ~ ~ ~ ~ hf8P) 1~U\a1 aJnsSaJd punoS -It) c 0 E 0 N -l ar + CD .c >< co (,) E ... res -l ~ + -~ ...: C 0-Q) -.... a> Q) 0 -l E (1) + ~ E i= ~ "0 C :::J 0 III OJ C :;::; ~ OJ Q) -"~ a a I'- a> "0 0 E III "5 co 0 c 0 ~ co ....J .s=. -"~ "0 Q) t5 ~ "0 (.) co -co 0 APPENDIXB Elmhurst Residential Development Figure 8-1. Ambient Noise at Position 1 90 -,--<~-'---~~~<~<'-<' 80 I / -I~ ~ ~ 70 I Q; Aircraft #1 at 10:27:03 fM (Lmax = 74.8 dBA) > ~ ~ 1"1 " ''1IIIU' ~ 60 , •. " ",.. " .. " , t/) Q) ~ I • D.. 1/\ .. I "C 50 I.. C ~ o en 40 +I-------------------+-------------------+------------------~------------------~ 30 ~ ~ ~ ~ ~ a.. a.. a.. a.. a.. a L{) a L{) a C\I C\I C") C") "'Q" b b b b b ..-..-..-..-..- Time of Day (March 7, 2005) Elmhurst Residential Development Figure 8-2. Ambient Noise at Position t -~ 90 80 I I Aircraft #2 ® 10:50:33 PM (Lmax = 7~.5 dBA) I 1111 ~ 70 IU~L----------------t------------~ ~, t ..J " II CD li 60 .11 I .. , . I -I .. A , ... £ " I I , " 50 I I C g tn 40+1----------------~----------------~----------------~----------------~ 30 :?: :E ~ ::E :?: a.. a.. a.. a.. a.. 0 l() 0 l() 0 ....,. ~ l() l() 0 0 0 0 0 ~ ~ ~ ~ ~ ~ Time of Day (March 7, 2005) 90 Elmhurst Residential Development Figure B .. 3. Ambient Noise at Position 1 Aircraft #3 @ 12:27:15 AM (Lmax = 75.0 dBA) 001 / -II ~ -~~~~~~~~----~~~~---i--------------~j-~~~~~~~ :!:!. 70 I "i ~ , , ~ 60 I '" ,'1 1 ______ _ :::s :II I I I.. .. , 6:. I AI . "g 50 I :::s o (I) 40 I -- 30 :E « 0 N N T"" :E « LO N N T"" ., 'J! Y· I :: :E :: <t: « <t: 0 LO 0 ('I') ('I') ~ N N N T"" T"" T"" Time of Day (March 7, 2005) Elmhurst Residential Development Figure 8-4. Ambient Noise at Position 1 90 -r---------.--.. --.-. T--------·----~"-.,."-,.,,.. -.. " .. ~---- Aircraft #5 @ 2:26:49 A (Lmax = 68.5 dBA) 80 +I---------+----------r---------~-~------~ Aircraft #4 @ 2:18:07 AM ~ (Lmax = 62.4 dBA) III ~ 70 I \ ,. CI) > CI) ..J e ::l 60 I A: I I In In CI) ... c.. -g 50 I I I I I A I II 'IIIF ::l o en 106 s 40 I. 'Ifl \ ~ at '."laA I\." • .1f.J/ V 'M . ~ "ill I\,_ .1"'\. JI! 1,/\,J/\ ,lU' . \. .I V I 30 ::2: ::2: ::2: ::2: ::2: « « « « « 0 IJ') 0 IJ') 0 ..-..-N N ('i) N N N N N Time of Day (March 7, 2005) Elmhurst Residential Development Figure 8-5. Ambient Noise at Position 1 90 '~~'-'~"'--Y-'--'~'-'------------, .-" ••. ------ 80 +I------------------+------------------r------------------r-----------------~ Aircraft #6 @ 3:18:01 AM (Lmax = 62.7 dBA) '--r-----, £a ~ 70 Ci) > I. ~ . ..J 1 ""01 . l!!60 Illill'. il ",. I I I I I m I 1 E Q. -g 50 :l o UJ 40 1111 .. 0' ... or' \J V"4" , yy 1/' .... .." 'I • ,., , •• II ''\I III I Y • , VI 1II 30 ::2: ::2: ::2: ::2: ::2: « « « « « 0 LO 0 LO 0 ...--...--N N (") (vj (vj (vj (vj (vj Time of Day (March 7, 2005) Elmhurst Residential Subdivision Figure 8-6. Ambient Noise at Position 1 90 ·-~·--'··~------···-···-·-···-"---"······-"·-~-----1---"--·------·--·---·-·~--r------, 80 -<t m ~ 70 CD > Q) -I ! 60 ::::I tn tn Q) ... D.. 'C 50 c: ::::I 0 tn 40 30 ~ a.. 0 ~ 6 T""" Aircraft #8 @ 10:51 :01 AM (Lmax = 70.2 dBA) Aircraft #7 @ 10:47: 111 PM (Lmax = 66.9 dBA) ~ a.. L!) ~ 6 T""" ~ a.. 0 L!) 6 T""" Time of Day (March 7, 2005) ~ ~ a.. a.. L!) 0 L!) 0 6 T""" ..--T""" - Elmhurst Residential Subdivision Figure B-7. Ambient Noise at Position 1 90 -,-----r--._._----- Unkno~n Source @ 1: 12:45 PM I (Lmax ~ 63.8 dBA) 80 I \ ~ \ m , ~ 70 I CI) > ~ l--------------------~----------------------t-----------~--------_t----------------~----l ~ 60 I til til ~ ." •• I • I •• 11 Q. • " II II "C 50 A " I I C I • ::s o UJ 40 I \I' V '~ '¥IF b IV \IV WV \t~.['v II'"",} "Alii III J -" V \ I 30 :2: :2: :2: :2: « « « « 0 L() 0 L() 0 0 T""" T""" .. . . T""" T""" T""" T""" Time of Day (March 8, 2005) :2: « 0 N T""" 90 -,-------- Elmhurst Residential Subdivision Figure 8-8. Ambient Noise at Position 1 Aircraft #9 @ 3:52:55 AM (Lmax = 71.8 dBA) 80+1----------------~----------------~r---------+-------r---------------~ ~ 70 l,------------------+------------------t--------~r_------[_----------------l 'G) > (1) .J lI~nR e 60 I :s U) U) I!! • "'" an',', • /I D.. !/-'WI IJ I I, I I I I I , III I I I\~" I • -g 50 I" , 'I lAo I J :s o UJ 40 I -I 30 ~ ~ ~ ~ ~ « « « « « 0 1.0 0 1.0 0 -.::t -.::t 1.0 1.0 0 ~ ~ ~ ~ ~ Time of Day (March 8, 2005) 90 -,--------' Elmhurst Residential Subdivision Figure 8-9. Ambient Noise at Position 1 80+1----------------+---------------~----------------4---------------~ Aircraft fit1 0@5:30:29 AM ~\ Unknown Source@5:39:43AM ;( (Lmax 63.0 dBA) (Lmax = 63.8 dB) ) m ~ J ~ 70 G) > CI) -; I AA 1\1 I :; 60 I tn tn CI) ~ D.. n -\I ro\ IY~ 'WI V" V '" y~ /1\1\ ,1-' f(-' • I I 'tJ 50 P' 1\1, ",A JY \ JW\nv'J 11.1\.., 4\ 1(;, \ , C \ ,ifF U~ J ::l o UJ 40+1----------------+---------------~----------------~--------------~ 30 ~ ~ ~ ~ ~ « « « « « 0 LO 0 LO 0 N N (\') (\') ~ Lri Lri Lri Lri Lri Time of Day (March 8, 2005) Elmhurst Residential Subdivision Figure B-10. Ambient Noise at Position 1 90 ---------- 80 +I------------------~------------------+-----------------~------------------~ -Aircraft #11 @ 1 :24:471 AM .... (Lmax = 6601 dBA) ~ , m , ~ 70 I Ci) > S ., • ! 60 1 ~ ~ f I D.. -g 50 I II ~ IIUI ~ o en 40 1I r 'INlI"'1;'1UI 10 11\ '1"" ~"I" ~"Il" I II M'II. • .. 4,\, \ ,,[ \IV \ I \" VI 30 :2: :2: :2: :2: :2: « « « « « 0 L!) 0 L!) 0 ...-...-N N ("t) 00 00 ...-...-...-...-...- Time of Day (March 9, 2005) PROFESSIONAL RESUME OF JERRY G. LILLY JERRY G. LILLY EDUCATION: M.S. in Engineering Acoustics, 1975, Pennsylvania State University AB. in Mathematics, 1972, Whitman College EXPERIENCE: 1983-Present: President ofJGL Acoustics, Inc. providing consulting services to architects, real estate developers, public agencies, and industry in sound and vibration control and environmental noise assessment. The majority of these services are related to four broad areas of acoustics: 1) sound isolation and interior acoustics in buildings, 2) mechanical noise and vibration control, 3) environmental noise assessment and control, and 4) industrial noise control. Other areas of expertise include preparation of environmental impact statements, construction noise assessment, and expert witness testimony. Typical projects include hospitals, music buildings, office buildings, theaters, churches, hotels, educational facilities, industrial facilities, and transportation system improvements. 1979-1983: Acoustical consultant with Towne, Richards & Chaudiere, Inc. in Seattle, Washington. Served as project manager for several mechanical, architectura~ and industrial noise control projects. 1977 -1979: Acoustical engineer with the Applied Physics Laboratory at the University of Washington. Responsible for field measurements and mathematical modeling of underwater acoustic reverberation for applications to U.S. Navy undersea weapons guidance systems. 1975-1977: Acoustical Consultant with Paul S. Veneklasen & Associates, Inc. in Santa Monica, California. REPRESENTATIVE PROJECTS: Chase at Centerpoint Office Building, Phoenix, AZ Bayou Bonfouca EPA Clean-Up Site, Slidel~ LA Waterfront Landings, Seattle, WA West Virginia Graduate College, Charleston, WV Lenexa Products Sound Testing Laboratory, Lenexa, KS PCI Sound Test Laboratory, Ft. Worth, TX The Village at Mammoth, Mammoth Lakes, CA PRO Sports Club, Seattle, W A Intel FM6 Office Building Vibration, Folsom, CA 1992 1993 1994 1995 1996 1998 2000 2002 2004 Jerry G. Lilly Resume 03/13/05 Page 20f3 EDUCATIONAL AND RESEARCH ACTIVITIES: Instructor, M.E. 428 "Machinery Noise", Mechanical Engineering Department at the University of Washington, Winter Quarter 1981. Instructor, Arch 436-U "Architectural Acoustics", Department of Architecture at the University of Washington, Spring Quarter 1988. Lecturer, ASHRAE Professional Development Seminar: "Designing HV AC Systems to Control Noise and Vibration", 1996 -Present, Philadelphia, Phoenix, Toronto, Seattle, Montreal, Atlanta, Baltimore, Boston, Austin, Dallas, Denver, Albuquerque, San Diego, Minneapolis. PUBLICATIONS: "Sound Power Levels ofa 36 inch Vertical Plug Fan", Proceedings from Noise-Con 83, Massachusetts Institute of Technology, Cambridge, MA 1983. "Absorption Coefficients for Spatially Separated Acoustical Panels", Proceedings from 1984 International Conference on Noise Control Engineering, Honolulu, HI 1984. "Breakout in HVAC Duct Systems", Sound a11d Vibration, Volume 21, No. 10, Oct. 1987. "Vibration and Noise", Chapter 22 of Pumping Station Design, ed. R.L. Sanks, Butterworths, 1989. "A Sound Reduction Enclosure Without Doors", Proceedings from 1991 International Confere11ce on Noise Control E11gineering, Sydney, Australia, December 1991. "Environmental Noise Criteria for Pure Tone Industrial Noise Sources", Proceedings from Noise-Con 94, Ft. Lauderdale, Florida, May 1994. "Field Testing of Operable Partitions", Sound and Vibratio11, Vol. 29, No. 11, Nov. 1995. "Noise Control at an EPA Superfund Cleanup Site", Sound and Vibratio11, Volume 32, No. 12, December 1998. "Reverberation Chamber Qualification at Low Frequencies", Sound and Vibration, Volume 33, No. 12, December 1999. "Noise in the Classroom", ASHRAE Journal, Volume 42, No.2, February 2000. "Recent Advances in Acoustical Glazing", Sound and Vibration, Volume 38, No.2, February 2004 Jerry G. Lilly Resume 03/13105 Page 3 of3 PROFESSIONAL AFFILIATIONS: Institute of Noise Control Engineers (Board Certified since 1993) Acoustical Society of America (Fellow since 2001) National Council of Acoustical Consultants (President: 1996-1998) ASHRAE (Member Technical Committee 2.6, Sound & Vibration) Registered Professional Acoustical Engineer (Oregon, 1983) WEB SITE: www.jglacoustics.com AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 29th day of March 2005, affiant deposited via the United States Mail a scaled envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this ~9fAday Of_L!.m'-Ll:l._..L..:rvh~ __ , 2005. II"""""" --III"~H L ';"--_ 11~<b0 .••••• ~ ... '":.. ,\' !V •. _~;$\{'I\I i';.· .. ~ ~ ~(J •• .,_ ...... ·.lP~ ~ /0 t\OlAA,. \.~ ~ ~ :u In~ ~ ~ ~ .. -: ~ ~ ~. PI ~\..\c, I ;;: ~ .... oJ) • VD • 0 \ ~ .... \ 71. ~ "', " ":...,,,, '. "19-° "'" II -=:. ~" ....... ~~ I"~ --... OF 'N ,..S~ 11,1 -................ "'11111 Notary Public in and for the State of Washington Residing at ~tB , therein. Application, Petition or Case No.: Elmhurst Preliminary Plat File No.: LUA 04-162, PP, ECF The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT .. March 29,2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Liberty Ridge LLC Attn: Mike Merlino 9125 10th Ave S Seattle, WA 98108 David L. Halinen Halinen Law Offices, P.S. 10500 NE 8th Street, Ste. 1900 Bellevue, W A 98004 Elmhurst Preliminary Plat File No.: LUA 04-162, PP, ECF 201,251, & 257 Bremerton Avenue NE Approval for a 64-lot subdivision of a multiple parcel, 9.6-acre, site intended for detached units. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on March 8,2005. 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 The following minutes are a summary of the March 15, 2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, March 15, 2005, at 9:31 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. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Tree Cutting and Land Clearing Plan Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 2 Exhibit No.5: Grading and Drainage Plan Exhibit No.7: Zoning Map Exhibit No.9: Katie Walter, Professional Resume Exhibit No. 11: Vacation Petition to City dated 12/27/2004 Exhibit No. 13: Renton City Council minutes dated 2/28/2005 Exhibit No. 15: Deed to the Foster property Exhibit No. 17: Access Easement Agreement dated March 9, 2004 Exhibit No. 19: Lawsuit, Snohomish Case Law Exhibit No.6: Existing Conditions Exhibit No.8: ERC Mitigation Measures Exhibit No. 10: Sheet 1 of Preliminary Plat drawing set showing vacation of 15.5 foot right-of-way along Bremerton A venue Exhibit No. 12: Letter from Bonnie Walton dated 3/1/2005 Exhibit No. 14: Noise Report by Mr. Jerry Lilly Exhibit No. 16: Lot Line Adjustment Exhibit No. 18: Lawsuit, Kitsap Case Law -. Exhibit No. 20: Second Grading Sheet The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located in the east portion of the City of Renton just south of the NE 4th corridor and to the west of Bremerton Avenue NE. The site is zoned Residential-l O. On the site there is a Category 3 unregulated wetland located in the southwest portion of the site, which is proposed to be filled. There are two tracts proposed, Tract A in the southwest corner of the site for the storm drainage facility and Tract B which continues along the entire southwest and western edge of the property which would be a Native Growth Protection area. Maplewood Creek runs along this area and continues northward. There would be a 25-foot enhanced buffer on each side of the creek. Due to any wetland that would be potentially located within 100 feet of the site, the applicant did an assessment of this wetland in the northwest corner of the site and that is unregulated Category 3 therefore, this proposal would not be affected with that wetland. A Development Agreement was made on this site, it was approved in August of 2004 with several stipulations. One, this site would be zoned R-IO as well as the Comprehensive Plan Use designation of Residential-Options (RO). There are also some site-specific restrictions that state that all residential buildings must be single-family, all lots abutting the south boundary line must be 50 feet in width (Lots 23 through 29), and lastly the net density cannot exceed 10 dulac. The proposed density for this plat is 8.3 dulac. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated for the project, which included fourteen mitigation measures. No appeals of the determination were filed. The purpose of the Residential Options designation is to create new, lower-density neighborhoods in a traditional development style while at the same time support infill development. This proposal is consistent with the Residential Options land use development and the environmental element. .. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 3 A net density of the development would be 8.3 dwelling units per acre, which is within the allowed range. This proposal is all detached single-family units and complies with the density and unit mix requirements for R-l 0 zOlllng. All lots comply with the lot dimension requirements as well as meeting the required setbacks. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Several buildings and outbuildings currently exist on the site, the applicant must obtain a demolition permit and complete all inspections and approvals for all buildings prior to the recording of the final plat. The R-l 0 zone requires setback areas to be landscaped including the addition oftrees and shrubs to be planted within the front yard area of all lots within the plat. The satisfaction of this condition is subject to the review and approval of the Development Services Division Project Manager. The side lot line of the proposed lots are at right angles to the street line. All lots would gain acce~s to public roadways either directly, or via private driveway access easements. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. Each of the lots satisfies the minimum lot area and dimension requirements of the R-l0 zone. All lots located at the intersection of public rights-of-way would meet code, all would have a radius equal to or greater than 15 feet. Access is proposed via the Bremerton Avenue NE coming from the south through the Laurelhurst Plat. This proposed plat required two means of access, depending on the outcome of the Ridgeview Plat, north of the site along Bremel10n A venue NE, it is a requirement by code that a minimum of 20 feet width of pavement and a pedestrian walkway be required along Bremerton Avenue NE from the northern property line up to NE 41h Street. If the right-of-way required to be dedicated by the Ridgeview Court Plat is not in place prior to the recording of the Elmhurst Plat, the applicant of this plat would be required to dedicate the public right-of-way along that parcel. There also is a requirement for a dedication ofa minimum of25 feet from the centerline of Bremerton Avenue NE for this subject plat. A homeowner's association or maintenance agreement is suggested for the development, which would be responsible for any common improvements and/or tracts within the plat. Traffic, Park and Fire Mitigations fees were imposed by the ERC. The subject site is located within the Renton School District boundaries and they have indicated that they can accommodate the approximately 28 new students. The storm drainage/surface water would be located in Tract A in the southwest corner of the property between Lots 22 and 23. In order to enhance the storm drainage tract it is to be fenced, landscaped and irrigated unless drought tolerant plants are used. The property lines of Tract A fronting Road A, Lot 22 and 23 should include a landscape visual barrier and fencing. The property lines along Lot 22 and 23 should include a six foot high solid wood fence or other approved material (no chain link), the portion to the southwest of Tract A required only the split rail fence. Staff recommends approval of the Elmhurst Preliminary Plat subject to five conditions. David Halinen, 10500 NE 81h Street, Suite 1900, Bellevue, WA 98004 stated that he represents the owner/applicant Liberty Ridge LLC. There were a couple of questions that arose during Ms. Fiala's testimony, Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 4 in terms of the question of shared driveways, the applicant is planning to have individual driveways, the purchaser of the project has requested that and that is the applicant's intention to provide those driveways. Secondly, regarding the small segment of Tract A that abuts the south line of the property, they are willing to fence that in any way that the City staff would like to have it done. The applicant has reviewed the proposed conditions for approval and finds them acceptable. There was a question regarding the unregulated wetland in Tract A, Katie Walter, a wetland scientist, biologist and botanist is present today and can address that question. Katie Walter, Shannon and Wilson, 400 N 34th Street, Suite 100, Seattle, WA 98103 stated that she performed the wetland delineation both on this site and the site to the north back in 1998. The wetland to the north isjust offsite north along the west property boundary. It is a small wetland, just over 2,000 square feet in size. It was designated a Category 3 wetland under the City's regulations and the question was with respect to its closeness to Maplewood Creek. That creek has been channelized in the past, the area was developed early in the 1950's, and at different periods of time the creek has been channelized and moved and it appears that long before now that wetland has become isolated from the creek. There is a dirt berm that exists between the creek and that wetland. The isolated wetland on site is slightly different in that it appears to have formed on fill as a result of a stormwater pipe that outlets near the east side of the wetland and it appears that that wetland is isolated, most of the water that gets to that wetland either infiltrates or evaporates and probably during very large storm events it may have some overland flow. The creek on site, which runs along the western property boundary has been heavily channelized, it's about four feet lower on the northern side than the site boundary depending on the amount offill in different places on that site. On the southern portion it is six to eight feet lower than the actual site. On the northern two-thirds of that site it's been channelized along the property boundary, it's an ephemeral stream, it wasn't flowing, in fact it was completely dry in June of2004, and in December of2004 it wasn't flowing, but there were some puddles of water. It was flowing in 1998 when she was at the site. II does flow occasionally, but mostly during storm events in the area. The buffer along the creek is heavily vegetated with blackberries with almost no native vegetation. On the southern end there are a few more trees and some native vegetation. Mr. Halinen stated that for the record, the Bremerton Avenue right-of-way abutting the site, there were three small strips of land along the west edge of Bremerton Avenue designated as a 15.5 foot ROW to be vacated that is within proposed Lot I. The second strip has a note that also shows 15.5 foot ROW to be vacated from Lot 46 north to Lot 42 up to proposed Road A, and finally the very south end of the site there is a note that says 7.5 foot existing ROW to be vacated, along the east edge of Lot 29. The applicant filed a petition with the City on December 27,2004. This is a contiguous strip that Road A will cross and does not need to be vacated. This matter went before the City Council on February 28 and the Council voted to approve the requested street vacation with two conditions; area of vacation for the two northerly portions of the original request be set to a maximum vacation width of 12.5 feet and secondly, the petitioner shall provide satisfactory proof that outside utilities have received and are satisfied with any easements which are necessary to protect their facilities in the requested vacation area. Going forward with construction plans, the three-foot adjustment will be made within the lots and make everything fit. The reason that a Noise Analysis was done was in view of the Ridgeview Court project to the north, there was testimony by the manager ofthe abutting postal facility concerning truck and delivery noises that he wanted to make the City aware of. In that particular case, the Examiner indicated a recommendation for denial of that project, or in the alternative some special conditions of approval were suggested. That matter is now on appeal to the City Council by the applicant. While the Elmhurst site is further from the postal site than the Ridgeview '. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 5 Court, it seemed prudent to have some field noise measurements taken over an extended period of time, 64 hours, so that some hard data would be available. That work was done by Jerry Lilly, who could not be here today, one of his colleagues, Michael Yantis is here today to provide an overview of the testing. Michael Yantis, Yantis Acoustical Design, 720 Olive Way, Suite 1400, Seattle, WA 98101 stated that he was here today on behalf of Jerry Lilly. He visited the project site on Sunday, March 6 with Mr. Lilly. The noise monitoring stations were set and they were able to review both the location of the stations and the equipment that was used. Two noise-monitoring locations were set up on site, one on the north boundary of Elmhurst property and a second approximately mid point on that north boundary line. Mr. Lilly took data for approximately 64 hours between March 6 and March 9 at these two locations. Position two took hourly data and position one was continuous recording of data every 2 seconds. Primary noise sources were traffic on NE 4th Street, aircraft flyovers, and although the Post Office has been indicated as a noise source in the vicinity, the study indicated that it was not a primary noise source in the area. Mr. Yantis continued with an overview of the report. Noise codes do not specifically apply to public roadways and aircraft because these noises are exempt from the noise codes, developmental regulations help provide guidelines for jurisdictions and developers and how they might build their developments to make sure that the residents don't have noise levels that are excessive. Both Bellevue and Snohomish guidelines are based on the HUD guidelines that provide noise guidelines that are suitable for residential developments. Noise levels above 65 LDN are in the less acceptable category, noise levels under 65 are generally acceptable. The C:ty of Renton also has a noise ordinance that regulates noise levels between adjacent properties. The results of the measurements that Mr. Lilly recorded show that the Ldn (day-night average) varied from 56.3 at position 2 to a high of 57.8 at position I. They are all very close in noise level. In addition to the long-term noise levels that were measured, Mr. Lilly paid particular attention to noise levels that might be occurring from the Post Office. While he was on site, there were two events that happened, that were truck events. One event happened at 4:45 pm when a truck left the facility and beeped its horn and the other event was the arrival of a semi-truck trailer rig that traveled onto the property, dropped its tailgate and unloaded material. Both of these events, although the noise levels are identifiable, they are a little bit higher than the typical activity happening on the site during that time. Using Figures from the report, he showed how Mr. Lilly was able to assess what might be an aircraft event versus some unknown event. In summary the noise levels that Mr. Lilly measured and reported in his report are suitable for residential use. There are within the HUD guidelines, maximum noise levels are primarily due to aircraft flyovers and they are consistent with other residential areas in the vicinity. Rose Woodall, 248 Union Ave NE, Renton, WA 98059 stated that her property abuts this proposed plat at the northwest comer out to Union Avenue. She has lived there 33 years and lots of changes have taken place. Her concern is that her back lot is like a park, if there is a split rail fence, it seems that children could just climb over. The City of Renton is going to build a park on the west side of Union A venue directly across from her property, it seems that the children could cut across from this development, through her property and to the park. She would like to have a fence that kids are not going to be able to crawl over. She is concerned about her liability if the children jumped in the creek and wade across. The Examiner explained that the City does not usually require fencing between similar types of uses, in other words single family and single family. Perhaps you and the applicant can work something out, although a fence of some type is required to protect the stream buffer. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 6 Cliff Williams, 5326 SW Manning, Seattle, WA 98116 stated he was here representing the property owner of the development bordering to the northeast, known as Ridgeview Court. They are in support of this development. It represents a well planned and logical development and transition from the R-8 developments to the R-l 0 and then up into Ridgeview Court which has been zoned R-20. They have worked together in coordinating the site developments, the key things addressed are the road profile for Bremerton Avenue, the sewer service for Ridgeview Court, and also the grading between the property lines on the north side. They would like to complement the developer on the initiative to undertake this noise study. They find the study results very encouraging for all parties concerned. Thomas Foster, Langley Fourth Avenue Associates LLC, 5460 Southcenter Boulevard, Suite 106, Seattle, WA 98188 stated that they own the property to the northwest and adjacent to the Post Office. He submitted a letter to the City staff yesterday on Iy to encourage the staff to look at the overall development of the area when you have Ridgeview Court to the east and Elmhurst to the south. They have a small piece of property to the south of the Post Office that potentially could be landlocked based on the new zoning ofCA that happened in November. The southwest corner of the property is the end of the wetlands on the property and also the site of their storm detention pond. Some of the area has been cleared and they are currently under construction development permit with the City of Renton to complete the requirements for a Short Plat. He was encouraging the statfto look at the overall development potential of the site and area for pedestrian friendly access and also to provide for secondary fire access to not only their property but to the other properties as well. If Bremerton was ever to become blocked a secondary access from their property onto either one of these sites could add additional fire control possibilities and also would enhance pedestrian access to NE 4th and would help the development of their property as well. Terrance Flaig, President of Fernwood North Homeowner's Association, PO Box 3106, Renton, WA 98056 stated that he had a question regarding the grading of the site. Specifically the homeowners that abut the southern end of Elmhurst are concerned about grading that has been done to this site prior to the beginning of Elmhurst. When he and his wife moved here, this was zoned residential but there was a business operated here, McCann Trucking owned this land they were a trucking and excavating business. When the property was sold to Tydico and as soon as that happened they began to bring in large truckloads of earth and fill without applying for or receiving any permits. They raised the level of this land considerably, particularly in the area that abuts Fernwood North to the south of their land. Since this was not done with permits from the City of Renton, they wonder ifthis is going to be allowed to exist the way it is or if some effort is going to be made to return this level of the land to what it was before the illegal grading was done. They are concerned because it is quite a bit higher now than the lots in Fernwood North. The homes that will be built will be towering above them and provide an unsightly view to the north. The Examiner stated that they were talking about Lots 32, 33, 34, and 35 in Fernwood North and suggested that perhaps staff may have some comments about this issue. Kayren Kittrick, Development Services stated that Elmhurst can be held to dedicate the rights-of-way off Bremerton when they don't own the property. A secondary access is required by Fire for this site. The preference is to the north, the owners of the property to the north have been in serious talks and trying to make sure that their designs met code. It has always been the intent that Ridgeview would go first, or a little ahead, or at the same time as Elmhurst. When Ridgeview was denied, it was necessary to make sure that that was secured, that is the secondary access, it is the way that they designed for their secondary access. Whether an easement would be sufficient if the timing did not work out, the answer is no, the dedication must be for sure, it is necessary to know that it is going to go through. Split rail fences are basically to allow for the movement of small animals that would go through that area. Planning would most likely have some concerns about blocking off that location entirely, but there could be Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 7 some discussions on something that might have small openings. Not quite sure how to solve that particular problem. Regarding Mr. Foster and his wish to have secondary access to the north is an issue that they agree on, but there is nothing that is in the code that would allow for this. The Transportation Division would be very interested in something through the Ridgeview Court, some type of connection through there. However, in that instance, the Post Office declined to participate. Ultimately this comes down to some type of agreement between private property owners in this case. Mr. Foster does have access up to NE 4th, primary access, but he doe:.; need a secondary access, just not sure what is going to be developed on his property. The site has been used out of standards both under King County and City of Renton when they took it over. There is no plan to do any grading or changing of the site height. All grading will be within the site, cut and fill, nothing new being brought in and nothing being taken out. Mr. Halinen stated that regarding Mr. Foster's comments and concerns about wanting a secondary access, Mr. Foster pointed out that the company he represents is a recent purchaser ofthe property that wraps behind the Post Office. The property was purchased September 2004. In 1999 a Lot Line Adjustment was done and included the Post Office property and the Langley Property (Mr. Foster). Regarding the secondary access, this is a problem of self-creation. An Access Easement Agreement was recorded March 9, 2004 proving that the Post Office did get title. The Lot Line Adjustment was set up to dead end at the back end of the property, they didn't need to do that, they could have had a loop easement along the east side of the postal property to provide for secondary access for emergency vehicles. It was set up deliberately, sold the property in its current condition to someone who would like to have one of the abutters bear the burden of a secondary access. This should have been considered and dealt with prior to selling off the properties. Elmhurst should not have to bear the burden of these issues, they should not have to give access through Elmhurst. Lou Larsen, Pacific Engineering and Design LLC, 4118 Lind Avenue, Renton, WA 98055 stated that there are four existing lots in Fernwood North, Lots 32, 33, 34 and 35 that abut against the area in question. The pad elevations are set such that they can get access from Bremerton A venue, they are set to provide sewer connections to these lots, and to provide access for lot drainage into the detention pond. All this grading occurs on-site, within the Elmhurst property lines, they do not even come close to the south property line. If the lots were lowered, they would not drain into the detention pond. Lot 27 will be a little bit higher than what it is today, Lots 26, 25,24, and 23 are being raised anywhere from three to five feet, depending on where you measure it. Those elevations are 25 feet into the property where this will occur. Some ofthat could be buffered out a little, but not very much. The Examiner stated that it doesn't sound like the City will address what may have happened prior to annexation. Ms. Kittrick stated the City will not explore the site levels, it was like that when it came in for site approvals. They will not require the owner to return to what the property was like years ago. 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 11 :24 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 8 FINDINGS: 1. The applicant, Liberty Ridge, LLC, represented by David L. Halinen, filed a request for a 64-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 #1. 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. The subject site is located at 20 1,251 and 257 Bremerton Avenue NE. The subject site is located on the west side of Bremerton approximately 600 feet south ofNE 4th Street. 6. The map element ofthe Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family homes, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-I 0 (Residential Options including detached Single Family uses). 8. The subject site was annexed to the City with the adoption of Ordinance 5092 enacted in ~eptember 2004. 9. The subject site is approximately 9.6 acres or 418,176 square feet. The parcel is rectangular and is approximately 650 feet long along Bremerton (north to south) by approximately 640 feet deep. 10. The site has been used for construction offices and staging and older homes and outbuildings generally served office purposes. II. The subject site slopes generally downward 3 to 5 percent from the north-northwest to the south- southwest where Maplewood Creek crosses the subject site. The site also has bands of steeper terrain that vary between 20 to 40 percent. Fill was placed on the subject site in the past and this material appears to have been placed without benefit of a permit. Neighbors report that it raised the elevation of the property adjacent to the creek 8 to 10 feet. 12. A Category 3 wetland is located in the northwest corner of the subject site and it is unregulated. Another wetland located offsite is also unregulated. As noted, Maplewood Creek crosses the southwest portion of the site. 13. The subject site is mainly cleared of vegetation but small stands or rows of trees are located near the south and west property lines, near the existing older structures in the northeast corner of the site and near the creek. Most of the trees with the exception of those in the protected creek corridor would be removed to allow development at the R-l 0 density permitted by the zoning. 14. The subject site is governed by a separate development agreement. There are site-specific restrictions that include that all residential buildings be single family, lots abutting the south boundary of the site (abutting R-8 homes) be not less than 50 feet wide and that the density not exceed 10 units per acre. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 9 15. The applicant proposes dividing the subject site into 64 lots. The lots would be arranged around the perimeter of the site and in two interior blocks. Lot sizes will vary from 3,801 square feet to 5,979 square feet. The R-l 0 zone requires lots to be not less than 3,000 square feet, lot width to be 30 feet for interior lots and 40 feet for corner lots and lot depth to be 55 feet. Staff reported that lots would vary between 40 feet to 54 feet wide and from 95 feet to 1 12 feet deep. The lots along the south property line will comply with the 50-foot width required by the Development Agreement. 16. Two east to west roads will provide access to the interior of the subject site from Bremerton. These two roads wi II be connected to each other in a loop by a north to south road running through the western third ofthe site. A second north to south road will run between the east to west roads in the middle of the site creating the blockwise lot arrangement. Bremerton has an inconsistent alignment and width along the frontage of the subject site. The applicant is seeking a vacation and will rededicate property to create a more consistent alignment. 17. Bremerton does narrow north of the site adjacent to where the Ridgeview Plat was proposed. The City Council will be determining the status of that plat during an appeal procedure. Staff has noted that Bremerton does need to serve this proposed plat. 18. The density for the plat would be 8.25 dwelling units per acre after subtracting sensitive areas (creek corridor) and roadways. 19. The subject site is located within the Renton School District. The project is expected to generate approximately 28 school age children. These students would be spread across the grades and would be assigned on a space available basis. 20. The development will increase traffic approximately 10 trips per unit or approximately 640 trips for the 64 single-family homes. Approximately ten percent ofthe trips, or approximately 64 additional peak hour trips, will be generated in the morning and evening. 21. The appl icant has submitted a Noise Analysis Report for the project to determine if noise from the nearby but non-adjacent Post Office would be a factor for residential development of the subject site. The report was done since the Hearing Examiner recommended that the proposed Ridgeview Plat immediately north ofthe subject site but also directly abutting the Post Office be rejected due to incompatible noise generated. by the adjacent Post Office. 22. The summary of the report contains the following language: "The ambient noise measurements conducted at the Elmhurst site's north edge demonstrate that the site is suitable for residential development... While there are routine loading and unloading activities and other activities at the post office that generate occasional environmental noise, this study has clearly shown that the intensity and duration of the noise generated by the post office is insufficient to significantly impact residential use of the Elmhurst site. (Footnote 2) ... Footnote 2: Anticipated future development ofthe Ridgeview Court site and the vacant parcel immediately to the north of the west half of the Elmhurst site will significantly screen the Elmhurst site from post office-generated noise, further reducing its intensity on the Elmhurst site." Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 10 23. Storm water will be collected in a pond in Tract, A which will serve as both a detention and water quality facility. The pond, which is located in the southwest corner of the site, will be adjacent to Maplewood Creek. Energy would be dissipated using a "bubble-up" system with the overflow running to the creek. It wou Id meet the 1998 King County standards, Level 2 flow control. 24. Staff has recommended that the pond be screened and landscaped. The screen is to form a visual barrier but one that does not interfere with traffic. Staff recommended the materials to use and to avoid chain link fencing. 25. The subject site will be served by City water and sewer services. Utility line extensions to serve the site will be required and governed by code. 26. Staff has approved a street modification allowing narrower roadways. Since this narrows what would be parking strips or landscape areas, staff has recommended the addition oftrees 27. The owner ofthe adjacent property north of the subject site was concerned about access to a portion of his propelty behind the post office. That property fronts along NE 4th Street and access is possible from there. It was noted that the current owner's predecessor in interest created the odd-shaped parcel by segregating off the post office site leaving the remainder. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. Due to a recommendation by this office that another residential development (Ridgeview Court) adjacent to the post office was inappropriate, the applicant was concerned that post office noise might create issues for developing the subject site. Those noises might be an issue but it appears that the distance between the subject site and the post office site should help attenuate the noise. The subject site can be distinguished from the Ridgeview court parcel by a number of factors. The subject site is zoned for residential purposes and is shielded by the adjacent Ridgeview Court property, which as a transitional property can be used for commercial purposes. In addition, open space that now lies between the subject site and post office could be developed with uses that further attenuate the noise. That is new structures could occupy the intervening open space and block post office noises. The greater distance and the potential for intervening buildings were not factors that could help the other property. The noise studies that were conducted were specifically conducted for the subject site and cannot be relied on for determining impacts on other properties and other properties cannot count on the development of intervening buildings that could eventually buffer this site from the post office. 2. The proposed plat appears to create reasonably rectangular lots. A fairly regular grid roadway and block system rather than a deadend cul-de-sac will also serve the 64-lot plat. The smaller lots of the R- J 0 zone will still provide detached single-family housing choices to those who want less yard maintenance and smaller homes. 3. The plat will offset its impacts on fire, parks and transportation services by paying mitigation fees. It will also contribute to the tax base ofthe City when developed with homes. The additional population and traffic will be felt in this currently sparsely developed area but those impacts were anticipated when the Zoning was adopted for the area. 4. The applicant will be planting trees on the lots while also preserving the stream course and the current vegetation in buffers surrounding the creek. It appears that filling that occurred on the subject site can " Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 11 remain and might have be permitted to allow appropriate sewer service. The applicant wili have to demonstrate that the materials are suitable for foundation support. 5. The applicant will have to satisfy the City'S needs for access to and along Bremerton to NE 4th Street. 6. In conclusion, the proposed plat should be approved by the City Council. RECOMMENDATION: The City Council should approve the 64-lot Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERe. 2. The applicant shall have to demonstrate that the on-site fill materials are suitable for foundation support. 3. 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. 4. All lots within the plat shall be required to have a minimum of one new approved tree, with a minimum caliper of 1-1/2 inches (deciduous) or 6-8 feet in height (conifer), and shrubs (or equivalent) planted within the front yard. The applicant shall be required to set forth a restriction on the final plat stating this requirement. Each application for a single family building permit shall include a plan noting the location and type of plant materials within the front yard. All front yard landscaping shall be planted prior to final building permit inspection. The satisfaction ofthis condition is subject to the review and approval of the Development Services Division Project Manager. 5. The right-of-way for Bremerton Ave. NE along Parcel #518210-0042 (327 Bremerton Ave. NE) shall be dedicated prior to the recording of the Elmhurst Final Plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 6. 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. A draft of the documents(s), if necessary, 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 recording of the final plat. 7. Tract A shall be fenced, landscaped, and irrigated (unless drought tolerant plants are used). The property lines of Tract A fronting Road A, Lot 22 and 23 shall include a landscaped visual barrier so as to not interfere with sight distance triangles including plant materials which would provide a year-round dense screen within three (3) years from the time of planting. Also, the property lines along 1. ots 22 and 23 shall be fenced with a six-foot high solid wood fence, or other approved material (no chain link). Tract A fronting Road A shall be fenced with either a wrought iron, or chain link with vinyl covering, or other decorative wood fence. The applicant shall submit a landscape plan and fence design identifying construction and plant materials for the review and approval of the Development Services Project Manager prior to installation. Fences and landscaping shall be installed prior to recording of the final plat. Elmhurst Preliminary Plat File No.: LUA-04-162, PP, ECF March 29, 2005 Page 12 ORDERED THIS 29th day of March 2005. HEARING EXAMINER TRANSMITTED THIS 29th day of March 2005 to the parties of record: Susan Fiala 1055 S Grady Way Renton, W A 98055 Liberty Ridge LLC Attn: Mike Merlino 9125 loth Ave S Seattle, W A 98108 Lou Larsen Pacific Engineering and Design LLC 4118 Lind Avenue Renton, W A 98055 Terrance Flaig President of Fernwood North HOA PO Box 3106 Renton, W A 98056 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Katie Walter Shannon and Wilson 400 N 34th Street, Suite 100 Seattle, W A 98103 C. Thomas Foster Langley Fourth Ave Associates LLC 5460 Southcenter Blvd, Suite 106 Seattle,WA 98188 Cliff Williams 5326 SW Manning Seattle, W A 98116 TRANSMITTED THIS 29th day of March 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Rose Woodall 248 Union Ave NE Renton, W A 98059 David L. Halinen Halinen Law Offices, P.S. 10500 NE 8th St., Ste. 1900 Bellevue, W A 98004 Michael Yantis Yantis Acoustical Design 720 Olive Way, Suite 1400 Seattle, W A 9810 1 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., April 12,2005. 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 of the Examiner's decision. This Elmhurst Preliminary Plat FileNo.: LUA-04-162, PP, ECF March 29, 2005 Page 13 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 ofthis 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., April 12, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. 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CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA04-162, PP, ECF PROJECT NAME: Elmhurst Preliminary Plat APPLICANT: Liberty Ridge LLC, Mike Merlino LOCATION OF PROPOSAL: 201, 251, & 257 Bremerton Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.S-acre site. Two tracts for open space and stonn drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. A Geotechnical Engineer shall detennine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. 2. At the time of building pennits, additional geotechnical studies addressing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. 3. The applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth ConSUltants, Inc., dated August 30, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. 4. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume" of the 2001 Stonnwater Management Manual. 5. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. 6. If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. 7. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental profeSSional and properly documented and reported to the Department of Ecology (DOE) in accordance with MTCA. 8. The project shall comply with the 1998 King County Surface Water DeSign Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. oX, g 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 12. Evergreen and deciduous trees (i.e. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 14. After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. . . " March 11, 2005 RE: Amended Preliminary Report to the Hearing Examiner Elmhurst Preliminary Plat, LUA 04-162, PP, ECF ERRATA The Preliminary Report to the Hearing Examiner for the subject plat has been revised. The property is to abide by a Development Agreement, which became effective on August 24, 2004, which states that the site is subject to the development regulations in effect at the time the agreement was approved. This staff report replaces the original report. The sections revised include: Compliance with the Comprehensive Plan Designation (originally on pages 5 and 6) and the Landscaping discussion (originally on page 9). In "H. Recommendation", (originally page 12), Condition # 2 has been revised accordingly. PUBLIC HEARING City of Renton Department of Planning / Building / Public Works REVISED PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Owner/Applicant: Contact: File Number: Project Description: Project Location: March 15, 2005 Elmhurst Preliminary Plat Liberty Ridge LLC (attn. Mike Merlino), 9125 10th Ave. S., Seattle, WA 98108 David L. Halinen, Halinen Law Offices, P.S., 10500 NE 8th St., Ste. 1900, Bellevue, WA 98004 LUA-04-162, ECF, PP Project Manager: Susan Fiala, AICP The applicant is requesting Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6 acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. 201, 251, & 257 Bremerton Avenue NE City of Renton P/B/PW Department ELMHURST PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP PUBLIC HEARING DATE: MARCH 15, 2005 Page 2 of 12 B. HEARING EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Neighborhood Detail Map (dated 12/28/2004) Sheet P01-Preliminary Plat Plan (dated 12/28/2004) Sheet P03 -Tree Cutting and Land Clearing Plan (dated 12/28/2004) Sheet P07 -Grading and Drainage Plan (dated 12/28/2004) Sheet P08 -Existing Conditions (dated 12/28/2004) Zoning Map -Sheet F 6 West (dated 12/28/2004) ERC Mitigation Measures (dated 02/14/2005) C. GENERAL INFORM A TION: 1. 2. 3. 4. Owner of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Liberty Ridge LLC (attn. Mike Merlino), 9125 10th Ave. S., Seattle, WA 98108 Residential-10 (R-10) Dwelling Units per Acre Residential Options (RO) per the Development Agreement. Currently designated Residential Medium Density (RMD) as of November 10, 2004. Former construction site with several residential buildings and associated outbuildings. 5. Neighborhood Characteristics: 6. 7. 8. Access: Site Area: North: Vacant-Proposed Ridgeview Court Plat: CA zoning East: Single family residential; R-8 zoning South: Single family residential; R-8 West: Single family residential; R-10 zoning Bremerton Ave. NE 9.6 acres (418,176 square feet -gross area) Project Data: Area Comments Existing Building Area: New Building Area: Total Building Area: N/A N/A N/A All structures to be removed/demolished N/A N/A D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Development Agreement Street Vacation (Pending) Land Use File No. A-02-003 N/A N/A N/A VAC-04-007 Ordinance No. 5092 5093 (R-8) and 5094 (R-10) 5093 (R-8) and 5094 (R-10) Recording #20040908000083 N/A Date 09/22/2004 09/22/2004 and 09/23/2004 09/22/2004 and 09/23/2004 08/24/2004 Pending City of Renton PIB/PW Department ELMHURST PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP PUBLIC HEARING DATE: MARCH 15,2005 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 3 of 12 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Options (currently Residential Medium Density) objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Environmental Element G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant is proposing to subdivide a 9.6 acre site into 64 lots and two tracts. The preliminary plat contains three (3) parcels. The 64 lots are intended for the eventual development of detached single-family homes. The lots range in size from 3,801 square feet to 5,870 square feet. The site is subject to a Development Agreement that sets forth several site-specific restrictions including: 1) All residential buildings must be single-family; 2) all lots abutting the south boundary line must be 50 feet in width; and 3) the net density can not exceed 10 dulac. Historically the site was a base for a site work construction company followed by a public works construction company. The existing buildings, all to be removed/demolished, include a house used as a dispatch office, a small house and garage, and a mobile home. The site also contains gravel parking and storage areas with remaining stockpiles of fill material, almost 10 feet in height. City of Renton P/B/PW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15, 2005 Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 4 of 12 Access is proposed via Bremerton Ave. NE to new internal public streets within the plat, Roads A and B. Street dedications are required. Street improvements including curb, gutter, sidewalk, lighting and rights-of-way dedication are required. The applicant has made a separate request for a street vacation of portions of Bremerton Ave. NE right-of-way currently under process in Property Services. The areas proposed to be vacated would then provide for an aligned right-of-way and the vacated land would be integrated into several lots located along Bremerton Ave. NE. The applicant has also requested modifications to street standards which have been reviewed administratively and approved with conditions. One non-regulated Category 3 wetland is proposed to be filled. An off-site wetland was determined to be unregulated. Maplewood Creek crosses the southwestern portion of the plat. The applicant submitted several studies including: a geotechnical report, a wetland and stream reconnaissance, a traffic impact analysis, an environmental assessment letter, and a preliminary storm drainage report. Site preparation for development of the plat would include the removal of vegetation and trees for roadways, utilities and building pads except within the Native Growth Protection Area (Tract B) The site is zoned Residential -10 (R-10) dwelling units per acre. The R-10 zone allows residential densities that range from a minimum of 4.0 dulac to a maximum of 10.0 dulac. The proposed plat would arrive at a net density of 8.3 dulac after the deduction of public right-of-way, private access easements and critical areas (creek) from the gross acreage. The Comprehensive Plan designates the site as Residential Options (RO). 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on February 14, 2005, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Elmhurst Preliminary Plat. The DNS-M included fourteen (14) mitigation measures. A 14-day appeal period commenced on February 14, 2005 and ended on February 28, 2005. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. A Geotechnical Engineer shall determine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. 2. At the time of building permits, additional geotechnical studies addressing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. 3. The applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth Consultants, Inc., dated August 30, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. 4. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume 11 of the 2001 Storm water Management Manual. 5. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. City of Renton P/B/PW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15, 2005 Preliminary Report to the Hearing Examiner LUA·04·162, ECF, PP Page 5 of 12 6. If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. 7. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental professional and properly documented and reported to the Department of Ecology (DOE) in accordance with MTCA. 8. The project shall comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single·family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 12. Evergreen and deciduous trees (i.e. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 14. After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division 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: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is currently designated Residential Medium Density (RMD) on the Comprehensive Plan Land Use Map. However, the Development Agreement assigned Residential Options as the Land Use designation which is discussed below as this was in effect at the time of the Development Agreement. City of Renton PIBJPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15, 2005 Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 6 of 12 The purpose of the Residential Options designation is to create new, lower-density neighborhoods in a traditional development style while at the same time support infill development. The proposal is consistent with the RO designation in that it would provide for the future construction of single family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Options and the Environmental Elements: Land Use Element Policy LU-41. Provision of small lot single family detached unit types, townhouses, and multi family structures compatible with a single family character should be encouraged provided that density standards can be met. All 64 lots would be for the future construction of detached single family units with a proposed density of 8.3 dulac which is within the R-10 range. Policy LU-42. A range and variety of lot sizes should be encouraged. The lot sizes range from 3,801 sq. ft. to 5,870 sq. ft. Policy LU-4S. Development should occur on a flexible grid street and pathway system to the extend feasible given the environmental constraints, traffic flow, and the pattern of existing development. The plat is organized with two larger blocks and lots at the perimeter forming a grid- like street system due to the presence of the creek bordering the west side and existing development to the south. Policy LU-4B. Buildings should front the street rather than be organized around interior courtyards or parking areas. All lots would have the front yard facing either a private access easement or public streets. Policy LU-S1. The net development densities should be 10 dwelling units per acre. If 100% of the dwelling units are detached, a density bonus may be allowed to a maximum of 13 dwelling units per acre. The proposed density of the detached Single family home plat would be 8.3 dulac. The Development Agreement stipulates that the density can not exceed 10.0 dulac. Policy LU-S3. Detached single family housing ... should be allowed in Residential Options. The proposal is for the eventual construction of 64 detached single family residences. The Development Agreement stipulates that all residential buildings must be single family. Objective LU-N: Promote development of attractive, walkable communities by ensuring that streets are safe, convenient, and pleasant for pedestrians and will visually enhance neighborhoods. The proposed plat would include full street frontage improvements including public sidewalks that connect to the existing neighborhood. To enhance the neighborhood, (see discussion under Landscaping), Policy LU-7B. Street trees should be planted along residential streets. The public roads would be at a reduced right-of-way from standard 50 feet to 42 feet for the internal residential roads and Bremerton Ave. NE. This reduction reducesleliminates the planting strip along the frontages; thus, additional landscaping on each lot is recommended as a plat condition (see discussion under Landscaping). Environmental Element Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. The Environmental Review Committee imposed a mitigation measure on the project requiring enhancement of the 25 feet stream buffer with additional landscaping. (b) Compliance with the Underlying Zoning Designation. The 9.6 -acre site (gross area) consists of three parcels is designated Residential -10 Dwelling Units per Acre (R-10) on the City of Renton Zoning Map. The proposed development allows for the future construction of up to 64 dwelling units along with associated plat improvements. Density -The allowed density range in the R-10 zone is a minimum of 4.0 to a maximum of 10.0 dwelling units per acre (dulac). The method of calculating net density is as follows: A calculation City of Renton PIBJPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15, 2005 Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 70f12 of the number of housing units andlor lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys are not subtracted from gross acres for the purpose of net density calculations. After the deduction of the public rights-of-way, critical areas (creek) and private access easement, the proposal would arrive at a net density of 8.3 dwelling units per acre (418,176 sq. ft. -79,992 sq. ft. = 338,184 net sq. ft.l7.76 net acres) thus (64 units/7.76 acres = 8.25 dulac). There is no unit mix proposed for the subject plat as stipulated in the Development Agreement which states that only single family detached units may be constructed. The proposed plat complies with density and unit mix requirements for R-10 zoning designation and the Development Agreement. Dwelling Unit Mix -When proposing full subdivisions, the R-10 zone requires the provision of a minimum of 50% to a maximum of 100% of detached or semi-attached dwelling units. However, as previously stated, the applicant is proposing 100% detached single-family units. Lot Dimensions -Density requirements take precedence over the minimum lot size standards. For detached dwelling units the minimum lot size is 3,000 sq. ft. per unit. The minimum lot width is 30 ft. for interior lots and 40 ft. for corner lots and 55 ft. for the minimum lot depth. The lot widths would range from 40 ft. to 54 ft. and lot depths ranging from 95 to 112 ft. Lot sizes would be greater than the minimum of 3,000 square feet; the smallest lot would be 3,801 square feet and the largest would be 5,979 square feet. The Development Agreement stipulates that those lots abutting the existing Fernwood North development must be no less than 50 feet in width. Lots 23 through 29 are equal to or greater than 50 ft. and thus comply with the Agreement. All lots comply with the lot dimension requirements. The plat would create 64 lots and two tracts with the following sizes: Lot Area (square feet) Proposed Access 1 4,896 Road A 2 3,801 Road A 3 3,801 Road A 4 3,801 Road A 5 3,801 Road A 6 3,801 Road A 7 3,801 Road A 8 3,801 Road A 9 3,801 Road A 10 3,801 Road A 11 3,808 Road A 12 4,685 Road A 13 5,979 Road A 14 5,870 Road A 15 4,926 Road A 16 3,829 Road A 17 3,852 Road A 18 3,819 Road A 19 3,907 Road A 20 3,984 Road A 21 4,863 Road A 22 5,132 Road A 23 4,861 Road A 24 4,750 Road A City of Renton PIBIPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15,2005 Lot 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 Tract A- Detention Tract B- NGPE Area (square feet) 4,750 4,750 4,750 4,750 4,776 4,742 3,844 3,848 3,851 4,835 4,107 3,948 3,824 3,801 3,801 3,801 4,611 4,773 3,921 3,921 3,921 3,921 4,018 4,212 4,907 4,154 3,978 5,261 5,353 4,980 5,040 4,613 4,085 4,181 4,086 4,623 4,183 4,226 4,756 5,522 32,922 32,627 Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 8 of 12 Proposed Access Road A Road A Road A Road A Road A Road A Road A Road A Road A Road A Road B Road B Road B Road B Road B Road B Road B Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Road A Road A Road A Road A Road A Road A Road A Road A Road A Road A Road A Road A Road B Road B Road B Road B N/A N/A Setbacks -The R-10 zone requires a minimum front yard setback of 10 feet for the primary structure and 20 feet for attached garages which access from the front yard street (on streets created after March 1, 1995), rear yard setbacks of 15 feet, interior side yard setbacks of 5 feet for detached dwellings, and side yard along street setbacks of 10 feet for the primary structure and 20 ft. for attached garages which access from the side yard street. The plat plan shows building envelopes meeting the required setbacks. City of Renton PIBIPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DA TE: MARCH 15, 2005 Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 9 of 12 The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Building Standards -The R-10 zone permits one residential structure per lot. The R-10 zone also allows attached and semi-attached buildings with one per lot. Each of the proposed lots would support the construction of one detached unit within the R-10 zone. 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. Accessory structures are permitted only when associated with a primary structure located on the same parcel. Several buildings and outbuildings are shown as existing on the site. Staff recommends as a condition of approval that the applicant 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. Building height in the R-10 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-10 zone restricts lot coverage for detached units to 70% and the total impervious area is limited to 75%. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Landscaping -The R-10 zone requires setback areas to be landscaped, excluding driveways and walkways except for detached, semi-attached, or two attached residential units. The subject plat would be all detached single family units, however, in keeping with the objectives and policies of the Comprehensive Plan Land Use element, Objective LU-N and Policy LU-78 concerning planting of trees along residential streets, (see previous Comprehensive Plan discussion) and due to the loss of existing vegetation, staff recommends as a condition of plat approval that additional landscaping (trees and shrubs) be planted within the front yard area of all lots within the plat. All lots within the plat are required to have a minimum of one new approved tree, with a minimum caliper of 1-1/2 inches (deciduous) or 6 - 8 feet in height (conifer), and shrubs (or equivalent) planted within the front yard. Also, the applicant will be required to set forth a restriction on the final plat stating this requirement. Each application for a single family building permit must include a plan noting the location and type of plant materials within the front yard. All front yard landscaping shall be planted prior to final building permit inspection. The satisfaction of this condition is subject to the review and approval of the Development Services Division Project Manager. (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 per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines. All lots would gain access to public roadways either directly, or via private driveway access easements. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. The lots are generally rectangular in shape. Lots 1 through 29 are oriented along the perimeter of the plat with two interior blocks containing Lots 30 through 64. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-10 zone. The plat plan does include setback lines for each lot showing potential building envelopes and 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 detached single family homes. City of Renton PIB/PW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15,2005 Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 100f12 Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision would create Lots 1, 29, 30, 34, 41, 42, 49, 56 and 60 to be located at the intersection of public rights-of-way. The proposed radius for these lots would meet code, all would have a radius equal to or greater than 15 feet. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Access to the site is proposed via Bremerton Ave. NE coming from the south through the new subdivision Laurelhurst. Access to north on Bremerton Ave. NE was noted to by the applicant that it would be installed as part of another proposed subdivision, Ridgeview Court (LUA 04-131). Two means of access are required to the plat. In the event that the street frontage improvements for Ridgeview Court are not completed prior to final recording of this plat, code requires that a minimum of 20 feet width of pavement and a pedestrian walkway will be required along Bremerton Ave. NE from the northern boundary of the project to the intersection with NE 4th Street. Furthermore, if the right-of-way required to be dedicated by the Ridgeview Court Plat is not in place prior to the recording of the Elmhurst Plat, the applicant of this plat would be required to dedicate the public right-of-way along that parcel, PID # 518210-0042 (327 Bremerton Ave. NE). To ensure access to the north of the subject plat to NE 4th Street, is in place, staff recommends this as a condition of plat approval and reviewed and approved by the Development Services Project Manager. New internal roads, labeled as Road A and B and one new private access easement would serve the plat. Dedication of a minimum of 25 feet of right-of-way (from the quarter section centerline) will be required fronting the site with the extension of Bremerton Ave NE and street improvements for all public roads including curb, gutter, sidewalk and street lighting are required. To ensure common improvements are maintained, staff recommends the establishment of a homeowner's association or maintenance agreement for all common improvements, including but not limited to: utility and access easements, stormwater facilities and tracts, as a condition of preliminary plat approval. Topography: The site slopes from the north-northwest to the south-southwest at 3 to 5 percent. Some steep slopes, ranging from 20 to 40 percent exist along the site's south and west property lines but occur in small bands of 2 to 6 feet vertically. A few soil stockpiles are stored on the north portion of the site created from previous construction contractors yard operations. The site is mostly cleared with small strips of conifers/deciduous trees near the south and west property lines. Some trees are also located among the structures located in the northeast portion of the site. The tree cutting and land clearing plan depicts the location of a row of pines in the northeast portion of the site (in new Lot 3) and in the east portion of the site (in new lots 39 and 44). The south portion of the site consists of scattered firs, alder, and deciduous trees. The tree cutting and land clearing plan indicates that all vegetation from the plat would be removed except trees located within Tract B containing the stream/creek and associated buffer. The cleared land would accommodate the construction of homes, roads and storm detention as depicted on the tree inventory plan which also identifies the location of larger trees. Relationship to Existing Uses: The subject site currently contains several buildings proposed to be removed and/or demolished. To the east of the site is one large single-family parcel, Fue Vue parcel, and Phase 1 of the Laurelhurst Plat. To the west are existing single family residences as well as to the south. To the north of the site are two undeveloped parcels within the City of Renton, under the Commercial Arterial zone designation, one of which is the proposed Ridgeview Court Plat. The proposed single family subdivision is compatible with these existing and proposed residential uses. City of Renton P/BIPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15,2005 (e) Availability and Impact on Public Services (Timeliness) Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 11 of 12 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 fees. The Environmental Review Committee imposed a Fire Mitigation Fee in order to mitigate the project's potential impacts to emergency services. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject property and it is anticipated that the proposed development would generate additional users of existing City park and recreational facilities and programs. As required by the Environmental Review Committee, a Parks Mitigation Fee will be required prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would potentially result in 28 additional students (0.44 x 64 = 28.16). The schools would include: Highlands Elementary, McKnight Middle School and Hazen High School. The school district has indicated that they would be able to handle to additional stUdents coming from the proposed development. Storm Drainage/Surface Water: The applicant has submitted a Preliminary Technical Information Storm Drainage Report prepared by Pacific Engineering DeSign, LLC, dated December 22, 2004 with the land use application. The report states that stormwater runoff from the site would be collected in a storm drainage system and routed to a detention pond within proposed Tract A located in the southwesterly portion of the site. The pond will be designed to meet the Level 2 flow control requirements and Basic Water Quality menu as specified in the 1998 King County Surface Water Design Manual. The pond is proposed to be a combined detention/water quality ''wet pond' and discharges through a "bubble-up" energy dissipater catch basin, with the outflow draining overland to the southwest through the stream/creek buffer to Maplewood Creek. Staff recommends as a condition of approval that Tract A be fenced, landscaped, and irrigated (unless drought tolerant plants are used). The property lines of Tract A fronting Road A, Lot 22 and 23 are to include a landscaped visual barrier so as to not interfere with site distance triangles including plant materials which would provide a year-round dense screen within three (3) years from the time of planting. Also, the property lines along Lots 22 and 23 are to be fenced with a six foot high solid wood fence, or other approved material (no chain link). Tract A fronting Road A must be fenced with a wrought iron, chain link with vinyl covering, or decorative wood fence, to reduce the impact of the drainage tract and the blank, continuous appearance of a fence. The applicant is to submit a landscape plan and fence design calling out construction materials for the review and approval of the Development Services Project Manager prior to recording of the plat. The southwest property line of Tract A is the delineation 25 foot creek buffer which is required to have a permanent fence and signage installed along its edge prior to recording of the final plat and to be reviewed and approved by Development Services. This is a mitigation measure imposed by the Environmental Review Committee. Water and Sanitarv Sewer Utilities: There is an 8-inch water main in Bremerton Ave NE (north of parcel No. 1523059030). There is an 8-inch water main stubbed to the west of parcel No. 5182100050 -NE 2nd Place (private street). There is an 8-inch water main stubbed to the west of parcel No. 5182100051. There is an 8-inch water main installed in Bremerton Ave NE, south of the project. Existing and new hydrants are required to be retrofitted with Storz "quick disconnect" fittings. A sewer main extension along the frontage of Bremerton Ave NE will be required. This sewer main shall be installed at a depth to allow service to the parcel to the north. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. The site is subject to the East Renton Interceptor Special Assessment District (SAD) and Sanitary Sewer System Development Charges (SOC) payable at the time the utility construction permit is issued. City of Renton PIB/PW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15,2005 H. RECOMMENDATION: Preliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 12 of 12 Staff recommends approval of the Elmhurst Preliminary Plat, Project File No. LUA-04-162, ECF, PP subject to the following conditions: 1. 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. 2. All lots within the plat shall be required to have a minimum of one new approved tree, with a minimum caliper of 1-1/2 inches (deciduous) or 6 - 8 feet in height (conifer), and shrubs (or equivalent) planted within the front yard. The applicant shall be required to set forth a restriction on the final plat stating this requirement. Each application for a single family building permit shall include a plan noting the location and type of plant materials within the front yard. All front yard landscaping shall be planted prior to final building permit inspection. The satisfaction of this condition is subject to the review and approval of the Development Services Division Project Manager. 3. The right-of-way for Bremerton Ave. NE, along Parcel # 518210-0042 (327 Bremerton Ave. NE), shall be dedicated prior to the recording of the Elmhurst Final Plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 4. 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. A draft of the document(s), if necessary, 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 recording of the final plat. 5. Tract A shall be fenced, landscaped, and irrigated (unless drought tolerant plants are used). The property lines of Tract A fronting Road A, Lot 22 and 23 shall include a landscaped visual barrier so as to not interfere with site distance triangles including plant materials which would provide a year- round dense screen within three (3) years from the time of planting. 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DIV........ oJQC ~O"lII~ 804EET 1IttV.: LJ r ... Cl20641;CD1-",OI poa ....,. • CfI • R-IO g ~ "." ~ th 5 e ~ z S E-t 'I) ..... tid , t:t V) ~., ~ RC(P) (P) ~ w F6 1_ 15 T23N R5E W 1/2 . 5315 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA04-162, PP, ECF PROJECT NAME: Elmhurst Preliminary Plat APPLICANT: Liberty Ridge LLC, Mike Merlino LOCATION OF PROPOSAL: 201, 251, & 257 Bremerton Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6-acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All eXisting buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. A Geotechnical Engineer shall determine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. 2. At the time of building permits, additional geotechnical studies addressing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. 3. The applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth Consultants, Inc., dated August 30, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. 4. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. 5. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. 6. If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. 7. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental professional and properly documented and reported to the Department of Ecology (DOE) in accordance with MTCA. 8. The project shall comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit to be given for the eXisting three residences. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 12. Evergreen and deciduous trees (i.e. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 14. After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 8th day of March, 2005, 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: Mike Merlino -Libery Ridge LLC Owner David Halinen Contact Rose Woodall Party of Record Fernwood North H.A. Party of Record Terrance Flaig Party of Record Sara & David Scott Party of Record (Signature of sender~~~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) "' ............ """\\", --~~\':-::.~.~~~IIII .: ~,1">. \58/ •• :'7Q I, I certify that I know or have satisfactory evidence that Stacy Tucker : /o~~ °tv ~'" ~ '~ signed this instrument and acknowledged it to be his/her/their free and voluntary atHoP'lffi&!~ti··~ purposes mentioned in the instrument. ~ ~ ~ ,ou. ...... '" ~} -n § Dated: 3/a'j/o (' e-;4; ~ ~\. aUG j Notary (Print): _____ ---w ....... rrnn'17rll--.,_----------- My appointment expires: MARILYN KAMCHEFF MY APPOINTMENT EXPIRES 6-29-07 Elmhurst Preliminary Plat LUA04-162, PP, ECF COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING March 15, 2005 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Elmhurst Preliminary Plat PROJECT NUMBER: LUA-04-162, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6 acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. PROJECT NAME: Kennydale Elementary Reconstruction PROJECT NUMBER: LUA-05-004, CU-H, SA-H PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Conditional Use permit and Site Plan approval to construct a two-story structure approximately 60,400 sq. ft. to replace the existing elementary school building, which is to be demolished. The site is 6.73 acres located at 1700 NE 28th Street. The project area will remain primarily in the southern two-thirds of the site with parking and vehicular access reconfiguration. Parking Modification is required. The School District is lead agency for the Environmental (SEPA) Review. The applicant is requesting a conditional use permit, as required by code, to increasing the gross floor area more than 10 %. The subject property is located within the Residential-8 (R-8) zoning designation, Public Land (P) Overlay District. HEX Agenda 3·1S-0S.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: Project Name: Owner/Applicant: Contact: File Number: Project Description: Project Location: March 15, 2005 Elmhurst Preliminary Plat Liberty Ridge LLC (attn. Mike Merlino), 9125 10th Ave. S., Seattle, WA 98108 David L. Halinen, Halinen Law Offices, P.S., 10500 NE 8th St., Ste. 1900, Bellevue, WA 98004 LUA-04-162, ECF, PP Project Manager: Susan Fiala, AICP The applicant is requesting Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6 acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. 201,251, & 257 Bremerton Avenue NE City of Renton PIB/PW Department ELMHURST PRELIMINARY PLA T )reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP PUBLIC HEARING DATE: MARCH 15,2005 Page 2 of 12 B. HEARING EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Neighborhood Detail Map (dated 12/28/2004) Sheet P01-Preliminary Plat Plan (dated 12/28/2004) Sheet P03 -Tree Cutting and Land Clearing Plan (dated 12/28/2004) Sheet P07 -Grading and Drainage Plan (dated 12/28/2004) Sheet P08 -Existing Conditions (dated 12/28/2004) Zoning Map -Sheet F 6 West (dated 12/28/2004) ERC Mitigation Measures (dated 02/14/2005) C. GENERAL INFORM A TlON: 1. 2. 3. 4. Owner of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Liberty Ridge LLC (attn. Mike Merlino), 9125 10th Ave. S., Seattle, WA 98108 Residential-10 (R-10) Dwelling Units per Acre Residential Options (RO) per the Development Agreement. Currently designated Residential Medium Density (RMD) as of November 10, 2004. Former construction site with several residential buildings and associated outbuildings. 5. Neighborhood Characteristics: 6. 7. 8. Access: Site Area: Project Data: North: Vacant-Proposed Ridgeview Court Plat: CA zoning East: Single family residential; R-8 zoning South: Single family residential; R-8 West: Single family residential; R-10 zoning Bremerton Ave. NE 9.6 acres (418,176 square feet -gross area) Area Comments Existing Building Area: N/A N/A N/A All structures to be removedldemolished N/A New Building Area: Total Building Area: D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Development Agreement Street Vacation (Pending) hexrpt_Elmhurst.doc Land Use File No. A-02-003 N/A N/A N/A VAC-04-007 Ordinance No. 5092 N/A 5093 (R-8) and 5094 (R-10) 5093 (R-8) and 5094 (R-10) Recording #20040908000083 N/A Date 09/2212004 09/22/2004 and 09/23/2004 09/22/2004 and 09/23/2004 08/24/2004 Pending City of Renton PIBIPW Department ELMHURST PRELIMINARY PLA T ~reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP PUBLIC HEARING DATE: MARCH 15, 2005 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 3 of 12 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Medium Density (formally Residential Options) objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Community Design Element 3. Environmental Element G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant is proposing to subdivide a 9.6 acre site into 64 lots and two tracts. The preliminary plat contains three (3) parcels. The 64 lots are intended for the eventual development of detached single-family homes. The lots range in size from 3,801 square feet to 5,870 square feet. The site is subject to a Development Agreement that sets forth several site-specific restrictions including: 1) All residential buildings must be single-family; 2) all lots abutting the south boundary line must be 50 feet in width; and 3) the net density can not exceed 10 dulac. Historically the site was a base for a site work construction company followed by a public works construction company. The existing buildings, all to be removed/demolished, include a house used as a dispatch office, a small house and garage, and a mobile home. The site also contains gravel parking and storage areas with remaining stockpiles of fill material, almost 10 feet in height. hexrpt_Elmhurst.doc City of Renton PIB/PW Department ELMHURST PRELIMINARY PLA T ~reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP PUBLIC HEARING DATE: MARCH 15,2005 Page 4 of 12 Access is proposed via Bremerton Ave. NE to new internal public streets within the plat, Roads A and B. Street dedications are required. Street improvements including curb, gutter, sidewalk, lighting and rights-of-way dedication are required. The applicant has made a separate request for a street vacation of portions of Bremerton Ave. NE right-of-way currently under process in Property Services. The areas proposed to be vacated would then provide for an aligned right-of-way and the vacated land would be integrated into several lots located along Bremerton Ave. NE. The applicant has also requested modifications to street standards which have been reviewed administratively and approved with conditions. One non-regulated Category 3 wetland is proposed to be filled. An off-site wetland was determined to be unregulated. Maplewood Creek crosses the southwestern portion of the plat. The applicant submitted several studies including: a geotechnical report, a wetland and stream reconnaissance, a traffic impact analYSiS, an environmental assessment letter, and a preliminary storm drainage report. Site preparation for development of the plat would include the removal of vegetation and trees for roadways, utilities and building pads except within the Native Growth Protection Area (Tract B) The site is zoned Residential -10 (R-10) dwelling units per acre. The R-10 zone allows residential densities that range from a minimum of 4.0 dulac to a maximum of 10.0 dulac. The proposed plat would arrive at a net density of 8.3 dulac after the deduction of public right-ot-way, private access easements and critical areas (creek) from the gross acreage. The Comprehensive Plan designates the site as Residential Options (RO). 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on February 14, 2005, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Elmhurst Preliminary Plat. The DNS-M included fourteen (14) mitigation measures. A 14-day appeal period commenced on February 14, 2005 and ended on February 28,2005. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysiS of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. A Geotechnical Engineer shall determine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. 2. At the time of building permits, additional geotechnical stUdies addressing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. 3. The applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth Consultants, Inc., dated August 30, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. 4. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume 1/ of the 2001 Storm water Management ManUal. S. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. hexrpt_Elmhurst.doc City of Renton PIBIPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15, 2005 :Jreliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 5 of 12 6. If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. 7. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental professional and properly documented and reported to the Department of Ecology (DOE) in accordance with MTCA. 8. The project shall comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 12. Evergreen and deciduous trees (i.e. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 14. After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division 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: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Medium Density (RMD) on the Comprehensive Plan Land Use Map. However, the Development Agreement assigned Residential Options as the Land Use which has been changed to RMD; thus the RMD policies are discussed below as these were in effect at the time of application. hexrpt_Elmhurst.doc City of Renton PIBIPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15,2005 'reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 6 of 12 The purpose of the Residential Medium Density designation is intended to create the opportunity for neighborhoods that offer a variety of lot sizes, housing, and ownership options. The proposal is consistent with the RMD designation in that it would provide for the future construction of single family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies: Land Use Element Residential Medium Density Policy LU-161. Support residential development incorporating a hierarchy of streets. Street networks should connect through the development to existing streets, avoid cul-de-sac or dead- end streets, and be arranged in a grid street pattern ( or a flexible grid street system if there are environmental constraints). The streets would be connected to existing street in the new Laurelhurst Plat to the east and the plat layout is a modified grid with streets generally east-west and north-south. Policy LU-162. Development densities in the Residential Medium Density should range from seven (7) to eighteen (18) dwelling units per acre, as specified by implementing zoning. The proposed net density for 64 lots for detached single family homes on the R-10 parcel would be 8.3 dulac. Community Design Element Policy CD-5. Renton's public and private open space should be increased in size through acquisition of additional land or dedication of Native Growth Protection Area easements. The applicant is proposing to dedicate Tract B as a NGPE as it contains Maplewood Creek and its associated buffer. Objective CD-M: Develop a system of residential streets, sidewalks and alleys that serve both vehicles and pedestrians. The proposed plat would include full street frontage improvements including public sidewalks that connect to the existing neighborhood. Policy CD-61. Residential streets should be constructed to the narrowest widths (distance from curb to curb) feasible without impeding emergency vehicle access. The public roads would be at a reduced right-of-way from standard 50 feet to 42 feet with 32 feet of pavement for the internal residential roads. Environmental Element Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. The Environmental Review Committee imposed a mitigation measure on the project requiring enhancement of the 25 feet stream buffer with additional landscaping. (b) Compliance with the Underlying Zoning Designation. The 9.6 -acre site (gross area) consists of three parcels is designated Residential -10 Dwelling Units per Acre (R-10) on the City of Renton Zoning Map. The proposed development allows for the future construction of up to 64 dwelling units along with associated plat improvements. DenSity -The allowed density range in the R-10 zone is a minimum of 4.0 to a maximum of 10.0 dwelling units per acre (dulac). The method of calculating net denSity is as follows: A calculation of the number of housing units andlor lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys are not subtracted from gross acres for the purpose of net density calculations. After the deduction of the public rights-of-way, critical areas (creek) and private access easement, the proposal would arrive at a net density of 8.3 dwelling units per acre (418,176 sq. ft. -79,992 sq. ft. = 338,184 net sq. ft.l7.76 net acres) thus (64 unitsl 7.76 acres = 8.25 dulac). hexrpt_Elmhurst.doc City of Renton P/B/PW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15,2005 'reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 70f12 There is no unit mix proposed for the subject plat as stipulated in the Development Agreement which states that only single family detached units may be constructed. The proposed plat complies with density and unit mix requirements for R-10 zoning designation and the Development Agreement. Dwelling Unit Mix -When proposing full subdivisions, the R-10 zone requires the provision of a minimum of 50% to a maximum of 100% of detached or semi-attached dwelling units. However, as previously stated, the applicant is proposing 100% detached single-family units. Lot Dimensions -Density requirements take precedence over the minimum lot size standards. For detached dwelling units the minimum lot size is 3,000 sq. ft. per unit. The minimum lot width is 30 ft. for interior lots and 40 ft. for corner lots and 55 ft. for the minimum lot depth. The lot widths would range from 40 ft. to 54 ft. and lot depths ranging from 95 to 112 ft. Lot sizes would be greater than the minimum of 3,000 square feet; the smallest lot would be 3,801 square feet and the largest would be 5,979 square feet. The Development Agreement stipulates that those lots abutting the existing Fernwood North development must be no less than 50 feet in width. Lots 23 through 29 are equal to or greater than 50 ft. and thus comply with the Agreement. All lots comply with the lot dimension requirements. The plat would create 64 lots and two tracts with the following sizes: Lot Area (square feet) Pro Dosed Access 1 4,896 Road A 2 3,801 Road A 3 3,801 Road A 4 3,801 Road A 5 3,801 Road A 6 3,801 Road A 7 3,801 Road A 8 3,801 Road A 9 3,801 Road A 10 3,801 Road A 11 3,808 Road A 12 4,685 Road A 13 5,979 Road A 14 5,870 Road A 15 4,926 Road A 16 3,829 Road A 17 3,852 Road A 18 3,819 Road A 19 3,907 Road A 20 3,984 Road A 21 4,863 Road A 22 5,132 Road A 23 4,861 Road A 24 4,750 Road A 25 4,750 Road A 26 4,750 Road A 27 4,750 Road A 28 4,750 Road A 29 4,776 Road A 30 4,742 Road A 31 3,844 Road A 32 3,848 Road A hexrpt_Elmhurst.doc City of Renton PIBIPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15, 2005 Lot 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 Tract A- Detention Tract B- NGPE Area (square feet) 3,851 4,835 4,107 3,948 3,824 3,801 3,801 3,801 4,611 4,773 3,921 3,921 3,921 3,921 4,018 4,212 4,907 4,154 3,978 5,261 5,353 4,980 5,040 4,613 4,085 4,181 4,086 4,623 4,183 4,226 4,756 5,522 32,922 32,627 'reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 8 of 12 Proposed Access Road A Road A Road B Road B Road B Road B Road B Road B Road B Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Bremerton Ave. NE Road A Road A Road A Road A Road A Road A Road A Road A Road A Road A Road A Road A Road B Road B Road B Road B N/A N/A Setbacks -The R-10 zone requires a minimum front yard setback of 10 feet for the primary structure and 20 feet for attached garages which access from the front yard street (on streets created after March 1, 1995), rear yard setbacks of 15 feet, interior side yard setbacks of 5 feet for detached dwellings, and side yard along street setbacks of 10 feet for the primary structure and 20 ft. for attached garages which access from the side yard street. The plat plan shows building envelopes meeting the required setbacks. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Building Standards -The R-10 zone permits one residential structure per lot. The R-10 zone also allows attached and semi-attached buildings with one per lot. Each of the proposed lots would support the construction of one detached unit within the R-10 zone. 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. Accessory structures are permitted only when associated with a primary structure located on the same parcel. hexrpt_Elmhursl.doc City of Renton P/B/PW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15,2005 )reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 9 of 12 Several buildings and outbuildings are shown as existing on the site. Staff recommends as a condition of approval that the applicant 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. Building height in the R-10 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-10 zone restricts lot coverage for detached units to 70% and the total impervious area is limited to 75%. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Landscaping -The R-10 zone requires setback areas to be landscaped, excluding driveways and walkways except for detached, semi-attached, or two attached residential units. The proposal's compliance with this standard would be verified prior to the issuance of individual building permits. According to RMC 4-4-070, landscaping is required for this subdivision. Due to the transition to the new code, at the time of submittal the requirements did not call out a conceptual landscaping plan and thus were not included in the submittal for Preliminary Plats. Several of the general landscape requirements include but is not limited to: on-site landscaping is generally required along all street frontages, except for walkways and driveways; when rear or side yards are along property lines abutting a street, a minimum of five (5) feet of planting area in the public right-of- way; use of drought resistant plant materials. Specific landscape requirements are also applicable to the plat including those related to: trees, soils, drainage, plants and berms as outlined in the landscaping regulations. Furthermore, prior to the issuance of building permits, detailed landscape plans must be submitted and approved. To ensure that landscaping requirements are complied with for the preliminary plat, staff recommends as a condition of plat approval that a conceptual landscape plan be prepared by a registered landscape architect, or a certified nurseryman, or other similarly qualified professional. and be submitted to the Development Services Project Manager prior to final plat recording. (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 per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines. All lots would gain access to public roadways either directly, or via private driveway access easements. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. The lots are generally rectangular in shape. Lots 1 through 29 are oriented along the perimeter of the plat with two interior blocks containing Lots 30 through 64. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-10 zone. The plat plan does include setback lines for each lot showing potential building envelopes and 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 detached Single family homes. Properly Comers at Intersections: All lot comers at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision would create Lots 1, 29, 30, 34, 41, 42, 49, 56 and 60 to be located at the intersection of public rights-of-way. The proposed radius for these lots would meet code, all would have a radius equal to or greater than 15 feet. hexrpt_Elmhurst.doc City of Renton PIBIPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15,2005 (d) Reasonableness of Proposed Boundaries 'reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 10 of 12 Access and Street Improvements: Access to the site is proposed via Bremerton Ave. NE coming from the south through the new subdivision Laurelhurst. Access to north on Bremerton Ave. NE was noted to by the applicant that it would be installed as part of another proposed subdivision, Ridgeview Court (LUA 04-131). Two means of access are required to the plat. In the event that the street frontage improvements for Ridgeview Court are not completed prior to final recording of this plat, code requires that a minimum of 20 feet width of pavement and a pedestrian walkway will be required along Bremerton Ave. NE from the northern boundary of the project to the intersection with NE 4th Street. Furthermore, if the right-of-way required to be dedicated by the Ridgeview Court Plat is not in place prior to the recording of the Elmhurst Plat, the applicant of this plat would be required to dedicate the public right-of-way along that parcel, PID # 518210-0042 (327 Bremerton Ave. NE). To ensure access to the north of the subject plat to NE 4th Street, is in place, staff recommends this as a condition of plat approval and reviewed and approved by the Development Services Project Manager. New internal roads, labeled as Road A and B and one new private access easement would serve the plat. Dedication of a minimum of 25 feet of right-of-way (from the quarter section centerline) will be required fronting the site with the extension of Bremerton Ave NE and street improvements for all public roads including curb, gutter, sidewalk and street lighting are required. To ensure common improvements are maintained, staff recommends the establishment of a homeowner's association or maintenance agreement for all common improvements, including but not limited to: utility and access easements, stormwater facilities and tracts, as a condition of preliminary plat approval. Topography: The site slopes from the north-northwest to the south-southwest at 3 to 5 percent. Some steep slopes, ranging from 20 to 40 percent exist along the site's south and west property lines but occur in small bands of 2 to 6 feet vertically. A few soil stockpiles are stored on the north portion of the site created from previous construction contractors yard operations. The site is mostly cleared with small strips of conifers/deciduous trees near the south and west property lines. Some trees are also located among the structures located in the northeast portion of the site. The tree cutting and land clearing plan depicts the location of a row of pines in the northeast portion of the site (in new Lot 3) and in the east portion of the site (in new lots 39 and 44). The south portion of the site consists of scattered firs, alder, and deciduous trees. The tree cutting and land clearing plan indicates that all vegetation from the plat would be removed except trees located within Tract B containing the stream/creek and associated buffer. The cleared land would accommodate the construction of homes, roads and storm detention as depicted on the tree inventory plan which also identifies the location of larger trees. Relationship to Existing Uses: The subject site currently contains several buildings proposed to be removed and/or demolished. To the east of the site is one large single-family parcel, Fue Vue parcel, and Phase 1 of the Laurelhurst Plat. To the west are existing single family residences as well as to the south. To the north of the site are two undeveloped parcels within the City of Renton, under the Commercial Arterial zone designation, one of which is the proposed Ridgeview Court Plat. The proposed single family subdivision is compatible with these existing and proposed residential uses. (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 fees. The Environmental Review Committee imposed a Fire Mitigation Fee in order to mitigate the project's potential impacts to emergency services. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject property and it is anticipated that the proposed development would generate additional users of hexrpt_ Elmhurst.doc City of Renton P/B/PW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15,2005 'reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 11 of12 existing City park and recreational facilities and programs. As required by the Environmental Review Committee, a Parks Mitigation Fee will be required prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would potentially result in 28 additional students (0.44 x 64 = 28.16). The schools would include: Highlands Elementary, McKnight Middle School and Hazen High School. The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Drainage/Surface Water: The applicant has submitted a Preliminary Technical Information Storm Drainage Report prepared by Pacific Engineering Design, LLC, dated December 22, 2004 with the land use application. The report states that stormwater runoff from the site would be collected in a storm drainage system and routed to a detention pond within proposed Tract A located in the southwesterly portion of the site. The pond will be designed to meet the Level 2 flow control requirements and Basic Water Quality menu as specified in the 1998 King County Surface Water Design Manual. The pond is proposed to be a combined detention/water quality "wet pond' and discharges through a "bubble-up" energy dissipater catch basin, with the outflow draining overland to the southwest through the stream/creek buffer to Maplewood Creek. Staff recommends as a condition of approval that Tract A be fenced, landscaped, and irrigated (unless drought tolerant plants are used). The property lines of Tract A fronting Road A, Lot 22 and 23 are to include a landscaped visual barrier so as to not interfere with site distance triangles including plant materials which would provide a year-round dense screen within three (3) years from the time of planting. Also, the property lines along Lots 22 and 23 are to be fenced with a six foot high solid wood fence, or other approved material (no chain link). Tract A fronting Road A must be fenced with a wrought iron, chain link with vinyl covering, or decorative wood fence, to reduce the impact of the drainage tract and the blank, continuous appearance of a fence. The applicant is to submit a landscape plan and fence design calling out construction materials for the review and approval of the Development Services Project Manager prior to recording of the plat. The southwest property line of Tract A is the delineation 25 foot creek buffer which is required to have a permanent fence and sign age installed along its edge prior to recording of the final plat and to be reviewed and approved by Development Services. This is a mitigation measure imposed by the Environmental Review Committee. Water and Sanitary Sewer Utilities: There is an 8-inch water main in Bremerton Ave NE (north of parcel No. 1523059030). There is an 8-inch water main stubbed to the west of parcel No. 5182100050 -NE 2nd Place (private street). There is an 8-inch water main stubbed to the west of parcel No. 5182100051. There is an 8-inch water main installed in Bremerton Ave NE, south of the project. Existing and new hydrants are required to be retrofitted with Storz "quick disconnect" fittings. A sewer main extension along the frontage of Bremerton Ave NE will be required. This sewer main shall be installed at a depth to allow service to the parcel to the north. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. The site is subject to the East Renton Interceptor Special Assessment District (SAD) and Sanitary Sewer System Development Charges (SDC) payable at the time the utility construction permit is issued. H. RECOMMENDA TlON: Staff recommends approval of the Elmhurst Preliminary Plat, Project File No. LUA-04-162, ECF, PP subject to the following conditions: 1. 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. hexrpt_Elmhurst.doc City of Renton PIBIPW Department ELMHURST PRELIMINARY PLA T PUBLIC HEARING DATE: MARCH 15, 2005 )reliminary Report to the Hearing Examiner LUA-04-162, ECF, PP Page 12 of 12 2. The applicant shall have a conceptual landscape plan prepared by a registered landscape architect, or a certified nurseryman, or other similarly qualified professional and be submitted to the Development Services Project Manager for review and approval prior to final plat recording. 3. The right-of-way for Bremerton Ave. NE, along Parcel # 518210-0042 (327 Bremerton Ave. NE), shall be dedicated prior to the recording of the Elmhurst Final Plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 4. 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. A draft of the document(s), if necessary, 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 recording of the final plat. 5. Tract A shall be fenced, landscaped, and irrigated (unless drought tolerant plants are used). The property lines of Tract A fronting Road A, Lot 22 and 23 shall include a landscaped visual barrier so as to not interfere with site distance triangles including plant materials which would provide a year- round dense screen within three (3) years from the time of planting. Also, the property lines along Lots 22 and 23 shall be fenced with a six foot high solid wood fence, or other approved material (no chain link). Tract A fronting Road A shall be fenced with either a wrought iron, or chain link with vinyl covering, or other decorative wood fence. The applicant shall submit a landscape plan and fence design identifying construction and plant materials for the review and approval of the Development Services Project Manager prior to installation. Fences and landscaping shall be installed prior to recording of the final plat. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. hexrpt_Elmhurst.doc SEC. 15, TWP. 23 N., RNG. 5 E., W.M. ~~ , ...19 iO~N ---------~"r'llr=~-------..-~~ ..... , ~iffi~!EN.E~~ TH;:4fj£:;m;; ST,,;rnii+So;;::AA'ii'fHi '.,¥,..··m··· "" I ~rt iIA03 i 133.n '.I i ti,j ~; .,' ." ... -.--1.\(1) Ii,' ~ • '(h,~. ~ ~ \..!.J ~ 1 " (2) '33"" ~ ,0 ~ ~ '0 (3) ~]I'H~ Z o z o llJ.ttl ~ 2 i ~ ~ ~ T 30 MAR TIN 'IS ! :: <8 (203.831 ;U .... ~ nn . ." I~ ~1 jr:t~fJ ~ . ~ ~J ~ D 0 '" ~..........: 'ftl.71 \. 195 ~.,-.·~~~I~UII 100 i so i iSlii5 140 I ;~~ ~ ! 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ACCQItOWG 10 1H£ tI'«falIfIJ£D PLAT JHERECfi' DtCfPT JHC SOCJ7H 110 F!rT OF 1H£ £UT 215 fEET OF loUD 7RACT 5,) sntMl'[ IN JH[' COUNTY OF ICIrIG, STAl'[ OF WASHINGltIN' ~I ~~ j !J ~5i~ ~~~ ih~~U~ Ol)U ~~ U·C~ t;:~ ..... ~ U~ til ...... ~ Ol) [f.I ~ ~ ~O i ilill ~ ~~ ~i .~~ ~~ "'il .aiel .... .. ; .llo: ~] u ! ~ ~ ~d ~.~. ~~~I ORA'MIi BY': ..JQC lSSUEOATt: ~ SHEET REV.: LJ , " 020~4HC01-P03 P01 .-T1()p11 II I!I: ~llili ! ~l " ~ ~I il~1 ~ "'H ~~ j I ~~I -~!i a Will! t ~ t ! i IIE\1IIONS ... .., ! I I I \ : J '--. --_L_ -.,,."- SEC. 15, TWP. 23 N., RNa. 5 E., w.M. FUE VUE: --1---r-1o--H- LAURELHUR~T PHASE 1 I I (UNDER CO/<lSTRUCTION) : I --T---2------T ---9--11 I 1 1 I _. "~ --_·t:··M H"_ -.•. " •••• f-i I I I \ \ \ FERNWOOD\~~~ , "-- \ ".................. .............. '1'1'1 ~ .-.-.---CIW'HO IIC.AU! 8CAl.E: r • fJO' I&f7JCAL. DATtN ..... .... ...... 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COIfICC7ION FAC10If OF o......,au AND nc QrIO SCAt£ FAClQIt ", f.Q000Q2,., WAS AI'fItJD) TO IN: QIIfO aoatOIM4D fO/f SHOtIH GIItOUNO DfSTAHCtS DCOIOIINIIID JO& APPROVAL ______ oate ___ IBY· ____ _ _______ Date ____ BY. ____ _ D ~~ uil ~~ Ii i ~ ~~ ~ ~~~ uh~*;1 bll~ (J'E ~ '~:I t+:: ~ ~~ ~lS.d~ J~ ~~o :j ... ~1 ~ 1l1li I I ~ ~~ ~~ ~ II ~·~I ~llil . ~ ""OJECT NO.: DRA ... 1Yt ~ ISSUE DAm -..ot-04 SHEn ftEV.: LJ , " 02054£cOl-poe P08 .-r10fll1 R-l R-IO ,.q ~ -+-" ~ 0 ~ ~ ~ T"-i t: ~ ~ ~ ~ ~ S foe ~ tI'J , ~ ~ ~ RMH SE 142nd St. RC(P) (P) G6 .. 22 T23N RSE W 112 ~ ZONING ----Renton 0iV Umit,l o ~naoocALSBIlnD 1'H '6... 200 f.?0 F 6 1:4800 15 T23N R5E W 1/2 , 5315 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO{S): LUA04-162, PP, ECF PROJECT NAME: Elmhurst Preliminary Plat APPLICANT: Liberty Ridge LLC, Mike Merlino LOCATION OF PROPOSAL: 201, 251, & 257 Bremerton Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6-acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. A Geotechnical Engineer shall determine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. 2. At the time of building permits, additional geotechnical studies addressing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. 3. The applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth Consultants, Inc., dated August 30, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. 4. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. 5. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. 6. If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. 7. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental professional and properly documented and reported to the Department of Ecology (DOE) in accordance with MTCA. 8. The project shall comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 12. Evergreen and deciduous trees (Le. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 14. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. Wheeler, Mayor March 3, 2005 David Halinen Halinen Law Offices, PS 10500 NE 8th Street ste: #1900 Bellevue, W A 98004 SUBJECT: Elmhurst Preliminary Plat LUA04-162, PP, ECF Dear Mr. Halinen: CIT~ ~F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the appeal period ended on February 28. 2005 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above-referenced project. No appeals were filed on the ERC determination. This decision is final. The applicant must comply with all ERC Mitigation Measures issued in the Report and Decision dated February 8, 2005. A Hearing Examiner Public Hearing has been scheduled for March 15, 2005, where Plat Conditions may be issued. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If you have any questions, please feel free to contact me at (425) 430-7382. For the Environmental Review Committee, ~~ Susan Fiala Senior Planner cc: Liberty Ridge LLC -Attn: Mike Merlino / Owner ~ Rose Woodall, Fernwood North H.A., Terrance Flaig, Sara & David Scott / Parties of r ~~ .~ #7 ------l-O-SS-s-o-u-th-G-r-ad-y-W-a-y---R-e-nt-o-n,-W-a-sh-i-ng-t-on-98-0-S-S------~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE u:f( Kathy Keolker-Wheeler, Mayor February 23, 2005 David Halinen Halinen Law Offices, PS 10500 NE 8th Street #1900 Bellevue, WA 98004 Subject: Elmhurst Preliminary Plat LUA-04-162, PP, ECF Dear Mr. Halinen: CITY~F RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Enclosed is a copy of the comments for the subject plat from Property Services review of the project. The memo lists changes required for the final plat approval. Please forward as necessary. If you have questions, please contact me at (425) 430-7382. <,.- Susan Fiala Senior Planner cc: Liberty Ridge LLC I Owner Project File . \l~ \ ~ ~~ d-\')' ~ \ 0 \~ y ------------l-O-S-S-So-u-th-a-r-a-dy-W--ay---R-e-n-to-n-,W-a-s-hl-.n-gt-on--9-80-S-S-------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE , . DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM February 18, 2005 Susan Fiala SonjaJ. Fesse~ . Elmhurst Preliminary Plat, LUA-04-:V12, 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 east line of the subject plat is not clearly defined on the drawing (note in a bold line, as the other sides are already shown). Show where said east line crosses "ROAD A". It is understood that there is street vacation (V AC-04-007) currently being processed by the city that affects said east line of the plat. Include "CITY OF RENTON, KING COUNTY, WASHINGTON" in the indexing line (top of drawing sheet). 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-0427, 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 for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat number and is unknown as of this date. Note two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties are provided. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. \H:\File Sys\LND -Lund Subdivision & Surveying Records\LND-1 0 -Plats\0427\RV050203.doc , .' February 18, 2005 Page 2 Provide plat and lot closure calculations. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. 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 drawing. Include a dedication/certification block on the plat drawing. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed. 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 topog lines, existing utility facilities and other items not directly impacting the subdivision. Remove all references to building setback lines. 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 (and street names) need to be noted on the drawing. Remove all references to density and zoning information from the 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 drawings and the associated documents 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) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. If there is to be a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "Tract A" (the detention area) applies to this plat and should be noted on the final plat drawing as follows: H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO· Plats\0427\RY050203.doc\cor · . February 18, 2005 Page 3 Upon the recording of this plat, "Tract A" is hereby granted and conveyed to the Plat of Elmhurst Homeowners' Association (HOA) for a detention facility. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event 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) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. If there is no HOA, then use the following language on the final plat drawing: Lots 1 through 64, inclusive, shall have an equal and undivided ownership interest in "Tract A". The foregoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract servicing the plat, or reference a separate recording instrument detailing the same. The new private 20' access and utilities easement over Lot 13 is for the benefit of Lot 14. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easement created until ownership of the lots is conveyed to others, together with and lor subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject plat drawing, if. the previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement 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 and utilities easement requires a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS AND UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. An updated Plat Certificate (to be dated with the 45 days time-period prior to City Council action on the subject plat). Fee Review Comments The Fee Review Sheet for the preliminary plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0427\RY050203.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 PRIVATE 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 PROHffiITED, UNLESS PA VEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to 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 OWNER OF LOT SHALL HA VE 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, PRIV ATE 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 SER' S FEE REVIEW FOR SUBDIVISIONS 1005 -o<;e- APPLICANT:~~~~~~-c~~~~~~~ ______________________ _ RECEIVED FROM ______ ------;~--;--- (date) JOB ADDRESS: 201 '"BB.e:M~b.L A;vE blE WO#_'7~'7,--,a""",-",<c...,5-..<-_____ _ NATURE OF WORK: G4-LdI 1-oL-1G; -PC,~U=:'-MHUBS+ ~) LND # /0 -04e7 )(. PRELIMINARY REVIEWot SUBDIVISIONIiY'iONG PLAT, Nl~'"EITMORE INFORMATION: -LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s .. VICINITY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 5182.10-0049 J -coSo - -0051 NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC 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/Construction Permit application. The existing house on SP Lot # , addressed as has not previously paid ---:-:-_-". SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. Th ~ II d ~ d NOT' I d . ~'d . ~ h f e 0 owmg quote ees 0 mc u e mspectlon ees, Sl e sewer permits, r w permit ees or t e cost 0 water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A~reement (pvt) WATER -0- Latecomer Agreement (pvt) W ASTEW ATER -0- Latecomer Agreement (pvt) OTHER -0- / Special Assessment DistrictlW A TER /-0- 1:A'bT ~ I/..lfl=:ACEPlbFl ~ bee4.SZ)( UUI"'/'5-r (;4-"T'eO Special Assessment DistrictlW ASTEW ATER 1~.e::eT Joint Use Agreement (METRO) - Local Improvement District * - Traffic Benefit Zones $7S.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE-WATER .. Estimated # OF UNITS/ SDC FEE -Pd Prevo .. Partially Pd (Ltd Exemption) -Never Pd SQ. FTG. Single family residential $1,525/unit x a.4-.$ cn.«:£lO.OO Mobile home dwelling unit $1220/unit in park Apartment, Condo $91S/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 - W ASTEW ATER" Estimated .. Pd Prevo -Partially Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x (b4. $ 57.<;;00.00 Mobile home dwellin~ unit $720/unit x Apartment, Condo $S40/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 -SURFACEWATER .. Estimated .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential and mobile home dwelling unit $71S/unit x G,4 $4-5 7~.0C> All other properties $0.249/sq ft of new impervious area of property x (not less than $71S.00) I PRELIMINARY TOTAL $ '< I\) III 0 III 0 H U1 H *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. III <: ..... Square footage figures are taken from the King County Assessor's map and are subject to change. III .: Current City SDC fee charges apply to ___________________ _ ;l 0 EFFECTIVE January 1, 2005 City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JANUARY 28,2005 APPLICATION NO: LUA04-162, PP, ECF PROJECT TITLE: Elmhurst Prelimina Plat SITE AREA: 9.6 acres BUILDING AREA ross: NIA LOCATION: 201,251, & 257 Bremerton Ave NE I WORK ORDER NO: 77365 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6 acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. The applicant is requesting modifications to street standards and vacation of right-of- way. One non-regulated on-site wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. 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 Transportation Environmental Health Public Services Y Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. 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. cfb b-KJ Z~/O~rJr Signature of Director or Authorized Representative Date STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily new:>paper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on Monday, 2/14/05 The full amount of the fee charged for said foregoing publication is the sum of $106.00 at the rate of $16.00 per inch for the first publication and NI A per inch for eaclKla~equeRt-insertion. Lily Nguyen Legal Advefsing Representative, King County Journal SUbscribedrtn ,sworn to me this 14th day of February, 2005. \\\\\\\111111 /1//11// a ,,\\ <2J'" G H E A 1111,., ~ 2/\ ~> -}.............. ~ ~ v \...----. $ ... -(\ t;,XP.f&.r ••• ~ ..::::-_ ~ ~ .• c...,·C i -. ~ , Tom A. Meagher 3.:: .:". //' ~ '>;-~ ,/ \ 0 % Notary Public for the State of Washington, Residing in Redm.ofr(l~. ~~~t~lf:-> '" j ~ ~ Ad Number: 858320 P.O. Number:", " p'\~~: -.... ::: • v ""-:c' Cost of publishing this notice includes an affidavit surcharge.'./, .... ""' 'I; .... 0 $" >" t>··· .... ~ .... ··~'?-~ '<'j' < TE Of \\\" III; \\\\ . ./ '/f iiI \ \ \ \ \ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance- Mitigated for the following project under the authority of the Renton Municipal Code. Elmhurst Preliminary Plat LUA04-162, PP, ECF Location: 201, 251, & 257 Bremerton Avenue NE. The appli- cant is requesting Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6-acre site. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing build- ings would be demolished. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 28, 2005. 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 infor- mation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on March 15,2005 at 9:00 AM to consider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the pub- lic hearing. Published in the King County Journal February 14,2005. #858320 ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MI,TIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Elmhurst Preliminary Plat PROJECT NUMBER: LUA04-t62, PP, ECF LOCATION: 201,251. & 257 Bremerton Avenue NE DESCRIPTION: The applicant Is requ •• tlng Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a mUltiple parcel, 9.6-acre lite. Two tracts for open space and storm drainage are Included. The ,ft. I. zoned Relldentlal· 10 dulac and I. to abide by a Development Agreement. The lots range In size from 3,801 sq. ft. to 5,870 sq. n. and Intended for detached unit •. All existing buildings would be demolished. Access 'I proposed via Bremerton Ave. NE to new Internal public .treet. and private access "Iementl:. One non-regulated Category 3 wetland would be fllled. Maplewood Creek cro •• el the southwestern portion 01 the plat. 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 01 the environmental determination must be 11led In writing on or before 5:00 PM on February 28, 2005. Appeals must be filed In writing together wfth 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 Ranton City Clerk'. 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 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MARCH 15, 2005 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 Ple •• e Include the project NUMBER when calling for proper file Identification. CERTIFICATION I, (CJta.&trl~ , hereby certify that ~ copies of the above document were pos~y me in I conspicuous places or nearby the described property on _---~~-R~~'2"\\ ~ ~ ~ du -... ~~ ....... ~." or:::: J" I ... 9:-'''-"':,SIO "=.~ I DATE: ~ II u.u SIGNED: 'tf CJU,Y {~...:~~'\ A.t~~ •• %'" / ; : 0 NOTAbl1 ~\ {T\ ~ ~.() 'Tr .JJ.~I ~. -._ m'''''1 AIfEST: Subscribed and sworn before me, a Not~ry Public, in and for the State <)f]Washington resi..di /.: I:JI • C/) • I ~:-Hle . on the .3 day of A/arel') g'OO \ . U(d 'aJ1 ; n) ~ U'l'" 'u'BUC .... 1 ---'="-'N""'O=-T A""'R""y::.L..dpU""B~LQIC,..!:.l...S.wI ¥-'~~~15':~~"";""" of, 19-0Q . ...-~ .f \~o; .......... <?>~ - "\ WAS\-\\~ _0' \.\.,"' ....... '"~-- ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) I POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Elmhurst Preliminary Plat PROJECT NUMBER: LUA04-162, PP, ECF LOCATION: 201,251, & 257 Bremerton Avenue NE DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6-acre site. Two tracts for open space and storm drainage are included. The site is zoned Resldentiai -10 dulac and Is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeais of the environmental determination must be filed in writing on or before 5:00 PM on February 28, 2005. 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 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MARCH 15, 2005 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 Please Include the proJect NUMBER when calling for proper file Identification. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 10th day of February, 2005, I deposited in the mails of the United States, a sealed envelope containing Determination of Non-Significance -Mitigated documents. This information was sent to: If~:':~i;~\~ .~1~~~i;N~e';" . }0;~~~~ it; ... ~ <;'< t';;" ., Rep;~seriting;;r .... Agencies See Attached David Halinen -Halinen Law Offices contact Sara & David Scott party of record Terrance Flaig party of record Fernwood North H.A. party of record Rose Woodall party of record Mike Merlino -Liberty Ridge owner (Signature of Sender)_: ___ ' -"-~-,,," • .:...~ _' ---,,-_';;...' .... ,,;_' '..;...1 _' _____________ _ STATE OF WASHINGTON SS COUNTY OF KING I certify that I know or have satisfactory evidence that Holly Graber signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary (Print): /IdnQ ~v~ £. 4lekund CY- My appointment expires: 3--1'1-0(; Elmhurst Preliminary Plat LUA04-162, 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 Box47015 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. * clo Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160th Ave SE 39015 -172nd Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork . • template -affidavit of service by mailing ! , .~~ Kathy Keolker-Wheeler, Mayor February 10, 2005 David Halinen Halinen Law Offices, PS 10500 NE 8th Street #1900 Believue,WA 98004 SUBJECT: Elmhurst Preliminary Plat LUA04-162, PP, ECF Dear Mr. Halinen: CITV.F RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERG) and is to advise you that they have completed their review of the subject project. Th~ ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in. writing on. or before 5:00 PM on February 28, 2005. 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 qbtained from the Renton City Clerk's Office, (425) 430-651 O. A Public Hearing will be held by the Renton Hearing Examiner ii1 the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Rei1ton, Washington, on March 15,2005 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicantis required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review Co~ittee, ~~ ./ Susan Fiala Senior Planner cc: RoseWoodall, Fernwood North H.A., Terrance Flaig, Sara & David Scott IParties of Record Liberty Ridge LLC -Mike Merlino / Owner Enclosure ------------l-O-S-S-So-u-fu-G-r-a-dy-Wl--ay---R-e-n-to-n,-w-a-s-hi-n-gt-on--9-80-5-5------------~ * This paper contains 50"10 recycled material, 30% post consumer AHEAD OF THE CURVE ~re Kathy Keolker-Wheeler, Mayor February 10, 2005 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 CITY· F RENTON Planning/BuildinglPubli~ Works Department Gregg Zimmerman P.E., Administrator Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERG) on February 8, 2005: DETERMINATION OFNON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: Elmhurst Preliminary Plat LUA04-162, PP, ECF 201, 251, & 257 Bremerton AvenueNE DESCRIPTION: The applicant is requesting Environmental (SEPA) .Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6- acre site. Two tracts for open space and storm drainage are included. The $ite i$ zoned Residential -10 dulac and is to abide by a Development Agreement. The lot$ range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing building$ would be derrtolished. Access i$ proposed via Bremerton Ave. NE to new internal public streets and private acceSs easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek croSSes the southwestern portion of the plat. AppeaJs of the environmental determination must be filed in Writing on or before 5:00 PM on February 28, 2005. 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 Gode Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7382. z~m~~ee, Susan Fiala Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation Enclosure ~ --~----lO-5-5-S-ou-th-G-ra-dy-W.-ay---R-e-n-to-n-, W.-as-h-in-gt-o-n-9-80-5-5---~--R E N TON ® This pa""r contains 50% recycled material, 30"" post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES & CONDITIONS APPLICATION NO(S): LUA04-162, PP, ECF PROJECT NAME: Elmhurst Preliminary Plat APPLICANT: Liberty Ridge LLC, Mike Merlino LOCATION OF PROPOSAL: 201,251, & 257 Bremerton Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6-acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. LEAD AGENCY: 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 ft. of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 ft. of the structures. 2. Fire Department access roads are required to be paved, 20 ft. wide. Dead end roadways over 150 ft. in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. 4. Separate plans and permits area required for removal of any existing combustible liquid or hazardous material tanks. Building 1. Demolition permits are required. Plan Review -Surface Water/Storm Drainage 1. The Surface Water System Development Charges (SOC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. A water main extension to the north, to connect to the existing 8-inch in Bremerton Ave NE will be required. 2. Water mains extensions within the new streets interior to the plat will be required for this project. 3. New water service stubs to each lot must be installed in conjunction with the above water main extension prior to recording of the plat. 4. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. , 5. The Water System Develo. ,mt Charge (SOC) would be triggered a ! single-family rate of $1,525 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Sanitary Sewer 1. A sewer main extension along the frontage of Bremerton Ave NE will be required. This sewer main shall be installed at a depth to allow service to the parcel to the north. 2. These parcels are subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 3. The Sanitary Sewer System Development Charges (SOC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Dedication of a minimum of 25 feet of right-of-way (from the quarter section centerline) will be required fronting the site with the extension of Bremerton Ave NE. Street improvements including, but not limited to pavement, curb/gutter, sidewalks, streetlights street signs and landscape will be required. 2. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the new proposed streets. 3. A minimum 20-foot pavement and pedestrian walkway will be required along Bremerton Ave NE from the northern boundary of the project to the intersection with N E 4th Street. 4. Corner lots shall dedicate a minimum radius of fifteen feet. 5. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. Property Services 1. To be provided under separate cover. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA04-162, PP, ECF PROJECT NAME: Elmhurst Preliminary Plat APPLICANT: Liberty Ridge LLC, Mike Merlino LOCATION OF PROPOSAL: 201,251, & 257 Bremerton Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6-acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. A Geotechnical Engineer shall determine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. 2. At the time of building permits, additional geotechnical studies addressing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. 3. The applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth Consultants, Inc., dated August 30, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. 4. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Storm water Management Manual. 5. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. 6. If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. 7. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental professional and properly documented and reported to the Department of Ecology (DOE) in accordance with MTCA. 8. The project shall comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay th Jpropriate Parks Mitigation Fee based (., 530.76 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 12. Evergreen and deciduous trees (i.e. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 14. After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA04-162, PP, ECF APPLICANT: Mike Merlino, Liberty Ridge LLC PROJECT NAME: Elmhurst Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6-acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. LOCATION OF PROPOSAL: LEAD AGENCY: 201, 251, 257 Bremerton 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 on February 28, 2005. 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, Administrato comm.unitY:;:7ervic s .... /;1 ./. ~. ,/~ ,;}, ,I /./ t>!, /., '. 4# ~~ Lee eler, Fire Chief Renton Fire Department February 14, 2005 February 8, 2005 z.lq)oS" DATE I , DATE r / DATE ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE February 8, 2005 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning 'Mi¢jihg'Date: Ty~sday,FebrlJary 8, 2005 ~~:fon: 9,:OQAM .", Sixth FloorConference Room #620 Agenda listed below. Elmhurst Preliminary Plat (Fiala) LUA04-162, PP, ECF The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6-acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. Savannah at the Park (Wei/) LUA04-163, PP, ECF The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 1.73-gross acre site. The proposal is located within the Residential - 8 (R-8) zoning designation. The net acreage of 1.25 has a density of 8.0 duo The lots are intended for the eventual development of detached single-family homes - lots ranging in size from 4,500 square feet to 6,855 square feet. A single-family home exist on site but is proposed to be removed. Access is proposed via 42-foot wide cul-de-sac street off the west side of Union Ave. NE. One private easement is proposed within the plat to provide access to 3 lots. The site does not contain any critical areas according to the City's Critical Areas map. Annie's Place Short Plat (Hal/) LUA04-164, SHPL-A, ECF The applicant is requesting Environmental (SEPA) Review and Administrative Short Plat approval for a 3-lot subdivision of a 1.08-acre site located in the Residential - 8 Dwelling Unit Per Acre (R-8) Zone. The subject site is currently developed with an existing single-family residence and detached garage, which are proposed to removed or demolished as a result of this project. Upon short plat completion, the three lots are intended for the future construction of single-family residences. cc: K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer A. Pietsch, EDNSP Administrator ® B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director A. Lind, Economic Development L. Warren, City Attorney ® STAFF REPORT City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE Project Name: Owner/Applicant: Contact: File Number: Project Description: Project Location: Exist. Bldg. Area gsf: Site Area: RECOMMENDA TlON: Project Location Map February 8, 2005 Elmhurst Preliminary Plat Liberty Ridge LLC, Mike Merlino, 9125 10th Ave. S., Seattle, WA 98108 David Halinen, Halinen Law Offices, P.S., 10500 NE 8th St., Ste. 1900, Bellevue, WA 98004 LUA-04-162, ECF, PP Project Manager: Susan Fiala, AICP The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6 acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. One non-regulated Category 3 wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. Continued on next page 201,251,257 Bremerton Ave. NE All to be removed/demolished Proposed New Bldg. Area: N/A 9.6 acres (gross area) Total Building Area gsf: N/A Staff recommends that the Environmental Review Committee Issue a Determination of Non-Significance -Mitigated (DNS-M). City of Renton PIBIPW Department ELMHURST PRELIMINARY PLAT REPORT OF FEBRUARY 8, 2005 Envir ental Review Committee Staff Report LUA-04-162, ECF, PP Page 20(9 Project description continued: The site is subject to a Development Agreement that sets forth several site-specific restrictions including: 1) All residential buildings must be single-family; 2) all lots abutting the south boundary line must be 50 feet in width; and 3) the net density can not exceed 10 dulac. Historically the site was a base for a site work construction company followed by a public works construction company. The existing buildings, all to be removedldemolished, include a house used as a dispatch office, a small house and garage, and a mobile home. The site also contains gravel parking and storage areas with remaining stockpiles of fill material, almost 10 feet in height. The preliminary plat contains three (3) parcels and is proposed to be subdivided into 64 lots and two tracts. The proposal is for the eventual construction of detached single-family residences. The 64 lots are intended for the eventual development of detached single-family homes. The lots range in size from 3,801 square feet to 5,870 square feet. Access is proposed via Bremerton Ave. NE to new internal public streets within the plat, Roads A and B. Street dedications are required. Street improvements including curb, gutter, sidewalk, lighting and rights-of-way dedication are required. The applicant has made a separate request for a street vacation of portions of Bremerton Ave. NE right- of-way currently under process in Property Services. The areas proposed to be vacated would then provide for an aligned right-of-way and the vacated land would be integrated into several lots located along Bremerton Ave. NE. The applicant has also requested modifications to street standards which have been reviewed administratively. One non- regulated Category 3 wetland is proposed to be filled. An off-site wetland was determined to be unregulated. Maplewood Creek crosses the southwestern portion of the plat. The applicant submitted several studies including: a geotechnical report, a wetland and stream reconnaissance, a traffic impact analysis, an environmental assessment letter, and a preliminary storm drainage report. Site preparation for development of the plat would include the removal of vegetation and trees for roadways, utilities and building pads except within the Native Growth Protection Area (Tract B) The site is zoned Residential-10 (R-10) dwelling units per acre. The R-10 zone allows residential densities that range from a minimum of 4.0 dulac to a maximum of 10.0 dulac. The proposed plat would arrive at a net density of 8.3 dulac after the deduction of public right-of-way, private access easements and critical areas (creek) from the gross acreage. The Comprehensive Plan designates the site as Residential Options (RO). 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. C. MITIGATION MEASURES 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. 1. A Geotechnical Engineer shall determine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. 2. At the time of building permits, additional geotechnical studies addressing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. 3. The applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth Consultants, Inc., dated August 30, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. ERC_ElmhurstPP.doc City of Renton PIB/PW Department ELMHURST PRELIMINARY PLA T REPORT OF FEBRUARY 8, 2005 Envir ental Review Committee Staff Report LUA-04-162, ECF, PP Page 30'9 4. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. 5. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. 6. If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. 7. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental professional and properly documented and reported to the Department of Ecology (DOE) in accordance with MTCA. 8. The project shall comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. 12. Evergreen and deciduous trees (Le. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 14. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split- rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division 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 ft. of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 ft. of the structures. 2. Fire Department access roads are required to be paved, 20 ft. wide. Dead end roadways over 150 ft. in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. 4. Separate plans and permits area required for removal of any existing combustible liquid or hazardous material tanks. Building 1. Demolition ermits are re uired. ERe _ElmhurstPP.doc City of Renton PIBIPW Department ELMHURST PRELIMINARY PLA T En vir ental Review Committee Staff Report LUA-04-162, ECF, PP REPORT OF FEBRUARY 8, 2005 Page 4 0(9 Plan Review -Surface Water/Storm Drainage 1. The Surface Water System Development Charges (SDC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. A water main extension to the north, to connect to the existing 8-inch in Bremerton Ave NE will be required. 2. Water mains extensions within the new streets interior to the plat will be required for this project. 3. New water service stubs to each lot must be installed in conjunction with the above water main extension prior to recording of the plat. 4. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. 5. The Water System Development Charge (SDC) would be triggered at the single-family rate of $1,525 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Sanitary Sewer 1. A sewer main extension along the frontage of Bremerton Ave NE will be required. This sewer main shall be installed at a depth to allow service to the parcel to the north. 2. These parcels are subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 3. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Dedication of a minimum of 25 feet of right-of-way (from the quarter section centerline) will be required fronting the site with the extension of Bremerton Ave NE. Street improvements including, but not limited to pavement, curb/gutter, sidewalks, streetlights street signs and landscape will be required. 2. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the new proposed streets. 3. A minimum 20-foot pavement and pedestrian walkway will be required along Bremerton Ave NE from the northern boundary of the project to the intersection with NE 4th Street. 4. Corner lots shall dedicate a minimum radius of fifteen feet. 5. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. Property Services 1. To be provided under separate 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/Environmental Assessment Impacts: The applicant has submitted a Geotechnical Engineering Study prepared by Earth Consultants, Inc., dated December 2, 2004. The report provides information and recommendations pertaining to foundations, soils, groundwater and erosion. The applicant also submitted an Environmental Data letter concerning the Model Toxics Control Act (MTCA) of the site as prepared by Environmental Partners, Inc., (EPI) dated November 18, 2004. The site slopes from the north-northwest to the south-southwest at 3 to 5 percent. Some steep slopes, ranging from 20 to 40 percent exist along the site's south and west property lines but occur in small bands of 2 to 6 feet vertically. A few soil stockpiles are stored on the north portion of the site created from previous construction contractors yard operations. The geotechnical report states that the test pits indicate that the majority of the site is underlain by fill with depths up to 15 feet and increase in depth toward the south and west site boundaries. The fill consists of medium dense silty sand with gravel and contained variable amounts of construction debris and organic matter such as tree limbs and trunk pieces. To ensure that the fill used for the development is suitable, staff recommends as a mitigation measure that a Geotechnical Engineer determine the suitability of the existing on-site fill. ERC _ Elmhurstpp .doc City of Renton P/B/PW Department ELMHURST PRELIMINARY PLA T REPORT OF FEBRUARY 8, 2005 Envir ental Review Committee Staff Report LUA-04-162, ECF, PP Page 50(9 Furthermore, due to the variability and extent of fill encountered in the test pits, staff recommends that at the time of building permits, additional geotechnical studies, addressing the suitability of site soils for use as structural fill, are to be prepared and submitted. The King County Soil Survey indicates the site is underlain by Alderwood series glacial till soils. However, the subsurface exploration indicated native soils have outwash sand and gravel. Approximately 12,000 cubic yards of cut (including 4,000 cubic yards of residual soil stockpiles) and 13,000 cubic yards of fill is estimated to be completed to allow for the development. The SEPA checklist indicates that generally, cut material from the site would be used as fill. The site is mostly cleared with small strips of conifers/deciduous trees near the south and west property lines. Some trees are also located among the structures located in the northeast portion of the site. The tree cutting and land clearing plan depicts the located of a row of pines in the northeast portion of the site (in new Lot 3) and in the east portion of the site (in new lots 39 and 44). The south portion of the site consists of scattered firs, alder, and deciduous trees. The tree cutting and land clearing plan indicates that all vegetation from the plat would be removed except trees located within Tract B containing the stream/creek and associated buffer. The cleared land would accommodate the construction of homes, roads and storm detention as depicted on the tree inventory plan which also identifies the location of larger trees. The geotechnical study stated that the site is suitable for the construction of single-family residences using conventional spread and continuous foundation systems bearing on competent site soils or on granular structural fill used to modify site grades. With the amount and depth of fill on the site, portions of this fill were found to contain organic and construction debris which may be unsuitable for use as structural fill and will require to be replaced with a granular structural fill, according to the study. Groundwater seepage was not encountered at the test pits during the field work in July of 2004. The report states that if seepage is encountered in foundation excavations, 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. The geotechnical report evaluated site preparation and earthwork and stated that stripped materials should not be mixed with materials to be used as structural fill; pond be lined with a compacted till liner of 18-inches; and other issues relating to earthwork. Also, if utility trenches encroach into the soil layer that is the native graded sand and gravel, that caving could occur. To ensure, that the site prep is completed as outlined in the report, staff recommends as a mitigation measure that the applicant comply with the "Geotechnical Engineering Study" regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill". In order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties, staff recommends additional mitigation including that the project be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. The Environmental Assessment letter discussed the previous investigative and remedial actions including the tank removals in 1991 and 1995; subsurface investigation in 2000; and current site conditions. The letter states that the data does no suggest that contaminants are present at the subject property at concentrations exceeding cleanup levels. The letter continues to state that as with all sites, unknown or undiscoverable conditions may be encountered during construction and redevelopment. The applicant's consultant, EPI, outlines three contingencies which should be implemented prior to and during redevelopment activities, as outlined below, and which staff recommends as mitigation measures. • All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. • If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. • If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental professional and properly documented and reported to the Department of Ecology (DOE) in accordance with MTCA. ERC _ ElmhurstPP .doc City of Renton PIBIPW Department ELMHURST PRELIMINARY PLAT REPORT OF FEBRUARY 8, 2005 Mitigation Measures: Envir ental Review Committee Staff Report LUA-04-162, ECF, PP Page 60f9 • A Geotechnical Engineer shall determine the suitability of the existing on-site fill prior to its use on-site. The satisfaction of this requirement shall be reviewed and approved by Development Services during construction. • At the time of building permits, additional geotechnical studies addressing the suitability of site soils for use as structural fill shall be prepared and submitted. The satisfaction of this requirement shall be reviewed and approved by Development Services. • The applicant shall comply with the "Geotechnical Engineering Study" prepared by Earth Consultants, Inc., dated August 30, 2004, regarding "Site Preparation and General Earthwork" and "Utility Support and Backfill." The satisfaction of this requirement shall be reviewed and approved by Development Services during construction, utility work and building construction. • The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. • All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. • If suspect soil is encountered during excavation activities, work in these areas is to be stopped until such time as a qualified environmental professional can assess the observed conditions and recommend corrective measures. • If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and; (b) the work will be managed and overseen by a qualified environmental professional and properly documented and reported to the Department of Ecology (DOE) in accordance with MTCA. Policy Nexus: SEPA Environmental Regulations, RMC 4-4-130 Tree Cutting and Land Clearing Regulations. 2. Surface Water Impacts: The applicant has submitted a Preliminary Technical Information Storm Drainage Report prepared by Pacific Engineering Design, LLC, dated December 22,2004 with the land use application. The report states that stormwater runoff from the site would be collected in a storm drainage system and routed to a detention pond within proposed Tract A located in the southwesterly portion of the site. The pond will be designed to meet the Level 2 flow control requirements and Basic Water Quality menu as specified in the 1998 King County Surface Water Design Manual. The pond is proposed to be a combined detention/water quality "wet pond' and discharges through a "bubble-up" energy dissipater catch basin, with the outflow draining overland to the southwest through the stream/creek buffer to Maplewood Creek. In the review of the upstream tributary area, the report states that except for Maplewood Creek's intermittent flows to the south along the westerly portion of the site, off-site storm water does not currently enter the site and is not anticipated to do so in the future. The report's review of the downstream analysis indicates that at the proposed detention pond outfall location, the stream is a heavily vegetated drainage corridor, about 4 to 6 feet deep. From that point, the drainage corridor runs approximately 600 feet to a 36-inch CMP that crosses Bremerton Place NE. At the upstream end of Bremerton PL NE crossing, a "birdcage" inlet structure is located and consists of two 12-inch inlet pipes entering a 60-inch concrete manhole and a 36-inch diameter CMP outlet pipe. Rock rip rap has been installed from the top of the birdcage to the inlet ends of the two 12-inch diameter pipes. The creek channel immediately upstream of the Bremerton PL NE crossing is a broad, grass-lined channel about 8-feet deep. The conveyance system of the site runoff is proposed to be collected by means of yard drains, catch basins and roof drains. Collected runoff would be conveyed to the detention facility within pipelines designed to 25-year peak flows and checked for flooding conditions at the 100-year event. Water quality for the project would be provided by means of a wet pond associated with the detention facility. The proposed dead storage volume provided would be 54,451 cf (52,257 cf required) for water quality. To provide for the required volume and maintain the frequency and duration of storm runoff from the project, live storage provided would be 75,938 cf (49,285 cf required). ERC_ElmhurstPP.doc City of Renton PI8/PW Department ELMHURST PRELIMINARY PLA T REPORT OF FEBRUARY 8, 2005 En vir ental Review Committee Staff Report LUA-04-162, ECF, PP Page 70f9 Due to downstream flooding and erosion problems, the project is to be designed per the 1998 King County Surface Water Drainage Manual. Staff recommends this as a mitigation measure that the storm drainage system is designed to meet both detention (Level 2 flow control) and water quality. Mitigation Measures: The project shall comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. Policy Nexus: SEPA Environmental Regulations, 1998 King County Surface Water Design Manual. 3. Fire Protection Impacts: Fire Prevention staff indicates that the applicant provide required improvements and fees to offset the impacts associated with the new development. The proposal to add 64 new residential lots to the City would impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee of $488.00 per new single-family lot is required with credit given for the three existing residences. The fee is estimated at $29,768.00 ( 64 new lots - 3 existing residences x $488.00 = $29,768.00) and is required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit given for the three existing residences. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 4. Access/Transportation Impacts: A Traffic Impact Analysis (TIA) was prepared by Transportation Planning and Engineering, Inc., dated December 2, 2004 and submitted with the land use application. The report reviewed existing conditions and projected Level of Service (LOS) conditions at year 2007. The roadways/intersections evaluated for the proposed development included: NE 4th St/Union Ave. NE, NE 4th St.lBremerton Ave. NE, NE 4th STJDuvall Ave. NE. The current Levels of Service range from C to D. Of the NE 4th Street intersections analyzed, Union and Duvall Ave. NE would remain at Level C. The 4th and Bremerton northbound, left turn would go from a Level D to a Level E, with an unsignalized intersection. The 64 lot plat would generate an estimated 583 net daily trips (612 trips minus 29 existing trips from 3 existing residences) with 48 AM and 65 PM peak trips on an average weekday. Primary access to the site is proposed via NE 4th Street to Bremerton Avenue NE. A new internal road system is proposed. Two new public roads, labeled as Roads A and B, would be constructed with a reduced right-of-way of 42 feet and 32 feet of pavement with sidewalks on both sides. One private access easements/shared driveway is proposed to serve Lots 13 and 14. The proposal would result in an increase in traffic trips to the City's street system; therefore, the appropriate Traffic Mitigation Fee will be imposed. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional generated trip per new single-family lot at a rate of 9.57 trips per lot home. Credit to be given for the three existing residences. For the proposal, the Traffic Mitigation Fee is estimated at $43,725.00 (64 new lots - 3 existing = 61 lots x 9.57 trips = 583 trips x $75 per trip = $43,725.00). The fee is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for the existing three residences. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 5. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. Recreation within the vicinity includes: Maplewood Neighborhood Park; Heatherdowns Park and Maplewood Golf Course. It is anticipated that the proposed development would generate future residents that would utilize the City's parks, recreational facilities and programs. Therefore, a Parks Mitigation Fee based on $530.76 per each new single-family ERC_ElmhursIPP.doc City of Renton PIBIPW Department ELMHURST PRELIMINARY PLAT REPORT OF FEBRUARY 8, 2005 En vir ental Review Committee Staff Report LUA-04-162, ECF, PP Page 80f9 lot would be required for the proposal. The fee is estimated at $32,376.36 (64 new lots - 3 existing residences = 61 lots x $530.76 per lot = $32,376.36) 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. Credit to be given for three existing residences. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 6. Wetlands and Streams Impacts: The applicant submitted a Wetland and Stream Reconnaissance as prepared by Shannon & Wilson, Inc., dated December 22, 2004. The report indicated that one non-regulated wetland is located on-site, one off-site non- regulated wetland is within 100 feet of the north property line and one stream, Maplewood Creek, exist on site. Wetland A was delineated as 3,130 sq. ft. in area. The report states this is a palustrine, emergent wetland and is highly disturbed, formed on top of fill and is dominated by reed canary grass, an invasive plant species. This Category 3 wetland would not be regulated as is it less than 5,000 sq. ft. in area, it is an artificial wetland intentionally created from a non-wetland area according to the reconnaissance report. This wetland is proposed to be filled. An off-site wetland, Wetland 8, exists north of the northwest corner of the site and covers 2,140 sq. ft. and is within 100 feet of the subject site; therefore the applicant assessed the wetland to determine any impacts from the subject development. The reconnaissance states that the wetland is vegetated with slough sedge, ninebark, willow and aspen. It is hydrologically isolated from the nearby creek and is less than 5,000 sq. ft. in size and has been disturbed in the past. The report states that it is not a regulated wetland and does not require a buffer and is also classified as a non-regulated Category # 3 wetland according to the City's regulations. The stream located at the southwest corner of the site is a small tributary of the Cedar River known as Maplewood Creek and is mapped and depicted as an unclassified stream. No flow was observed during the site visit in June of 2004 and during December 2004 site visit, ponded water was observed but no flow as noted by the applicant's consultant. The report states it is an ephemeral stream. The channel bottom is generally un-vegetated and lined with gravel, mud and cobbles. The channel is entrenched with steep sides along the northern two-thirds of the site and is straight and channelized along the property edge. In the southern portion of the site, the creek is not as channelized as further upstream but is about six to eight feet lower than the remainder of the site. Streams are regulated under the Tree Cutting and Land Clearing Ordinance. No tree cutting, land clearing or groundcover management except for enhancement or other wise permitted is allowed within a minimum of 25 feet of the ordinary high water mark (OHWM) of creeks or within 15 feet of the top of the bank of same. The site is within 200 feet of the OHWM of Maplewood Creek. The creek/stream and buffer is proposed to be within Tract 8 (a native growth protection area) to protect the critical area. To ensure that the slope to the creek remains undisturbed during construction and after site development, except for work needed for storm management facilities, staff recommends the following mitigation measures: • Evergreen and deciduous trees (Le. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. • Install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer prior to the issuance of construction permits. • A split rail fence or other approved barrier and signage will be also be required to be permanently installed along the stream/creek buffer to denote the critical area and prevent intrusion into the wetland area and buffers. Mitigation Measures: • Evergreen and deciduous trees (Le. Douglas fir, western hemlock, and big leaf maple) shall be planted on 15-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the Fall to allow plants to develop roots over the Winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. ERC_ElmhurstPP.doc City of Renton PIBIPW Department ELMHURST PRELIMINARY PLAT Envir ental Review Committee Staff Report LUA-04-162, ECF, PP REPORT OF FEBRUARY 8, 2005 Page 90'9 • During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. • After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations, RMC 4-4-130 Tree Cutting and Land Clearing Regulations, RMC 4- 3-050.M. Wetland regulations. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant . ....lL.-Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 28, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ERC_ElmhurstPP.doc SEC. 15, TWP" 23 N., RNG. 5 E., W.M. "ELMHURST" RESIDENTIAL SUBDIVISION DDISITY CAL.CU.AlJOHS : R/W Nt£A -r.72 _ ow 74,,_» ... rt. SDr&W ACMAGt -fD' IIfD£' MEA SOVrH OF N£ 1ND PL, AND " IIIDE AR£A NORTH OFNEIHDPf...o.",ocORJ._~ tL 7DTAL AREA -I.eo Co 0It .'1.'11 at-11. PROPOSm ACCESS £A.SEr.IEHT NI£A -dOJoo. 1,281-. It. ~l:illf. To': ~T ===)CCtM1Y R£CCRDINC D1HS11Y _ U L07S ",TAL ...... I .. ) -I!/W IOC) -."....., leo) -AC<DS IOC) DDISlTY -,. LOlS .. eo or -uroc -0.0. 00 -0.0-' 00 D£HS1Y -.!!..!E.!! 7.11_ D£HSIrr _ &25 _1_ MArte 'fJlJt1D ~U!fJt.. snr_lIOH: r. DC. 8lE NfEA ..... 00 z. t:t:eJ: ~~A~~, GC .J. OWJWL .5IlE' A¥A (Wa.. VACAlID AIlU.) -UD OCI 4. It/W TO .. DfDfCAJED-I.72 _ OIlH£ll/AI'fI.ICANT : C/III. EHG/NaIt : _u." ~ AK' S. .. ..,01 ':rbf'.;j:x' p.."",.,- "'"""' ILC f'lO IJNO AI\£' S* R£NJDH. 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AND fWlH A1£. ~ IINfXM(J 1HE HQltlHE'AST CQIfNEJIf OF SEClJCW 1& ~ IS NCWJH, IWIGIf 5 fAIT OF JIC ~ AIDIDAN. JHE' IIOIfJH NI£IfICAH OAJLII OF INJIIIM (ItWJ ~) GM) COt\IIIDNAoJD IlERE'rotH) TO BE 1I0I0.1,.. , 1.J11t1AJZI AT NT PCIfIT. Jh1E' IMR$C OF eoJH 1Nr $(A LlWl. CCIIIlWClICW fM:1Olf Of 4...,,12. AND 1Nr OlD ~ FAClQIt tI f.OOCICI02t87 WAS APfIUEI) TO H ., COCR:IIIN.41D FOIt SHOIIH GIItOLNI tlST.wca. BlCO_BD POll _ROVAL BY, ____ _ BY, ____ _ D ~~ ~~ , ,.~ ~h~ ~~~ n~~~U~ "O() ~ ~III S! ¢~ P"o.ECT NO.: C fa .,j .j I", ~1 I I ~ ~d ~.il ~ml DRA .. 8'1': .,IQC ISSUEDATE: ~ SHEET RtV.: LJ , ... 02064ECOI-P08 POB _acooa R-l R-IO .J:l ~ -+-> ~ a ~ -.::::t' .. ........ r;IJ ~ ~ ~ t.a ~ .'. ~ .~. ~ tI'J • ~ ~ N RMH SE 142nd St. RC(P) (P) G6 .. 22 T23N R5E W 112 e =~"'VD8 'fH--~-~o -wo F6 1:4800 15 T23N R5E W 1/2 . . 5315 .. David L Halinen, P.E. davidhalinen@halinenlaw.com HALINEN LAW OFFICES, P.S. A Professional Service Corporation Bellevue Place / Bank of America Bldg. 10500 NE 8th, Suite 1900 Bellevue, Washington 98004 February 1,2005 VIA UPS NEXT-DAY AIR AND VIA E-MAIL (nwatts@.ci.renton.wa.us) City of Renton Development Services Division Department of PlanninglBuildinglPublic Works 1055 S. Grady Way, Sixth Floor Renton, Washington 98055 Attn: Neil Watts, P.E., Director Re: Liberty Ridge L.L.C. 's Proposed "Elmhurst" Residential Subdivision (City of Renton File No. LUA-04-162, PP, ECF) (425) 454-8272 Fax (425) 646-3467 Liberty Ridge's Proposal for Tree-Lining the Buffer of the Ephemeral Stream as An Alternative to An Increase in the Buffer Width from 25 Feet to 35 Feet Dear Mr. Watts: I am again writing on behalf of my client Liberty Ridge L.L.C., the preliminary plat applicant for the proposed "Elmhurst" Residential Subdivision. Yesterday, while speaking to Susan Fiala of your staff concerning the status of the Elmhurst proposal, she mentioned to me that the Environmental Review Committee will be considering the imposition of a SEP A mitigating condition that would increase the width of the 25-foot wide code-required buffer along the ephemeral stream crossing the site's east edge to 35 feet. My client is very concerned about such a condition because it would negatively impact the proposed lot layout. Following my phone discussion with Susan Fiala, we consulted the manager of Shannon & Wilson's Natural Resources Manager, Katie Walter, concerning the issue. (Ms. Walter conducted the stream and wetland analysis of the Elmhurst site.) She has prepared a letter addressing the issue (see the accompanying copy of her letter) in which she explains why installation of a mix of evergreen and deciduous trees at IS-foot centers within the 25-foot buffer would provide better environmental protection for the stream corridor than would the contemplated increase in buffer width. In view of Ms. Walter's letter, my client would be willing to accept the following mitigating condition as an alternative to an increase in the stream buffer width: Evergreen and deciduous trees (such as Douglas fir, western hemlock, and big leaf maple) shall be planted on approximately IS-foot centers within the 25-foot wide buffer along the east side of the stream. Two-gallon size tree stock shall be used. Planting should occur in the fall to give the plants time to develop roots over the winter. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. .. City of Renton Development Services Division Attn: Neil Watts, P.E., Director February 1, 2005 Page 2 Please let me know if you have any questions regarding this matter. I request that this letter and the attached letter from Shannon & Wilson be presented to the Environmental Review Committee. Sincerely, HALINEN LAW OFFICES, P.S. Enclosure cc: Liberty Ridge L.L.c. Attn: Don Merlino (via e-mail, with copy of enclosure) Attn: Michael Merlino (via e-mail, with copy of enclosure) Lou Larsen, Pacific Engineering Design, LLC (via e-mail, with copy of enclosure) Katie Walter, P.W.S., Natural Resources Manager, Shannon & Wilson, Inc. (via e-mail, with copy of enclosure) Gregg Zimmerman, Administrator, Renton PlanninglBuildinglPublic Works (via UPS Next Day Air and e-mail, with copy of enclosure) Jennifer Henning, Principal Planner, Renton Development Services Division (via UPS Next Day Air and e-mail, with copy of enclosure) Susan Fiala, Senior Planner, Renton Development Services Division (via UPS Next Day Air and e-mail, with copy of enclosure) C:\CF\2418\043\Stream and Wetland\Watts.LTl.doc .. February 1, 2005 Liberty Ridge LLC 9125 10th Avenue South Seattle, W A 98108 Attn: Mr. Michael Merlino RE: BUFFER MITIGATION ALTERNATIVES FOR "ELMHURST" RESIDENTIAL SUBDIVISION, RENTON, WASHINGTON It is my understanding that the City of Renton is considering a State Environmental Policy Act (SEPA) mitigating condition that would increase the stream buffer from 25 feet (the City code required width) to 35 feet along the ephemeral stream (part of the upper reach of Maplewood Creek) within the Elmhurst site. The stream follows the western site boundary from the northwestern property comer to near the site's southwest comer, at which point it turns east on the site and then heads to the southeast, off of the site. This letter provides an alternative that I think would be more effective than an increase to the buffer width. BACKGROUND INFORMATION CONCERNING THE STREAM During both of my site visits (June and December of 2004), I examined the subject stream. The stream was completely dry during my June visit, and during my December visit, the stream had no flowing water, just some shallow puddles in places. As I pointed out in my December 22, 2004, letter report, the stream's channel bottom is generally unvegetated and lined with gravel, mud, and cobbles. The channel is entrenched with steep side slopes along the northern two- thirds of the site. That stretch of the stream is straight and is channelized along the Elmhurst site's edge. In the southern portion of the site, the creek is not as channelized as farther upstream, but it is about 6 to 8 feet lower than the remainder of the site. Riparian vegetation along the creek is generally dominated by Himalayan blackberry except near the southern end of the property, where ther~ is an overstory of black cottonwood and some Douglas fir, with an understory of Douglas spirea and clustered rose. The creek is reported to have fish migration barriers downstream of the project area. 400 NORTH 34TH STREET' SUITE 100 P.O. BOX 300303 SEATTLE, WASHINGTON 98103 206·632'8020 FAX 206·695·6777 TOO: 1·800'833·6388 21-1-12146-001 Liberty Ridge LLC Attn: Mr. Michael Merlino February 1, 2005 Page 2 SHANNON &WILSON,INC. ALTERNATIVE RECOMMENDATION I recommend that the buffer be maintained at 25 instead of 35 feet, but with revegetation of the 25-foot-wide buffer. Because the stream and buffer have been heavily disturbed over the past 50 years or more, there are very few trees left within the buffer. By providing native tree species through revegetation, the functional gain to the stream would be much more significant than an additional 10 feet of buffer with existing marginal vegetation. The addition of trees provides a better opportunity for future structural complexity, shading of the stream, better habitat for birds and small mammals, and improved downstream system health. Such an approach would involve planting both evergreen and deciduous trees such as Douglas fir, western hemlock, and big leaf maple. The trees should be planted on approximately 15-foot centers, with 2-gallon-size stock. Planting should occur in the fall to give the plants time to develop roots over the winter and, therefore, have less mortality in their first summer after planting. If you have any questions or comments, or require additional information, please contact me at (206) 695-6738. Sincerely, SHANNON & WILSON, INC. Katie L. Walter, P.W.S. Associate Natural Resources Manager KLW:DNClklw c: Lou Larsen, Pacific Engineering Design, LLC 21·1·12146-00 l·lA.doc/wpleel 21-1-12146-001 City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: pD..(1£.s" COMMENTS DUE: JANUARY 28, 2005 APPLICATION NO: LUA04-162, PP, ECF DATE CIRCULATED: JANUARY 14,2005 APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Susan Fiala PROJECT TITLE: Elmhurst Preliminary Plat PLAN REVIEW: Juliana Fries SITE AREA: 9.6 acres BUILDING AREA (gross): NIA LOCATION: 201,251, & 257 Bremerton Ave NE WORK ORDER NO: 77365 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6 acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. fl. to 5,870 sq. fl. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. The applicant is requesting modifications to street standards and vacation of right-of- way. One non-regulated on-site wetland would be filled. Maplewood Creek crosses the southwestern portion of the pial. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information 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 '71/UAA-CUZ f/l-() ~~ ~ £):<J 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 where dditional info ation is needed to properly assess this proposal. 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 Susan Fiala Senior Planner Development Services 1055 So Grady Way Renton, Wa.98055 Re: File #LUA04-626 Dear Ms. Fiala, 1124/05 I am cncl~sing a copy fif the proposed pIau, showing illy prop~rty highlighted in yellow. My concern is that this new development be fenced. That is going to be the only way to protect my privacy. There is a small stream between the two properties that should be protected also. I have lived here for over 32 years and I appreciate you taking my concerns into consideration. I will wait for more information about up coming meetings. Hope to hear from you. Rose Woodall 248 Union Ave N.E. Renton, Wash. 98059 (425-255-9584) • . ' 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 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 Susan Fiala, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on January 28, 2005. This matter is also tentatively scheduled for a public hearing on March 15.2005. at 9:00 AM, Council Chambers. Seventh Floor. Renton City Hall, tOSS 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: Susan Fiala, Senior Planner, Tel: (42~) 430-7382 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I R-IO R-8 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: LUA04-162, PP, ECF / Elmhurst Preliminary Plat NAME~~~~. MAILINGADDRESS:fi &~ ~~ /VF TELEPHONE NO.: ¥~!J--4.£5--9S8tJ City of Re. . n Department of Planning I Building I Public KS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVI EW I NG DEPARTMENT: ltns/r'UcJJ"{)("'\ COMMENTS DUE: JANUARY 28, 2005 APPLICATION NO: LUA04-162, PP, ECF DATE CIRCULATED: JANUARY 14, 2005 j'i APPLICANT: Liberty Ridqe LLC PROJECT MANAGER: Susan Fiala PROJECT TITLE: Elmhurst Preliminary Plat PLAN REVIEW: Juliana Fries JAN I 7 2005 SITE AREA: 9.6 acres BUILDING AREA (gross): NIA LOCATION: 201,251, & 257 Bremerton Ave NE I WORK ORDER NO: 77365 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6 acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. The applicant is requesting modifications to street standards and vacation of right-of· way. One non-regulated on-site wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. 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 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 'ditional information is neede to prop.,erly assess this proposal. Date CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 14th day of January, 2005, I deposited in the mails of the United States, a sealed envelope containing NOA, Environmental Checklist, PMT's documents. This information was sent to: Agencies (Signature of Sender): ~ 7 STATE OF WASHINGTON ) SS COUNTY OF KING ) See Attached 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. Dated: 3 -3~ or---=-----"""'"------Notary Public in and for the Sate of Washington Notary (Print): Ad/)/ltt"L4'~ e. /4/e)(CtYI d -e y-". ,'-~ " c.: My appointment expires: ,;/ -/7 -0 t;? f~ !-i I \! {~-' < " " .', Elmhurst Preliminary Plat LUA04-162, 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, W A 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology * 3190 160th Ave SE Attn. SEPA Reviewer Bellevue, WA 98008 39015 -172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program 4717 W Marginal Way SW . Seattle, WA 98106-1514 Attn: Ms Melissa Calvert 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, W A 981 04-3856 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 DATE: January 14, 2005 LAND USE NUMBER: LUA04·162, PP, ECF PROJECT NAME: Elmhurst Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel. 9.6 acre site. Two tracts for open space and storm drainage are Included. The site Is zoned Residential· 10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq, ft. to 5,870 sq. ft. and Intended for detached units. AU existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new Internal public streets and private access easements. The applicant is requesting modifications to street standards and vacation of right-at-way. One non-regulated on-site wetland would be filled. Maptewood Creek crosses the southwestern portion of the plat. PROJECT LOCATION: 201, 251, & 257 Bremerton Avenue NE OPTIONAL DETERMINAT10N OF NON·SIGN1FICANCE, MITIGATED (DNS·M): As 1he Lead Agency. the City 01 Ren1an has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore. as permitted under the RCW 43.21C.ll 0, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is Hkely 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. APPUCATION DATE: December 28, 2004 NOTICE OF COMPLETE APPLICATION: January 14, 2005 APPUCANTJPROJECT CONTACT PERSON: David L Halinen, Te1: (206) 443·4684 Em!: davldhalinenChalinenlaw.com Rev ... Requested: Environmental (SEPA) Review, Preliminary Plat Approval Other PermIts which may be required: Construction and Utility Permits Requested Studies: Geotechnical, Wetland. Drainage and Traffic Reports Location where application may be reviewed: Plannlng/Bulldlng/Publlc Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton. WA 98055 PUBLIC HEARING: Public hearing Is tentatively scheduled for March 15 2005 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. CONSISTENCY OVERVIEW: Zoning/land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site Is designated ResidentIal Options on the City of Renton Comprehensive Land Use Map and Residential -10 dulac (R-10) on the City's Zoning Map. This designation encourages and permits single-family residential development at a net density range of 4.0 to 10.0 dulac. The proposal for 64 lois would result in a net density of 8.3 dulac after the required deductions. The proposed subdivision is consistent with the land use designation. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance. Zoning Code, Public Works Standards, Subdivision Regulations, Intemational Building and Fire Codes and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation ~ea~ures will likely be imposed on the proposed project. These ~ecommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required fo pay the appropriate Transportation Mitigation Fee; The applicant will be requIred to pay the appropriate Fire Mitigation Fee; and The applicant will be requi/"9d to pay the appropnate Parks Mitigation Fee. Comments on the above application must be submitted In writing to Susan Fiala. Senior Planner, Development Servl~s Division. 1055 Sout~ Grad~ Way. Renton. WA 98055. by 5:00 PM on January 28, 2005. This matter is also tentatively scheduled for a pubhc heanna on March 15 2005 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, .1055 ~~h Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Serw:9s DJVisl~~, (425) 430-72.82~ to ensure that the hearing has not been rescheduled. If comments cannot be submitted in wntlng by the date In~lcated above, you may still appear at the hearing and present your comments on the proposal before .the H~arlng E~amlner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mall, please contact the project manager. Anyone who SUbmits written comme t will automatically become a party of record and will be notified of any decision on thiS project. n s CONTACT PERSON: Susan Fiala, Senior Planner, Tel: (425) 430·7382 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be m~de a party of record to receive further information on this proposed project, complete this form and relurn to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File NoJName: LUA04·162, PP, ECF I Elmhurst Preliminary Plat NAME: ____________________________________________________ ___ MAILING ADDRESS: _______________________________________________ _ TELEPHONE NO.: ________________ _ CERTIFICATION I, Sbl~~ , hereby certify that 3 copies of the above document were po d by me in K conspicuous places or nearby the described property on DATE: ~I{{r£ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: January 14, 2005 LAND USE NUMBER: LUA04-162, pp, ECF PROJECT NAME: Elmhurst Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 64-lot subdivision of a multiple parcel, 9.6 acre site. Two tracts for open space and storm drainage are included. The site is zoned Residential -10 dulac and is to abide by a Development Agreement. The lots range in size from 3,801 sq. ft. to 5,870 sq. ft. and intended for detached units. All existing buildings would be demolished. Access is proposed via Bremerton Ave. NE to new internal public streets and private access easements. The applicant is requesting modifications to street standards and vacation of right-of-way. One non-regulated on-site wetland would be filled. Maplewood Creek crosses the southwestern portion of the plat. PROJECT LOCATION: 201,251, & 257 Bremerton 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.ll 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. APPLICATION DATE: December 28, 2004 NOTICE OF COMPLETE APPLICATION: January 14, 2005 APPLICANT/PROJECT CONTACT PERSON: David L. Halinen, Tel: (206) 443-4684 Eml: davidhalinen@halinenlaw.com Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: ZoninglLand Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Preliminary Plat Approval Construction and Utility Permits Geotechnical, Wetland, Drainage and Traffic Reports Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing is tentatively scheduled for March 15, 2005 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 Options on the City of Renton Comprehensive Land Use Map and Residential -10 dulac (R-l0) on the City's Zoning Map. This designation encourages and permits single-family residential development at a net density range of 4.0 to 10.0 dulac. The proposal for 64 lots would result in a net density of 8.3 dulac after the required deductions. The proposed subdivision is consistent with the land use designation. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, International Building and Fire Codes and other applicable codes and regulations as appropriate. 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 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 Susan Fiala, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on January 28, 2005. This matter is also tentatively scheduled for a public hearing on March 15, 2005. 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: Susan Fiala, Senior Planner, Tel: (425) 430-7382 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATiON I R-10 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: LUA04-162, PP, ECF / Elmhurst Preliminary Plat NAME: MAILING ADDRESS: TELEPHONE NO.: ________ _ CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 14th day of January, 2005, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter documents. This information was sent to: Liberty Ridge LLC -Attn: Mike Merlino David Halinen (Signature of Sender)~~ ~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) Owner/Applicant Contact 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. Dated: 3 --3 iY=) ---""---''''--..;;;;"".,''----Notary Public in and for the Sate of Washington,', .. }~~", >'~:' .. <'~',~ ,.:, ..... :. 'I' ;~",::~ •• ~'\{\"'! Notary (Print): v1c:if7Cint-' ,ri{ e k:c..I1CU y ~ '" : (1 .. "J II'C1Y i~':::O: My appointment expires: 3 -11 ~ 0 {;, i, I, J' ': ; '>~ •• ~: Elmhurst Preliminary Plat LUA04-162, PP, ECF template -affidavit of service by mailing tAR ..II. . - CITY )F RENTON PIanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Kathy Keolker-Wheeler, Mayor January 14, 2005 David Halinen Halinen Law Offices, PS 10500 NE 8th Street #1900 Bellevue, W A 98004 Subject: Elmhurst Preliminary Plat LUA-04-162, PP, ECF Dear Mr. Halinen: The Development Planning Section of the City of Renton has determined that the 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 February 8,2005. Prior to that review, you will be notified if any 'additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on March 15, 2005 at 9:00 AM, Council Chambers, Seventh Floor; Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me at (425) 430-7382 if you have any questions. Sincerely, /~ ,At?:2t4 "~ Susan Fiala Senior Planner cc: Liberty Ridge LLC / Owner --------::l~OS-=-:S:-:S:::-o-uth~G:-ra'"""'d;-y-::W.c;-a-y '"""'-R=-e-n"-to-n-=, W.=a"-s7hi;-"n-'gt-on--=C9S=OC-=S-=-S ------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE ·~Pe Kathy Keolker-Wheeler, Mayor January 14, 2005 Superintendent's Office Renton School District #403 300 SW 7'h Street Renton, WA 98055-2307 Subject: CITY. RENTON PIanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator RECEIVED JAN 19 2005 fRANSPORTATlON f)l=pT The City of Renton Development Services Division has received an application for a 64-lot sing 1- family subdivision located at 201, 251, & 257 Bremerton Avenue NE. Please see the enclosed Notice of Application 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 the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by January 28, 2005. Elementary School: Middle School: '/ke----. ~.£.r High School: ~ Will the schools you have indicated be able to handle the impact 'U. the additional students estimated to come from the proposed development? Yes No __ _ Any Comments: ___________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, Susan Fiala Senior Planner _E_n_C_1. -----;-;1 O~5;-;;-5-;::;S-ou--:-t.h-;::;G:-ra-;d-y-;;W";""ay---,-R:::-e-n"":"to-n""", W:;-;-as.h7'in-g-:-to-n--;9~8~05-::-:5:-------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE LIST OF SURROUNDING PROPERTY OWNERS WITHIN 300-FEET OF THE SUBJECT SITE City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 'IYO~~tltr /)~ ~~~(.q <.;(' ~ Jt1o~-19~ ~ <'if G ~C~ ;001 PROJECT NAME: ELMHURST RESIDENTIAL SUBDIVISION ~~ APPLICATION No:_-=Oo....Lf..:---'I=lo-'!::2.'---__________________ _ The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS SEE ATTACHED LIST. Q:/web/pw/devserv/forms/planning/owners.doc ASSESSOR'S PARCEL NUMBER 08/27103 Applicant Certification I, David L. Halinen, hereby certify that the above list(s) of adjacent property owners and their addresses were obtained from: X Title Company Records Signe~ Date ! 2./'2.1 /o+: I NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of was~iton, residing at 71fCtJ$/f / Ii!A= on the ,;( / if day of P~Ui?'};JL , 20 . ~' . --\,\\"'," 'SA' I"", Signed .,," 6.~. q J:. '" J ~ •• ~ , ..... "'1. ~" (Notary blic) :..~ y",~ ~:';." ,,<-: "'-:, '" .,.., ,0.". __ , .~._"",,, : ! ""0' TAR'" \ -: .., . ,,,., . ,.~ --: : ~., .-,:\:. : -:~~ ... ,'PUDL\e i~ff .... ~ .....• .pJ."~" -:. ..., ~ ~## "lb. " ...... ,. ra:: ~ .,.,., '/! ""'n-t"'" ~""'" ';" OF W~,~ \\,," '" ", ""11"" ****For City of Renton Use**** CERTIFICATION OF MAILING ,- , :>} . <AIINIi!'F .:::1 .( ." ,/,' ;; OWfjm': .' ".""" Sml.'Mdreu . / ",.+" City ':iiii~:cbde '. iil:V.1Ue , .. Phone,No. " I"";;",,,·, • r.ialfJ\a(j~, """:,,,,,,,,,,. ;. 'Mall:CltylStale "MaiIZlP " Land~, 1 152305-9192 PIPPIN CORTESS 0 $94,000 4251228-9292 310 BREMERTON AVE NE RENTONWA 98059 MOBILE HOME PP 2 152305-9015 CONNER HOMES CO $211,000 846108TH AVE NE STE 202 BELLEVUEWA 98004 MOBILE HOME PP 3 152305-9214 CONNER HOMES CO $147,000 846108TH AVE NE STE 202 BELLEVUEWA 98004 MOBILE HOME PP • 519210.0020 LANGLEY 4TH AVENUE ASSOCS LLC NrCx:.kV1 ~ -1/2-'i(\u-i $1,171,400 4225 4TH AVE NORTHEAST RENTONWA 98055 COMMERCIAL ACREAGE 5 252550.0720 FERNWOOD NORTH HOMEOWNERS A $1,500 PO BOX 2384 RENTONWA 98056 RESIDENTIAL ACREAGE • 152305-9213 CONNER HOMES CO $92,000 846 108TH AVE NE STE 202 BELLEVUEWA 98004 RESIDENTIAL ACREAGE 7 518210.0081 WOODALL ROSE $103,000 248 UNION AVE NE RENTONWA 98059 RESIDENTIAL ACREAGE • 518210·0068 WOODALL ROSE $85,000 248 UNION AVE NE RENTONWA 98059 RESIDENTIAL ACREAGE , 519210.0085 PATRIANCA SALVADOR C $1,000 2759TH PLSW EVERETIWA 99203 RESIDENTIAL LOT ,. 519210-0031 U S POSTAL SERVICE $1,544,600 17200 116TH AVE SE RENTONWA 98058 US POSTAL SERVICE 11 25255O.Q400 GULLEKSON EDWARD 0 & SANDRA L 111 BREMERTON PL NE RENTON 98059 $206,000 PO BOX 3104 RENTONWA 98056 SFR 12 252550.0280 TRAN CHUONG M & TIEN G 116 BREMERTON PL NE RENTON 98059 $227,000 116 BREMERTON PL RENTONWA 98059 SFR 13 252550.0290 HENDRICKSON JON MORGAN 150 BREMERTON PL NE RENTON 98059 $223,000 150 BREMERTON PL NE RENTONWA 98059 SFR 14 252550.0390 DORER GERALD C & SUSAN R 151 BREMERTON PL NE RENTON 98059 $227,000 4251981.0698 151 BREMERTON PL NE RENTONWA 98059 SFR 15 252550.0430 BRAUN TIMOTHY J & ANDREA M 152 WHITMAN CT NE RENTON 98059 $220,000 152 WHITMAN CT NE RENTONWA 98059 SFR 16 252550.0530 GRIFFIN CLIFFORD 0 154 VASHON PL NE RENTON 98059 $227,000 154 VASHON PL NE RENTONWA 98059 SFR 11 252550.0520 LAMBERT JOHN A 155 WHITMAN CT NE RENTON 98059 $219,000 15 S GRADY WAY RENTONWA 98055 SFR 18 252550.0300 STRICKER STEVEN A & DEENA M 156 BREMERTON PL NE RENTON 98059 $217,000 156 BREMERTON PL NE RENTONWA 98059 SFR lJ 252550.0440 JAMES EDWARD N JR 156 WHITMAN CT NE RENTON 98059 5227,000 158 WHITMAN CT NE RENTONWA 98059 SFR 2. 252550.0380 ROYCE HENRY L 157 BREMERTON PL NE RENTON 98059 $220,000 157 BREMERTON PL NE RENTONWA 98059 SFR 21 252550.0620 SALVATORI KELLY 159 VASHON PL NE RENTON 98059 5227,000 159 VASHON PL NE RENTONWA 98059 SFR 22 252550.0540 CUNANAN JOSEPH M 160 VASHON PL NE RENTON 98059 $222,000 5019 NE 18TH CT RENTONWA 98059 SFR " 252550.0370 KOVAL DAUNA M 161 BREMERTON PL NE RENTON 98059 $207,000 161 BREMERTON PL NE RENTONWA 98059 SFR 24 252550.0510 CUNNINGHAM JAMES 0 JR & GAIL 161 WHITMAN CT NE RENTON 98059 5227,000 161 WHITMAN CT NE RENTONWA 98059 SFR 2S 252550.0450 ROSKO ANDREW 184 WHITMAN CT NE Ncl '/1'" I/f';;r,rl.(, i/?b/O:; RENTON 98059 $232,000 1900 NE 48TH ST APT Bl0l RENTONWA 98056 SFR 26 252550.0360 FLAIG TERRANCE L 165 BREMERTON PL NE RENTON 98059 5227,000 PO BOX 3106 RENTONWA 98056 SFR 27 252550·0550 MARCELLIS JOANNE C 166 VASHON PL NE RENTON 98059 $229,000 166 VASHON PL NE RENTONWA 98059 SFR 28 252550.0500 MADAJ WARREN J 167 WHITMAN CT NE RENTON 98059 $219,000 167 WHITMAN CT NE RENTONWA 98059 SFR .. 252550.0350 RUTLEDGE SCOTI A & JULIE M 169 BREMERTON PL NE RENTON 98059 5206,000 169 BREMERTON PL NE RENTONWA 98059 SFR 3. 252550.0310 TELETNIK KAMILLA 170 BREMERTON PL NE RENTON 98059 $223,000 170 BREMERTON PL NE RENTONWA 98059 SFR 31 252550.Q460 SAJOUS RENEE 170 WHITMAN CT NE RENTON 98059 $227,000 170 WHITMAN CT NE RENTONWA 98059 SFR 32 252550.0580 HUYNH THANH 172 VASHON PL NE RENTON 98059 5219,000 lnVASHONPLNE RENTONWA 98059 SFR 33 252550·0340 SCHRADER-NADA KATHLEEN S 173 BREMERTON PL NE RENTON 98059 5215,000 4251217·1203 173 BREMERTON PL NE RENTONWA 98059 SFR 34 252550.0490 LO NIGEL S C & LINDA E 173 WHITMAN CT NE RENTON 98059 5227,000 173 WHITMAN CT NE RENTONWA 98059 SFR 3S 252550.0470 FREDERICKSEN TODD A & TRACIE C 176 WHITMAN CT NE RENTON 98059 $239,000 176 WHITMAN CT NE RENTONWA 98059 SFR " 252550.0570 ERBECK GEOFF A 178 VASHON PL NE RENTON 98059 5227,000 178 VASHON PL NE RENTONWA 98059 SFR 37 252550.0330 LAZCANO GILDARDO 179 BREMERTON PL NE RENTON 98059 5230,000 179 BREMERTON PL NE RENTONWA 98059 SFR " 252550.0480 JAMERO PETER M JR 179 WHITMAN CT NE RENTON 98059 $227,000 179 WHITMAN CT NE RENTONWA 98059 SFR " 252550.0580 SCHROEDER GORDON & MARSHA 183 VASHON PL NE RENTON 98059 5220,000 183 VASHON PL NE RENTONWA 98059 SFR •• 252550.0320 WONG GLEN W K & TESSIE 185 BREMERTON PL NE RENTON 98059 $219,000 4251271·2515 185 BREMERTON PL NE RENTONWA 98059 SFR 41 519210.0069 WOODALL ROSE 230 UNION AVE NE RENTON 98059 $168,000 248 UNION AVE NE RENTONWA 98059 SFR 42 519210.0080 WOODALL ROSE 248 UNION AVE NE RENTON 98059 $244,000 248 UNION AVE NE RENTONWA 98059 SFR ., 518210.0042 RIDGEVIEW COURT LLC 327 BREMERTON AVE NE RENTON 98059 $193,000 PO BOX 2401 KIRKLANDWA 98083 SFR .. 152305·9035 BLISS VIOLET F 330 BREMERTON AVE NE RENTON 98059 $223,000 4251255-2782 330 BREMERTON AVE NE RENTONWA 98059 SFR " 518210.0071 CRONIN TERESA A 4115 NE 2ND PL RENTON 98059 $196,000 4115 NE 2ND PL RENTONWA 98059 SFR .. 518210.0092 DELMAR JODI J 4207 NE 2ND PL RENTON 98059 $214,000 4207 NE 2ND PL RENTONWA 98059 SFR " 518210·0083 LOSCH JOHN H & MARGARETIA J 4213 SE 2ND PL RENTON 98059 $219,000 4213 NE 2ND PL RENTONWA 98059 SFR 4. 252550.0420 STONECE 4308 NE 1 ST PL RENTON 98059 $231,000 PO BOX 2401 RENTONWA 98058 SFR .. 252550.0410 MCKAY MICHELLE M 4314 NE 1ST PL RENTON 98059 $227,000 4251228·8207 4314 NE 1ST PL RENTONWA 98059 SFR 5. 152305-9030 VlJE FUE 13004136TH AVE SE RENTON 98059 $276,000 13004136TH AVE SE RENTONWA 98059 SFR 51 518210.0050 LIBERTY RIDGE LLC 13013136TH AVE SE RENTON 98059 $374,000 912510TH AVE S SEATILEWA 98108 SFR Win20ata® Page: 1 of 1 ~~MHvfl"l • , , DJLf-115 WA04-/&2. City of Renton LAND USE PERMIT CITY OF AENTON RECEIVED DEC 2 8 200~ MASTER APPLICATIONBUlLDINGDIV/SloN PROPERTY OWNER(S) PROJECT INFORMATION NAME: Liberty Ridge L.L.C. (Attn: Mike Merlino) PROJECT OR DEVELOPMENT NAME: "Elmhurst" Residential Subdivision ADDRESS: 9125 10th AVE S PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: SEATTLE, WA ZIP: 98108 .. 01 BREMERTON AVE NE, RENTON, WA 98059 ~ hie." I.( to /j .;)51 I. II Ie. C. It t/ TELEPHONE NUMBER: (425) 226-1000 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 5182100049,5182100050 and 5182100051 APPLICANT (if other than owner) EXISTING LAND USE(S): Three existing residential buildings NAME: Same as owner and former construction company buildings PROPOSED LAND USE(S): Single-family (detached) COMPANY (if applicable): residential subdivision EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: Residential Options (RO) PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable): No change TELEPHONE NUMBER EXISTING ZONING: R-10, subject to existing Development Agmt. CONTACT PERSON PROPOSED ZONING (if applicable): No change NAME: David L. Halinen SITE AREA (in square feet): 418,176 +1-sq. ft. SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED COMPANY (if HALINEN LAW OFFICES, P.S. applicable ): ADDRESS: 10500 NE 8th St., Suite 1900 FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if app$Cable): 74,923 +1-sq. ft. p~'_ 1,2.I(>( t=n VCok (£.2. )OC cM.;Y ~~;:' PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 8.25 BELLEVUE, WA ZIP: 98004 NUMBER OF PROPOSED LOTS (if applicable): 64 TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable): NIA (206) 443-4684 davidhalinen@halinenlaw.com (each of the proposed lots will ultimately have one single-family detached dwellinal Q:web/pw/devserv/forrns/planninglmasterapp.doc ,." '. '1 PRC -:CT INFORMATION (contini I) ~-----------------------, NUMBER OF EXISTING DWELLING UNITS (if applicable): 3 PROJECT VALUE: $10,400,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Not yet known IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): None o AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o AQUIFER PROTECTION AREA TWO BUILDINGS (if applicable): None o FLOOD HAZARD AREA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): None o GEOLOGIC HAZARD NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A o LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. sq. ft. ___ sq.ft. (Attach legal description on separate sheet with the following information included) SITUATE IN THE NW QUARTER OF SECTION 15, TOWNSHIP 23N, RANGE 5 EAST, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat ~ 3. 2. Environmental Review ~ 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) GARY M. MERLINO, declare that I am (please check one) _ the current owner of the property involved in this application or _XX_ a Manager authorized to act for Liherty Ridge L.L.C., a Washington limited liabi!1ty company, the ::::Jrrent cwr.e~ of the subject real proparty, (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith provided are in all respects true and correct to the best of my knowledge and belief. Q:web/pw/devserv/forms/planning/masterapp.doc I certify that I know or have satisfactory evidence that GARY M. MERLINO signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instr ent. otary Public in and for the S,tate ofWaShingt~ , Notary (Print) 6\1 DV\I lP! \ It.~ My appointment eXPires:._-.:::5~\~\L..:.~~O:..LP2.c..-__ LEGAL DESCRIPTION PARCEL A: THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THE NORTH I;2 OF THE SOUTHEAST ~ OF THE NORTHWEST ~ OF THE NORTHWEST ~ OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 37.5 FEET THEREOF FOR ROAD; (ALSO KNOWN AS THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE NORTH I;2 OF TRACT 5, MARTINS ACRE TRACTS, ACCORDING TO THE UNRECORDED PLAT THEREOF); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCELB: THE SOUTH I;2 OF THE SOUTHEAST ~ OF HE NORTHWEST ~ OF THE NORTHWEST ~ OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EASTERLY 7.5 FEET FOR ROAD; (ALSO KNOWN AS THE SOUTHERLY Yz OF TRACTS 5 AND 6, MARTINS ACRE TRACTS, ACCORDING TO THE UNRECORDED PLAT THEREOF); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCELC: THE NORTH I;2 OF THE SOUTHEAST ~ OF THE NORTHWEST ~ OF THE NORTHWEST ~ OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 37.5 FEET THEREOF FOR ROAD; AND EXCEPT THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE REMAINDER; (ALSO KNOWN AS THE NORTH I;2 OF TRACTS 5 AND 6, MARTINS ACRE TRACTS, ACCORDING TO THE UNRECORDED PLAT THEREOF; EXCEPT THE SOUTH 110 FEET OF THE EAST 215 OF SAID TRACT 5); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. Q:web/pw/devserv/forms/planninglmasterapp.doc DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets·· Private access easements·· Critical Areas· Total excluded area: 3. Subtract/ine 2 from line 1 for net area: 4. Divide line·3 by 43,560 for net acreage: "14/'t~ square feet , a 'Z.(c» , square feet ~laoe, square feet 2. 1,~/99'2. 3., ;?Sl \C04- 4. ,l.1tp ';';-:::!t-'MENr CITY OF REtr~%NtNG DEC 2 8 200~ RECEIVED square feet square feet square feet acres , 5. Number of dwelling units or lots planned: 5. _____ unitsllots 6. Divide line 5 by line 4 for net density: 6. S.2.5 = dwelling units/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 Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. Q:\WEB\PW\DEVSERV\Fonns\Planningldensity.doc Last updated: 11/08/2004 1 , " DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM ~'t February 9, 2004 Susan Fiala, Senior Planner Jim Gray, Assistant Fire Marshal t Elm Hurst Preliminary Plat, 201 &1 257 Bremerton Ave NE Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. This plat requires a secondary emergency access due to the dead end roadway over 700 feet in length. Secondary access must be by a minimum 20 foot paved roadway. 3. Fire Department access roadways require a minimum 20 Foot paved roadway with an approved fire department turnaround for interior lots. See attached diagram. 4. All building addresses shall be visible from the public street 5. Separate plans and permit are required for the removal of all above ground and underground flammable and combustible product tanks. Please feel free to contact me if you have any questions. " ' , . FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU x '1~t;-'13()-7000 ........................... ................. ............. . ::~.::.".::: .. z;.:.: •• :::~:p.:::.:y:.:: . • : .... ;Jf.'r.f :::: •• w/~·'r.I··,o,oo',o .. : ... ':/..~.:::: .. : ... ~¥.: ........ . . ' :: ...... :::: .. : .... ··1· .. :::: ...... ::::·, ............................. ................ ............. . ................ ............. . ................ ............. . . Jllltl% ............................... :::~~ . .. ~~:~::::~~~~~~~~~~~~t~~~ift~~ii~;~; :~~~:::~:~::::ft; ::::."::::..-::::."::::."::.'::::::::::. :0':::' ':::::.' '. . :::::: ...... :::::::::::::: .. ::::: .. ::: .. :. ::::." ::::.'::: .... :.:.:.:.:.:.:-:.:.:.:.:.:-:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.: .. ::::' .. '.:.:.:.:.:. ~. ~···:::::~qm~t!~i!tl~~~~;@idtI!Mim~i ,~ .. t:.: '::':":':':':':'::":':":':':'1"'::"'::':':':':':': •• : ~ I'rJ ............................... . ¥ ~ ~ ~ ~=tI!III)I!II!I)i! !f!IUIfl!!!t :~:~::~:~:~::::t~ .::;.:~::::::::::::::~:: ............................. ............................... :~~~{filJ.t.~~~: ::~~~:~:t~J:~:~: . . .. ,"::::::::::::,.". ,":::::::,":::,0:. l 45' ~ 1 1 ~~}J6.!'}~~' ~:~~~~~~~r6.~~~~~ ........................... .............. ............. . ............... .............. . :.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:. ---------.v.,.-- ( EMER~FNr.V VEHICLE TURNAROtJNb -HAMMER.HEAb 1 , " CITY OF RENTON MEMO PUBLIC WORKS To: Susan Fiala From: Date: Subject: Juliana Fries (425) 430-7278 February 19,2004 PreApplication Review Comments PREAPP No. 04-018 Elm Hurst Preliminary Plat NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this plat, located at 13209 136th Ave SE and 201 & 257 Bremerton Ave NE. The subject site consists of three lots that are located outside of the City's boundaries. The following comments would be requirements upon site's annexation into the City of Renton. WATER 1. There is an existing 8-inch water main in Bremerton Ave NE (Dwg W-0626), stubbed to the north of the parcel No. 1523059030 (adjacent to Bremerton Ave NE). 2. There is an 8-inch water main stubbed to the west of parcel No. 5182100050 -NE 2nd Place (private street -Dwg W-0505). 3. There is an 8-inch water main stubbed to the west of parcel No. 5182100051 (Dwg W-2045). 4. There is an 8-inch water main stubbed to the South East of parcel No. 1523059051 (Dwg W- 0756). 5. Water mains extension within the new streets interior to the plat will be required for this project. A connection to the existing dead-end 8-inch water main in NE 2nd Place will be required. Extension of the proposed water mains between lots 5-10 and lots 11-16 to the north property line will also be required. 6. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structures. Fire hydrants are required for this project. Existing hydrants will require a quick disconnect Storz fitting, ifnot already in place. 7. The derated fire flow in the vicinity is modeled at 2500 gpm (for looped system) with a static pressure varying around 75 psi. 8. The proposed project is located in the 565-water pressure zone and is outside the Aquifer Protection Area. 9. New water service stubs to each lot must be installed prior to recording of the plat. Elm Hurst Preliminary Plat 02/1912004 Page 2 10. The Water System Development Charge (SDC) would be triggered at the single-family rate of $1,525 per new building lot. These are payable at the time the utility construction is issued. SANITARY SEWER 1. There is an existing 24" sewer main on NE 4th Street (Dwg S-0503). 2. There is also a 16" (reduces to a 12-inch) sewer main west of parcels No. 5182100050 & 5182100051 (Dwg S-1488).' 3. Sewer mains along the new streets will be required. The sewer main shall be installed at a depth that will allow sewer mains extensions to the parcels to the east, to provide gravity sewer as far as possible. Extension of the proposed sewer mains between lots 5 -lOa nd lots 1 1-16 tot he north property line will also be required. 4. Existing septic systems shall be abandoned in accordance with King County Health prior to recording of the plat. 5. These parcels are subject to the East Renton Interceptor Special Assessment District (SAD). As of 2119/04 this fee is $295 per new lot (accrues interest daily). Fees are collected at the time the utility construction permit is issued. 6. The Sanitary Sewer System Development Charges (SDC) is $900 per lot. These are payable at the time the utility construction permit is issued. SURFACE WATER 1. The site drains to Maplewood Creek. Due to downstream flooding and erosion problems, staff will recommend as a SEPA condition this project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality (basic) improvements. 2. According to City of Renton records, appears that a stream runs along parcels No. 5182100050, 5182100051. The drainage report should address the drainage course, with an analysis of the upstream tributary area and flow that currently drains through the proposed project. Storm systems should be sized to accommodate the future land use condition flows. 3. The drainage report should also address the ordinary high water mark of the stream (Maplewood Creek) to establish setbacks and building elevation (where the stream is adjacent to the project). 4. The Surface Water System Development Charges (SDC) are $715.00 per building lot. These are payable at the time the utility construction permit is issued. TRANSPORTATION 1. Traffic Mitigation Fee of $75.00 per Average Daily Trip shall be assessed, at a rate of 9.57 trips per day per new single-family lot. 2. Private streets are allowed for access to six (6) or less lots, with no more than 4 of the lots not abutting a public right-of-way. Private streets are required to have a 26-feet easement with a 20- feet pavement. A joint use driveway may be permitted for access to two (2) lots. The private access easement shall be a minimum of20-feet wide with 12-feet paved. 3. A Traffic Impact Analysis will be required. The analysis should address impacts on the signalized intersections of NE 4th StlUnion Ave NE, NE 4th StlDuvall Ave NE, and the intersection ofNE 4th StlBremerton Ave NE (assuming this intersection will be signalized). , , . ' . .. ' " . Elm Hurst Preliminary Plat 0211912004 Page 3 4. A minimum 20-foot pavement and pedestrian walkway will be required along Bremerton Ave NE, north of the proposed development (if no other public access to Duvall Ave NE is proposed). 5. The proposed street sections for Bremerton Ave N E are not acceptable. Minimum pavement width from curb-to-curb is 32 feet. Alignment of the curb line will be required. The centerline of pavement shall coincide with the centerline ofR-O-W. 6. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required a long new proposed streets interior to the plat. 7. Street improvements including, but not limited to min. 28 feet paving, sidewalks, curb and gutter (on the development side), storm drain, landscape, street lighting will be required along frontage of all parcels with existing and proposed right-of-way. The R-O-W for the half street improvements shall be a minimum of 35 feet. This reduced R-O-W may be allowed when is determined that the adjacent parcel 0 f property has the potential for future development and dedication of the R-O-W necessary for the completion of the street R-O-W. 8. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles necessitate to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS 1. All plans shall be prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. Permit application must include an itemized cost of construction estimate for these improvements. The fee for review and inspection 0 f these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. If you have any questions, call me at 425-430-7278 cc: Kayren Kittrick DATE: TO: FROM: MEMORANDUM Construction Services, Fire Prevention, Plan Review, EDNSP, Project Planner Neil Watts, Development Services Division Director .~ .. ' .-~, . , SUBJECT: New Preliminary Application: 12m }t-rgs"';-;o~( P/qr -(PI ~ LOCATION: /3?C8 /30'rT Av-e <;'t=./;901 i :757 /&"0J«>'tm~ J./lE. ( PREAPP NO. p;eeo~-(18 . A msg with the applicant has been scheduled for q:{X:) , Thursday, ;q-f1... , in one of the 6th floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. . Plan Reviewer assigned is ~~~ Please submit your written cJh,ments to -;&u~~s.W1~.....l...-_____ (Planner) at least two (2) days before the meeting. Thank you. H:\Division.s\Develop.ser\Dev & Plan.ing\Template\Preapp2 Revised 9/00 . . , , . , • r ' , .' CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: February 19,2004 TO: Pre-Application File No. 04-018 FROM: Susan Fiala, Senior Planner, (425) 430-7382 SUBJECT: Elm Hurst Preliminary Plat General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $55.00 plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject development, consisting of multiple parcels, is currently in under the jurisdiction of King County. The site is currently undergoing the annexation process (Tydico) for incorporation into the City Limits of Renton. Rezoning of the site from King County Zoning to City of Renton's R-10 would occur once annexed. The proposal is to subdivide 9.45 acres (gross) into single family lots. The site is comprised of three parcels and contains the Tydico Construction Company's yard, shop and office which would be removed/demolished as part of the project. This area west of Bremerton Ave. NE would be rezoned to R-10. This area of 9.45 acres would have 61 single family homes and a detention/water quality pond. It is noted that a Development Agreement has been drafted (not recorded to date) which stipulates site-specific conditions. These include the following: 1) All residential buildings shall be detached single family residential buildings; 2) All future residential lots within the Property that directly abut the south property line shall have a minimum width of 50 feet; and 3) The net residential density shall not exceed 10 dwelling units per acre. The agreement also states that the nonconforming use rights would be relinquished before the effective date of annexation as well as the' cessation of Tydico's operations on the property. Zoning/Density Requirements: The subject plat would be within the Residential -10 d/ac zoning designation. Net density is calculated after deducting designated critical areas, areas intended for dedication to public rights-of-way, and/or private streets serving more than three units from the gross area of the site. The density range required in the R-10 zone is a minimum of 7.0 to a maximum of 10.0 dwelling units per acre (du/ac). For lots under one-half acre in size, the minimum density requirements do not apply. The maximum permitted density may be increased to 13.0 dulac provided all detached single family structures are proposed. According to the pre-application materials, the net acreage would be 7.7 acres with 61 lots for a density of 7.92 dulac which is above the minimum density allowed and thus in compliance. Elm Hurst Preliminary Plat -Pre A" ,cation February 19, 2004 Page 2of4 All square footages of areas to be deducted must be provided at the time of formal land use application, Development Standards: Minimum Lot Size, Width and Depth -Density requirements take precedence over the minimum lot size standards, For detached dwelling units the minimum lot size is 3,000 sq. ft. per unit. The minimum lot width is 30 ft. for interior lots and 40 ft. for..comer lots and 55 ft. for the minimum lot depth. Building Standards -The R-10 zone restricts building height to 30 feet and 2-stories. For detached units, lot coverage by buildings is limited to 70% and total impervious area is limited to 75%. Setbacks -Setbacks are measured from the property lines to the nearest point of the structure. The required setbacks in the R-10 zone are as follows: Minimum front yard with street access garage is 10 feet for the primary structure and 20 feet for attached garage. For side yards along a street, the primary structure is setback 10 feet with 20 feet setback for attached garages which access from the side yard along a street. Side yards (interior lots) have five (5) foot setbacks and the rear yard is a minimum of 15 foot setback O)(oopt for .pFepeseEl Leis 25-31 wbicA abut R-B zoneE1lots alid tllus reEjblire a 25 foot roar yaFd seteaelc As no building envelopes are depicted on the drawing, compliance with the R-10 setbacks can not be evaluated. However, the lots generally appear to have adequate buildable area. Furthermore, Lots 5 through 16 front a private access easement. For lots fronting private streets or driveways, staff will likely recommend as a condition of plat approval that setbacks be designated on the final plat (front, side, rear) and that the house plan allow for access to the driveway. Lot Coverage -The maximum building coverage per lot for detached units is 70%. Impervious Surface Area -The maximum impervious area for detached units is 75%. Special Design Standards -Street patterns should be non-meandering and alleys shall be the predominant street pattern included in any subdivision provided this does not cause the need for lots with front and rear street frontages or dead-end streets. Access, Parking and Circulation: Access to the site would be from Bremerton Ave. NE (to be improved) and the connection to Bremerton PL NE, located at the southeast corner of the subject site. For developments containing more than 20 residential units (RMC 4-6-060.F.1.a.) a minimum of 20 feet of pavement and a pedestrian walkway to an arterial is required. For the subject development, staff will likely recommend as a condition of approval that the subject plat must comply with one of the following: 1) the proposed plat to the east (Laurel Hurst) must have final plat recording before Elm Hurst is recorded in order to provide the necessary means of access; OR 2) 20 feet of pavement with a pedestrian walkway (asphalt) from the northerly terminus of the plat to NE 4th Street would be required. Private streets are allowed for access to six or less lots, with no more than 4 of the lots not abutting a public right-of-way. The street is to include a minimum easement width of 26 feet with 20 feet of paving. Lots 11 through 17 appear that they would use the private street. There are too many lots proposed to use the private street and too many not abutting a public right-of-way. The lot arrangement will need to be revised to comply with the private street regulation. Additionally, staff strongly encourages the applicant to revise the plat layout to provide an internal road, change the orientation of the lots and eliminate the private streets to create a traditional neighborhood setting. A sample plat layout is provided in the packet. H: IOi vision .sIOeveJop.serIOev &pJan. inglSAFIPreApps1200410 18_ E1mHurstPP .doc " ' , ' , , , " Elm Hurst Preliminary Plat -Pre Appli February 19, 2004 Page 3 of 4 Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet with 12 feet of paving. A request for a modification to street standards would be required to be submitted by the applicant for the proposed reduced right-of-way from 50 to 42 feet. The modification would be reviewed administratively. In order to reduce the number of curb cuts, abutting lots should utilize the same curb cut and the proposed house floor plan should be designed to allow"for the use of the curb cut/driveway. For example, Lot 17 would be required to use the same curb cut as the curb cut for the private street. Please note that staff would likely recommend this requirement as a condition of approval for· any lots within the subdivision having a similar configuration. Addresses of lots along private streets are to be visible from the public street by provision of a sign stating all house numbers and is to be located at the intersection of the private street and the public street. Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. In addition, appropriate shared maintenance and access agreement/easements will be required between lots with shared access. Driveway Grades: The maximum driveway slopes can not exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Board of Adjustment is required. Environmental Review: The project would require SEPA review due to the number of lots of the proposed plat (greater than four dwelling units and critical areas). The proposal would be brought to the Environmental Review Committee for review as it is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils, streams, water, etc .. Sensitive Areas: Based on the City's Critical Areas Maps, the site is located within critical areas, including: Geologic Hazards (steep slopes), critical habitats (forests and open space) and streams (Maplewood Creek). Geologic Hazards -The site appears to contain areas of 15% and 25% slopes as shown on the City's Slope AnalYSis map. As required by the City's Critical Areas Regulations, a slope delineation indicating the location of "sensitive" slopes may be required as part of the formal land use application. Pursuant to the Renton Municipal Code (RMC4-3-050J) the applicant will be required to obtain a geotechnical report stamped and signed from a Geotechnical Engineer stating that the proposed development is suitable with respect to the current site conditions for soils, slopes, etc. In addition, the report would need to address any special construction reqUirements deemed necessary by the Geotechnical Engineer. Through the preliminary plat review process, the City may condition the approval of the development in order to require mitigation of any potential hazards based on the results of the study. In addition, pursuant to RMC section 4-3-050.J.3, the geotechnical report submitted with the application may be required to undergo independent secondary review by a qualified specialist selected by the City at the applicant's expense. Streams -Maplewood Creek is not a designated shoreline of the State and does not require a Shoreline substantial Development Permit. However, code requires a 25 foot setback from the ordinary high water mark (OHWM) of this creek. No clearing or vegetation removal is permitted within 25 feet. Through the SEPA process, staff may recommend a greater setback from the creek to address potential erosion, slopes and landslide hazards. H:\Division .s\Develop.ser\Dev &plan. ing\SAF\PreApps\2004\O 18_ ElmHurstPP .doc Elm Hurst Preliminary Plat -Pre February 19, 2004 cation Page 4 of4 Soils -It is noted that gas, diesel and fuel storage tanks are located onsite. The property may contain contaminants within portions of the site's soils. The applicant will need to contact the Department of Ecology to determine if remediation is required. The applicant will need verification that the soils utilized on-site during site preparation are free of contaminants as this will be necessary prior to the issuance of construction permits for the project. If contaminants are found, soil remediation in accordance with the Model Toxics Control Act (MTCA) would be needed. Permit Requirements: The project would require Pr~iminary Plat and Environmental (SEPA) Review. The review of these applications would be process concurrently within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation, as well as the decision issued by the City Council, would be subject to two-week appeal periods. The application fee would be $2,000 for the Preliminary Plat and ~ of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project value over $100,000 is a $500.00 fee(1/2 of $1000.00 full fee) plus $0.37 per mailing label required for notification to surrounding property owners within 300 feet of the site. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; • A Parks Mitigation Fee based on $530.76 per new single family lot; and, • A Fire Mitigation Fee based on $488.00 per new single family lot. A handout listing all of the City's Development related fees is included in the packet for your review. Additional Comments: In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning H :\Division.s\Develop.ser\Dev &plan. ing\SAF\PreApps\2004\O 18_ ElmHurstPP .doc ' .. . . .. . ' 'It> • Ie, S'I .'1 {( It 9t 11 if) MJ ~tJ ~ --r.;,d-A . I ~"ft!{ 51 S8 ~ to -' 25 2ac ~ fl ~ ~ ~~ .. JlO 11 '" ~ 41f .p ~ &\~ ~ ~ If' " -..... _. ·16 .3Z M .31 "'~ JO Ill. Z7 zt :L' CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: February 17, 2004 TO: Susan Fiala FROM: ~1/)V Rebecc~t'ind STAFF CONTACT: Don Erickson SUBJECT: Elm Hurst Preliminary Plat, 13209 136th Ave SE; PRE 04-018 The subject area is the Tydico Annexation site between NE 2nd Street, if extended on the south, NE 3rd Place, if extended, on the north and Bremerton Avenue NE (136th Avenue SE) on the east and the City boundary to the west. The site is located within unincorporated King County and zoned R-4, four units per gross acre. When it is annexed into the City it is anticipated to be zoned R-lO consistent with the Residential Options (RO) land use designation as shown on the Comprehensive Plan Land Use Map and an adopted Development Agreement. The site currently houses a heavy construction equipment business and storage yard. The applicant is proposing to develop 61 lots on the 9.37-acre site. Circulation would be off a loop road from Bremerton Avenue NE. No potential future access to properties to the north has been provided. Twenty-six percent of the lots would access off private road easements rather than the public street. No central space amenity is provided. Pursuant to a development agreement that is a condition of the prezoning to R-lO, 50-foot wide lots (R-8 standard) have been provided along the southern property line. Analysis: The subject proposal clearly complies with Policy LU-41 since it is 100% single-family detached. In fact, this zone provides a density bonus for developments that are 100% detached. Although Policy LU-Sl allows a density bonus of up to 13 units per net acre, in this case, the proposed maximum density is ± 7.76 units per net acre. This latter exceeds the minimum density of 7 units per net acre suggested in Policy LU-52. In terms of Policy LU-43, regarding "Central place public amenities as a focal point within the development" the subject layout is very deficient. No central place amenity has been provided for this 61-10t subdivision. When the R-lO zone was written it was based on the Orchards' Plum Court Demonstration Project and the Village on Union Demonstration Project. Both of these projects provided "central space amenities" in the form of public open space, which was part of the justification for allowing the higher density and smaller lot sizes. Staff believes that the deletion of Lots 50-53, currently isolated in the interior of the central block, would allow both alley access to Lots 32-43 and Lots 60-61 as well as the creation of a "central place public amenity". The latter could be in the form of an open space passive park (see attached illustrative layout). This would enhance the view outlook of all lots in this central block thereby enhancing the value of these lots while providing a recreational amenity and focus for the residents of the 61 Elm Hurst Preliminary Plat 02/17/04 2 future homes. Such an approach is also supported by Policy LU-76 pertaining to the use of alleys to improve the public streetscape by reducing curb cuts and Policy LU-80 relating to the subdivision of land and suggesting that all lots should be required to front on a public street or a park. More than a fifth (21 %) of the proposed lots access off of private access easements rather than a public street. Policy LU-70, discourages such subdivisjons while encouraging interconnecting networks of streets and pathways that "connect adjacent and future development." Staff believes that the proposed public street should be connected to the properties to the north in the CS zone. Whereas the first 300' or so of this zone that fronts on NE 4th Street may develop as 100% commercial, it is likely that the rear 318' will more likely develop mixed-use or, even possibly, 100% residential. As a consequence, interconnectivity here would be useful in terms of improving neighborhood identity and pedestrian/vehicle flexibility and convenience (see attached illustrative layout). It, combined with the deletion of Lots 50-53, would also improve the streetscape by reducing the number of lots without street frontage from 21 % to 13%. The applicant should also be required to plant street trees along all residential lots, pursuant to Policy LU-78. Recommendation: Do not support this preliminary plat as currently proposed since it fails to meet much of the . policy intent of the Residential Options land use designation. The applicant needs to be encouraged to develop a more cohesive neighborhood layout with better streetscapes and improved interconnectivity with areas likely to see new development in the future, such as the areas to the north and east. New homes need to be oriented to the public streets. Access easements should be used as last resort. In addition, consistent with the intent of the RO designation, a "central place amenity" should be provided as a trade off for the smaller lots and higher density allowed. The streetscape could also be significantly improved by reducing the number of curb cuts on streets by providing alley access wherever possible. The latter would increase on-street parking for guests, reduce visual clutter, and increase the amount of front yard space devoted to landscaping and pervious surfaces. Attachment cc: Don Erickson H:\EDNSP\Interdepartrnental\Developrnent Review\Preapps\Cornrnents\RMI\EJrn Hurst Preliminary Plat.doc\d Elm Hurst Preliminary I 02/16/04 Relevant Comprehensive Plan Objectives/Policies: Residential Options 3 Policy LU-41. Provision of small lot single family detached unit types, townhouses and multi- family structures compatible with a single family character should be encouraged provided that density standards can be met. Policy LU-43. Central place public amemtles should function as a focal point within the development and should include features such as a public square, open space, park, civic or commercial uses. The central place should include passive amenities such as benches and fountains, and be unified by a design motif or common theme. Policy LU-4S. Buildings should front the street rather than be organized around interior courtyards or parking areas. Policy LU-S1. The net development densities should be 10 dwelling units per acre. If 100% of the dwelling units are detached, a density bonus may be allowed to a maximum of 13 dwelling units per acre. Policy LU-S2. Minimum net development densities should be 7 dwelling units per acre. Residential Streets 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. Policy LU-73. Residential streets should be constructed to the narrowest widths (distance from curb to curb) feasible without impeding emergency vehicle access. Policy LU-74. Street parking should be considered for use as a safety buffer between pedestrians and moving vehicles and to reduce the need for on-site parking. 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-7S. Trees should be planted along residential streets. Subdivision of Land Policy LU-SO. Land should be arranged in blocks divided into lots with all lots required to front on a public street or a park. H:\EDNSP\Interdepartmental\Development Revjew\Preapps\Comments\RM1\E1m Hurst Preliminary Plat.doc\d . , .. " , ij T .. ----------... --+-_ .. ---.--..,... -~-.--. - -~ r-- - --_J.-: ----.. ------..... , . ~ I . : l. ~ )--..... ---4 1-' -.. ..l.' ~-----.......-...f . ...-...--.1 ........-..----;r. f---..--........--.....~ .~ ~ \\1\' . A ,. ~ fi?,4P.. u.\ ;;r'-~-' ~ -'-'-'r t~.~. .~. ~ ._.-.-. ~ ~ I ~ 1 : ~ L ~ -'-'-' « :-' .. ,.~ · . ~-.-. , ! .=~_. .-.~-= .. ,:': ~~ ~;k3f.s-~~· . -' _.-.... , .' ,L.3\ ~ I ., _.-. -' // / ,...,', ',,' .6 '..-, .--' / I I . A~· .. ~ : ~\/.,/.-.... / / ·.if 'I }. ( I 1 ~ /V .f. II· ". /' ' · i II I,' \! y' / ' I I \ . t7ereNr/OAJ J ' , 71?A<!:P I' ~ j t \. • ; i ; """-~~ I • _. __ __ J .. --..- ~(! 1fb4p • I . . . -I \. l J ~. f " • • I ! . J I . 1 • 1 , .. ( .l .J 4 • J I . ---. , ... -.. ft..LU91'1e:A riVE ~GV/'3tE-P f-A you! . W/67 Lot~ " PROJECT NARRATIVE "Elmhurst" Residential Subdivision 1. Project Name, Size and Site Location DEVELOPME CITY OF 'lJ~~~NING DEC 2 8 200~ RECEIVED The "Elmhurst" residential subdivision is a proposed 64-lot residential subdivision on an approximately 9.6-acre site located in Renton on the west side of Bremerton Avenue NE, south ofNE 4th Street at 201 Bremerton Avenue NE. The site lies immediately north of the Fernwood North subdivision, generally northwest of the Laurelhurst Phase 1 residential subdivision that is currently under construction and south of the site of the proposed Ridgeview Court residential subdivision (preliminary plat application pending at the City of Renton), which is also along the west side of Bremerton Avenue NE. The Elmhurst project is proposed to be accessed from Bremerton Avenue NE with connections to NE 4th Street both (a) directly to the north and (b) via NE 2nd Street and Duvall Avenue NE to the east through the Laurelhurst Phase 1 subdivision. The site is located in the South half of Section 15, Township 23 North, Range 5 East in the City of Renton. The site is comprised of King County Assessor's Parcel Nos. 518210-0049,518210- 0050 and 518210-0051 and three small slivers of excess Bremerton Avenue NE right-of-way (totaling about 0.11 acres) abutting the site, slivers that the Elmhurst applicant has petitioned the City of Renton to vacate. (The subject Street Vacation Petition was submitted to the City Clerk's Office on December 27, 2004.) (In the seemingly unlikely event that the Renton City Council does not approve the proposed right-of-way vacation, the applicant proposes that minor lot layout adjustments be made so that the proposed number of lots will not be affected.) 2. Land Use Permits Required for the Proposed Project Preliminary plat approval is the only land use permit or approval known to be required for the proposed subdivision. As explained above, City Council approval is being sought for vacation of three small slivers of excess Bremerton Avenue NE right-of-way abutting the site to accommodate the exact, proposed lot layout. In addition, approval is hereby requested from the City of Renton's Development Services Division pursuant to Renton Municipal Code Section 4-4-030C.2 for (a) proposed weekday haul hours for hauling of soil and construction materials between 7:00 a.m. and 5:00 p.m. and (b) Saturday haul hours for such hauling between 8:00 a.m. and 8:00 p.m. 3. Zoning Designation of the Site and Adjacent Properties The Site. The site is designated Residential Options (RO) and is zoned R-1O (Residential 10 dwelling units per acre) subject to a Development Agreement between the City of Renton and preliminary plat applicant LIBERTY RIDGE L.L.C .. The Development Agreement sets forth the following site-specific restrictions applicable to development of the site: (1) All residential buildings shall be detached single-family residential buildings (i.e., contain only one residential unit per building); (2) All future residential lots within the Property that directly abut the Page 1 December 27,2004 Property's south boundary shall have a minimwn width of 50 feet; and (3) The net residential density of any development of the Property shall not exceed 10 dwelling units per acre. The proposed Elmhurst residential subdivision conforms to all of those restrictions. Adjacent Properties. The following uses and zones are adjacent to the Elmhurst site: To the East: To the West: To the North: To the South: One large existing single-family parcel (the Fue Vue parcel1 Assessor's Parcel No. 1523059030) and Phase 1 of the Laurelhurst Residential Subdivision, currently under construction, on lands within the City of Renton zoned Residential-8 Dwelling Units Per Acre (R-8). Existing single family residences on parcels within the City of Renton zoned Residential-lO Dwelling Units Per Acre (R-lO). Two undeveloped parcels within the City of Renton zoned Arterial Commercial (CA). (On the easterly of those two abutting parcels, the City is currently processing an application for a 20-lot residential subdivision that was submitted under the name "Ridgeview Court" before the recent change in that parcel's zoning from Center Suburban (CS) to CA.) As existing, built-out residential subdivision named "Ferndale North" on land within the City of Renton zoned Residential-8 Dwelling Units Per Acre (R-8). 4. Current Use ofthe Site and Anv Existing Improvements For more than forty years (up until just recently), the subject site has served as a base of operations for a site work construction company followed by a public works construction company. Several existing buildings are located on the site including (a) a house that was ultimately used in part as a dispatch office, (b) a maintenance shop/garage building and attached office, (c) a smaller house with a detached garage, and a longstanding mobile home. A construction company office is in the process of closing out its use of the two onsite offices. The existing entrance into the site (which is at the site's northwest comer) is paved and a paved parking area exists near the buildings that were historically used in conjunction with prior construction company operations. Gravel parking and storage areas comprise much of the rest of the site. They were historically used for parking of construction company trucks and construction equipment and for storage of construction materials. Several remaining stockpiles of fill material (approximately lO-feet high) are located in the northwest portion of the site- those stockpiles are planned to be used as fill for the proposed project. 5. Special Site Features An ephemeral stream (a non-fish bearing upper reach of Maplewood Creek) runs generally from north to south along and near the project site's westerly edge. Maplewood Creek ultimately drains into the Cedar River. City of Renton Municipal Code Section 4-4-130D.4.b prohibits tree cutting, land clearing, groundcover management or the operation of mechanical equipment Page 2 December 27, 2004 within 25 feet of the ordinary high water mark of creeks and streams except for the development of public parks and trail systems and enhancement activities. In addition, an approximately 3,130 square foot (0.07-acre) manmade, unregulated City of Renton Category 3 (Lower Quality) wetland ("Wetland A") is situated in the southwesterly portion of the site. It is unregulated both because of its size (Renton's threshold for regulation of Category 3 wetlands is 5,000 square feet) and because it resulted from an intentionally made stormwater discharge and detention area in a portion of the site that historically was not a wetland. This wetland is proposed to be replaced by a portion of Road A (one of the public streets) and a portion of the project's proposed stormwater detention and water quality pond facility. In addition, an approximately 2,140 square foot (0.05-acre) unregulated City of Renton Category 3 (Lower Quality) wetland ("Wetland B") is situated approximately 20-feet north of the site's northwest comer. 6. Soil types and drainage conditions Soil Types. The United States Department of Agriculture Natural Resource Conservation Service (formerly United States Soil Conservation Service) maps for King County indicate that the proposed development area is underlain by Alderwood Gravelly Sandy Loam (AgC). That soil type is considered moderately well-drained. Fill exists over most of the site. See the Preliminary Geotechnical Engineering Study report prepared by Earth Consultants, Inc., dated December 2, 2004 for additional information. Drainage Conditions. Stormwater runoff from the previously-developed, northeasterly-most portion of the site (generally the paved parking lot and the smaller house and mobile home to the north of it) as well as some of the gravel lot to the west of that area drains to an existing catch basin located in the north central portion of the site. That catch basin is connected to an 18-inch diameter CMP culvert to the west that discharges onto a rip rap pad about 40 feet from the site's west boundary. The drainage discharge from that culvert then travels via overland flow to the west into the ephemeral stream (as does overland flow from the balance of the gravel lots in the north portion and west-central portion of the site). The other existing buildings and the paved areas behind them sheet drain to the south to the exposed east end of an existing 12-inch diameter storm drain pipe within a localized low area in the south-central portion of the site. That pipe runs to the west-southwest conveying runoff into an existing low, flat-graded area in the southwesterly portion of the site (north and east of the stream), an area that provides stormwater detention. When storm events are large enough, water ponding in that detention area overtops as a broad sheet of water to the southwest into the stream. (See the Preliminary [Drainage] Technical Information Report prepared by Pacific Engineering Design, LLC dated December 22, 2004 that accompanies the preliminary plat application for additional information. ) 7. Proposed Use of the Property and Scope ofthe Proposed Development As depicted on the preliminary plat, the proposal contemplates (a) the development of 64 residential lots for construction of detached single-family homes, (b) an associated storm water detention and water quality pond facility to be located within a drainage facilities tract, (c) an open space (native growth protection area) tract and (d) public streets to access the proposed lots Page 3 December 27,2004 (with two of the lots, Lots 13 and 14, to share a 12-foot wide driveway). The proposed tracts are as follows: I. Tract A (0.76 acres) is planned to contain (a) the proposed stonnwater detention/water quality pond facility for development of the site. The stonnwater detention/water quality facility has been designed to provide discharge flow control (Level 2) and water quality treatment in accordance with the King County Surface Water Design Manual (1998). II. Tract B (0.75 acres) is planned as a designated open space (native growth protection area) to protect the ephemeral stream near the site's west edge. 8. Number. Density and Range o(Sizes ofthe Proposed New Lots See the lot areas and the Density Calculation table depicted on sheet PO 1 of the Preliminary Plat drawings prepared by Pacific Engineering Design LLC for an analysis of the 64 proposed lots and the density of the proposed lots. Minimum Density. The site is zoned R-lO, which has a minimum density of 7 units per net acre. As the Density Calculation table illustrates, the overall proposed project will have a net density of 8.25 dwelling units per acre. Range of Lot Sizes. The proposed lots range in size from 3,801 square feet to 5,870 square feet. 9. Access Public Residential Access Streets. Internal access streets will connect to Bremerton Avenue NE at two locations. Improvements to Bremerton Avenue NE to the north are planned as part of the Ridgeview Court subdivision and shall enhance the connection to NE 4th Street to the north of the site. Improvements to the Elmhurst site's Bremerton Avenue NE frontage along the west side of the street are proposed to be constructed in conjunction with the Elmhurst subdivision. Along roughly the north half of the Elmhurst site, that will result in a 20-foot wide paved section. Improvements to the east side of Bremerton A venue opposite roughly the south half of the Elmhurst site are already being constructed in conjunction with the abutting Laurelhurst Phase 1 subdivision--with the widening proposed along the west side, that portion of Bremerton Avenue NE will have a 32-foot wide paved section. NE 2nd Street from Bremerton Avenue NE east to Duvall Avenue NE is already under construction as part of the Laurelhurst Phase 1 subdivision, providing an alternate route to NE 4th Street. Emergency Vehicle Access. Emergency vehicle access to the Elmhurst site will be available via Bremerton Avenue NE from (a) the north (from NE 4th Street), (b) the east (from NE 2nd Street via connections with Duvall Avenue NE and NE 4th Street) and (c) the south through the Fernwood North subdivision (via Bremerton Place NE's connection with Bremerton Avenue NE in Laurelhurst Phase I). Page 4 December 27, 2004 10. Proposed Off-Site Improvements (Le •• Installation of Sidewalks. Fire Hydrants. Sewer Main. Etc.) The only proposed off-site improvements are the Bremerton Avenue frontage improvements along portions of the site's east boundary. (See the preliminary plat drawings for additional details.) 11. Total estimated construction cost and estimated fair market value of the proposed project The cost of the site grading and infrastructure improvements for the subject project has not yet been estimated. The proposed residential lots have an estimated value of $10,400,000. 12. Estimated Quantities and Type of Materials Involved If Any Fill or Excavation is Proposed The site will require grading to establish flat pad lots, the proposed public streets, and the proposed stonnwater detention and water quality pond facility. Approximately 12,000 cubic yards of cut (including the approximately 4,000 cubic yards of residual soil stockpiles stored on the north portion of the site) and approximately 13,000 cubic yards of fill are anticipated. Generally, cut material from the site, including the stockpiled soils, is anticipated to be utilized as fill. Fill material from off site sources will be structural fill. (The fill source is not yet known.) 13. Number. Type and Size o(Trees to be Removed Approximately 35 evergreen trees in excess of 6-inch caliper (one 14-inch caliper cedar tree, nine fir trees ranging in caliper from 8 to 28 inches and 25 pine trees ranging in caliper from 6" to 14 inches) and four deciduous trees in excess of 6-inch caliper (three of which are alders ranging in caliper from 18 inches to 24 inches and the fourth, of unknown species, has a 20-inch caliper) are to be removed during site development. The one fir tree and six deciduous trees in excess of 6-inch caliper lying within proposed Tract B (the open space tract) are proposed to remain. (See the Tree CuttinglLand Clearing Plan, preliminary plat Sheet P03.) 14. Explanation of Any Land to be Dedicated to the City Within the Elmhurst site, the proposal's public street rights-of-way will be dedicated to the City on the final plat. 15. Any Proposed Job Shacks. Sales Trailers. and/or Model Home During site infrastructure construction, a temporary construction office/trailer will likely be situated on the project site. A sales trailer and/or one or more model homes may ultimately be situated on the site. 16. Any Proposed Modifications Being Requested See the December 21, 2004 letter from applicant Liberty Ridge L.L.C.' s attorney David L. Halinen setting forth the applicant's request for approval of: Page 5 December 27,2004 " ... (1) A reduction in the required right-of-way width for the proposed internal residential access streets from 50 feet to 42 feet; (2) A reduction in the required right-of-way width for the west half of the portion of Bremerton Avenue NE (a residential access street) abutting the Elmhurst site from 25 feet to 22 feet; (3) A modification to the Street Standards to permit a reduction in (a) the required pavement width for the half-street portion of Bremerton Avenue NE abutting the north half of the Elmhurst site (from 28 feet to 20 feet) and (b) the required right-of-way width for that same half-street portion of Bremerton Avenue NE (from 35 feet to 29.5 feet); and (4) A modification to the Street Standards to permit reduced-width sidewalks (from 6 feet to 5 feet). Page 6 December 27,2004 t-{T pLANN OE.\ ""P~ RE.N10N nEC 1 ~ 100~ RECE\\JEO Environmental Checklist Elmhurst Residential Subdivision City of Renton, Washington Our Job No. 02054 Submitted to: City of Renton, Washington Submitted by: Liberty Ridge L.L.C. December 27, 2004 Prepared by Pacific Engineering Design, LLC A. BACKGROUND 1. Name of proposed project, if applicable: "Elmhurst" Residential Subdivision 2. Name of applicant: Liberty Ridge L.L. C. 3. Address and phone number of applicant and contact person: Applicant Liberty Ridge L. L. C. 9125 10th Avenue S. Seattle, WA 98108 (425) 226-1000 Attn: Michael Merlino 4. Date checklist prepared: December 27, 2004 5. Agency requesting checklist: Contact Person David L. Halinen Halinen Law Offices, P. S. 10500 NE 8th Street, Suite 1900 Bellevue, WA 98004 (425) 454-8272 City of Renton Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): Construction of site infrastructure improvements is expected to begin during the spring of 2005 and to be completed during fall 2005. Home construction is expected during fall 2005 and during 2006. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No future additions, expansion, or further activity is proposed related to this proposal. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. The following environmental documents have been prepared directly related to this proposal: • Preliminary [Drainage] Technical Information Report prepared by Pacific Engineering Design, LLC, dated December 22, 2004 • Preliminary Geotechnical Engineering Study report prepared by Earth Consultants, Inc., dated December 2, 2004 • Traffic Impact Analysis prepared by Transportation, Planning and Engineering, dated December 2, 2004 • Evaluation and Review of Environmental Data prepared by Environmental Partners Inc., dated November 18,2004 • Wetland and Stream Reconnaissance report prepared by Shannon & Wilson, dated December 22, 2004 ENV-CHECKLIST-Elmhurst.F1.doc Page 1 of 19 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None known. 10. List any governmental approvals or permits that will be needed for your proposal, if known. • Issuance of a SEPA Threshold Determination by the City of Renton Environmental Review Committee • Administrative approvals by the Administrator of the City of Renton Department of Planning/Building/Public Works (or his designee) of (a) a proposed reduction in the required right-of-way width for the proposed interior residential access streets and the portion of Bremerton Avenue abutting the site, (b) a proposed reduction in the required pavement width for the portion of Bremerton Avenue NE abutting the north half of the site and (c) a reduction in sidewalk widths • City of Renton Preliminary Plat approval • City of Renton approval of construction plans for site infrastructure improvements (streets, storm drainage system, sanitary sewer system and water system and site grading) • Approval by the City of Renton's Development Services Division pursuant to Renton Municipal Code Section 4-4-030C.2 of (a) proposed weekday haul hours for hauling of soil and construction materials between 7:00 a.m. and 5:00 p.m. and (b) Saturday haul hours for such hauling between 8:00 a.m. and 8:00 p.m. • Washington State Department of Ecology NPDES Stormwater Permit • Washington State Department of Natural Resources Forest Practices Permit • Washington State Department of Fish and Wildlife Hydraulic Project Approval • City of Renton Clearing Permit (if applicable) • City of Renton Grading Permit (if applicable) • City of Renton approval of a street right-of-way vacation (for vacation of three west- edge strip segments of excess existing Bremerton Avenue NE right-of-way) • City of Renton Final Plat approval • Issuance of Building Permits for single-family residences by the City of Renton's Development Services Division (following later application) 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposed project contemplates subdivision of approximately 9.60 acres of land (including approximately 0.11 acres of existing excess Bremerton Avenue NE right-of- way proposed to be vacated) into (a) 64 residential lots for single-family detached homes, (b) public residential access streets, and (c) tracts for drainage facilities and open space. The project will include site grading to establish (1) a building pad on each of the proposed lots, (2) the public streets, and (3) an open pond-type storm water detention-water quality facility (and an associated pond maintenance access road). 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(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 duplicate maps or detailed plans submitted with any permit applications related to this checklist. ENV-CHECKLIST-Elmhurst.F1.doc Page 2 of 19 The project site is located on the west side of Bremerton Avenue NE at 201 Bremerton Avenue NE, Renton, Washington 98055. (The site was the previous headquarters of a construction company named Tydico.) The site is located (a) directly north of the existing Fernwood North residential subdivision, (b) west and northwest of the north portion of Phase 1 of the proposed Laurelhurst residential subdivision (which is currently under construction) and (c) east of the existing Briar Patch residential subdivision and east of other residential parcels of land lying to the north of that subdivision. The site of the preliminary plat of Ridgeview Court (an application for which is currently pending at the City of Renton for review and approval) is located just north of the eastern part of the site along Bremerton Avenue NE. Except for the proposed street right-of-way vacation, the site is comprised of three parcels legally described as follows: PARCEL A: THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THE NORTH 112 OF THE SOUTHEAST 114 OF THE NORTHWEST 114 OF THE NORTHWEST 114 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5EASTW.M.; EXCEPT THE EAST 37.5 FEET THEREOF FOR ROAD; (ALSO KNOWN AS THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE NORTH 112 OF TRACT 5, MARTINS ACRE TRACTS, ACCORDING TO THE UNRECORDED PLA T THEREOF); SITUA TE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCEL B: THE SOUTH 112 OF THE SOUTHEAST 114 OF THE NORTHWEST 114 OF THE NORTHWEST 114 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EASTW.M.; EXCEPT THE EASTERL Y 7.5 FEET FOR ROAD; (ALSO KNOWN AS THE SOUTHERLY 112 OF TRACTS 5 AND 6, MARTINS ACRE TRACTS, ACCORDING TO THE UNRECORDED PLA T THEREOF); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCEL C: THE NORTH 112 OF THE SOUTHEAST 114 OF THE NORTHWEST 114 OF THE NORTHWEST 114 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; EXCEPT THE EAST 37.5 FEET THEREOF FOR ROAD; AND EXCEPT THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE REMAINDER; (ALSO KNOWN AS THE NORTH 112 OF TRACTS 5 AND 6, MARTINS ACRE TRACTS, ACCORDING TO THE UNRECORDED PLA T THEREOF; EXCEPT THE SOUTH 110 FEET OF THE EAST 215 FEET OF SAID TRACT 5); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. ENV-CHECKLIST-Elmhurst.F1.doc Page 3 of 19 The King County Assessor's Parcel Nos. for those three parcels are 518210-0049, 518210-0050 and 518210-0051. The legal description of the Bremerton Avenue NE right of way strips proposed to be vacated is as follows: That portion of the Southeast quarter of the Northwest quarter of the Northwest quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian, situate in the City of Renton, County of King, State of Washington legally described as follows: Those portions of the North half of the Southeast quarter of the Northwest quarter of the Northwest quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian described as follows: Commencing at the Northeast corner thereof; Thence North 89°08'05" West along the North line thereof, a distance of 22.00 feet to the True Point of Beginning; Thence South 00°13'59" East parallel with the East line thereof, a distance of 69.53 feet to the beginning of a curve tangent to said line; Thence Southwesterly a distance of 29.52 feet along the curve concave to the Northwest, having a radius of 25.00 feet and a central angle of 67°39'59" to a point of cusp; Thence North 00°13'59" West parallel with the East line thereof, a distance of 92.96 feet; Thence South 89°08'05" East along the South line thereof, a distance of 15.50 feet to the True Point of Beginning. Containing 1,339 square feet, more or less. AND Commencing at the Northeast corner thereof; Thence North 89°08'05" West along the North line thereof, a distance of 37.51 feet; Thence South 00°13'59" East parallel with the East line thereof, a distance of 138. 72 feet to the True Point of Beginning; Thence continuing South 00°13'59" East parallel with the East line thereof, a distance of 191.34 feet to the South line of said North half; Thence South 89°11'22" East, a distance of 15.50 feet; Thence North 00°13'59" West, a distance of 168.50 feet to the beginning of a curve tangent to said line; Thence northwesterly a distance of 29.53 feet along the curve concave to the southwest, having a radius of 25. 00 feet and a central angle of 67°39'59" to the True Point of Beginning. Containing 2,869 square feet, more or less. AND ENV-CHECKLIST-Elmhurst.F1.doc Page 4 of 19 That portion of the South half of the Southeast quarter of the Northwest quarter of the Northwest quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian, described as follows: Beginning at the Southeast corner of the Southeast quarter of the Northwest quarter of the Northwest quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian; Thence North 89°14'40" West, along the South line thereof, a distance of 7.50 feet to the True Point of Beginning; Thence North 00°13'59" West, parallel with the East line thereof, a distance of 81.74 feet to a point of cusp on a curve concave to the southwest having a radius of 25.00 feet and a central angle of 3°47'02" and being subtended by a chord which bears South 25°19'43" East 1.65 feet; Thence Southeasterly along said curve, a distance of 1.65 feet; Thence South 25°28'04" East, a distance of 15.95 feet to the East line thereof; Thence South 00°13'59" East, a distance of 65.95 feet to the South line thereof and the True Point of Beginning. Containing 552 square feet, more or less. Please see the attached Vicinity Map and project maps for the site location. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other: Gently Sloped. b. What is the steepest slope on the site (approximate percent slope?) The steepest slope on the site occurs along the west-central portion of the site's south edge where the slope ranges from about 30 percent to 65 percent but with an elevation differential of only about 4 to 8 feet. (A few residual soil stockpiles are stored on the north portion of the site from a prior construction contractor's yard operations. Those soil stockpiles are now planned to be used to help balance planned site cutting and filling in conjunction with the Elmhurst project.) Measured across the site on a diagonal, there is about 20 feet of relief across 720 feet resulting in an average slope of approximately 3 percent. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. According to the 1973 King County Soils Survey, the site soils are mapped as Alderwood gravelly sandy loam, 6 to 15 percent slopes (AgC). (See the Preliminary Geotechnical Engineering Study report prepared by Earth Consultants, Inc. for additional information.) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. ENV-CHECKLIST-Elmhurst.F1.doc Page 5 of 19 e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The site will require grading to establish flat pad lots, the proposed public streets, and the proposed stormwater detention and water quality pond facility. Approximately 12,000 cubic yards of cut (including the approximately 4,000 cubic yards of residual soil stockpiles stored on the north portion of the site) and approximately 13,000 cubic yards of fill are anticipated. Generally, cut material from the site, including the stockpiled soils, is anticipated to be utilized as fill. Please see the Appendix for the preliminary site grading plan (Sheet 7 of the 8- sheet set of preliminary plat application drawings). Fill material from offsite sources will be structural fill. (The fill source is not yet known.) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur due to land clearing activities during construction. However, erosion controls will be implemented prior to clearing in conformance with an engineered Temporary Erosion and Sedimentation Control (TESC) Plan to be submitted to the City of Renton for review and approval along with project site infrastructure construction drawings. Erosion control measures are expected to include Best Management Practices, such as construction of drainage ditches, installation of silt fencing, construction of a sedimentation control pond, and construction access pads at the site entry and other measures as appropriate. (Such measures are discussed more fully in (i) the Preliminary Geotechnical Engineering Study report prepared by Earth Consultants, Inc. and (ii) the Preliminary [Drainage] Technical Information Report prepared by Pacific Engineering Design, LLC.) g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 60 percent of the site will be covered with impervious surfaces, including the proposed public roadway, private driveways, sidewalks, and future single-family residential structures. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR As noted in Section B.1.f., above, temporary erosion and sedimentation control Best Management Practices will be implemented to control erosion and sedimentation during site construction. Grading of the site is to conform to the recommendations set forth in the Preliminary Geotechnical Engineering Study report prepared by Earth Consultants, Inc. a. What types of emissions to the air would result from the proposal (Le., dust, automobile, odors, industrial, wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of such transitory emissions to the air is expected to be minimal. Once the project ENV-CHECKLIST-Elmhurst.F1.doc Page 6 of 19 is completed, emissions will be those typically associated with a residential development (such as emissions from furnaces and fireplaces). b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. The applicant is unaware of off-site sources of emissions or odors that may affect this proposal. c. Proposed measures to reduce or control emissions or other impacts to air, if any: 3. WATER During the site work construction phase of the project, watering dusty portions of the site to help control dust. a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. An ephemeral stream (a non-fish bearing upper reach of Maplewood Creek) runs generally from north to south along and near the project site's westerly edge. Maplewood Creek ultimately drains into the Cedar River. City of Renton Municipal Code Section 4-4-130D.4.b prohibits tree cutting, land clearing, groundcover management or the operation of mechanical equipment within 25 feet of the ordinary high water mark of creeks and streams except for the development of public parks and trail systems and enhancement activities. In addition, an approximately 3, 130 square foot (0. o 7-a cre) manmade, unregulated City of Renton Category 3 (Lower Quality) wet/and ("Wet/and A" is situated in the southwesterly portion of the site. It is unregulated both because of its size (Renton's threshold for regulation of Category 3 wet/ands is 5,000 square feet) and because it resulted from an intentionally made stormwater discharge and detention area in a portion of the site that historically was not a wet/and. In addition, an approximately 2,140 square foot (O.05-acre) unregulated City of Renton Category 3 (Lower Quality) wetland (Wetland B', is situated approximately 20-feet north of the site's northwest corner. (See the Wetland and Stream Reconnaissance report prepared by Shannon & Wilson for additional information.) 2) Will the project require any work over, in, or adjacent to (within 200 feet of) the described waters? If yes, please describe and attach available plans. Yes. First of all, work will be required within 200 feet of the above-noted stream. However, an open space tract (Tract B) will be created from the site's west boundary east to the east edge of the 25-foot wide City of Renton code-required buffer from the stream's east edge. A row of Elmhurst lots (Lots 14 through 22) as well as the proposed storm water detention and water quality pond facility for the development (a facility planned to be constructed within proposed Tract A) are proposed to be constructed up to Tract B's east edge. Homes will be constructed on Lots 14 through 22 consistent with City of Renton rear-yard setback requirements. Grading of the lots and Tract A is planned. The planned ENV-CHECKLIST-Elmhurst.F1.doc Page 7 of 19 outflow from the proposed storm water detention and water quality pond facility will drain across the 25-foot buffer to the stream. The Renton Development Services Division has indicated to the applicant an intention to require a westerly water main connection (from the water main system that is to be installed beneath the Elmhurst development's streets) across the stream and past the site:S west boundary to connect to an existing dead-end 8-inch diameter water main located in NE ~d Place. However, consistent with City of Renton Municipal Code Section 4-4-130D.4.b's prohibition on tree cutting, land clearing, groundcover management and the operation of mechanical equipment within 25 feet of the ordinary high water mark of creeks and streams, the applicant hopes to avoid the stream crossing and, accordingly, the applicant's preliminary water system design plans do not reflect installation of that connection. If the water main connection is ultimately required by the City, the connection should be made during the dry season to minimize impact to the stream. (This ephemeral stream does not flow during the dry season.) Second, a portion of the southerly proposed street (Road A) and a portion of the proposed storm water detention and water quality pond facility are planned to be located where Wetland A is currently located. Third, proposed Elmhurst Lot 14 is proposed to be constructed near the site's northwest corner, about 20 feet south of Wetland B. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge material would be placed in or removed from either the ephemeral stream or Wetland B. Approximately 250 cubic yards of fill will be placed within Wetland A and approximately 160 cubic yards of material will be removed from Wetland A. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 1 ~O-year flood plain? If so, note location on the site plan. A 100-year flood plain is associated with the ephemeral stream along the west edge of the site. (See Sheet 1 of the 8-sheet set of preliminary plat application drawings.) 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No discharges of waste materials are proposed to surface waters. The on-site storm water facility will treat project-generated stormwater for water quality and flow control prior to release to the ephemeral stream near the site's southwest corner. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. ENV-CHECKLIST-Elmhurst.F1.doc Page 8 of 19 No groundwater withdrawals or discharges are proposed as part of this project. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste material will be discharged into the ground. (The proposed project will discharge domestic sewage into a new public sanitary sewer collection system.) c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Project-generated stormwater will be collected in a pipe and catch basin drainage system and routed to the proposed storm water detention and water quality pond facility planned to be constructed within Tract A. The stormwater facility will be designed to the parameters of the City of Renton's design standards and the King County Surface Water Design Manual (1998) for water quality and flow control. (Level 2 flow control is proposed in accordance with the King County Surface Water Design Manual (1998),) The facility is planned to discharge through a "bubble-up" energy dissipater catch basin, with the outflow then draining overland to the southwest into the portion of the ephemeral stream (an upper reach of Maplewood Creek) that crosses the site's west edge. That stream flows generally south-southeast from the site and ultimately discharges into the Cedar River near the Maplewood Golf course approximately 1.3 miles south of the site. (See the Preliminary [Drainage] Technical Information Report prepared by Pacific Engineering Design, LLC for additional information.) 2) Could waste material enter ground or surface waters? If so, generally describe. Storm water runoff from paved surfaces may include residue from petroleum- based products associated with vehicular travel. These pollutants will be treated in the proposed stormwater detention and water quality pond facility to be located in Tract A. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Installation of the proposed storm water detention and water quality pond facility. 4. PLANTS a. Check or circle types of vegetation found on the site: -1L deciduous tree: alder, maple, aspen, other -1L evergreen tree: fir, cedar, pine, other -1L shrubs -1L grass __ pasture __ crop or grain -1L wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other (at Wetland Al __ water plants: water lily, eel grass, milfoil, other ENV-CHECKLIST -Elmhurst.F1.doc Page 9 of 19 __ other types of vegetation For additional information, see the Wetland and Stream Reconnaissance report prepared by Shannon & Wilson. b. What kind and amount of vegetation will be removed or altered? Approximately 35 evergreen trees in excess of 6-inch caliper (1 cedar tree, 9 fir trees and 25 pine trees) and four deciduous trees in excess of 6-inch caliper (3 of which are alders) will be removed during site development as well as existing understory and landscaping plants. The one fir tree and six deciduous trees in excess of 6-inch caliper lying within proposed Tract B (open space tract) are proposed to remain. As depicted on the Tree Cutting/Land Clearing Plan (see Appendix, project plan Sheet P03), the majority of existing on-site vegetation lies along the site's south and west edges. The largely unvegetated remainder of the site (roughly 95 percent of the site) has previously been cleared and graded. c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The project's stormwater facility will be planted as required by the King County Surface Water Design Manual (1998). Following home construction, individual lots will be landscaped. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other: crows Mammals: deer, bear, elk, beaver, other: Fish: bass, salmon, trout, herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. There are no known threatened or endangered animal species on or near the subject property. c. Is the site part of a migration route? If so, explain Yes, the Pacific Flyway. d. Proposed measures to preserve or enhance wildlife, if any: Creation of Tract B as a perpetual open space tract along the ephemeral stream. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. ENV-CHECKLIST -Elmhurst.F1.doc Page 10 of 19 The project is expected to use electric and natural gas energy sources for heating, lighting, small appliances and other uses as applicable. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The future residences will be designed and constructed in conformance with the Washington State Energy Code. No other energy conservation features are proposed. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None known. 1) Describe special emergency services that might be required. Typical emergency services for single-family residential uses will be required. 2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Noises in the area will be those normally associated with residential neighborhoods. (Existing residences lie to the south and west while new residential subdivisions are planned to the north, east and southeast.) 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During site construction, the noise of trucks and heavy equipment will create noise. Construction-related noise will also be created by home construction activities on the site. Because these activities will be short term, the associated noise will be short term. Note that for 'lc]ommercial, multi-family, new sinqle- familv and other non-residential construction" (emphasis added), Renton Municipal Code Section 4-4-030C.3 provides that "[c]onstruction activities which require construction or building permits and which are conducted in residential areas or within three hundred feet (3001 of residential areas shall be restricted .. . to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday[, w]ork on Saturdays shall be restricted to the hours ENV-CHECKLIST-Elmhurst.F1.doc Page 11 of 19 between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. [and nJo work shall be permitted on Sundays. " Over the long term, traffic noise and other noise commonly associated with single-family residential developments will ultimately be created by the proposed development. 3) Proposed measures to reduce or control noise impacts, if any: Limitation of construction activities in accordance with the City of Renton's permitted work hours. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? A construction company office currently uses one of the three old houses on the site and an old office building on the site. The following uses are the uses of properties adjacent to the site: To the East: To the West: North: South: One large existing single-family parcel (the Fue Vue parcel, Assessor's Parcel No. 1523059030) and Phase 1 of the Laurelhurst Residential Subdivision, currently under construction, on lands within the City of Renton zoned Residential-8 Dwelling Units Per Acre (R-8). Existing single family residences on parcels within the City of Renton zoned Residential-10 Dwelling Units Per Acre (R-10). Two undeveloped parcels within the City of Renton zoned Arterial Commercial (CA). (The City is currently processing an application for 20-lot residential subdivision that was submitted under the name "Ridgeview Court" before the recent change in that parcel's zoning from Center Suburban (CS) to CA.) As existing, built-out residential subdivision named "Ferndale North" on land within the City of Renton zoned Residential-8 Dwelling Units Per Acre (R-8). b. Has the site been used for agriculture? If so, describe. The applicant is not aware of any prior agricultural use of the subject property. c. Describe any structures on the site. A 2-story single family residence (most recently used as a business office), a shop/maintenance building with an attached office, a single-family reSidence), a mobile home, and a detached garage are on the site. d. Will any structures be demolished? If so, what? All existing structures will be demolished in conjunction with the proposal. e. What is the current zoning classification of the site? ENV-CHECKLlST-Elmhurst.F1.doc Page 12 of 19 Residential-10 Dwelling Units Per Acre (R-10) subject to a Development Agreement between the applicant and the City of Renton dated July 12, 2004 and recorded under King County Recording No. 20040908000083. The Development Agreement provides that the following site-specific conditions shall apply to development of the site: (1) All residential buildings shall be detached single-family residential buildings (i.e., contain only one residential unit per building); (2) All future residential lots within the Property that directly abut the Property's south boundary shall have a minimum width of 50 feet; and (3) The net residential density of any development of the Property shall not exceed 10 dwelling units per acre. f. What is the current comprehensive plan designation of the site? Residential Options (RO). g. If applicable, what is the current shoreline master program designation of the site? This item does not apply. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. As noted above, an ephemeral stream (a non-fish bearing upper reach of Maplewood Creek) runs generally from north to south along and near the project site's westerly edge. (See the Wetland and Stream Reconnaissance report prepared by Shannon & Wilson for additional information.) i. Approximately how many people would reside or work in the completed project? Approximately 192 people would reside in the completed project (assuming an average of 3 residents per single-family residence). j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: This project has been carefully designed to provide desirable housing and infill development in conformance with the City of Renton Comprehensive Plan. All 64 of the proposed lots are (a) located within the portion of the site zoned R-10 and (b) designed to be consistent with both (i) the site's R-10 zoning regulations in effect on the effective date of the above-referenced Development Agreement and (ii) the site-specific conditions stipulated in the Development Agreement. ENV-CHECKLlST-Elmhurst.F1.doc Page 13 of 19 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Sixty-four new single-family detached homes would ultimately be provided, one for each of the single-family residential lots that are proposed. The homes are expected to be in the upper middle-income housing bracket. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: The three existing houses on the site would be demolished. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest site structures will be single-family residential structures in accordance with the City of Renton maximum building height regulations for the R-10 zone. Those regulations limit buildings to "2 stories and 30 ft. in height': The principal exterior building material( s) of the homes ultimately to be constructed are not yet known. b. What views in the immediate vicinity would be altered or obstructed? This property and local adjacent properties are generally at the same elevation. No views will be altered or obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: The aesthetics of the site will be markedly improved by the planned project's elimination of all of the existing buildings, existing paved areas, and existing soil stockpiles on the site. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Minor amounts of light or glare may occur from vehicles entering and exiting the proposed subdivision as well as from internal streetlights along the proposed residential access streets and from the ultimately-constructed homes. These light sources are expected to occur during evening and nighttime hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? ENV-CHECKLIST-Elmhurst.F1.doc Page 14 of 19 None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Heatherdowns Park (City of Renton) is located 0.4 miles west of the site on Union Avenue. Maplewood Park (City of Renton) is located 0.8 miles southeast of the site. Maplewood Golf Course (City of Renton) is located 1.0 miles south of the site on the Maple Valley Highway. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: A parks mitigation fee will be paid to the City of Renton in conjunction with the development of the project. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. No known landmarks or evidence of historic, archaeological, scientific, or cultural importance are known to be on or next to the site. c. Proposed measures to reduce or control impacts, 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. Bremerton Avenue NE currently serves the site from the north, connecting to NE 4th Street. Internal access streets will connect to Bremerton Avenue NE at two locations. Bremerton A venue shall be improved to City of Renton standards along the site frontage. Improvements to Bremerton Avenue NE to the north are planned as part of the Ridgeview Court subdivision and shall enhance the connection to NE 4th Street to the north of the site. Improvements to the ENV-CHECKLIST-Elmhurst.F1.doc Page 15 of 19 Elmhurst site's Bremerton Avenue NE frontage along the west side of the street will be constructed in conjunction with the Elmhurst subdivision. Improvements to the east side of Bremerton A venue opposite roughly the south half of the Elmhurst site are already being constructed in conjunction with the abutting Laurelhurst Phase 1 subdivision. NE ~d Street from Bremerton Avenue NE east to Duvall Avenue NE is already under construction as part of the Laurelhurst Phase 1 subdivision. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Metro Transit routes 105 and 114 serve NE 4th Street as far east as Union Avenue, 0.15 miles from site. Metro Transit Route 111 serves NE 4th Street as far east as Lake Kathleen Road. Transit stops are available along NE 4th Street within one-quarter mile of the site. c. How many parking spaces would the completed project have? How many would the project eliminate? At least two off-street parking spaces will be provided on each of the proposed lots when homes are developed on the lots. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? Bremerton Avenue NE (a public street) will be extended along the site's east property line to provide access to the site. The proposed residential access streets (noted as Roads A and B on the preliminary plat application plans) will provide internal access to the subdivision from Bremerton Avenue NE. (See also item 14.a, above. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. As noted in the Elmhurst Residential Subdivision Traffic Impact Analysis prepared by Transportation, Planning and Engineering, Inc., approximately 612 vehicular trips per day will be generated by the proposed project, with 48 AM peak hour trips and 65 PM peak hour trips. g. Proposed measures to reduce or control transportation impacts, if any: A traffic mitigation fee will be paid to the City of Renton in conjunction with the development. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. ENV-CHECKLlST-Elmhurst.F1.doc Page 16 of 19 An incremental increased need for public services, including fire protection, police protection, schools, and other services are expected as a result of the proposed project. These needs will be typical of single-family residential development. b. Proposed measures to reduce or control direct impacts on public services, if any. A fire mitigation fee will be paid to the City of Renton in connection with the development. Other services will be paid for by property taxes assessed against each of the proposed lots. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Puget Sound Energy will provide electricity and natural gas. Water and sanitary sewer services will be provided by the City of Renton. Qwest Communications will provide telephone service. Comcast Cable Television will provide cable television service. Utilities including pipes equal to or exceeding 12 inches in diameter may be installed on and/or off site during the construction phase of the development. The City of Renton has indicated to the applicant that existing off-site sanitary sewer lines and water lines have the capacity to serve the subject property with extensions to the serve the project. Water and sewer mains are proposed to be extended along Bremerton A venue from the south and into the site to serve the proposed subdivision. (The water main along Bremerton Avenue NE is planned to be extended to the north to connect to the existing main in Bremerton A venue NE to the north of the site.) C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it mi t iss e in reliance upon this checklist should there be any willful misrepresentation 0 IIf I ck of full disclosure on my part. Agent for Proponent: I----'v-=-:t:;.......,~-------------- Name Printed: Date: December 27,2004 ENV-CHECKLlST-Elmhurst.F1.doc Page 17 of 19 Appendix "Elmhurst" Residential Subdivision Pacific Engineering Job No. 02054 • Vicinity Map (Thomas Guide page 656) • Reduced-size set of the 8-sheet Preliminary Plat application drawings i :\1' ,~ , .1: ,~ ~, ''lI' ','I'·' , , :',1 8 t!I :z: ..... ~ 0... I---< N 5 6\\ :~Ri1ii';:'< ~,l: I~ SW 19TH ST JII:::,~~lf<9-n):iiii~Hj~~I"Ef._'" r,-\! i ~ ~I i '<;t I Li.J I I I I I ~ RENTON ;,: ~3JRD ST ~ ~ RENTON c:t:1~ I t 27TH ,. 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UNfIOHG 'lHE NORTHEAST CXIRPG OF S£COON 14. lOMNStF 23 NORTH, RANQE 5 EAST OF lHf MI.J.AMETlE' t.IfRDAN. 7Hf: NORTH AIIERICAM DAJUII OF fMJ/lfi' (HAD S3/1f) GRID CtXlIDNA1'ES 11M' flX.N) 10 fIE fDO.l_ / 1311122..321 AT THAT POINT. THe IfrMRS£ OF 801H 7HE 5£A, LE\G.. CCRfECJJON 'ACnM' OF o.lItM1aH AND TH£ GRID SCAlE FAcmR OF 1.0000Q2I61 IIMS APPI.JED TO THE GRID ~1ES FOR SHfJWII fJfOlMD DISTANCES. ~I ~~ i i 8~ Q rl; rl;~ :ii~\'\I \'\IfI)g ~-~m~ i $~h~ o.oU I:l~ O·t:: ~ !.+:: Q) A .... Q) ... 0l:l (\I .... ~o.o I:l .., ~Q ~ ~lIli ~ Q ~ ..J ~~ =>w IO ·fa r~ .~~ 8·13 'U ",0.. :n U t ~ ~ ~d ~.i~ ::Em eilil ..J w ~a: DRAWN BY: ~ ISSUEDAlI: ~ 91E£T REV.: LAND Cl.E5NWID PLAN L:JeurtN:> 020541R01-POJ P03 EHEI!!T :I ~ • SEC. 15, 7WP. 23 N., RNa 5 E., W.M. \ --------~8CALE SCN.E • r -!ltJO' YER7ICAL. DA7UIof atY OF REHPtW. HA.W Il8 CCW'lCfJR MER'VAl. _ 2' BENCH.W/K ....., /CI'IQ QXM'Y I'OIfT I RDmal:' 5I1E> IN r IGHC COUNTY SJlfFACE MASS DISC AT DE' SJR!ET OF H£ 4TH S1RErT AND t481H A~ SE IINtIONQ JHE IW& OF !£tXW '" ~ 2.ft. RANG[ 5£. .. .fM..7B I'ET. SET COTTCN QH tiPItE far SIXnHIIEST OF 7H£ lEST Ct'IUIIIN OF GAlE. B.£VAJJCW-~ •• FlET. BAas OF BEAANI3 ~~ === :tl/t~:::::'i=! It. CDMJIIiI£NCE' NG£ OF OO'BI"JIlW CCIM1IJIfaDaInI WAS APPL.ED AT A f'IMOIlIAIM' IN r ICIN'G ctMfTY SU'lFACE' 8RASS ~ AT 1'H£ S1REET IHlERSECJIG'4 (7 III« 47H ST. AND 14m A~ SE. IINfItlHQlHE~ClOIINStOFSE'C'IKIH'" JtHIN5HIP'ZJHORlH. IW«I£ 5 EAST OF lNE' ~ MElIDM. 1H£ NOR1H MI£IIICN( DA'MI OF JJI.lIt_ (HAD &JIM) QIID CCICIfiIIlfNATES IIER£' FOCH) 10 ~'== 'c.L~,g".~=.,~~~801H ~ FAC7Qt OF f,OOtJOC»rt17 WAS N'fILE) JD 1HE' GRI) COCIftWAlES Fat SHOIH GROUHO DISTANCES. ~I ~~ III i ~ ~~i~ U~ ih~~~I~ bl)U (.).~~ ~ Q) ~ .... Q) (.) I 1 tIS'! 'p.,;:lQ> ~Q~ ~ ~ i i~ :::>W ~m • II: .. .5 J!l rj "'~ "u t1f ·u .3;;: 'S'"'" Uil I I ~ DRAWN Err. .JQO ISSUE DAm ....aI-06 SItEET LJ 02054CU01-P02 P04 8H!I!T '" OF • r"U I .. o~ ~(Ju I ,,,~':u I .:u-'::':'y ~ § I A ~ A a A § I A ~ A a A "ELMHURST" ~ cnYOF , RENTON =~.=.-~ ELMHURST BAEMERTON AVE. N.E. AND ROAD B PREl..MNARY PROFI...E A a 9 fft p .Oi ~ ~ ~;z ~ P <11 IIHHIHH'IIHlr~~J7' 'InTI m ::::::Sl.:: ::::: :::: ::: :: :~'.:~::::: :::.:~: ~ ~ I A ~ ~ a 9 ~ ~ !II!!I ffi I! ! II ~ ~ " ~ RESIDENTIAL SUBDMSION Pacific 4180 UNO AVE. s.w Engineering ~ WA 118055 DI . 1, LLC ~~ 251-8811 i ~ I ,.. EER1Y NXE LLC. 8125.,.,... EAT1l.E,WA.1I81OI!I PI-fI::)t6 (.4a.5) R2O-1OOO FAXo (4U) ~ AENTON,WA (425) 251-8880 WEB 6fTB Civil Engineering, Surveying PACENa.COM and Planuing CoosuItants , . ~ ~ uf 10 ~ It i ~ P.: ~ It) -(j ~ SllI1!I(1lSIIO;) SUJUllUld pOI rlOO"0N30Vd ~S 'lIlI!l=lJ!IIulll!A!::> o3JJS 83M 0888-1Ql:~) I188-IS<: (~ J~~ , ...• S~ _ VM'~ ~~~~1I!~U "M'S "3AV CJ/\I"l osu. oY!O"Bd VM 'N01NaII NOISIAICl8ns "lVllN3C1S31:::1 .J.Sl:::lnHV'f13. ~I ~~ ~ ~ h r; ~ ~ !I ~ ~ ~ I I R 2 '0( ~~~~~~~~J~ :.:::: §! .. ~ ....... 1 .lHDII:I 3/lOSV 3Nr1HQLWY ~ ~ ~ I i I I~~~==============~========~~~==~==~~~~==~~====~ ~ NOlN~~ ::/0 AJJO R£\1SIONS SEC. 15, TWP. 23 N., RNa 5 E., w.M. , ! \<\~~Ai.4§.i!t~~lt~~i!~~JK~~~~I~§~:~~ -T'=~~ r'11t,'li,' I --------- F'UE VUE ~e¥~Lfll' 1!1~--'-' --T-,o--n- . <1 ! 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Ct:iIiRiCfION-;AC'roR7H:J~~~OF~7H SCALE FACTOR OF ""00002187 WAS APPfJED 70 tHE GRID COCJfEJNA JES FOR SHOWN QROUND OISTAHC£S. I..EGBD SNlTNf'f SEIER CUANDUT • MNTNIY....,........., iii-., fIlE' fmJIW(T ASSEIAY .. -."""-L..:..-Ir/'JIIRIWIY ~ aoKFI" AS8II..Y .. ,.,....,.,. ~ ...... • co nI'£' C8 T'IFE' I Ir/ICLD l.OQICIC LI) iii) co nI'£' ,., CBnPE'IIrftICI,DLCJQICNIIW ---L f'IIIIPOSDr~~ --I fIRCIIIa5IP ....... ." """ C':CINC1IJf ................... I?i53 _ ............ II1IFlml .................. ;t~ all ~< ; i " ~~ d; u~ Qhi~~Dl~ Ii~Lu.~~iL bIlU t).gj ~ Q) ~ .... Q) Ci ~.S Il;bIl ~O ~ ~llli CI) .ga ji oIiu .~ .. jJ :t! u ~ I ffi I .J ~ ~~ ~ d f ~ Ic~1 ::! -~~ ~ ~ ~Inl PRc)'£CT NO.: DRAWN B~ .JQC ISSUE DATE: 12-Ot-CM SHEET REV,; ~ , '" 02054CR01-P07 P07 &EE!T 7 QPI • I L In g~ ~ I ~ I ~~ fi 8~ J~ RE\1SIONS "D lU ~~ y I J:~I -~!i s Uti! i ~ ID ! i --~ ~-' '\ " " "--.. -",-._. -~'-"- " ~., I I \ , , ~' '--1 --T--:;-"T -, . • '. ,0 I r _ l' LAURELHURtp of<, <:~ 1 ' . <y~D~~O_l1\srRu6ioN) :: 2 il-._--Q - --'j-1 ! .. " I I' I --3--····::--..... ~ :1 B i~ -~~ ---~.--____ l 4 I ! "., 1 , ' \ , \ _____ .1_ I 5tNa=C°'--~' -i. ,-~~~ .. jJ , ! '/ ",~_, ___ j!1) I. -,,',-:-r:-d -', \ i \ --------<IW'HC SCALE 8CALE: r • 50' \Sl7TCAL DATtII arr OF RDmW. HAM) M OONJDUR MERVAL _ r 8ENCHIA/I( SASE: IOHQ COUNTY POINT I ROmI5R: FDUND PUNCH IN J" ICING COUNTY SlR'"ACE MASS DISC AT THE S1R£ZT IHTfRSECDOH OF HE 4lH S7RfET NIl) 1481H A\£. S£ IIARfONO 1HE NCff1HWEST COI'lNE1I OF' SEC'JJa4 f~ TOIHSfM'.2JN., twIQC !£. 0. flEVA'flON-454.71 FrET. 51'" S£T C07lDN QN SPIC£ 11.1' SOUlHlEST OF THe lEST caJJIIH OF GATE. E1.EVAlJiCH-407." nET. BASfS OF BEAIW«J 7Rt£ NORTH. BASED UPON Gt08AL P05lTJONING S'I'STEII (QPS) LAA&RT GRID IlASHWCTtW $TAo J[ NORlH ZON£ COQII)WA JES. A CCW\£RGEHC£ NIA.£ OF OOW'JO.2B" CCJUHmta..(JQI('MSE" WAS APf'f.B) AT A I't/NQ1I1NfIC IN so KING OOUNTY SURf'"ACE' BRASS DtSC. AT lHE' S'JRfET IYlERSECJJGW OF HE .»1 ST. AND 148tH A\£. SE;. AMRIUNO lH£ NCJIIfTH£AST CO'fN£H OF SEC1KW 15. TOMHSHlP 2J NORlH. fWIGE 5 EAST OF lHt MJ...WfTlE' IIERfDIAH. 7HE NORTH MIERICNf IMlUII OF fMJ/I'II' (HAD Sl/I'I) GRrO COCWDfNAJES IIa£' RX.N) 10 BE IGO.1ne / IJlISI22.J21 AT THAT POM: TH£' M£RS[' Qf' 80'" 7H£ stA U\£L CI1IMm7JOH FACTOR OF C1.1HN182<f. AND THe QIIIJ SCAi£ FACTOR OF 1.0000Q2187 WAS APPUED 10 THE (iftI) COCRDfHA 1ES FOR SHOtIH Ci1ffCIC.H1 DISTANCES. QIED<EI) RlR COMPUANCE I U<:OIIIIBNDBD 10 aTY STANDARIlS POR ~PROVAL ____________ ~a ______ ~: ________ _ _______ Dale ____ ~: ____ __ 0'1e ___ _ • D ~~ aJs ~< i i 8 2~ d; d;~g :J~ '" "'!DB i~hn~~ b()U =...:l -fa (J.t::...:l ~ ti:l Q) ~ '"3 .... Q) f"'1 '" ~ ~.s ,~';. ~ b() i,e JjOJI ~~ ~n u ~ ~IIII CIl ~ I 0 m ::l CIl ~ ~~ ~ a:~ ~ d f~ ~m~~ ::E-.JCIl ~I;il wW • a: -PRo.ECT NO.: DRAWN BY: ~ ISSUE 01. T£: 12-01-04 SHEET REV.: \ I LJ , -02054EC01-P08 POB B-EI!T • CP • "ELMHURST" RESIDENTIAL SUBDIVISION CONSTRUCTION MITIGATION PLAN December 27, 2004 A. Proposed Construction Dates (Beginning and Ending Dates): Construction of project infrastructure is anticipated to occur primarily during the spring and summer of2005 and be completed by the fall of2005. B. Proposed Hours and Days of Construction Operations: The hours and days of site infrastructure-related construction activities would be those set forth in Renton Municipal Code Section 4-4-030C.3.b: namely, 7:00 A.M. to 8:00 P.M. Monday through Friday and 8:00 A.M. to 8:00 P.M. on Saturday. C. Proposed Hauling/Transportation Routes: Export of excess onsite soils is anticipated to occur as a result of proposed site grading. Should hauling of material on or off-site become necessary, the transportation routes to be used would include NE 4th Street and Bremerton Avenue NE and possibly NE 2nd Street (through Laurelhurst Phase 1) from Duvall Avenue NE. D. Measures To Be Implemented To Minimize Dust, Traffic and Transportation Impacts, Erosion, Mud, Noise and Other Noxious Characteristics: Watering of the site during dry portions of the construction period will limit the quantity of dust particulates created by workers' vehicles and heavy machinery. Because most of the portion of the site that is to be developed is located a considerable distance from NE 4th Street, no substantial impacts on traffic and transportation are anticipated during the construction of the project's on-site improvements. Site construction will be done in accordance with an engineered Temporary Erosion/Sedimentation Control Plan to be submitted to the City for approval along with the civil construction drawings. Installation of a temporary quarry-spall construction access at the entrance to the development site during construction will minimize vehicle tire-related transport of mud from the site onto NE 4th Street during construction. Frequent monitoring of the entry location and street sweeping will further help control transient mud in relation to NE 4th Street. Noise and other generally noxious characteristics associated with land development will be temporary. Due to the proximity of existing neighboring communities (particularly Fernwood North to the south), construction activities will only take place during the hours and days of operation noted above. As such, the project's impacts to nearby residents resulting from construction activities should be minimal. F. Preliminary Traffic Control Plan: The project contractor will submit a traffic control drawing to the City of Renton for approval after actual construction drawings for the site infrastructure have been prepared and prior to beginning construction. Page 1 of 1 "ELMHURST" RESIDENTIAL SUBDIVISION Renton, Washington Preliminary Technical Information Report In Support of the Preliminary Plat December 22, 2004 Pacific Engineering Design, LLC ~'===== Civil Engineering, Surveying and Planning Consultants Pacific Engineering Job No. 02054 PRELIMINARY TECHNICAL INFORMATION REPORT FOR "ELMHURST" RESIDENTIAL SUBDIVISION RENTON, WASHINGTON December 22, 2004 PREPARED FOR Liberty Ridge L.L.C. 9125 -10th Avenue South Seattle, WA 98108 Phone: (425) 226-1000 Fax: (425) 228-4924 PREPARED BY Pacific Engineering Design, LLC 4180 Lind Avenue SW Renton, WA 98055 Phone: (425) 251-8811 Fax: (425) 251-8880 TABLE OF CONTENTS I. PROJECT OVERVIEW .................................................................................................. 1-2 II. OFF-SITE ANALySIS ................................................................................................... 3-16 III. CORE AND SPECIAL REQUIREMENTS ............................................................... 17-18 IV. FLOW CONTROL I WATER QUALITY FACILITY ANALYSIS AND DESIGN ............................................................................................. 19-37 1. HYDRAULIC ANALYSIS 2. EXISTING CONDITIONS 3. DEVELOPED CONDITIONS 4. DETENTION ROUTING CALCULATIONS 5. WATER QUALITY VOLUME V. CONVEYANCE SYSTEM ANAL YSIS ........................................................................... 38 VI. EROSION I SEDIMENTATION CONTROL DESIGN .....•.••..•.•.•••..•..•..•...•.•.•.•.•.•.•.....• 39 I. Project Overview Site Location and Project Proposal The site of the proposed "Elmhurst" Residential Subdivision is located in Section 15, Township 23 North, Range 5 East, W.M., northwest of the Bremerton Avenue N.E. / N.E. 2nd Street intersection that is under construction as part of the Laurelhurst Phase 1 residential subdivision. The site consists of approximately 9.5 acres. The applicant proposes to subdivide the site into 64 single-family residential lots, public street rights- of-way, a storm water detention tract (Tract A) and an open space tract (Tract B). Infrastructure construction to support plat development will consist of streets, curbs, gutters, sidewalks, drainage facilities and utilities. Site Use History For more than forty years (up until just recently), the subject site has served as a base of operations for a site work construction company followed by a public works construction company. Several existing buildings are located on the site including a house that was ultimately used in part as a dispatch office, a maintenance garage and office, a smaller house with a detached garage, and a longstanding mobile home. The entrance into the site (which is at the site's northwest comer) is paved and a paved parking area exists near the buildings used in conjunction with the construction company operations. Gravel parking and storage areas comprise much of the rest of the site. They were historically used for parking of construction company trucks and construction equipment and for storage of construction materials. Several remaining stockpiles of fill material (approximately IO-feet high) are located in the northwest portion of the site. Existing Site Conditions An ephemeral stream (an upper reach of Maplewood Creek) lies along the site's entire west property line and near the west portion of the site's south property line. The site slopes from the north-northwest to the south-southwest at a rate ranging from about of3% to 5%. Some steeper slopes, ranging from approximately 20% to 40%, exist along portions of the site's south and west property lines but those slopes generally occur in small bands of only about 2 to 6 vertical feet. The site is mostly cleared with some small strips of conifers/deciduous trees remaining near portions of the site's south and west property lines. Some existing trees also lie amongst the buildings in the northeasterly portion of the site. Stormwater runoff from the previously-developed, northeasterly-most portion of the site (generally the paved parking lot and the smaller house and mobile home to the north of it) as well as some of the gravel lot to the west of that area drains to an existing catch basin located in the north central portion of the site. That catch basin is connected to an 18- inch diameter CMP culvert to the west that discharges onto a rip rap pad about 40 feet from the site's west boundary. The drainage discharge from that culvert then travels via overland flow to the west into the ephemeral stream (as does overland flow from the balance of the gravel lots in the north portion and west-central portion of the site). The other existing buildings and the paved areas behind them sheet drain to the south to the exposed east end of an existing 12-inch diameter storm drain pipe within a localized low area in the south-central portion of the site. That pipe runs to the west-southwest conveying runoff into an existing low, flat-graded area in the southwesterly portion of the site (north and east of the stream), an area that provides stormwater detention. During storm events, water ponding in that detention area overtops as a broad sheet of water to the southwest into the stream. Adjacent Developments in Process The parcel ofland to the north of about the eastern 60 percent of the subject site's north boundary is the parcel that is the subject of a pending application to the City of Renton for a 20-10t single-family residential subdivision under the name Ridgeview Court. The Ridgeview Court project site is designed to drain to the west. Phase 1 of the proposed Laurelhurst residential subdivision, which lies to the east and southeast of the south half of the Elmhurst site's east boundary, is currently under construction. Except for discharge from the Ridgeview Court site that will drain into Maplewood Creek upstream of the Elmhurst site, neither of those two sites will drain into the Elmhurst site. Both of those other two subdivision developments will have their own detention/water quality facilities. Proposed Elmhurst Detention and Water Quality Facility Stormwater runoff for the Elmhurst proposal will be collected in a storm drainage system and routed to a detention pond to be constructed within proposed Tract A in the southwesterly portion of the site. The detention pond will be designed to meet the Level 2 flow control requirements and comply with the Basic Water Quality menu as specified in the 1998 King County Surface Water Design Manual. The pond will be a combined detention/water quality "wet pond" and will discharge through a "bubble-up" energy dissipater catch basin, with the outflow then draining overland to the southwest through the proposed 25-foot wide stream buffer to the ephemeral stream. II. Off-Site Analysis Upstream Tributary Area Except for Maplewood Creek's intermittent flows to the south along generally the westerly portion of the Elmhurst site, off-site storm water does not currently enter the site and is not anticipated to do so in the future. Downstream Analysis On November 8, 2004, Pacific Engineering conducted a site visit of the Elmhurst site's downstream drainage corridor beginning at the site's southwest comer in the area of the anticipated detention pond outfall. As mentioned in Section I, above, the outfall will drain via overland flow into Maplewood Creek, the ephemeral stream which flows along much of the site's west boundary and along a portion of the site's south property boundary. At the proposed detention pond outfall location, the stream is a heavily vegetated drainage corridor approximately 4 to 6 feet deep with a bottom width of about 4 feet (see photos 1 thru 4, this section). No apparent erosion was evident and no flows were visible at the time of my site visit. From that point, the drainage corridor runs generally approximately 600 + feet to a 36" CMP that crosses Bremerton Place NE. At the upstream end of Bremerton Place NE. crossing, a "birdcage" inlet structure has been installed (see photos 5 thru 7, this section). This "birdcage" structure consists of two 12" diameter inletting pipes entering a 60" concrete manhole and a 36" diameter CMP outlet pipe. Rock rip rap has been installed from the top of the "birdcage" structure to the inlet ends of the two 12" diameter pipes. The creek channel immediately upstream of the Bremerton Place NE crossing is a broad, grass-lined channel approximately 8 feet deep (see photo 4, this section). There did not appear to be any erosion in that channel. The downstream end of the 36" diameter CMP roadway crossing has been rip-rapped for a distance of about 40 lineal feet (see photos 8 and 9, this section). At the end of this riprap stretch, there appears to be some erosion of the creek bottom (see photos 10 and 11, this section). At the time of my visit, the sides of the creek channel in this area were cut vertically to a depth of about 1 foot. The stream bottom was composed of small rounded rocks (up to 8" diameter) within and downstream of this erosion area. Downstream of the Bremerton Place NE roadway crossing, Maplewood Creek flows within a deep channel approximately 300 feet to the location of the Laurelhurst subdivision's pond outfall structure. At that location, a catch basin structure with grate was observed at the channel bottom (see photos 12 thru 14, this section). This structure appears to be an outfall from the existing Fernwood East subdivision. At the Laurelhurst pond location, only a small flow was present in the creek and no channel erosion was evident in the deep, wooded drainage channel. The following is a description of the downstream corridor from the Laurelhurst pond as described by CORE Design in its Downstream Analysis found in the Preliminary Drainage Calculations for the Laure/hurst Preliminary Plat submitted to the City of Renton's Development Services Division. Downstream Analysis by CORE Design for the Laurelhurst Subdivision: See Figure 6 -Downstream Hydrology, as an aid in the following discussion. On January 14, 2004, a site visit was conducted. The weather was cool, 45 degrees and overcast. The week prior to this site visit was moderately rainy and cold The downstream portion of the investigation began at the southwest corner of the project where the proposed outfall from the pond will be. This area is a steep, forested slope. The stream channel of the area of the proposed pond outfall is wooded and steep. The energy dissipater proposed at the edge of the Maplewood Creek will be located on the opposite side of the stream from an existing structure that conveys stormwater from the plat to the west along Bremerton Avenue. This outfall is about 30-feet upstream of the one proposed On the day of this report the stream was flowing, the water surface was about 10 feet wide with gravel and large cobblestones visible. Slow pools of water show signs of sediment deposition and steeper stream channel areas show signs of bank erosion and scour. The stream channel is heavily wooded with alders and low brush in this area. Approximately 0.3 miles downstream of the proposed pond the stream valley opened wider and this stream combines with a stream that flows from the east. This stream conveys the flow from the eastern 5.5 acres of the project site. From this location the stream valley opens even more. Isolated pools of sediment deposition and steeper areas of erosion exist along the channel here. This continues until 0.8 miles from the discharge point where the stream enters a pond at the northeast edge of the Maplewood Golf Course. Downstream Analysis -Special Note The drainage area located on the eastern edge of the property receives approximately 5.5 acres of runoff from the project site as detailed in the first paragraphs of this section. This area, known as Puget Colony Homes, has had significant storm water runoff complaints, (see King County Drainage Complaint Map and individual complaint reports) received by the county both before and recent conveyance system improvements and after. Rather than addingflows to this problematic basin and exacerbate[sic] the situation, this project proposes to remove the 5.5 acres from this basin and redirect it to the proposed pond which discharges to a basin with more capacity. This redirecting of storm water may reduce the level of problems in the Puget Colony Homes project. Note both these basins combine approximately 0.3 miles downstream of this project. SEC. 1. '~--------~--~~~~~ J .. ,-.. -~ .~ .. - ) PARK ST • CTH MHP MHP <1-8 <E r----t;:;?---5-7i-H--1-~--.."(""' . ~ st 126TH 1 ~ .;) I ~ ~~~A ST ~ ~ ST 4100 NE 3RD CT PARK ---'="~------------_ --'= NE ~. 2: RON REGIS PARK #02054 Elmhurst 1 No ber 8,2004 1. Existing vegetated swale/channel of Maplewood Creek in vicinity of proposed Elmhurst Pond. 2.Existing vegetated swale/channel of Maplewood Creek in vicinity of proposed Elmhurst Pond. #02054 Elmhurst 2 No her 8,2004 " " < 3. Existing vegetated swale/channel of Maplewood Creek in vicinity of proposed Elmhurst Pond. 4. Existing vegetated swale/channel of Maplewood Creek (looking northwest from birdcage structure on west side of Bremerton Place NE. e #02054 Elmhurst 3 No ber 8,2004 5. Birdcage structure located in vegetated swale/channel of Maplewood Creek on west side of Bremerton Place NE. 6. Birdcage structure located in vegetated swale/channel of Maplewood Creek on west side of Bremerton Place NE. #02054 Elmhurst 4 No her 8,2004 7. Birdcage structure located in vegetated swale/channel of Maplewood Creek on west side of Bremerton Place NE. ID #02054 Elmhurst 5 No ber 8,2004 8. Discharge pipe on eastside of Bremerton Place NE from birdcage structure. 9. Maplewood Creek drainage channel east side of Bremerton Place NE. II #02054 Elmhurst 6 No' her 8,2004 10. Maplewood Creek drainage channel downstream of Bremerton Place crossing. 11. Maplewood Creek drainage channel downstream of Bremerton Place crossing. ® I~ #02054 Elmhurst 7 )er 8,2004 12. Outlet structure from Fernwood Plat into Maplewood Creek drainage channel (near Laurelhurst pond). 13 #02054 Elmhurst 8 NOl Jer 8,2004 13. Outlet structure from Fernwood Plat into Maplewood Creek drainage channel (near Laurelhurst pond). #02054 Elmhurst 9 )er 8,2004 14. Outlet structure from Fernwood Plat into Maplewood Creek drainage channel (near Laurelhurst pond). #02054 Elmhurst 10 15. Laurelhurst Pond (under construction). 16. Laurelhurst Pond (under construction). )er 8,2004 Ie, III. CORE REQUIREMENTS SECTION 1.2 OF KCSW 1.2.1 CORE REQUIREMENT #1: Discharge at the Natural Location The proposed project's stonn water will be discharged to an ephemeral stream (a tributary of Maplewood Creek) that intennittently flows along the site's west properly line and along a part of the west portion of the site's south property line. The existing stream corridor is not located within a Landslide Hazard Drainage Area and is not adjacent to or within any SAO-defined landslide, steep slope or erosion hazard areas. 1.2.2 Core Requirement #2: Off-site Analysis This core requirement has been addressed elsewhere in this preliminary report. Please refer to the Off-Site Analysis Section (Section II). 1.2.3 Core Requirement #3: Flow Control On-site flow control will be provided by an on-site detention pond designed to Level 2 Flow Control using KCR TS analysis, a design that will match flows and durations, effectively preventing severe erosion and sedimentation damage caused by development- induced increases in flow-durations. 1.2.4 Core Requirement #4: Conveyance System Site runoff will be collected by means of yard drains, catch basins and roof drains. Collected runoff will be conveyed to the detention facility within pipelines designed to 25-year peak flows and checked for flooding conditions at the 1 ~O-year event. 1.2.5 Core Requirement #5: Erosion and Sediment Control During construction of the infrastructure for the Elmhurst subdivision, temporary erosion control methods will be implemented to prevent sedimentation and erosion using those methods as outlined in Section 1.2.5.1 of the KCSWDM. An NPDES General Pennit for Construction will be obtained and the conditions specified in that pennit will be implemented. Sedimentation control of the construction of roads and utilities will be part of the detention pond function. 1.2.6 Core Requirement #6: Maintenance and Operations This requirement will be fulfilled by the property owner until bonds have been released and the and public drainage system(s) have been conveyed to the City of Renton. 11 i i 1.2.7 Core Requirement #7: Financial Guarantees and Liability Bonds and insurance in accordance with City of Renton requirements will be provided by or at the behest of the owner during site construction and until the drainage facilities in public street rights-of-way have been accepted by the City of Renton for ownership. 1.2.8 Core Requirement #8: Water Quality Water quality for the project will be provided by means of a wet pond associated with the detention facility designed per Section 6.4.1.2 Basic Wetpond and Section 6.4.4.2 Combined Detention and Wetpond (Basic and Large). SPECIAL REQUIREMENTS -SECTION 1.3 OF KCSWDM 1.3.1 Special Requirement # 1: Other Adopted Area Specific Requirements No other area specific requirements are applicable. 1.3.2 Special Requirement #2: Flood Plain / Floodway Delineation The 100-year flood plain for Maplewood Creek will be determined and shown on the construction plans and final plat documents. 1.3.3 Special Requirement #3: Flood Protection Facilities Not applicable to this site. 1.3.4 Special Requirement #4: Source Controls Not applicable to this project. 1.3.5 Special Requirement#5: Oil Control Not applicable to this project. IV. FLOW CONTROL / WATER QUALITY FACILITY ANALYSIS AND DESIGN IV.! HYDRAULIC ANALYSIS The drainage analysis used King County Runoff Time Series (KCRTS) software version 4.2. The on-site soils are (AgC) Alderwood Series KCRTS Soil Group Till. The proposal is located in Sea-Tac rainfall region with a scale factor of 1.0. IV.2 EXISTING CONDITIONS The site of the proposed Elmhurst Subdivision encompasses approximately 9.5 acres. Using the topography map based on field survey of the site, the existing impervious surface (pavement, buildings, decks, concrete pads and sidewalks) has been detennined to be approximately 2.28 acres. A total basin of 10.21 acres has been used for detention design. (That total basin area includes the area of the Bremerton Avenue NE right-of- way along the Elmhurst site's easterly property line as far east as the quarter-section line and all of Tract B as shown on the preliminary plat map). The remaining 10.21 -2.28 = 7.93 acres is assumed to be till lawn (although much of that area is existing, hard-packed gravel parking / storage areas previously used for construction equipment parking and storage). 1V.3 DEVELOPED CONDITIONS The Elmhurst preliminary plat proposes 64 single-family homes on a net site (following deduction of right-of-way, access easements and critical areas) of7.76 acres, which is equal to a density of 8.25 DU/GA. From Table 3.2.2.D of the 1998 King County Surface Water Design Manual, the percent of expected impervious area for a site with this gross density is 58%. Based on calculations from our preliminary plat map for proposed rights- of-way, and assuming that each lot will be approximately 50% impervious, we estimate that the actual impervious area of the site will be about 61 %. Thus, we have used 61 % in our detention calculations. The remaining 10.21 -6.01 = 4.20 acres is assumed to be till lawn. These calculations include Tract B which allows for some additional over-sizing of the pond at this point. Calculations will be adjusted in the construction documents phase to remove Tract B from the pond sizing calculations. IV.4 DETENTION ROUTING CALCULATIONS The City of Renton requires that Level 2 Flow Control Standard be applied to this project. This standard requires "maintaining the durations of high flows at their pre- development levels for all flows greater than one-half of the 2-year peak flow up to the 50-year peak flow." Also, the pre-developed peak flow rates for the 2-year and 10-year runoff events are also maintained when applying the Level 2 flow control standard. Using the appropriate release rates, the developed time-series were modeled in a pond with 2: 1 side-slopes, 4 feet of water depth and a pond bottom of 10,580 square feet. A three-orifice control structure was designed to meet the release rates and frequency duration standards. These calculations have been included. Based on our calculations, the volume required to meet the Level 2 Flow Control Standard for the site is 49,285 cubic feet. The detention volume for the preliminary pond as currently shown on the plans is 75,938 cubic feet (using a 4-foot design depth for live storage). Following the preliminary plat approval process (as part of the civil construction drawings), the live storage portion of the pond will be adjusted downward in size from 4-feet deep to 3-feet deep to more closely match the required volume. IV.5 WATER QUALITY VOLUME The basic water quality menu (KCSWDM 6.4.1.1 page 6-68) for a basic wetpond data is as follows: Vr =[(0.90)(Ai) + 0.25 (A tg)](R/12) Ai = impervious surface = 6.01 acres Atg = area soil covered with grass = 4.20 acres R= rainfall from mean annual storm 0.47" Vr=[(0.90)(6.01)(43560) + 0.25 (4.20)(43560)](.47/12) =17,419 c.f. Vb = (17,419)(3) =52,257 c.f. Dead Storage Required = 52,257 c.f. Dead Storage Provided = 52,451 c.f. During the construction drawings phase of this project, when the pond is adjusted for live storage, the entire bottom of the pond will be adjusted up by one-foot while leaving the upper configuration the same as currently shown. By maintaining the same depth of dead storage as currently shown, this will have the affect of dropping the provided live storage by roughly 15,000 c.f. while at the same time increasing the amount of dead storage above the 52,451 c.f. currently proposed. } m I ~ n; I ~ ~ 8 ~ ~ (,J1 --~ :j 2 0 ~ ""-~ ~ ~~~ I ~i ~I c. rr ~(\ ~~ ~~ ~ o S o o o 01 o o o N o o N.E. 4TH STREET r-t """ ~f< lJt ,;'-, , ;t, PRELIMINARY PI. AT OF ~ Y , 'Y RIDGEVIEW COURT I ~~M\I\RTlil'S ACRE\TRACTS UNRECO~DED /' t/ ( /' :::.--__ :.. . .:.. I -"..-..... '(.. \ ' \ \ \ /' /' /.; _ "'--;---<"-~ '-~ --I J ,,, \ \ \ \ ./ /'/~' ---,,=::"" --,;;:'-":::-'. ----\\ -. I ' / J ' ! 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'--"', .. ~l!,~~ , -, I 611\ II \ I \ I VI II \I I\.' \ I 66 ~ o ~ JTi o ~r-1 o o I\) o o N.E. 4TH STREET "~'I--r--- I" I III I I" I GEII-J ow.rd<>t;f= fux.uC't~~ ~~tU~) __ ~II:" -r--t-I b MARllN'S ACRE PRELIMINARY PLAT OF RIDGEVIEW COURT (APPLICATION PENDING AT CITY OF RENTON) I " IU Y4-~tJ u,Je --·.·---.-+l -.---..,.... • I •• '111 I I _ _ __ _ " ..... __ . ... r-l r-l rj "l '"l[II-rll]'"l ,"l '"l~'"l r-I /1411'311'211 '°119118117116,,5,,4113,,2,,' I / II II II I ~t i I II II II II II Ii 1 i I II I EX e..O.W~l L_J L_J ~j t=j tJ:j ~ Lj Lj ~ Lj L:j t? L:j ~ . i,-ROAD A ~ FUE VUE r-]J" I 15 L __ [f6-TI [U-D [ 18 D , -'.: .... ~ I _ -,--I r::-=;-.=1 L 42 _ 0 rr40-i I r-"43-~ I~~tl ~== ~ I ~-LI-.h--~-rn rr--i 145 U_~-.J \ L~ ;2: - --r----m 46 =-'~_ LAURELHUR T PHASE (UNDER CO STRUCTI( --~ I \~ L__ TtlI! 1--~-1C 2 9 --- D'ElEJ.lTaoJ IWII\~ ~ ~I\UT\ ~Q __ . E~EM~L ~_J ...". ~ nl r o ~ o 8 ~ ~ tTl --~ -.I-~ -J ~ ", Q c:J . ~ ~ ,,00 ----' 10 4~l-'~ TRACTS (OPENSPA~.ro...... 47 ::::--'... . HeAD A e4- F-~ r:: :::j r:: :::j r:---=! r:---=! r:---=! r" I 23 112411 25 1128 II 27 II 28 1129 I II III II II II II L_JL_JL_JL_JL_JL_JL- 35 33 32 TRACT I / :lIOJI r~~ f ;Z~ rn~ 0 ~ 3 8 -1-- 4 4 68 67- 66 ....... N -l I I __ I ez-t I I I I 0 __ _ o J .to-I '8--I ~ 1 I :.. / I I 0. / I I .. / I ~/ I I ~54 I I o I I ~ I ~ I I ~ I I I / / I / II ~4 53 II II I I I I I I \ I OJ LiJ n -- f I / r-~! ------0 o o S Z 0::: W lL. ----- --_2r--r.~ 20 40 80 ~~~~--! CELL 1 (DEAD STORAGE) 385 386 388 2,697 SF 5 2,97J CF 3,248 SF 7 855 CF = 4,607 SF ' CELL 2 (DEAD STORAGE) 10,828 CF 385 7,667 SF 5 8010 CF J 38886 8,352 SF 18 156 CF = 26,166 CF 9,804 SF ' BOTH CELL'S (DEAD STORAGE) 388 389 14,411 SF > 15457 CF 16,502 SF ' BOTH CELL'S (LIVE STORAGE) 389 390 392 .39.3 16,502 SF ~ 17,118 CF 17,733 SF .37954 CF 20,221 SF 20' 866 CF 21.511 SF ' LIVE STORAGE REQUIRED: 49,285 CF LIVE STORAGE PROVIDED: 75,938 CF TOP OF BERM ELEVATION = ,394.00 EMERGENCY OVERFLOW ELEV.= 393.00 BOTTOM OF LIVE STORAGE ELEV. = 389.00 DEAD STORAGE REQUIRED; 52,257 CF DEAD STORAGE PROVIDED: 52,451 CF BOTTON OF DEAD STORAGE ELEVATION = 385.00 SEDIMENT ELEVATION = 384.00 (1ST CELL ONLY) PROPOSED DETENTION POND ~ "2, ..."., 02054£X04. 0 we 3.2.2 KCRTSIRUNOFF FILE THOD -GENERATING TIME SERIES :i!~~.JW~~i~I~_~~~~g~~~~;~~~~~~~~i.If:~Jh~t~l: SCS Soil Type SCS KCRTS Soil Notes Hydrologic Group Soil Group Alderwood (Ag8, Age, AgO) C Till Arents, Alderwood Material (AmB, AmC) C Till Arents, Everett Material (An) 8 Outwash 1 Beausite (BeC, BeD, BeF) C Till 2 Bellingham (Bh) 0 Till 3 Briscot (8r) 0 Till 3 Buckley (Bu) 0 Till 4 Earlmont (Ea) 0 Till 3 Edgewick (Ed) C Till 3 Everett (Ev8, EvC, EvO, EwC) AlB Outwash 1 Indianola (InC, InA, InO) A Outwash 1 Kitsap (KpB, KpC, KpO) C Till Klaus (KsC) C Outwash 1 Neilton (NeC) A Outwash 1 Newberg (Ng) B Till 3 Nooksack (Nk) C Till 3 Norma (No) D Till 3 Orcas (Or) D Wetland Oridia (Os) D TIll 3 Ovall (OvC, OvO, OvF) C TIll 2 Pilchuck (Pc) C TIll 3 Puget (Pu) D TIll 3 Puyallup (Py) B Till 3 Ragnar (RaC, RaD, RaC, RaE) B Outwash 1 Renton (Re) D Till 3 Salal (Sa) C Till 3 Sammamish (Sh) D Till 3 Seattle (Sk) D Wetland Shalcar (Sm) D Till 3 Si (Sn) C Till 3 Snohomish (So, Sr) D Till 3 Sultan (Su) C Till 3 Tukwila (Tu) D Till 3 Woodinville (Wo) D Till 3 Notes: 1. Where outwash soils are saturated or underlain at shallow depth «5 feet) by glacial till, they should be treated as till soils. 2. These are bedrock soils, but calibration of HSPF by King County DNR shows bedrock soils to have similar hydrologic response to till soils. 3. These are alluvial soils, some of which are underlain by glacial till or have a seasonally high water table. In the absence of detailed study, these soils should be treated as till soils. 4. Buckley soils are formed on the low-permeability Osceola mudflow. Hydrologic response is assumed to be similar to that of till soils. 1998 Surface Water Design Manual 9/1/98 3-25 SECI'lON 3.2 RUNOFF COMPUf) ~ AND ANALYSIS MEIHODS 9/1/98 Dwelling Units/Gross % Impervious(1) Dwelling Units/Gross % Impervious Acre 1.0 DU/GA 1.5 DU/GA 2.0DU/GA 2.5 DU/GA 3.0 DU/GA 3.5 DU/GA 4.0 DU/GA Notes: Acre 15(2) 4.5 DU/GA 20 5.0 DU/GA 25 5.5 DU/GA 30 6.0 DU/GA 34 6.5 DU/GA 38 7.0 DU/GA 42 7.5 DU/GA For PUDs, condominiums, apartments, commercial businesses, and industrial areas, percent impervious coverage must be computed. 46 48 50 52 54 56 58 (1) Includes streets and sidewalks. (2) These figures should be adjusted by the effective impervious fraction given in Table 3.2.2.E, if applicable. Values from Table 3.2.2.E may be interpolated as necessary. Land Use Predevelopment Post-Development Commercial, Industrial, or Roads with Collection System Multi-Family or High Density Single Family(2) (>4 DU/GA) Medium Density Single Family(2) (4 DU/GA) Low Density Single Family(2) (1 DU/GA) Rural(2) « 1 DU/GA) GraveVDirt Roads and Parking Lots, Roads without Collection System Notes: 0.95 1.00 0.80 1.00(3) 0.66 1.00(3) 0.50 1.00(3) 0.40 1.00(3) 0.50 0.50 (1) 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 physical inspection (e.g., via pipe, channel, or short sheet flowpath). (2) Figures for residential areas include roadways. (3) 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 flowpaths exceed 50 feet in urban residential development (see Section 5.1.2 for limitations on roof downspout dispersion). L-----------_----------___________ ..,...,J. ",. C~;,.:; .~) 1998 Surface Water Design Manual 3-28 All files will be read/written in the Varking Directory Vorking Directory:P:~roject Files'02054~CRTS-LEVEL 2 KCRTS Comlland CREATE a new Time Series Production of Runoff Time Series Project Location : Sea-Tac Computing Series PREDEV.tsf Regional Scale Factor: 1.00 Data Type : Reduced Creating Hourly Time Series File Till Grass Impervious Loading Time Series 7.93 acres Loading Time Series 2.28 acres Total Area 10.21 acres File:C:~C_SVDK'KC_DATA'STTG60R.rnf Scaling Yr: 8 File:C:'KC_SVDK'KC_DATA'STEI60R.rnf Adding Yr: 8 Peak Discharge: 2.75 CFS at 6:00 on Jan 9 in Year 8 8 8 Storing Time Series File:PREDEV.tsf 8 Time Series Computed KCRTS Command CREATE a new Time Series CANCELLED KCRTS Colllland CREATE a new Time Series Production of Runoff Time Series Project Location : Sea-Tac Computing Series DEV.tsf Regional Scale Factor: 1.00 Data Type : Reduced Creating Hourly Time Series File Loading Tille Series File:C:'KC_SVD~KC_DATA'STTG60R.rnf 8 Till Grass 4.20 acres Scaling Yr: 8 Loading Time Series File:C:'KC_SVDK'KC_DATA~EI60R.rnf 8 Impervious 6.01 acres Adding Yr: 8 Total Area 10.21 acres Peak Discharge: 3.73 CFS at 6:00 on Jan 9 in Year 8 Storing Tille Series File:DEV.tsf 8 Time Series Computed - Flow Frequency Analysis Time Series File:predev.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 1.26 4 2/09/01 2:00 2.75 1 100.00 0.990 0.849 7 1/05/02 16:00 1. 55 2 25.00 0.960 1. 55 2 2/27/03 7:00 1.32 3 10.00 0.900 0.716 8 8/26/04 2:00 1. 26 4 5.00 0.800 0.910 6 10/28/04 16:00 1.22 5 3.00 0.667 1. 32 3 1/18/06 16:00 0.910 6 2.00 0.500 1. 22 5 11/24/06 3:00 0.849 7 1. 30 0.231 2.75 1 1/09/08 6:00 0.716 8 1.10 0.091 Computed Peaks 2.35 50.00 0.980 Flow Frequency Analysis Time Series File:dev.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 1. 83 6 2/09/01 2:00 3.73 1 100.00 0.990 1. 48 8 1/05/02 16:00 2.29 2 25.00 0.960 2.21 3 2/27/03 7:00 2.21 3 10.00 0.900 1. 58 7 8/26/04 2:00 1. 94 4 5.00 0.800 1. 90 5 10/28/04 16:00 1. 90 5 3.00 0.667 1. 94 4 1/18/06 16:00 1.83 6 2.00 0.500 2.29 2 10/26/06 0:00 1. 58 7 1.30 0.231 3.73 1 1/09/08 6:00 1. 48 8 1.10 0.091 Computed Peaks 3.25 50.00 0.980 Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Pond 2.00 H:1V 115.00 ft 92.00 ft 10580. sq. ft 15120. sq. ft 0.347 acres 4.00 ft 100.00 ft 49285. cu. ft 1.131 ac-ft 4.00 ft 18.00 inches 3 Orifice # Height (ft) Diameter (in) 2.15 2.90 3.10 Full Head Discharge (CFS) 0.251 0.323 0.330 Pipe Diameter (in) 1 0.00 2 2.00 3 2.40 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage (ft) (ft) (cu. ft) (ac-ft) 0.00 100.00 o. 0.000 0.02 100.02 212. 0.005 0.04 100.04 424. 0.010 0.07 100.07 743. 0.017 0.09 100.09 956. 0.022 0.11 100.11 1169. 0.027 0.13 100.13 1382. 0.032 0.16 100.16 1703. 0.039 0.18 100.18 1918. 0.044 0.28 100.28 2995. 0.069 0.38 100.38 4081. 0.094 0.48 100.48 5174. 0.119 0.58 100.58 6277. 0.144 0.68 100.68 7388. 0.170 0.78 100.78 8507. 0.195 0.88 100.88 9635. 0.221 0.98 100.98 10771. 0.247 1.08 101.08 11916. 0.274 1.18 101.18 13070. 0.300 1.28 101. 28 14232. 0.327 1.38 101. 38 15403. 0.354 1.48 101. 48 16583. 0.381 1. 58 101.58 17771. 0.408 1.68 101. 68 18968. 0.435 1. 78 101. 78 20174. 0.463 1. 88 101. 88 21389. 0.491 1. 98 101. 98 22613. 0.519 6.0 6.0 Discharge (cfs) 0.000 0.019 0.027 0.032 0.038 0.042 0.046 0.050 0.053 0.066 0.077 0.087 0.095 0.103 0.111 0.118 0.124 0.130 0.136 0.142 0.147 0.152 0.158 0.162 0.167 0.172 0.176 Percolation (cfs) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Surf Area (sq. ft) 10580. 10597. 10613. 10638. 10655. 10671. 10688. 10713. 10730. 10813. 10897. 10981. 11066. 11150. 11236. 11321. 11407. 11493. 11579. 11666. 11753. 11840. 11928. 12016. 12105. 12193. 12282. Hyd 1 2.00 2.03 2.06 2.09 2.12 2.15 2.18 2.21 2.24 2.34 2.40 2.43 2.46 2.50 2.53 2.56 2.59 2.63 2.66 2.76 2.86 2.96 3.06 3.16 3.26 3.36 3.46 3.56 3.66 3.76 3.86 3.96 4.00 4.10 4.20 4.30 4.40 4.50 4.60 4.70 4.80 4.90 5.00 5.10 5.20 5.30 5.40 5.50 5.60 5.70 5.80 5.90 6.00 Inflow 102.00 102.03 102.06 102.09 102.12 102.15 102.18 102.21 102.24 102.34 102.40 102.43 102.46 102.50 102.53 102.56 102.59 102.63 102.66 102.76 102.86 102.96 103.06 103.16 103.26 103.36 103.46 103.56 103.66 103.76 103.86 103.96 104.00 104.10 104.20 104.30 104.40 104.50 104.60 104.70 104.80 104.90 105.00 105.10 105.20 105.30 105.40 105.50 105.60 105.70 105.80 105.90 106.00 Outflow Target 3.73 ******* Calc 3.27 22859. 23228. 23598. 23969. 24341. 24714. 25087. 25461. 25836. 27092. 27850. 28231. 28612. 29121. 29504. 29887. 30272. 30786. 31172 . 32467. 33770. 35082. 36404. 37735. 39075. 40425. 41784. 43152. 44530. 45917. 47314. 48720. 49285. 50705. 52134. 53573. 55021. 56480. 57947. 59425. 60912. 62410. 63917. 65434. 66960. 68497. 70044. 71601. 73168. 74745. 76332. 77929. 79536. 0.525 0.177 0.533 0.181 0.542 0.188 0.550 0.201 0.559 0.216 0.567 0.236 0.576 0.259 0.585 0.286 0.593 0.300 0.622 0.325 0.639 0.339 0.648 0.348 0.657 0.362 0.669 0.381 0.677 0.404 0.686 0.431 0.695 0.462 0.707 0.495 0.716 0.522 0.745 0.563 0.775 0.600 0.805 0.634 0.836 0.665 0.866 0.695 0.897 0.724 0.928 0.751 0.959 0.777 0.991 0.802 1. 022 0.826 1.054 0.849 1.086 0.872 1.118 0.894 1.131 0.903 1.164 1. 390 1.197 2.250 1.230 3.370 1.263 4.680 1.297 6.170 1.330 7.610 1.364 8.160 1.398 8.670 1.433 9.150 1.467 9.610 1.502 10.040 1. 537 10.450 1. 572 10.850 1.608 11.230 1. 644 11.600 1. 680 11. 960 1. 716 12.310 1. 752 12.640 1. 789 12.970 1.826 13.290 Storage 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Peak Stage Elev 4.29 104.29 (Cu-Ft) (Ac-Ft) 53447. 1.227 12300. 12327. 12354. 12380. 12407. 12434. 12461. 12488. 12515. 12605. 12659. 12687. 12714. 12750. 12777. 12805. 12832. 12868. 12896. 12987. 13079. 13171. 13263. 13356. 13449. 13543. 13636. 13730. 13825. 13919. 14014. 14110. 14148. 14244. 14340. 14436. 14533. 14630. 14727. 14825. 14923. 15021. 15120. 15219. 15318. 15418. 15518. 15618. 15719. 15819. 15921. 16022. 16124. 2 3 4 5 6 7 8 2.29 1.55 1.83 ******* 1.94 ******* 2.21 ******* 1.90 ******* 1.48 ******* 1.58 ******* 1.47 1.36 1.22 0.77 0.64 0.36 0.30 4.11 104.11 4.09 104.09 4.07 104.07 3.42 103.42 2.99 102.99 2.47 102.47 2.26 102.26 Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout 50842. 50604. 50216. 41221. 35497. 28679. 26083. 1.167 1.162 1.153 0.946 0.815 0.658 0.599 Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: 3.73 CFS at 6:00 on Jan 9 in Year 8 3.27 CFS at 8:00 on Jan 9 in Year 8 4.29 Ft Peak Reservoir Elev: 104.29 Ft Peak Reservoir Storage: 53447. Cu-Ft 1.227 Ac-Ft Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.021 0.062 0.103 0.144 0.186 0.227 0.268 0.309 0.350 0.391 0.433 0.474 0.515 0.556 0.597 0.639 0.680 0.721 0.762 0.803 0.844 0.886 0.927 0.968 1. 01 1. 05 1. 09 1.13 1.17 1.21 1.26 1.30 42269 7651 5653 3342 1664 192 69 75 121 44 26 16 18 31 27 31 19 11 14 9 5 9 8 3 1 3 1 2 1 o 1 1 68.932 12.477 9.219 5.450 2.714 0.313 0.113 0.122 0.197 0.072 0.042 0.026 0.029 0.051 0.044 0.051 0.031 0.018 0.023 0.015 0.008 0.015 0.013 0.005 0.002 0.005 0.002 0.003 0.002 0.000 0.002 0.002 68.932 81. 409 90.628 96.078 98.792 99.105 99.217 99.340 99.537 99.609 99.651 99.677 99.706 99.757 99.801 99.852 99.883 99.901 99.923 99.938 99.946 99.961 99.974 99.979 99.980 99.985 99.987 99.990 99.992 99.992 99.993 99.995 31. 068 18.591 9.372 3.922 1.208 0.895 0.783 0.660 0.463 0.391 0.349 0.323 0.294 0.243 0.199 0.148 0.117 0.099 0.077 0.062 0.054 0.039 0.026 0.021 0.020 0.015 0.013 0.010 0.008 0.008 0.007 0.005 0.311E+00 0.186E+00 0.937E-01 0.392E-01 0.121E-01 0.895E-02 0.783E-02 0.660E-02 0.463E-02 0.391E-02 0.349E-02 0.323E-02 0.294E-02 0.243E-02 0.199E-02 0.148E-02 0.117E-02 0.995E-03 0.766E-03 0.620E-03 0.538E-03 0.391E-03 0.261E-03 0.212E-03 0.196E-03 0.147E-03 0.130E-03 0.978E-04 0.815E-04 0.815E-04 0.652E-04 0.489E-04 1. 34 1 0.002 99.997 0.003 0.326E-04 1. 38 1 0.002 99.998 0.002 0.163E-04 1.42 0 0.000 99.998 0.002 0.163E-04 1.46 0 0.000 99.998 0.002 0.163E-04 ---------------------------------- Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 3.73 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 3.27 CFS at 8:00 on Jan 9 in Year 8 Peak Reservoir Stage: 4.29 Ft Peak Reservoir Elev: 104.29 Ft Peak Reservoir Storage: 53475. Cu-Ft 1.228 Ac-Ft Flow Duration from Time Series File: rdout. tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.021 42318 69.012 69.012 30.988 0.310E+00 0.063 7709 12.572 81. 583 18.417 0.184E+00 0.105 5669 9.245 90.828 9.172 0.917E-01 0.147 3397 5.540 96.368 3.632 0.363E-01 0.189 1515 2.471 98.839 1.161 0.116E-01 0.231 176 0.287 99.126 0.874 0.874E-02 0.273 58 0.095 99.220 0.780 0.780E-02 0.315 109 0.178 99.398 0.602 0.602E-02 0.357 95 0.155 99.553 0.447 0.447E-02 0.399 40 0.065 99.618 0.382 0.382E-02 0.441 22 0.036 99.654 0.346 0.346E-02 0.483 16 0.026 99.680 0.320 0.320E-02 0.525 23 0.038 99.718 0.282 0.282E-02 0.567 30 0.049 99.767 0.233 0.233E-02 0.609 33 0.054 99.821 0.179 0.179E-02 0.651 26 0.042 99.863 0.137 o .B7E-02 0.693 18 0.029 99.8.92 0.108 0.108E-02 0.735 14 0.023 99.915 0.085 0.848E-03 0.777 10 0.016 99.932 0.068 0.685E-03 0.819 6 0.010 99.941 0.059 0.587E-03 0.861 9 0.015 99.956 0.044 0.440E-03 0.903 10 0.016 99.972 0.028 0.277E-03 0.945 0 0.000 99.972 0.028 0.277E-03 0.987 3 0.005 99.977 0.023 0.228E-03 1. 03 2 0.003 99.980 0.020 0.196E-03 1. 07 4 0.007 99.987 0.013 o .BOE-03 1.11 1 0.002 99.989 0.011 0.114E-03 1.15 1 0.002 99.990 0.010 0.978E-04 1.20 1 0.002 99.992 0.008 0.815E-04 1.24 1 0.002 99.993 0.007 0.652E-04 1.28 1 0.002 99.995 0.005 0.489E-04 1. 32 0 0.000 99.995 0.005 0.489E-04 1.36 2 0.003 99.998 0.002 0.163E-04 1.41 0 0.000 99.998 0.002 0.163E-04 1.45 0 0.000 99.998 0.002 0.163E-04 ;; '"'1 •• ~~d~~ 1.49 0 0.000 99.998 0.002 0.163E-04 Duration Comparison Anaylsis Base File: predev.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability 0.455 0.34E-02 0.34E-02 -1.4 0.34E-02 0.540 0.24E-02 0.26E-02 8.9 0.24E-02 0.624 0.16E-02 0.16E-02 -4.0 0.16E-02 0.708 0.12E-02 0.99E-03 -18.7 0.12E-02 0.792 0.91E-03 0.65E-03 -28.6 0.91E-03 0.877 0.52E-03 0.39E-03 -25.0 0.52E-03 0.961 0.34E-03 0.24E-03 -28.6 0.34E-03 1. 04 0.28E-03 0.20E-03 -29.4 0.28E-03 1.13 0.15E-03 0.98E-04 -33.3 0.15E-03 1.21 o .11E-03 0.82E-04 -28.6 o . 11E-03 1.30 0.65E-04 0.49E-04 -25.0 0.65E-04 1.38 0.33E-04 0.16E-04 -50.0 0.33E-04 1.47 0.16E-04 0.16E-04 0.0 0.16E-04 1.55 0.16E-04 O.OOE+OO -100.0 0.16E-04 Maximum positive excursion = 0.108 cfs 7.8%) occurring at 1.39 cfs on the Base Data:predev.tsf and at 1.50 cfs on the New Data:rdout.tsf Maximum negative excursion = 0.147 cfs (-14.3%) occurring at 1.03 cfs on the Base Data:predev.tsf and at 0.884 cfs on the New Data:rdout.tsf Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 3.73 Peak Outflow Discharge: 3.27 Peak Reservoir Stage: 4.29 Peak Reservoir Elev: 104.29 Peak Reservoir Storage: 53475. 1.228 CFS at 6:00 CFS at 8:00 Ft Ft Cu-Ft Ac-Ft Flow Duration from Time Series File:rdout.tsf on on Base 0.455 0.540 0.624 0.708 0.792 0.877 0.961 1. 04 1.13 1.21 1.30 1.38 1.47 1.55 Jan Jan Tolerance------- New % Change 0.447 -1.7 0.563 4.4 0.619 -0.8 0.667 -5.8 0.723 -8.7 0.842 -3.9 0.882 -8.2 0.945 -9.6 1. 07 -5.4 1.12 -7.6 1.28 -1. 6 1.35 -2.3 1.50 2.3 1. 50 -3.2 9 in Year 8 9 in Year 8 Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.021 42318 69.012 69.012 30.988 0.310E+00 0.063 7709 12.572 81. 583 18.417 0.184E+00 0.105 5669 9.245 90.828 9.172 0.917E-01 0.147 3397 5.540 96.368 3.632 0.363E-01 0.189 1515 2.471 98.839 1.161 o .116E-01 0.231 176 0.287 99.126 0.874 0.874E-02 0.273 58 0.095 99.220 0.780 0.780E-02 0.315 109 0.178 99.398 0.602 0.602E-02 0.357 95 0.155 99.553 0.447 0.447E-02 ~<'! ""': ~ 0.399 0.441 0.483 0.525 0.567 0.609 0.651 0.693 0.735 0.777 0.819 0.861 0.903 0.945 0.987 1. 03 1. 07 1.11 1.15 1.20 1.24 1.28 1. 32 1. 36 1.41 1.45 1.49 40 22 16 23 30 33 26 18 14 10 6 9 10 o 3 2 4 1 1 1 1 1 o 2 o o o 0.065 0.036 0.026 0.038 0.049 0.054 0.042 0.029 0.023 0.016 0.010 0.015 0.016 0.000 0.005 0.003 0.007 0.002 0.002 0.002 0.002 0.002 0.000 0.003 0.000 0.000 0.000 99.618 99.654 99.680 99.718 99.767 99.821 99.863 99.892 99.915 99.932 99.941 99.956 99.972 99.972 99.977 99.980 99.987 99.989 99.990 99.992 99.993 99.995 99.995 99.998 99.998 99.998 99.998 Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout 0.382 0.346 0.320 0.282 0.233 0.179 0.137 0.108 0.085 0.068 0.059 0.044 0.028 0.028 0.023 0.020 0.013 0.011 0.010 0.008 0.007 0.005 0.005 0.002 0.002 0.002 0.002 0.382E-02 0.346E-02 0.320E-02 0.282E-02 0.233E-02 0.179E-02 0.137E-02 0.108E-02 0.848E-03 0.685E-03 0.587E-03 0.440E-03 0.277E-03 0.277E-03 0.228E-03 0.196E-03 o .l30E-03 o .114E-03 0.978E-04 0.815E-04 0.652E-04 0.489E-04 0.489E-04 0.163E-04 0.163E-04 0.163E-04 0.163E-04 Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: 3.73 CFS at 6:00 on Jan 9 in Year 8 3.27 CFS at 8:00 on Jan 9 in Year 8 4.29 Ft Peak Reservoir Elev: 104.29 Ft Peak Reservoir Storage: 53475. Cu-Ft 1.228 Ac-Ft Flow Duration from Time Series File:rdout.tsf cutoff Count Frequency CDF Exceedence Probability CFS % % % 0.021 0.063 0.105 0.147 0.189 0.231 0.273 0.315 0.357 0.399 0.441 0.483 42318 7709 5669 3397 1515 176 58 109 95 40 22 16 69.012 12.572 9.245 5.540 2.471 0.287 0.095 0.178 0.155 0.065 0.036 0.026 69.012 81.583 90.828 96.368 98.839 99.126 99.220 99.398 99.553 99.618 99.654 99.680 30.988 18.417 9.172 3.632 1.161 0.874 0.780 0.602 0.447 0.382 0.346 0.320 0.310E+OO 0.184E+00 0.917E-01 0.363E-01 o .116E-01 0.874E-02 0.780E-02 0.602E-02 0.447E-02 0.382E-02 0.346E-02 0.320E-02 0.525 23 0.038 99.718 0.282 0.282E-02 0.567 30 0.049 99.767 0.233 0.233E-02 0.609 33 0.054 99.821 0.179 0.179E-02 0.651 26 0.042 99.863 0.137 0.137E-02 0.693 18 0.029 99.892 0.108 0.108E-02 0.735 14 0.023 99.915 0.085 0.848E-03 0.777 10 0.016 99.932 0.068 0.685E-03 0.819 6 0.010 99.941 0.059 0.587E-03 0.861 9 0.015 99.956 0.044 0.440E-03 0.903 10 0.016 99.972 0.028 0.277E-03 0.945 0 0.000 99.972 0.028 0.277E-03 0.987 3 0.005 99.977 0.023 0.228E-03 l. 03 2 0.003 99.980 0.020 0·.196E-03 l. 07 4 0.007 99.987 0.013 0.130E-03 l.11 1 0.002 99.989 0.011 o .114E-03 l.15 1 0.002 99.990 0.010 0.978E-04 l.20 1 0.002 99.992 0.008 0.815E-04 l.24 1 0.002 99.993 0.007 0.652E-04 l. 28 1 0.002 99.995 0.005 0.489E-04 l. 32 0 0.000 99.995 0.005 0.489E-04 l.36 2 0.003 99.998 0.002 0.163E-04 l.41 0 0.000 99.998 0.002 0.163E-04 1.45 0 0.000 99.998 0.002 0.163E-04 l.49 0 0.000 99.998 0.002 0.163E-04 Duration Comparison Anaylsis Base File: predev.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability 0.455 0.34E-02 0.34E-02 -1.4 I 0.34E-02 0.540 0.24E-02 0.26E-02 8.9 I 0.24E-02 0.624 0.16E-02 0.16E-02 -4.0 I 0.16E-02 0.708 0.12E-02 0.99E-03 -18.7 I 0.12E-02 0.792 0.91E-03 0.65E-03 -28.6 I 0.91E-03 0.877 0.52E-03 0.39E-03 -25.0 I 0.52E-03 0.961 0.34E-03 0.24E-03 -28.6 I 0.34E-03 1. 04 0.28E-03 0.20E-03 -29.4 I 0.28E-03 1.13 0.15E-03 0.98E-04 -33.3 I 0.15E-03 1. 21 o . 11E-03 0.82E-04 -28.6 I o . 11E-03 1. 30 0.65E-04 0.49E-04 -25.0 I 0.65E-04 1. 38 0.33E-04 0.16E-04 -50.0 I 0.33E-04 1. 47 0.16E-04 0.16E-04 0.0 I 0.16E-04 1. 55 0.16E-04 O.OOE+OO -100.0 I 0.16E-04 Maximum positive excursion = 0.108 cfs ( 7.8%) occurring at 1.39 cfs on the Base Data:predev.tsf and at 1. 50 cfs on the New Data:rdout.tsf Maximum negative excursion = 0.147 cfs (-14.3%) occurring at 1.03 cfs on the Base Data:predev.tsf and at 0.884 cfs on the New Data:rdout.tsf Base 0.455 0.540 0.624 0.708 0.792 0.877 0.961 1. 04 1.13 1. 21 1. 30 1. 38 1. 47 1. 55 Tolerance------- New %Change 0.447 -1. 7 0.563 4.4 0.619 -0.8 0.667 -5.8 0.723 -8.7 0.842 -3.9 0.882 -8.2 0.945 -9.6 1. 07 -5.4 1.12 -7.6 1. 28 -1. 6 1. 35 -2.3 1. 50 2.3 1. 50 -3.2 / . .... ..... ::J ::J "'0"'0 ... .,...: ::J w .gC) .... 0::: ~ ~-.. --~ ;) ~ '\ ---""v II // ri¢ ~/ /.,,' ~ ... " ./ >v I/ ,'.' , ./ i .. ; /+ , I .I / , V/ /, ,. a:: V ~ G ~ a ~ ::./ /o ~/ ,.if7 /<Y' / (f .* ( / / /*' I 1 / ,<>/,~ ,::;.'--- j!l' ~/ .. l 'I ~; ,,' / / / :f. 0 0 0 90 90 va lJ , , ',' , " ff /,,/ / i ! 0 0 GO r I- I- I- I- I- I- o o ~ pI- C l- T"' , I- l- I- l- I- l- I- l- I- ~ I-- l-0 ~ I- I-- l- l- I-- I- I- '? I-- I-0 ~ I-- I- I- I-- I- I-- I-- I-- I-- l- I- I-- l- I-- I- I- 0' ) Q) u c:: Q) "'0 Q) Q) u >< w >. :t::: ..0 co ..0 0 '-a.. , . v. Conveyance System Analysis The conveyance system analysis will be included in this report at construction document submittal. The system will be designed to convey the 25-year peak flows and checked for flooding conditions at the 100-year event per the 1998 King County Surface water Design Manual. , . .. VI. Erosion / Sedimentation Control Design Erosion and sedimentation control will be provided by utilizing BMPs selected from the 1998 King County Surface Water Design manual. These BMP's will likely include, but are not necessarily limited to, sediment pond(s) and/or trap(s), silt fencing, construction safety (NGPE) fencing, interceptor v-ditches, rock check dams, plastic sheeting of stockpiles, straw mulch, and hydro-seeding. A Temporary Erosion Control Plan will be submitted as part of the construction documents detailing the means by which sediment and erosion control will be handled during construction. Note: Due to the size of the site, a National Pollution Discharge Elimination System (NPDES) permit, and a Storm Water Pollution prevention Plan (SWPPP) will be required and provided prior to the commencement of construction. HALINEN LAW OFFICES, P.S. David L Halinen, P.E. davidhalinen@halinenlaw.com HAND-DELIVERED A ProfessIonal Service Corporation Bellevue Place / Bank of America Bldg. 10500 NE 8th, Suite 1900 Bellevue, Washington 98004 December 27,2004 City of Renton Development Services Division Department of PlanninglBuildinglPublic Works 1055 S. Grady Way, Sixth Floor Renton, Washington 98055 Attn: Neil Watts, P.E., Director DEVELOPMENT P CITY OF REN!r6~"VING DEC 2 8 200~ 25) 454-8272 Fax (425) 646-3467 Ci1)'OFRENTON RECEIVED DEC 2'7 2004 BUILDING DIVISION Re: Liberty Ridge L.L.c. 's Proposed "Elmhurst" Residential Subdivision Liberty Ridge L.L.C.'s Request for Approval of (1) a Reduction in the Required Right-of-Way Widths for the Proposed Residential Access Streets, and (2) Various Modifications to the Street Standards in Regard to the Proposed Project Dear Mr. Watts: I represent Liberty Ridge L.L.C., the preliminary plat applicant for the proposed "Elmhurst" Residential Subdivision. The preliminary plat application was submitted to your Division today. I am writing this letter on behalf of Liberty Ridge L.L.C. to request that you approve: (1) A reduction in the required right-of-way width for the proposed internal residential access streets; (2) A reduction in the required right-of-way width for the west half of the portion of Bremerton Avenue NE (a residential access street) abutting the Elmhurst site; (3) A modification to the Street Standards to permit a reduction in (a) the required pavement width for the half-street portion of Bremerton Avenue NE abutting the north half of the Elmhurst site and (b) the required right- of-way width for that same half-street portion of Bremerton Avenue NE; and (4) A modification to the Street Standards to permit reduced-width sidewalks. The substance of these requests has been previously discussed with your Engineering Plan Review Supervisor, Kayren Kittrick. Before going into the specifics of these requests, the City of Renton Development Services Division Attn: Neil Watts, P.E., Director December 27,2004 Page 2 following list summarizes the various segments of the proposed residential access streets. Explanation of the Proposed Sections of the Residential Access Streets Liberty Ridge L.L.C. is proposing residential access streets with the following sections: (a) Internal Streets: These streets are proposed as a 32-foot wide section from face-of-curb to face-of-curb with (i) 5-foot sidewalks on both sides (with the 5-foot dimension taken from the face of curb) and (ii) a 42-foot wide right-of-way (see the TYPICAL SECTION ROAD A -ROAD B that is set forth in the middle right portion of Sheet 6 of 8 of the preliminary plat drawings). (b) Bremerton Avenue NE (Along the Elmhurst Site's North Half): This street is proposed as a "half-street improvement" with a 20-foot wide pavement section from face-of-curb along the west side of the street to pavement edge along the east side of the street with (i) a 5.5-foot wide sidewalk along the west side (with the 5.5-foot dimension taken from the face of curb) and (ii) a 29.5-foot wide right-of-way (with the west 22 feet of that right-of-way along the west side of the quarter section line) (see the typical street section that is labeled BREMERTON AVENUE NE STA. 20+ 17 TO STA. 23+50 that is set forth in the middle right portion of Sheet 6 of 8 of the preliminary plat drawings). Note that this 20-foot wide pavement section was the "half-street" pavement section for Bremerton Avenue NE that the City approved for the Laurelhurst Phase 1 residential subdivision abutting roughly the south half of the Elmhurst site. (c) Bremerton Avenue NE (Along the Elmhurst Site's South Half North of Proposed Road A): This street, which is proposed as a completion of the west half of Bremerton Avenue NE (the developer of the Laurelhurst Phase 1 residential subdivision currently installing a "half-street improvement" along the east side of this stretch of Bremerton Avenue NE), is proposed to consist of 16 feet of pavement west of the quarter section line to the face-of-curb along the west side of the street to pavement edge along the east side of the street with (i) a 5.5-foot wide sidewalk along the west side (with the 5.5-foot dimension taken from the face of curb) and (ii) a 22-foot wide right-of-way along the west side of the quarter section line) (see the typical street section that is labeled BREMERTON AVENUE NE STA. 17+92 TO STA. 20+17 that is set forth in the lower right portion of Sheet 6 of 8 of the preliminary plat drawings). City of Renton Development Services Division Attn: Neil Watts, P.E., Director December 27,2004 Page 3 Ten-foot wide utility easements are planned along the site's frontages of all of these proposed streets. Request for Reduction in the Required Right-of-Way Width for the Proposed Internal Residential Access Streets Ordinarily-Required Right-of-Way Widths for the Proposed Streets RMC 4-6-060F.2.b ordinarily requires a 50-foot wide right-of-way for residential access streets. Analysis of the Code Criteria for "Reduced Right-of-Way Dedication" RMC 4-6-060R.3 states: 3. Reduced Right-or-Way Dedication: a. When Permitted: The Department may approve a reduction in the required right-of-way width for residential access streets for new streets within a short plat or subdivision to forty two feet (42') when the extra area from the reduction is used for the creation of an additionallot(s) which could not be platted without the reduction; or when the platting with the required right-of-way width results in the creation of lots with less than one hundredfeet (100~ in depth. b. Additional Easements: The Department may require additional easements be provided for the franchise utilities outside of the dedicated right-of-way when such a right-of-way reduction is approved. In no case shall a reduction in the required right-of-way width be approved unless it is shown that there will be no detrimental effect on the public health, safety or welfare if the right-of-way width is reduced, and that the full right-of-way width is not needed for current or future development. (Italics and underlining added for emphasis.) In the case of the proposed Elmhurst lots, reduction of the right-of-way width of the proposed internal streets from 50 feet to 42 feet is used for the creation of additional lots and results in lots less with a depth of less than 100 feet. Thus, Elmhurst qualifies for the proposed right-of-way reduction. Note that in relation to RMC 4-6-060R.3.b, Liberty Ridge L.L.C. is willing to provide easements for franchise utilities as I have explained above. City of Renton Development Services Division Attn: Neil Watts, P.E., Director December 27,2004 Page 4 Request for Reduction in the Required Right-of-Way Width for the West HaH of the Portion of Bremerton Avenue NE Abutting the Elmhurst Site The same analysis as used in the immediately prior section justifies the proposed reduction of the required right-of-way width for the west half of the portion of Bremerton Avenue NE abutting the Elmhurst site (i.e., the proposed right-of-way reduction is used for the creation of additional lots and results in lots less with a depth of less than 100 feet). Note that a 22-foot half-street width (rather than 21 feet, the bare minimum under the code) has been chosen to leave enough room for the entirety of the proposed 5-foot wide sidewalk in the right-of-way. (Note that a 5-foot wide sidewalk is proposed along the west edge of Bremerton Avenue NE to match the 5-foot wide sidewalk that the Laurelhurst Phase 1 civil construction plans call for along the east side of Bremerton Avenue NE within the Laurelhurst Phase 1 site.) Request For a Modification to the Street Standards to Permit a Reduction in (a) the Required Pavement Width for the Half-Street Portion of Bremerton Avenue NE Abutting the North HaH of the Elmhurst Site and (b) the Required Right-of-Way Width for That Same HaH-Street Portion of Bremerton Avenue NE The north half of the Elmhurst site lies across an existing strip of Bremerton Avenue NE right-of-way from King County Assessor's Parcel No. 152305-9030 (the "Fue Vue Parcel"). Liberty Ridge L.L.C. has proposed to the Vues that it would install Bremerton Avenue NE frontage improvements along the east half of the Fue Vue Parcel at no cost to the Vues in conjunction with development of the Elmhurst parcel if the Vues would dedicate to the City the balance of the right-of-way that would be necessary for those improvement but the Vues rejected that proposal. (The Fue Vue Parcel is a parcel with potential for future development and has the space available for completion of the Bremerton Avenue NE right-of-way.) Because of the rejection of that proposal, Liberty Ridge L.L.c. proposes to the City a half-street improvement involving 20 feet of pavement along the west side of Bremerton Avenue NE (16 feet of pavement west of the quarter section line), which is the same section that the City approved this year for Conner Homes in regard to the east side of Bremerton Avenue NE where Laurelhurst Phase 1 is opposite the south half of the Elmhurst site. In regard to that half-street proposal, Liberty Ridge L.L.C. hereby requests a modification from the pavement width and right-of-way width provisions of RMC 4-6-060R.2.b1 to (a) reduce the ordinarily-required pavement width RMC 4-6-060R.2.a and b state: 2. Half Street Improvements: a. When Permitted: Half street improvements may be allowed for a residential access street by the Administrator or her/his designee when it is determined that the adjacent parcel of property has the potential for future development and City of Renton Development Services Division Attn: Neil Watts, P.E., Director December 27,2004 Page 5 from 28 feet to 20 feet and reduce the ordinarily-required right-of-way width from 35 feet to 29.5 feet. Code Criteria for "Modifications" Subsection 4-6-060R of the Street Standards provides for "Variations from the Standards". Subsection 1 thereof states: 1. Alternates, Modifications, Waivers, Variances: See RMC 4-9-250. RMC 4-9-250 sets forth the following purpose statement in subsection A thereof, which explains the differences between Variances, Waivers, Modifications, and Alternates: 4-9-250 VARIANCES, WAIVERS, MODIFICATIONS, AND ALTERNATES: A. PURPOSES: 1. Variances: A grant of relief from the requirements of this Title which permits construction in a manner that otherwise is prohibited by this Title. 2. Waivers: (Reserved) 3. Modifications: To modify a Code requirement when there are practical difficulties involved in carrying out the provisions of this Title when a special individual reason makes the strict letter of this Code impractical. (Ord. 4346, 3-9-1992) dedication of the right-of-way necessary for the completion of the street right-of- way. b. Minimum Design Standards: The right-or-way for the haZfstreet improvement must be a minimum ofthirty-five feet (35') with twenty-eight feet paved (28 '). A curb and a six- foot (6') sidewalk shall be installed on the development side ofthe street. If the street will require a cul-de-sac, then the right-of-way for the half of the cul-de-sac shall be dedicated, with installation of a temporary hammerhead turnaround. The property shall also dedicate easements to the city for street lighting and fire hydrants. Additional easements shall be provided for the franchise utilities outside of the dedicated right-of- way. (Underlining and italics added for emphasis.) · . City of Renton Development Services Division Attn: Neil Watts, P.E., Director December 27, 2004 Page 6 4. Alternates: To allow the use of any material or method of construction not specifically prescribed by this Title. (Ord. 4346, 3-9-1992) (Italics added for emphasis.) In relation to Modifications, "Modification Procedures" are set forth in RMC 4-9-250D. The relevant portions are subsections 1 and 2 thereof, which are as follows: 1. Application Time and Decision Authority: Modification from standards, either in whole or in part, shall be subject to review and decision by the PlanningIBuildinglPublic Works Department upon submittal in writing of jurisdiction for such modification. (Amd. Ord. 4777,4-19-1999) 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and b. Will not be injurious to other property(s) in the vicinity; and c. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5-8-1995) Justification for the Requested Modification to Reduce the Required Half-Street Pavement Width from 28 Feet to 20 Feet ~, ENVIRONMENTA QV PAR T N E R SIN C November 18, 2004 Liberty Ridge L.L.C. 9125 10th Avenue South Seattle, Washington 98108 Attn: Gary Merlino, Manager 5 NE Gilman BluL, Suite 201 Issaquah, Washington 9802; Re: Evaluation and Review of Environmental Data Site of Proposed "Elmhurst" Residential Subdivision Site Location: 201 Bremerton Avenue NE Renton, Washington 98059 EPI Project No. 36202.0 Dear Mr. Merlino: 425.395.0010 fax 425.395.0011 Environmental Partners, Inc. (EPI) is pleased to submit this evaluation and review of the available environmental data for the site of the proposed "Elmhurst" residential subdivision located at 201 Bremerton Avenue NE in Renton, Washington (the "subject property"). EPI understands that the site, which previously has been used by Tydico and McCann Construction as a headquarters and construction yard, was acquired by Liberty Ridge L.L.C. during 2003. You requested this letter in support of an ongoing evaluation of site conditions in preparation for development of the proposed "Elmhurst" residential subdivision. Per your request, EPI has prepared this letter to summarize our evaluation of the previously collected environmental assessment data in the context of the current environmental regulations. The previous site investigation reports (1991, 1995, and 2000) were prepared at a time prior to the recent revisions to, and reauthorization of, the Model Toxics Control Act (MTCA; WAC 173-340). The original version of MTCA was fully implemented in 1990 and was revised and reauthorized in February of 2001. The MTCA revisions, which included revised cleanup levels, became fully effective in August of 2001 and the reauthorized version of MTCA is the regulation that currently guides environmental response actions in the State of Washington. Because the environmental due diligence information provided to Liberty Ridge L.L.C. was collected prior to February 2001, the findings and conclusions are therefore presented in the context of an earlier version of MTCA, a version that is no longer in effect. In preparing this letter, EPI has reviewed the prior reports concerning the subject property and has re-interpreted the previously collected data based upon the currently applicable MTCA cleanup levels. Previous Investigative and Remedial Actions The subject property historically contained two 6,000-galion and one 3,000-galion diesel underground storage tanks (USTs). The 6,000-galion USTs were removed in 1991 by B&C Equipment Company. Four soil samples were reportedly collected from beneath the USTs. None of those samples contained petroleum hydrocarbons at a concentration exceeding the detection limit of the method used, which was 10 milligrams/kilogram (mg/kg). Liberty Ridge L.L.C. Evaluation and Review of Envi, unmental Data Site of Proposed "Elmhurst" Residential Subdivision November 18, 2004 Page 2 The 3,OOO-galion UST was removed in 1995 by Webster's Inc. An apparent release of diesel-range petroleum hydrocarbons (DRPH) was noted during the removal of that UST and a total of about 65 cubic yards of petroleum-contaminated soil (PCS) was removed from the UST removal excavation. PCS removal was based upon field indications of the potential presence of DRPH (indications in soil such as odor, discoloration and photoionization detector measurements). The excavated soils were stockpiled on-site for later ex situ treatment by aeration and biological degradation. Performance sampling from the final limits of the remedial excavation indicated a maximum detected concentration of 280 mg/kg of DRPH. Samples from the excavated stockpile contained a maximum concentration of 1,600 mg/kg of DRPH. Additional subsurface investigation was performed at the site in 2000 by Environmental Associates, Inc. on behalf of a potential purchaser of the subject property. That additional investigation involved test pit excavation and soil sampling from four locations. These locations were in the reported area of landfarm treatment of the PCS from the 1995 UST removal excavation. Those 2000 samples contained a maximum concentration of 240 mg/kg of petroleum hydrocarbons. The current MTCA Method A soil cleanup level for unrestricted land uses (WAC 173-340-740) for DRPH is 2,000 mg/kg. Under the current MTCA regulation, soils containing less then 2,000 mg/kg of DRPH will support even the most conservative land uses (such as residential land uses) without posing a threat to human health or the environment. Such soils (Le., soils containing less than 2,000 mg/kg DRPH) may be . used on a site as backfill or surface material without restrictions. Therefore, the apparent release observed during the UST removal in 1995 would not require remedial action under the current MTCA regulation and the excavated material can be re-used on-site. The current MTCA cleanup levels are based upon newer scientific knowledge and upon the Washington Department of Ecology's (Ecology's) understanding and interpretation of which conditions are protective of human health and the environment. There is no reasonable expectation that residual contaminants from the historic diesel fuel release exceed current soil cleanup levels. Current Site Conditions There is no data to suggest that contaminants are present at the subject property at concentrations exceeding applicable cleanup levels. There are, however, some above ground fuel storage tanks and the potential for historic releases of contaminants of concern from those tanks. As with all sites, unknown or undiscoverable conditions may be encountered during construction and redevelopment. It is EPl's current understanding that the following contingencies will be implemented prior to and during redevelopment activities: 1. All contractors are to be made aware of the potential presence of environmental contaminants and instructed to notify the property owner immediately if discolored, odiferous, or otherwise suspect soil is encountered during excavation activities. ENVIRONMENTAL PARTNERS INC Page 2 Liberty Ridge L.L.C. Evaluation and Review of Envi, vnmental Data Site of Proposed "Elmhurst" Residential Subdivision November 18, 2004 Page 3 2. If such suspect soil is encountered during excavation activities, excavation work in the area(s) with suspect soils is to be halted until such time as a qualified environmental professional can assess the observed conditions. 3. If the presence of environmental contaminants is confirmed within the suspect soils at concentrations exceeding applicable MTCA cleanup levels, then (a) those soils are to be handled and managed in accordance with MTCA and (b) the work will be managed and overseen by a qualified environmental professional and properly documented and reported to Ecology in accordance with MTCA. Based upon EPl's experience, these contingencies represent a standard operating procedure for redevelopment of a site like the subject property and likely will not pose an undue hardship during the course of the project. EPI appreciates the opportunity to be of service on this project. If you have any questions or comments, please do not hesitate to contact me at (425) 395-0030. Sincerely, Thomas Morin, L.G. Principal Geologist ENVIRONMENTAL PARTNERS INC Page 3 • DEVELOPMENT SERVICES DIVISIO WAIV~ OF SUBMITTAL REQUII'(EMENTS FOR LAND USE APPLICATIONS Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section PROJECT NAME: 8ZA--~± DATE: J~/~7 lot{ { , Q:\WEB\Pw\DEVSERv\Forms\Planning\waiver.xls DEVELOPMENT PLANNING CITY OF RENTON DEC 282004 RECEIVED VELOPMENT SERVICES DIVISION WAIVER "F SUBMITTAL REQUIRE .•. ENTS FOR LAND USE APPLICATIONS requirement may be waived by: 1. Property Services Section " t PROJECT NAME: E ( 141 kvv{ 1-fe...s ,'d~ ~f £. &I,'VI t I b '1 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section DATE: /2../27104- / Q:\WEB\Pw\DEVSERv\Forms\Planning\waiver.xls ]TY OF RENTON 1055 S. Grady Way Renton, WA 98055 DEVELOPMENT CITY OF RE~~~N/NG Printed: 12-28-2004 Payment Made: Land Use Actions RECEIPT Permit#: LUA04-162 12/28/2004 02:27 PM Receipt Number: DEC 2 8 200~ RECEIVED R0406930 Total Payment: 2,500.00 Payee: LIBERTY RIDGE LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Amount Payment Check #5708 2,500.00 Account Balances Amount 500.00 2,000.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 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 w ~ ~ w n.. <! ~ ...J ffi o o 8 I a: g I " W Z REVISIONS ~ 1----------1 LJ " ~ u.z O~ ~Z -ill Oa: ~ 1---------1 Q ~ \!! "' iil .;: w '" x w b o N II • ...... X X X Q Q ~ w '!I <5 0 "' <2 w 0. is 0. " ~ 0:: Cl. Cl. « ~ « Cl >-In Z 0 Vi 5 UJ 0:: 00 ® 6. 2 ----3 0) Z T Ji!] ;EJ MARTIN S ACRE 0) @ @ 68 67 66 2 3 4 5 SEC. 15, TWP. 23 N., RNG. 5 E., W.M. l~ ____________________ ~ __ _ (2) S.P.1079069 0) I CD 4 fi !:! S.P. 882065 (I) (3) (2) (I) (2) (3) i§ (2) (4) \.50 "'C. @ @! , I ' , , ,-<- )1J ttl 4.32 Ac. 4.16 "'c. @ ~------ 2.30 Ac. @ 2.64Ac. '@32 2.30Ac. @ CURRENT CITY LIMITS 1.39 Ac. 4.61 Ac. OJIlB ---------_"'::. p U> '" UJ !::: en UJ ::IE 0 ::J: ! UJ 0 ~ ~4 ... ~ ~ o 100 200 400 .. I I I GRAPHIC SCALE SCALE: ,. -200' VERTICAL DATUM CITY OF RENTON, NAVD 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENT1852: FOUND PUNCH IN J" KING COUNTY SURFACE BRASS DISC AT THE STREET INTERSECTION OF NE 4TH STREET AND 148TH AVE. SE MARKING THE NORTHWEST CORNER OF SECTION 14, TOWNSHIP 2.3N., RANGE 5E., W.M. ELEVA TlON= 454.78 FEET. SITE: SET COTTON GIN SPIKE 19.1' SOUTHWEST OF THE WEST COLUMN OF GA TE. ELEVATlON= 407.96 FEET. BASIS OF BEARING TRUE NORTH. BASED UPON GLOBAL POSITIONING SYSTEM (GPS) LAMBERT GRID WASHINGTON STA TE NORTH ZONE COORDINA TES. A CONVERGENCE ANGLE OF 00'17658'JO.28" COUNTERCLOCKWISE WAS APPLIED A T A PUNCH MARl< IN J" KING COUNTY SURFACE BRASS DISC, A T THE STREET INTERSECTION OF NE 4TH ST. AND 148TH A vr Sf, MARKING THE NORTHEAST CORNER OF SECTION IS, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WILL~METTE MERIDIAN. THE NORTH AMERICAN DATUM OF 1983/1991 (NAD 83/91) GRID COORDINATES WERE FOUND TO BE 180903.998//316622.321 AT THAT POINT. THE INVERSE OF BOTH THE SEA LEVEL CORRECTION FACTOR OF 0.999981824 AND THE GRID SCALE FACTOR OF 1.000002187 WAS APPLIED TO THE GRID COORDINA TES FOR SHOWN GROUND DISTANCES. PROJECT NO.: 02054 DRAWN BY: .JQC ISSUE DATE: 12-()1-()4 SHEET REV.: NEIOHBORHOOO DETAIL MAP 02054NB01-P04 P04 SHEET 4 OF 8 ~ g ~~~~~========================================================~----------------------------------------------------------------------~ Filf:r~.Il,IA!:. XREr: QL01 D~TE.: PLOT SCAlE. PAPER SPAC£> ST.~.: JOB NO CD: 1---+-----------+---+---+----11 ::~,~:E: 1 SCALE ,"=50' IJERTICA.L: NA VO , 988 HORIZONTAL: NAO 19B3/1(loQl :R CITY OF RENTON ELMHURST DATE: NO. DRA1hN: xxx CHECKED: ONE INCH AT fULL SCALE If NOT ONE INCH SCALE ACCOROINGL Y Planning/Building/Public Works Dept. Gregg Zimmerman P.E., Administrator PAGE: DRAWING NO.: P05 REVISION BY DATEiAPPR APPROVED: BREMERTON AVE. N.E. AND ROAD B PRELIMINARY PROFILE SHEET 5 OF 8 I u I \ ~ lJ ~ 8 Co) + g o ~ » ..... o g tIl ~ ~ ::t! c rn rr. ("j ri1 ~ ::-2 rn _~ I"""'\. (".:::> ::;;;:.. ..... ..,. ~ , N ~ g ~ ~ .t.-O; ~ o 1m, ..•. m,~rp~::EVc=J~;:~;o -.•.•.• ·.··1· c,~ • I. avcs: 30+36.09 r-". ! r--C)'V o . \ .. . . . 0 0 '" 1'11.(:> ~i:is . . •.. ~ >' BveE, 39394 1 ..~ ~~t u ~i! / : " ~"'r-~ ... ~ :2 t ~ 0 394.2 .j§.{jJ ,3!)E),() • '+ 396.00 I rTl "1l~ ::>;)V! 399.3 398.00 ~~ 00 (J)() ~rTl Z Zl~ . ~;o. ~,.... ",Z orTl 400.7 . rTl . ................... ....... .. C)'" . 399.91 !;2 ~ :-I> ~::::I r-0 :2 z .", . 499,fl .. · .... · .... · .. PJ . 401.37 ", . . <;: l>' :::I 401.4 402.41 402.4 403.41 402.6 ~ ::n < ,~~.~ ·:iO ~ ~, " ." ~-. ~-(:~~ 4~Z z Gl .~ ~ ,- ~ EVCS: ·31+36.09 .. ~" . "-\2, \ .";;\. EVCE: 395.44 l • \' II o _"-i 0 ", II .", V) ». ::>;) II "'II);!PJ o~~ ~Ulllt., ~».;;j0 .C) •... , .... O.JL.... . . ··::>JIlJ·· ·00<0 + .. II .. (J) .0t.,00t., ", ~ o>ot., C) 4>0 ot, <0 :::! I.(:>o>~ 0 . 00 ~ 0"" I.(:> r~~\~,· • -t .. --.; . : :", BVCS: 32+20.53 ~ > ~ aVCE:.398.82 CD "1l "1l n :s;:S; ~ _ .. ?>, .~(J) r-" 0, .. , "" ··ro II '.~ l>' . 11"'11 " g: I .• II (". :s:l: o ~ •. "" t\) .rn.~ . 00'0 + ~ 00" . \ rvcs:.33+2o.531· ........... ~ ... ~ ... ~ .. ~ .. ~ .• ~§ ~. j EVCE: 40U$2;t ~ t, r-2 • . Pl :ti Pl' :;::t I . I Ul r-I.(:>~.~ --.~ r- ............. , . .-~. . ..... ~.~ .. ~ ... ~ :;; . ..::>J"" . :t;: "" 0 :::::::>;)-... N 0(J) ».~O· <J'I ~ . '" :r:o :0-1 ». . -. o ._,,,, .. !'Tio. 9. ,0 l>::>;)~: ~ _ (J)_ ", , \) I : . ... .:::1 .... ~ II ~ ~ .t.-~ ~ C$ 0 0 -u , .'(/) lfl ;0 ;0 I lfl » 0 rTl C '-f'l "ELMHURST" ~ ~ ~ d :z l> ~ .. ;Z rn ~ 8 <:h 8 ~ 8 '1 8 C$ ...... g ~ ~ ~ ~ ...... 8 ~ 398.0 .398·.fl .. 398.78 399.5 39iT28 399.7 ~ 8 avcs: 14+00 BveE, 395.57 ~ .t.-C$ "1l"1l :S;:s; "~~(J) II !=I~~ .. ···1" -lIjjH ...., <0 ,~ /). .. -1>0. EVCS: 16+00 . EveE: 397.86 PVI STA = 16+42.64 PVlELEV':-398,62 . =-(.,.,.;'! t., '" ",v. ....... 10 .0> + . 0 00 'J .t.-O; ~ o t-... ~ ·00 r- i~ aves, 16+75 ;;: ;;: ~ "1l"1l"1l"1l ::>;) :S;:S;QQ PJ I . \ I b ,~ \ I I I I ,I ~~I'1(J)f;~ :r: o r-. " , . -:-I C II • ", l>' (J) 1'1.::>J ... "'"", (J) aveE: 398.15 ",II II II ~ ", ~ 9 '" _ II '" _ ~ ~' •• ,~. I . . '~4>o",'J' I , .... EVCS, 17+25 f "'0>"'6N~ ]j~ . . til 0 ;I-'" o. ~ ..".. EVCE, 398. 03 ~ "'~c ....::tj" avcs: 19+00 • '" C). ::>;) ». + 'Jb< -i (J) C') _ :-: -I -I :--J 1 . 0 1lJ_ o C ... ~. ::>;) -< . I.(:>C) -.. +.1'100 • I.(:>:<!:+ ................................... I "':-to c.,~:1--r-'J -00 g~tn ».-::>;) o~", ...... "" .. ;:, ». Sl ~ .... "1l "1l ~ --I :s; :s; C) ~ 399:78 II avc£: 399.78 401.2 400.78 405.0 402.78 1 -", \.BVCS: 20+39.83 '\ \ . .. 1JIJ6 ............. ··\IBVCE:404.7Z .. . • I 407.8 407.06 I I ~t~(J) 6». II '''');! .~ s '" . !'l ~!lllf ........... ······iiz o· • . ;... oD"<'o !". 02+ i-.,Ul 00 0 "1l"1l :s;:S; ~~",(J) 0,-:::1 . fTl- 11 11 "'11 '" .. . . ~:k!~ ............ ~ .. ~ •. ~ ooo;t t\);;j~ o '" I.(:> :I-::>;) ~ '" '00 Ul r-Ul I I \ I EVCS, 21+.39.83 'J~ Ul:2O> ::>;)"'1lJ 0-::>;) »'~1'1 407.9 407.87 408:4 ·408.j7 408.9 ··408:87 EVCL.A07.77 ... I . .. O;;j~ .... ».Bl::>J "'0--1 .C) . :::I ~ 0», ~~ ;:<: r'l I ~ ..... 1···········································40M 8 ·409 . .37 / ! \\i "1l&i ~r-0;:' c:...:r: ~ ...... g ~ g ~ ~ 409.5 ..................... (1) ·409:87 0 411.6 410.37 4.09.9 .. nO.8(} 407.3 405.0 404.2 ·405.5 . ~ ~ " ~~ ~§ ~···2 . ~~ 1-<J'I • . -. . ~ g \ \ -----10 . ) '1 / ) ! ) / : . I / / . / / 1 1 ( ) /tp. \\ .. 1\ \ .... .1 \ \ \ / . ! ~ ~ . . . . . . . . I"T1c (")::>;) "-i(J) "-i 23+49:~~~CT BOUN~Rr. .,.1.1..'_- "- \ \ I I ! j I) ? ()"::>;) "1l • o-r-• co». ::>;)~"-i "-i:S;0 ",.., . ..: .. .::;; Bves: 24+16.92 MCE: 410.54 EVCS, 24+76.92 EVCe, 409.57 25+16.69 = 14+92.94 CENT£-RL-'N'-£~ INTERSECTION ROAD A .t.-~ 0; (5 ~ ~ 3: ~.. • :r: ::>;).. . .. ~ .. ~ .... -< ."1l:r: '"' "1l:S;1):t »..:S; 0"1l ~b",(J)~Q .,-);! "-i ~ II ", "-i .U "'II (J) . .•. II . :--I'" :-·1. ..l>.r- • '" &i ~!Jl4>o""11'" f\,):-+. 4>0, 9 4>0 t\) II Oo?>"'" 4>01.(:>+"'" ",t\)-Oo~ . 0> .~.o .... ~ -U~! m u>1 ~ ~ f'l -I 0 -u~~ ~~ ;0 » :;: f'l Z (") CD -I RESIDENTIAL SUBDIVISION Pacific Engineering 4180 LIND AVE. sw. RENTON, WA 98055 PHONE: ~O~ u> 0CJ1'o 11 ~. 0) III f'l -l ~ :< ", ~i~~zm ... 8 I\) I ~~ID !n~ 9 * -< ) II I Z 0 .. 0 I\) ~ ( ) FOR LIBERTY RIDGE LLC. 912510TH S SEATTLE, WA. 98108 PHONE, (425) 226-1000 FAX' (425) 228-4924 RENTON,WA Design, LLC ~ Civil Engineering, Surveying and Planning Consultants (425) 251-8811 FAX: (425) 251-8880 WEB SITE: PACENG.COM .. Ol ~ • ~ ;2 ... ~ Q Ot rn ... ~ ~ V! o z V! w Ii ~ 1/) ~ i..~ Q .. ~ w ~ 0 " ,- 0 0' w ~ '" § ~ ~ '" '" x ,;j ~ II: :::> I ~ ...J W U.Z O~ ~Z -w ()a: " ~ 11 ~ ~, ." -~ ~-,0 z~ ..:J,. <~ ~~ ez "0 ~~ 0 I a If) II • .- I ..., ~ W Z 0 x x x b w z ~ " w a .. )1 CD .~ ..,0 <1.+' .,0 0;' ., .,.-...::.::.5 lsE ~"O « ,~ .. 7iLJ :J • a. a. 'c "'0 C ,-E "O~ r=(l) d:E 'E m-"N 'E en Co> 0., a.~ ~ wo<3 ~zz ~~§1 zO ~O"" ~ U =>~< wO ..... Z::J .:t:ltoj 0 w " W I ..., ~ ci '!! 0 ~ " Q < 0:: a. a. « I=! « 0 >-CD z o Vl > UJ 0:: REVISIONS 410 405 400 395 390 385 l-a a: ~ @ <:( ~ -:E ~ ~ 410 405 400 395 385 SEC. 15, TWP. 23 N., RNG. 5 E., W.M . ~. 9+92.81 ROAD A • CENTERLINE INTERSECTION =' .. ..18+04.78 BREMERTON AVE. N.E. I······················ , ............................... I··············································;;:·,,·;·'" ... ; ..........................•....................................•.............. ~'. ..10+00 ... 00 ROAD A . TRAcr BOUNDARY El-MHURSr .. " . I r - PROJECT. .. . . 00 "" ~ ~ <ti ~ ~ I··················································· . Til ·11 :::. d S 0.. .....•...... ~ .:::> Q:l --- r-12+B2.14 ROAD A . ..•.•. CENTERI-INE '.NTERSEC 29+96.40 ROAD B = . ···1 . . EXISTING GRADE = . ... ... . Lowi"oiNttL£v ;" . LOW POINT STA = 1 .. -re,,,,. P VI STA = 14+68.t>6 PVI EI-EV = 391. A.D. = 3.50 ...... . ..•.. ... ..... . ........•. :;;;j 42.86 FINISHED I····G .••. R ..... ADE "- \ \ ., .-... , -.-, .... "-"..:' .... ... I j -' ~ EXISTING TERLINE El;EVA TlON .......•. If ..•............•............................... F: .... '.N .... 1 .. S .... H .... E ... D ....... C •. E .... N .... TE.RLlNE aEVA TION ..........•. .:.... '" . on :::; a 0; ~:;:: g~ ~ n~ n~ ~ 10+00 ff+oo 12+00 13+00 14+00 15+00 ROAD A '<0 • . «) ........................... ··················,x) . -.+ " 16+00 17+00 EX. R!W 22' ~ 7.5' R!W °4f·5~~ 16' : i 4' rl 1 ---~----.---"_.-.............................................................................................................. . .... ,..... ................. ,................ j! !~~~Ni1r&t~ / / f . / . L_I ('\ /\ / \ / \ I . \, ....... . I I \ / .\ I \ .../ .... 1 \f EXISTING GRADE / \ I \ \ ...............•....... 1. \ . \ \ '-~.;; ................................... \ \ \ 1 . ... -.... , ... : .. ".,.-...................... . FIN/SHGD GRADE . 23+24.55 ROAD A CENTERLINE INTERSECTIONI . TRACr BOUNDARY = 22+33.56 BREMERTON AVE, N,c. . ..........•............•......... L£LMHURST. ... . PROJECT ./ SCALE : HORIZONTAL 1* -50' VERTICAL I" -5' 410 405 400 395 4" CONC.~ SIDEWALK \: CONC. CURB AND GUTTER BREMERTON AVE N.E. STA. 20+17 TO STA. 23+50 N.T.S. LAURELHURST R!W 22' ~ 25' R/W °41' o~~ 16' 4 ~: 16' ~~; 1 ~'~'I ~~CG~~ --~-~-co~~~:~: 4" CONC, SIDEWALK BREMERTON AVE N.E. AND GUTTER SAW-CUT AND REMOVE ASPHALT THICKENED EDGE (FROM 17+92 TO 20+ 17) STA. 17+92 TO STA. 20+17 N.T.S. ~ /' /' 410 ~405 ...J ~ °400 /' rei III I.1J ~395 ~ ~ 5(390 ~ 385 18+00 4" CONC . SIDEWALK 42' CONC. CURB AND GUTTER TYPICAL SECTION ROAD A -ROAD B N.T.S. * 1/2" TO TOP OF LIP AT DRIVEWA YS 6" I 5" ~&GEO~n 1/2 GRO *1" l :1'. . .' .... ;( 1/2" R AD. . 'm' EXISnNG CENTERLINE ELEVATION . •• r PROPOSED FINISHED CENTERLINE aEVA TlON ...........•.................................•......................................•......................................•............................... on · '" ,.... '" CO '" CO : "'. ,.... • '" 385 I ~ 0.05 rTlrT :~I' RAD '. 12" 18+00 • '" •• '" . '" •• '" "" .'. <\I. . A . 0 . . N . .., -0'" 0"" 0" 011) ~~ ~j~ ~.~ ~j~ . ~.~ . 20+00 21+00 ROAD A 22+00 23+00 6" '1, , • . . . • I. 18" .1 VERTICAL CURB DETAIL N. T.S. PROJECT NO.: 02054 DRAWN BY: .JQC ISSUE DATE: 12-01-04 SHEET REV.: ROAD CROSS SECl10NS AND ROAD A PREUMINARY PROALE 02D5~PR01-P05-P06 P06 SHEET 6 OF 8 ~ ci ~U~Cz~====================================================================================~~~~~ ,7 ,:j '~ u. 0' u '" ,- 4 Q ,.0 ~ ~ '-' '" .-<) .. , n. "' ,. 4 0 ~ "' w ,< x ~ a: ::::> I ~ .J W u.. Z 0 ~ ~ Z W () a: !K :~ 11 ~ ~~ ~gl ~-<~ Zz ~~ u' -" "Z uo ~, ~ " 0 I{) II • .- ~ ., " '" I " ~ w Z 0 x X X .0 ~ ~ !!! U ., ~ " '" a j a.. ~ « z ~ ...J W II: a.. .'-~O a.~ .,0 0;' IJ) IJ)'-..:.::,~ BE ~'O « ,2 .. J)w ::l • a.. a.. 'c "'0 C .-E ",-1'::Q) c5E 'E 0>- .E N c'" COl 0", a.. 0 ~ wIj ~"z ~~~ zO ~O" ~ " ~~., ~a t-ZIj .,~., -u .0 w " w I " '" ci !!! 0 U <L <L ., 0:: a. a.. « w t--« 0 >-00 5 Vi > w 0:: REVISIONS SEC. 15, TWP. 23 N., RNG. 5 E., W.M. "ELMHURST" RESIDENTIAL SUBDIVISION DENSITY CALCULA TIONS : R/W AREA = 1.72 oc. OR 74,923 sq. ft. STREAM ACREAGE = 10' WIDE AREA SOUTH OF NE 2ND PL., AND l' WIDE AREA NORTH OF NE 2ND PL. = 0.09 oc OR 3,808 sq. ft. TOTAL AREA = 9.60 oe. OR 418,176 sq. ft. PROPOSED ACCESS EASEMENT AREA = 0.03 oe. 1,261 sq. ft. PROPOSED # OF LOTS = 64 ZONING RIO, SUBJECT TO A DEVELOPMENT AGREEMENT (KING COUNTY RECORDING #20040908000083) -------J-l) ,'-." f---------"c---' ~ f--. - -----_---' ...... \ \ \ 47 DENSITY = 64 LOTS TOTAL AREA (oe) -R/W (oe) -STREAM (oe) -ACCESS (oe) DENSITY = ____ 6_4_L_O_TS ______ -::-_ 9.60 oe -1.720c -0.09 oe -0.03 oe DENSITY = 64 LOTS 7.76 oc DENSITY = 8.25 dU/oc SITE INFORMA nON : 1. E:x. SI TE AREA = 9.49 oe 2. EX. R/W TO BE VACA TED (BREMERTON AVE.) = 0.11 oe 3. OVERALL SITE AREA (INCL. VACA TED AREA) = 9.60 oe 4. R/W TO BE DEDICA TED= 1.72 oc OWNER/APPLICANT: LIBERTY RIDGE L.L.C. 9125 10TH AVE S. CIVIL ENGINEER : SEA TTLE, WA 98108 PHONE: (425) 226-1000 FAX: (425) 228-4924 PACIFIC ENGINEERING DESIGN, LLC 4180 LIND AVE S.W. RENTON, WA 98055 PHONE: (425) 251-8811 FAX: (425) 251-8880 PA VEMENT AND SIDEWALK NORTH OF ELMHURST TO BE INSTALLED IN CONJUNCTION WITH RIDGEVIEW COURT 11,,_Ji-r--NEW BOUNDARY JU.--'"-EXISTING BOUNDARY .} GEOTECHNICAL ENGINEER: EARTH CONSUL TANTS, INC. 1805-136TH PLACE N.E. SUITE 201 VICINITY MAP BELLEVUE, WA 98005 PHONE: (425) 643-3780 " 1'~NI SURVEYOR' CENTRE POINTE SURVEYING J3701 9TH AVE. S FEDERAL WA Y, WA 98003 PHONE: (253) 661-1901 SHEET INDEX POI P02 P03 P04 P05 P06 P07 P08 PRELIMINARY PLA T COMPOSITE UTILITY PLAN TREE CUTTING/LAND CLEARING PLAN NEIGHBORHOOD DETAIL MAP BREMERTON AVE N.E. AND ROAD B PRELIMINARY PROFILE ROAD CROSS SECTIONS AND ROAD A PRELIMINARY PROFILE GRADING AND DRAINAGE PLAN EXISTING CONDITIONS VERTICAL DATUM CITY OF RENTON, NAVD 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENTt852: FOUND PUNCH IN 3" KING COUNTY SURFACE BRASS DISC A T THE STREET INTERSECTION OF NE 4TH STREET AND 148TH AVE. SE MARKING THE NORTHWEST CORNER OF SECTION 14, TOWNSHIP 23N., RANGE 5E., W.M. ELEVA TION= 454.78 FEET. SITE: SET COTTON GIN SPIKE 19.1' SOUTHWEST OF THE WEST COLUMN OF GATE. ELEVA TlON= 407.96 FEET. BASIS OF BEARING TRUE NORTH. BASED UPON GLOBAL POSITIONING SYSTEM (GPS) 25 50 100 ~~~I~I_ ..... ! LAMBERT GRID WASHINGTON STA TE NORTH ZONE COORDINA TES. A CONVERGENCE ANGLE OF 00'17658'30.28" COUNTERCLOCKWISE WAS APPLIED AT A PUNCH MARK IN 3" KING COUNTY SURFACE BRASS DISC, AT THE STREET INTERSECTION OF NE 4TH ST. AND 148TH AVE. SE, MARKING THE NORTHEAST CORNER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WILLA METTE MERIDIAN. THE NORTH AMERICAN DATUM OF 1983/1991 (NAD 83/91) GRID COORDINATES WERE FOUND TO BE 180903.998/1316622.321 AT THA T POINT. THE INVERSE OF BOTH THE SEA LEVEL CORRECTION FACTOR OF 0.999981824 AND THE GRID SCALE FACTOR OF 1.000002187 WAS APPLIED TO THE GRID COORDINATES FOR SHOWN GROUND DISTANCES. SCALE: 1" -50' LEGAL DESCRIPTION PARCEL A: THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THE NORTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 37.5 FEET THEREOF FOR ROAD; (ALSO KNOWN AS THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE NORTH HALF OF TRACT 5, MARTIN ACRE TRACTS, ACCORDING TO THE UNRECORDED PLA T THEREOF. S/TUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON. PARCEL B: THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EASTERL Y 7.5 FEET THEREOF FOR ROAD; (ALSO KNOWN AS THE SOUTHERL Y HALF OF TRACTS 5 AND 6, MARTIN ACRE TRACTS, ACCORDING TO THE UNRECORDED PLA T THEREOF. S/TUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON PARCEL C: THE NORTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 37.5 FEET THEREOF FOR ROAD; AND EXCEPT THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE REMAINDER. (ALSO KNOWN AS THE NORTH HALF OF TRACTS 5 AND 6, MARTIN ACRE TRACTS, ACCORDING TO THE UNRECORDED PLA T THEREOF; EXCEPT THE SOUTH 110 FEET OF THE EAST 215 FEET OF SAID TRACT 5); S/TUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON PROJECT NO.: 02054 DRAWN BY: .JQC ISSUE DATE: 12-01--<>4 SHEET REV.: PREUMINARY PLAT DEVElO~"',~,.:::::~,:,. Ui Ii . c.r 'L"., fo.JI'!i~l'-" I·l"~;~-nc.:"'ii--:<;" ."-,, DEC J F " ~, '-~ ~ .. ~ ; .. -"!!r w !;; i.J 07l'54HC01-P01 P01 SHEET 1 OF 8 pEVISIONS o 2 "' q ~ (i < Q if' ~ '" ~ to a: ~ I ~ ...J W z « ...J on.. Zo I=~ ::::>11: 0« w w...J WO !!=o Z « ...J ~ 1--------1 "' ~ a S u.z O~ ~Z -W Oa: W :nI ..... .... 0 a. .... .,0 0'::; II) (1)'-~.~ 5E ~"O ..; . \1 " 1iw :J • 0.0. '-c "'0 c .-E "0 .... ::0) c5E '-E ""-c N 'c en c", 0., 0. .... o " 1--------1 ~ w '0 II) II • .- x X X 0:: a. 0. ..; >-Cl ~ I-+H-+--+--+----I z o Vl > w 0:: (~ '_oj \ \ , ! 4 ! l < (' I '-.-) ( -- \' ' -"~' . , I I \' \21' ill' ' I , I I TA \ \ 6WF 1 \ FERNVVOOD\\~TH " \ \ '--- SEC. 15, TWP. 23 N., RNG. 5 E., W.M. . . , . I \ \ " .0 " c I ~ E 32"~ FIR , il6~. "'. 0 rEi "t -. , , I ,--1/"" I ! I I II- 'i I i I I I I 1 ' I --r-' II .', I I \ I I " I I ~ 1 --t-'-:_- ! I I 69 2 4 --_._1 5 9 8 -; i ' () 1f I I i I I -,-+- I I i I I -_L, I I I i --1- i 50 0 100 1--I .-~ I GRAPHIC SCALE SCALE: 1" -50' VERTICAL DATUM CITY OF RENTON, NAVO 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENT1852.' FOUND PUNCH IN 3" KING COUNTY SURFACE BRASS DISC AT THE STREET INTERSECTION OF NE 4TH STREET AND 148TH AvE SE MARKING THE NORTHWEST CORNER OF SECTION 14, TOWNSHIP 23N" RANGE 5E" W.M. ELEVA TlON= 454.78 FEET. SITE: SET COTTON GIN SPIKE 19.1' SOUTHWEST OF THE WEST COLUMN OF GATE . ELEVA TlON= 407.96 FEET. BASIS OF BEARING TRUE NORTH. BASED UPON GLOBAL POSITIONING SYSTEM (GPS) LAMBERT GRID WASHINGTON STA TE NORTH ZONE COORDINA TES. A CONVERGENCE ANGiE OF 00%%17658'30.28" COUNTERCLOCKWISE WAS APPLIED A T A PUNCH MARK IN 3" KING COUNTY SURFACE BRASS DISC. AT THE STREET IN7ERSECTION OF NE 4TH ST. AND 148TH AVE. SE, MARKING THE NOR7HEAST CORNER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WlLLAMETTE MERIDIAN. THE NORTH AMERICAN DA TUM OF 1983/1991 (NAD 83/91) GRID COORDINA TES WERE FOUND TO BE 180903.998 / 1316622,321 A T THAT POINT. THE INVERSE OF BOTH THE SEA LEVEL COFmEC710N FACTOR OF 0.999981824 AND THE GRID SCALE FACTOR OF 1.000002187 WAS APPLIED TO THE GRID COORDINA TES FOR SHOWN GROUND DISTANCES. DEC! B 2004 RECEIVED PROJECT NO.: 02054 DRAWN BY: .JQC ISSUE DATE: 12-01-04 SHEET REV.: TREE CUTTING/ LAND CLEARING PLAN 02,154 TR01-P03 P03 SHEET 3 OF 8 !~LJLJ~~~~~'~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::/::::::::::::::::::~:::::::::/::/::::::~::::::::::::::::::::::~::::::::::::::::::~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~~~~~~~~~~~~~ D ,~) o z m ~ " ~ 8 < 0 ~ 0 0 m w ~ ;;: ~ ([ ::J I ~ ...J W W " < ~ '<t a Cl. " z " z • < ~ 0 IL « ~ ...J « til o o o o I a: g I ~ W Z REVISIONS ro ~ 0 '<t r w w • ~ i£ 1-____ ---1 '" " u "' LLZ O~ ~Z -w 00: ? "1-------1 .:: w " X " o N II • " w z " '" w 0 X X X " " ~ ~ w is 0 " < w ~ ~ I ~ 0 " < cr: Cl. Cl. « ~ « 0 >-ID Z 0 (J) > W cr: 70 68 60 69 []I ID j~ \ Z 3 4 5 2 MARTIN'S B 1 68 67 " 6 3 ACR 66 SEC. 15, TWP. 23 N., RNG. 5 E., W.M. 8 ) (2) ® 5.111079069 0 o 4 '--------r.::1 ------~ ~ 0Iz8J6 @ 0 ( I ) ~~ (3) (2) (I) (2) , ------ ___ ~_..l...':' . ..c. ---- (3) ~V ~~ (2) (4) 1.50 Ac. ® @ 4.76 Ac. 4.32 Ac. ---~------ 2.30 Ac. 2.G4Ac. 2.30Ac. @ ® CURRENT CITY LIMITS 1.39 Ac. 4.61 Ac. [jl418 til W t:: <I) U.J :E 0 :t: >-4 ~ 4 U.J <:> :!:. ~ct. .... t..> .. a: .... 200 a 100 200 400 I __ .t:j I I GRAPHIC SCALE SCALE: 1--200' VERTICAL DATUM CITY OF RENTON, NAVD 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENT1852: FOUND PUNCH IN 3" KING COUNTY SURFACE BRASS DISC AT THE STREET INTERSECTION OF NE 4TH STREET AND 148TH AVE. SE MARKING THE NORTHWEST CORNER OF SECTION 14, TOWNSHIP 23N., RANGE 5E., W.M. ELEVA TlON= 454.78 FEET. SITE: SET COTTON GIN SPIKE 19,1' SOUTHWEST OF THE WEST COLUMN OF GA TE. ELEVA TlON= 407.96 FEET. BASIS OF BEARING TRUE NORTH. BASED UPON GLOBAL POSITIONING SYSTEM (GPS) LAMBERT GRID WASHINGTON STA TE NORTH ZONE COORDINA TES. A CONVERGENCE ANGLE OF 00%%17658'30.28" COUNTERCLOCKWISE WAS APPLIED A T A PUNCH MARK IN 3" KING COUNTY SURFACE BRASS DISC, AT THE STREET INTERSECTION OF NE 4TH ST. AND 148TH AVE. SE, MARKING THE NORTHEAST CORNER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF mE WILLAIIETTE MERIDIAN. THE NORTH AME!'~/CAN DATUM OF 1983/1991 (NAD 83/91) GRID COORDINATES WERE FOUND TO BE 180903,998/1316622.321 AT THAT POINT. THE INVERSE OF BOTH THE SEA LEVEL CORRECTION FACTOR OF 0,999981824 AND THE GRID SCALE FACTOR OF /,000002187 WAS APPLIED TO THE GRID COORDINA TES FOR SHOWN GROUND DISTANCES. PROJECT NO.: 02054 DRAWN BY: .JQC ISSUE DATE: 12-01-04 SHEET REV.: NEIat-lBORHOOD DETAIL MAP 02,'54NBOI-P84 P04 '~LLilllO~' ====================~====:::=~~~~==~============~==================================================================~~~~ ~ z ;;: SHEET 4 OF 8 " Z ill 8 u < ~ v, ~ w "-.~ "- w <' u if> S "- w ,-., 0 (~ 0, " z " z 00 ~ ~ B ~ ~ ~ ~ a: :::> I ~ ..J W LL Z 0 0 I-~ Z W 0 a: ~ .~ 11 § -, .~ ~~ ~-.0 2~ :i:!.:J ~~ "2 "0 ~, ~ • a ll) II • .- ~ g I " ~ w z 0 ..... .... 0 0.. .... .,0 0;- V) V).-~.£ 5E ;;:'0 «( ,~ ~ .DW :> • (L(L '-co 010 e .-E '0 .... <-<l) ~E '-E 0>-eN 'c en COl 0., 1[ .... (!) >-UJI;,3 ~"z M:~ zO ::Jo(:l ~~< ~o I-Z~ <J.:!.!,() "' z o If) > w a:: f(EVISIONS SEC. 15, TWP. 23 N., RNG. 5 E., W.M. "ELMHURST" RESIDENTIAL SUBDIVISION DENSITY CALCULA TIONS : R/W AREA = 1.72 ae. OR 74,923 sq. ft. STREAM ACREAGE = 10' WIDE AREA SOUTH OF NE 2ND PL., AND I' WIDE AREA NORTH OF NE 2ND PL. = 0.09 ae OR 3,808 sq. ft. TOTAL AREA = 9.60 ae. OR 418,176 sq. ft. PROPOSED ACCESS EASEMENT AREA = 0.03 ae. 1,261 sq. ft. PROPOSED # OF LOTS = 64 ZONING RIO, SUBJECT TO A DEVELOPMENT AGREEMENT (KING COUNTY RECORDING #20040908000083) DENSITY = 64 LOTS TOTAL AREA (ae) -R/W (ae) -STREAM (ae) -ACCESS (ae) DENSITY = 64 LOTS 9.60 ae -1.72ae -0.09 ae -0.03 ae DENSITY = 64 LOTS 7.76 ac DENSITY = 8.25 du/ae SITE INFORMA TlON : 1. EX. SITE AREA = 9.49 ae 2. EX. R/W TO BE VACA TED (BREMERTON AVE.) = 0.11 ae 3. OVERALL SITE AREA (lNCL. VACA TED AREA) = 9.60 ae 4. R/W TO BE DEDICATED=I.72 ae OWNER/APPLICANT: CIVIL ENGINEER LIBERTY RIDGE L.L. C. 9125 10TH AVES. SEATTlE, WA 98108 PHONE: (425) 226-1000 FAX: (425) 228-4924 PACIFIC ENGINEERING DESIGN, LLC 4180 LIND AVE S.W. RENTON, WA 98055 PHONE: (425) 251-8811 FAX: (425) 251-8880 GEOTECHNICAL ENGINEER: SURVEYOR EARTH CONSULTANTS, INC. 1805-136TH PLACE N.E. SUITE 201 BELLEVUE, WA 98005 PHONE: (425) 643-3780 CENTRE POINTE SURVEYING 33701 9TH AVE. S FEDERAL WA Y. WA 98003 PHONE: (253) 661-1901 VICINITY MAP ,: '--"""'''''-+--='''"",""",~~.~~~' '--t I aI' 6"",'00 , +---\ ~ WETlAND "B" (UNREGULA TED CA TEGORY 3 -2,139 SF) \:~I • \'" 1v1V'~RTI (S ACRE\li~AC1:; UNF<ECO~mED, Fl R ELi (\;1 : I'~ J\ l~ Y FJ L_ /\ -r () F·-RiD G r_ V! [VV t,i=) P L! c,Ll, Ii C)N F)ti'~ U iN G ,A, T C! T ()~ \,! '20' PRIVA TE AIl;CESS AND \ ,:.,r / " 1£ • \ >' UTILITIES EASEMENT '~, ./ / 1)-"'----__ ',-' ) SHARED I / I... I "-_____ j / ,-'-~::::_ / N.E.2ND PL. (PRIV,\ ~ ROAD) "\ --~-----I- \; 17, I' I • I 3>852 sq.tt, : L. - --"-;;-8fft ---:..:;oj ..... JI ,-----------r : 18i I VI",.",..m i 3,819 sQ.ft. I I {'-----Wi k -""-.--II!!! ,------7---r I 19\ I ' , ,,3,907 '---:-----1-- \~ \ 20 L'r"'''' \ \ \ \ 3, ~84 sqdt. \ ~i!iI!L-Me;--.l. ---\--,-, 21 \ \ \ , \ 4\863 sq. ft. \--':;;;~,' WETlAND -"A (UNR£GUL-AiED CATEGORY 3 r----r----, , , I I , , '10 :f: 9 II 8 7 : : 6 I 3,801: : 3;8(11: : 3i801 , : 3,801: : 3,801 I, sq. f.,!;,', " sq:ft. II I ~q. I I Sq.ft. I II sq.ft. . I: I, I \ I I / I I I I I I I ,I I L,,_.-J L_'.-J L_~ L_ 1/ I I \ I I I I ~-~~-~~~j.~~~~-~~-~ r--------------- I I 55 I I J 5,040 sq. ft. : ~ .... -.-----------~ \53 5,353 sq.ft. \ .rd---- _-tv~ __ ._ !----, 3,130 SF) , '\ yv.. 'OEllAHD A '\ I 3130 SQ. FT_, --.c--Iv;.----- , I / .___-~<fl ~ , __ . e---"'" r---- I I I '5 1 I I : 3,801 : I sq. ft. I I I I I I L _.-J I I I r---- I ~ I I : 3,9 1 sq.ft. r---""!"------ : '44 I -'0',921 sq. ft.1 I' .----45---,' I 3,921 sq.ft. • r----------l- I 47'1 ~~"",,'--="',_;----4,018 54 ft. ", -Jj~iiiIiii ::.i .. ~'~ ...... ~;~-~---____ .... _L. I sq. ft. : I I I I 1--' 9 { " ~ ~ '.' ,~, / TRACT A / '\'0, ~;,,-----1 ___ -;.;: " __ _ PA VEMENT AND SIDEWALK NORTH OF ELMHURST TO BE INSTALLED IN CONJUNCTION WITH RIDGEVIEW COURT ""-'--h;I'-1L - -___________ , -ti/-t-'----15.5' EX. R-O-W ',-TO BE VACA TED \ , , j ,,~I-I!+""-N~J BtJOIOtTAR Y u--EXISTING BOUNDARY FU[ .' IIIIC" v G L_ ..:.-tB---fi.:f7~MCzr STRUCTURE S TYP.) -+1+---20' A TTACHED GARAGE SETBACK (TYP.) (TYP.) SHEET INDEX POI PRELIMINARY PLA T P02 COMPOSITE UTILITY PLAN P03 TREE CUTTING/LAND CLEARING PLAN P04 NEIGHBORHOOD DETAIL MAP P05 BREMERTON AVE NE. AND ROAD B PRELIMINARY PROFILE P06 ROAD CROSS SECTIONS AND ROAD A PRELIMINARY PROFILE P07 GRADING AND DRAINAGE PLAN P08 EXISTING CONDITIONS 25 50 100 VERTICAL DATUM CITY OF RENTON, NA VD 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENT/852: FOUND PUNCH IN 3" KING COUNTY SURFACE BRASS DISC AT THE STREET INTERSECTION OF NE 4T1-! STREET AND 148TH AVE. Sf: MARKING THE NORTHWEST CORNER OF SECTION 14, TOWNSHIP 23N., RANGE 5E., W.M. ELEVA TlON= 454.78 FEET. SITE: SET COTTON GIN SPIKE i9.1' SOUTHWEST OF THE WEST COLUMN OF GATE. ELEVATION= 407.96 FEF. BASIS OF BEARING TRUE NORTH. BASED UPON GLOBAL POSITIONING SYSTEM (GPS) _I~'_~I LAMBERT GRID WASHINGTON STA TE NORTH ZONE COORDINA TES. A CONVERGENCE ANGLE OF 00'17658'30.28" COUNTERCLOCKWISE WAS APPLIED AT A PUNCH MARK IN 3" KING COUNTY SURFACE BRASS DISC, AT THE STREET INTERSECTION OF NE 4TH ST. AND 148TH AVE. SE, MARKING THE NORTHEAST CORNER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE 'rVlLLAMETTE MERIDIAN. THE NORTH AMERICAN DATUM OF 1983/1991 (NAD 83/91) GRID COORDINATES WERE FOUND TO BE 180903.998/1316622.321 AT THAT POINT. THE INVERSE OF BOTH THE SEA LEVEL CORRECTION FACTOR OF 0.999981824 AND THE GRID SCALE FACTOR OF 1.000002187 WAS APPLIED TO THE GRID COORDINATES FOR SHOWN GROUND DISTANCES. ii· SCALE: 1" -SO' NOTE: FOR LOCA TlON OF SEWER, WA TER AND STORM DRAINAGE SEE SHEET P02 32,922 sq. ft. J' ',-i, ... " (DETENTION) 10' UTI!.ITY ", '-...... mt:.~;;=;;=!;it;;iii1i .. ~ ~~;~~~~ EASEMEJq (TYP.) 00,,,, ,,_ , b __ -UNDER CONS~UCTION , (DEPICTED AS PER LAURELHURST -------J l' 1--------~"'- 10 1--..,. -----_ / / I '- ~WF FLAGGING AL'oNG EAST EDGE OF MAPLEWOO[}_ CREEK=100 YEAR FLOOD PLAIN ,--', / \ / 46 I L=1 I I ,~-n7:-_- J ! "'--23 ·rrl ; 24. ~ 4861 II 4,750 I I ' I sq. ft. I I sq. ft. I I I I I I ----L ______ J L ____ _ --, 1\---1 I \ I I l-"2s--_'~' :26 I 4,750"'" I 4,750 sq.ft. : 7--sq.ft. I I I ". I I L ____ _ /" \ CONSTRUCTION lORA WINGS) \----\ ---.~-------~,~ ----------- "-~ ------/ UNDERNEDjBLANKET EASEMENT RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR 136 TH AVE S.E. AS GRANTED BY DEED RECORDED APRIL 3, 1962 UNDER RECORDING No. 5407391. 1 l!l "". i ~ r-I-=::c-" : I 1>') It 1 PROJECT NO,: 02054 DRAWN BY: ..JGC ISSUE DATE: 12-01-04 SHEET REV,: PREUMINARY PLAT DEllE' ') ..... , P,\~t-~",. en\' ''''~-ii P;j~i'r(\'IN{" ,·'r -:t-),j {.:,.;;: 'i. .:; DfC 2!J 21Ja~ f:Jr:,"'1" ' ... ..., 0, '054HC01-P01 P01 SHEET 1 OF 8 , " z en <0 -, w U " o (/) ::5 a.. « ::?; ..J ~ o o o o I a: g I CJ W Z REVISIONS " " 0.1-______ --1 U.Z a ~ w ., ~ « Z U 'n o' W '3 () ~ (t: I ~ 11 "' ~ • C> • ::; Cc ~ ~, .e -~ ~-.0 z~ ..J--.~ 'd~ ~z "0 '$~ 0 I '0 0 N II I " , • w ..-z 0 ~ < 0\ X X X " 0 \" w '" z " <r '" " W ~ " " w '" x .... ... 0 a. ... 0>0 o!:: I/) 1/)'-..x:.E 5E 3='0 « .~ ~ :Ow :> ' 0.0. 'c 010 e ,-E '0 ... '-Q) .i:E 'E m-eN 'c~ eo> Eo> 0. ... (!) ~ w I (3 ~"z ~:~ zO ~oo ~ 0 o~< ~o f-Z':::l <~< -0 " w 8 I " ~ " '" 0 <r ~ ~ « ~ 0. 0. « ~ « 0 >-CD z o iii 5 UJ ~ ::'r=N E "'~"''''''TH''' .. , ...... S ...................... ~ r·"M"'C"""""" .~ , ,I '~ 2 3 MARTIN'S S.E, 68 67 I I' 8-50 Z 3 4 5 SEC. 15, TWP. 23 N., RNG. 5 E., W.M. 8 4 19 -------GJ ______ "" 0'<) ~ ~ (3) (2) ) (I) ~~ ___ .L.':'--"-~ ___ . __ (3) (2) (4) ~~ 4.76 Ac. 2.64Ac. 1'/--- '/.,39 Ac. " , I '~:89 " ''.::-=-= = \~--------------------~--c ~ ® 0Iz816 S.P. 882065 (I) '. (3) 1.50 Ac. ~ ttl 4.32 Ac. ~------ 2.30 Ac . ~ .. 2,30Ac. ® CURRENT CITY LIMITS 4.61 Ac. [J)IIB ® -I-~------- 200 400 I I VERTICAL DATUM CITY OF RENTON, NA VD 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENT1852: FOUND PUNCH IN 3" KING COUNTY SURFACE BRASS DISC AT THE STREET INTERSECTION OF NE 4TH STREET AND 148TH AVE, SE MARKING THE NORTHWEST CORNER OF SECTION 14, TOWNSHIP 23N., RANGE 5E" W.M. ELEVA TlON= 454,78 FEET. SITE: SET COTTON GIN SPIKE 19.1' SOUTHWEST OF THE WEST COLUMN OF GATE. ELEVATlON= 407,96 FEET. BASIS OF BEARING TRUE NORTH. BASED UPON GL9BAL POSITIONING SYSTEM (GPS) LAMBERT GRID WASHINGTON STA TE NORTH ZONE COORDINA TES, A CONVERGENCE ANGLE OF 00%':17658'30.28" COUNTERCLOCKWISE WAS APPLIED A T A PUNCH MARK IN 3" KING COUNTY SURFACE BRASS DISC, AT THE STREET INTERSECTION OF NE 4TH ST. AND 148TH AVE. SE, MARKING THE NORTHEAST CORNER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WlLLAMETTE MER!DIAN, THE NORTH AME"?ICAN DA Tl.JM OF 1983/1991 (NAD 83/91) GRID COORDINATES WERE FOUND TO BE 180903.998 / 1316622,321 A T THAT POINT. THE INVERSE OF 80TH THE SEA LEVEL CORRECTION FACTOR OF 0.999981824 AND THE GRID SCALE FACTOR OF 1.000002187 WAS APPLIED TO THE GRID COORDINA TES FOR SHOWN GROUND DISTANCES . PROJECT NO,: 02054 DRAWN BY: .JQC ISSUE DA TE: 12-01-04 SHEET REV.: P04 , £I,.,.,.,jj-pp "LLlllLO~' ====================~~===~~~~======::============~=======::::::::=========================================================~~~~ ~ z ;;: SHEET 4 OF 8 REVISIONS SEC. 15, TWP. 23 N., RNG. 5 E., W.M. o z ~ z ~ ~ B ~ is u; "ELMHURST" RESIDENTIAL SUBDIVISION w ~ ifl ~ ," o 31------1 u.z 00 ~~ -w Oa: '::; "1------; " "' "0 to II • HI-t--+-+-+----l >-(D x HH-+-+-+--t 5 Ul > w a:: DENSITY CALCULA TlONS : R/W AREA = 1. 72 ae. OR 74,923 sq. ft. STREAM ACREAGE = 10' WIDE AREA SOUTH OF NE 2ND PL., AND 7' WIDE AREA NORTH OF NE 2ND PL. = 0.09 ae OR 3,808 sq. ft. TOTAL AREA = 9.60 ae. OR 478, I 76 sq. ft. PROPOSED ACCESS EASEMENT AREA = 0.03 ae. 1,261 sq. ft. PROPOSED # OF LOTS = 64 ZONING RIO, SUBJECT TO A DEVELOPMENT AGREEMENT (KING COUNTY RECORDING #20040908000083) - ----~~.::;: -----~...-J I ; , :/ , N.E.2NO-1{ PL. (PRlVA, 7t: i ROAD) "', \ --.-----+-->,-,i/ t--.-------" -Tn ,I .-~ I , ' ; l~ I I f-----------r+-i' \./ f---------,,"-,~ '! ('I i 'oj --------1+ \ \ 47 I DENSITY = 64 LOTS TOTAL AREA (ae) -R/W (ae) -STREAM (ae) -ACCESS (ae) 64 LOTS DENSITY = ~~----~----~----~~-9.60 ae -1. 72ae -0.09 ac -0.03 ae DENSITY = 64 LOTS --------------------7.76 ae DENSITY = 8.25 du/ae I ~~,\ L_ --Y-oe--- I " / 46 SITE INFORMA TlON : 1. EX. SITE AREA = 9.49 ae 2. EX. R/W TO BE VACA TED (BREMERTON AVE.) = 0.11 ae 3. OVERALL SITE AREA (INCL. VACA TED AREA) = 9.60 ae 4. R/W TO BE DEDICA TED= 1.72 ac OWNER/APPLICANT: LIBERTY RIDGE L.L.C. 9125 10TH AVE S. GEOTECHNICAL ENGINEER: EARTH CONSULTANTS, INC, 1805-736TH PLACE N.E. SUITE 201 VICINITY MAP SEA TTLE, WA 98108 PHONE: (425) 226-1000 FAX: (425) 228-4924 BELLEVUE, WA 98005 PHONE: (425) 643-3780 CIVIL ENGINEER: PACIFIC ENGINEERING DESIGN, LLC SURVEYOR CENTRE POINTE SURVEYING 33701 9TH AVE. S FEDERAL WA 1. WA 98003 PHONE: (253) 661-1901 4180 LIND AVE S.W. RENTON, WA 98055 PHONE: (425) 257-8817 FAX: (425) 251-8880 PAVEMENT AND SIDEWALK NORTH OF ELMHURST TO BE INSTALLED IN CONJUNCTION WITH RIDGEVIEW COURT SHEET INDEX POI PRELIMINARY PLA T P02 COMPOSITE UTILITY PLAN P03 TREE CUTTING/LAND CLEARING PLAN P04 NEIGHBORHOOD DETAIL MAP P05 BREMERTON AVE N.E. AND ROAD B PRELIMINARY PROFILE P06 ROAD CROSS SECTIONS AND ROAD A PRELIMINARY PROFILE P07 GRADING AND DRAINAGE PLAN P08 EXISTING CONDITIONS ......... --NEW BOUNDARY ',U .. ~' .u----EXISTING BOUNDARY I I I 50 0 25 50 100 I I ! I • .... • GRAPHIC SCALE SCALE: 1" -50' I~o---------- 3 t--~-'i'r~'-.-. --- ',' I : 4 'I I \.\J..-:r--EXISTING \T _B9U_CND_AR!_ \. ...J NOTE: FOR LOCA TlON OF SEWER, WA TER AND STORM DRAINAGE SEE SHEET P02 .--UNDER CONS~UCTION b (DEPICTED AS fER LAURELHURST CONSTRUCTION I ORA WINGS) ~,----- ---_.,---------- UNDERNEDjBLANKET EASEMENT RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR 136 TH AVE S.E. AS GRANTED BY DEED RECORDED APRIL 3, 1962 UNDER RECORDING No. 5407391. VERTICAL DATUM CITY OF RENTON, NAVD 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENT/852: FOUND PUNCH IN 3" KING COUNTY SURFACE BRASS DISC AT THE STREET INTERSECTION OF NE 4TH STREET AND 748TH AVE. SE MARKING THE NORTHWEST CORNER Of ':ECTION 14, TOWNSHIP 23N., RANGE 5E., W.M. ELEVA TlON= 454.78 FEfT, SITE: SET COTTON GIN SPIKE 19.7' SOUTHWEST OF THE WEST COLUMN OF GATE. ELEVA TlON= 407,96 FL r. BASIS OF BEAf<7fNG TRUE NORTH, BASED Uf'CN GLOBAL POSITIONING SYSTEM (GPS) LAMBERT GRID WASHINCTON STA TE NORTH ZONE COORDINA TES. A CONVERGENCE ANGLE OF 00'17658'30,28" COUNTERCLOCKWISE WAS APPLIED AT A PUNCH MARK IN 3" KING COUNTY SURFACE BRASS DISC, AT THE STREET INTERSECTION OF NE 4TH ST. AND 148TH AVE. SE, MARKING THE NORTHEAST CORNER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WILLA METTE MERIDIAN. THE NORTH AMERICAN DA TUM OF 7983//991 (NAD 83/91) GRID COORDINA TES WERE FOUND TO BE 180903.998/1316622,321 AT THA T POINT. THE INVERSE OF BOTH THE SEA LEVEL CORRECTION FACTOR OF 0.999981824 AND THE GRID SCALE FACTOR OF 1.000002187 WAS APPLIED TO THE GRID COORDINATES FOR SHOWN GROUND DISTANCES, LEGAL DESCRIPTION PARCEL A: THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THE NORTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W,M.; EXCEPT THE EAST 37,5 FEET THEREOF FOR ROAD; (ALSO KNOWN AS THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE NORTH HALF OF TRACT 5, MARTIN ACRE TRACTS, ACCORDING TO THE UNRECORDED PLA T THEREOF. SITUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON, PARCEL B: THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M,; EXCEPT THE EASTERLY 7,5 FEET THEREOF FOR ROAD; (ALSO KNOWN AS THE SOUTHERLY HALF OF TRACTS 5 AND 6, MARTIN ACRE TRACTS, ACCORDING TO THE UNRECORDED PLA T THEREOF. SITUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON PARCEL C: THE NORTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 37.5 FEET THEREOF FOR ROAD; AND EXCEPT THE SOUTH 110 FEET OF THE EAST 215 FEET OF THE "".~" .. PROJECT NO.: 02054 DRAWN BY: .JQC ISSUE DATE: 12-01-04 SHEET REV.: PREUMINARY PLAT O:J54HC01-POl 01 1 OF 8 REVISIONS l.J o it '" ~ w tl a: :::> I ~ ...J W z « ...J Il... ~ ...J 5 ~ CJ) ~ ~ 8 ~I------I ~ " c u.z o~ ~z -w Oa: :~ ~I------I "' w x "0 L() II • .- x x x >-ID x 1-1--+-+--+-+---1 z o Vi :> w C<: -. "-, . /1: ORIFICE CONTROL STRUCTURE / PROPOSED -__ , EMERGENCY OVERFLOW PROPOSED CB (TYPE I) (TYP.) /\CRE,lR \ \ PROPOSED --i;l\-~~+-~~:::;~ ENERGY . l / / / PROPOSED 2 -CELL DETENTION POND tl't£T POND") PRO SED IS' A CESS ROAD ROPOSED 12" ST \ \ \ SEC. 15, TWP. 23 N., RNG. 5 E., W.M. " 'f I . T/""l fjji. 1 ,. -u4 1 /1 I L I f \ PROPOSED CB (TYPE I) \(TYP.) \ -/' C:OURT RE['Hm~) ~ I I I i \ ~ -~ "j ,-,' L ) TF~/\CT HI/ •. ' TER wETER FUE VUE PROPOSED 12" ST LLi 2: ~ PROPOSED <t CB (TYPE I) ~ (TYP.) 0 " ~ F-'-''tM-Ir--. i 1 ' 4 ffi m ~ o ,.J 1 --.--~-----.. ~ ~ Ii I I 8 1 1r- t 1 1 I 1 .~~"1-" -'-~"-j I i i I _ 1...-_-=_="-_=~_ = -=_--_=-=~_ "_ \ \ \ I \ -.~ J 1_ --.----. "- f- \ \ _'-_-j-- I _"~._l__O _ I '[ , ~+"I 1 ! '-....... '" '-" --. I " ... ,,---~ ~''-":::-:~l '. ", 4,3 ; : 50 0 _~~~~'_. n--~ GRAPHIC SCALE SCALE: 1--50' VERTICAL DATUM CITY OF RENTON, NAVD 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENT/852: FOUND PUNCH IN J" KING COUNTY SURFACE BRASS DISC AT THE STREET INTERSECTION OF NE 4TH STREET AND 148TH AVE, SE MARKING THE NORTHWEST CORNER OF SECTION 14, TOWNSHIP 23N" RANGE 5E., W.M. ELEVA TlON= 454.78 FEET. SITE: SET COTTON GIN SPIKE 19.1' SOUTHWEST OF THE WEST COLUMN OF GATE, ELEVA TlON= 407.96 FEET. BASIS OF BEARING TRUE NORTH. BASED UPON GLOBAL POSITIONING SYSTEM (GPS) LAMBERT GRID WASHINGTON STA TE NORTH ZONE COORDINA TES. A CONVERGENCE ANGLE OF 00%%17658'30.28" COUNTERCLOCKWISE WAS APPLIED A T A PUNCH MARK IN J" KING COUNTY SURFACE BRASS DISC, AT THE STREET INTERSECTION OF NE 4TH ST, AND 148TH AVE. SE, MARKING THE NORTHEAST CORNER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WlLLAMETTE MERIDIAN. THE NORTH AMERICAN DATUM OF 1983/1991 (NAD 8J/91) GRID COORDINATES WERE FOUND TO BE 180903.998 / 1316622.321 AT THAT POINT. THE INVERSE OF BOTH THE SEA LEVEL CORRECTION FACTOR OF 0.999981824 AND THE GRID SCALE FACTOR OF 1.000002187 WAS APPLIED TO THE GRID COORDINA TES FOR SHOWN GROUND DISTANCES. LEGEND -• IIIl III!J T. --I ~"------' I I I SANITARY SEWER CLEANOUT SANITARY SEI't£R MANHOLE FIRE HYDRANT ASSEMBLY CAP, WA TER MAIN W/TEMPORARY 2" BLOWOFF ASSEMBLY WATER METER ELBOW CB TYPE I CB TYPE I W/SOLID LOCKING LID CB TYPE 1/ CB TYPE 1/ W/SOLID LOCKING LID PROPOSED EASEMENT PROPOSED 8" DOWNSPOUT MANIFOLD PROPOSED 6" DRIVEWAY DRAIN CONNECTION EXISTING PAVEMENT PROPOSED PAVEMENT PROPOSED SDEWALK ~ Z ~ W II: PROJECT NO, 02054 DRAWN BY: .JQC ISSUE DATE: 12-01-04 SHEET REV,: GRADING AND DRAINAGE DEVF:f<~l ::'L., ~)~:\NG eny ,:/-! -,~-.• ~,: OE.(' ., i ,,, -'.' t . ~ ._ < I 02154GR01 ~P07 P07 \ 111- ~LJ~~~L~!'lJ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~::::::::::::::~::::~::::::::~~~~~~~~~~~~::::~::::::~I~I~I ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~~~S~H~E~ET~~7~O~F~8~~ REVISIONS <0 z '" ~ z « ...J n.. ~ ...J § ~ (/) ~ ~ 8 ~I-----"" . u.z O~ ~Z -w Oa: In'-~ ~~ 01------1 -o Lf} II • .- a:: Cl. Cl. ..: ~ ..: Cl z o Vi > "-' a:: ENERGY I I 'IS' 1./ ( I; ~ / PROPOSED CB (TYPE I) (TYP.) ~ I / \ 2-CELL , \ / PROPOSED PR SED _________ ~ DETENTION POND 15~CESS -~ ("WET POND") ROAD ---.... ~ ------------ROPOSED 12" ST E3 SEC. 15, TWP. 23 N., RNG. 5 E., W.M. , " Ii 1,1 8 I,' I I i II I I I I i I I I I z ~ I I w.~ -.,..",~ I--~~ II '. ""I -'I I I II I \ I .11'''-2S--1 IT-24 11 L ~5 '_ II 1,1 I ----~_.J I I I I ' \ \ / / \ PROPOSED CB (TYPE I) '\TYP.) / 46 'ii') \ I'i I, ! f\. Iu", .... _, I ./ ~ I \ ~ , , ! ! , , J ./ ./ , FUE VU[ PROPOSED 12-ST ~ PROPOSED <:( CB (TYPE I) :z (TYP.) 0 ~ ffi ~ i i I 8 ~r- I I I I I ----l-- I I I I I .--_I·"i I I 1 __ L-_-::-_ =-'=-..0="---=-" """=' -=--_-=-_.".1. '""'" , ! I i ' I \ ! \ 69 I \ I ----.---1 1 __ I ---______ L '-. '--.. , -7 \ . \ ( . I' , -i--J I , " " ", I \ \ '-. " '--', ,,'~\: I Lk3 I I I 11- 50 a 25 50 100 I.-a-t t t GRAPHIC SCALE SCALE: 1" -SO' VERTICAL DATUM CITY OF RENTON, NA VD 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENT1852: FOUND PUNCH IN J" KING COUNTY SURFACE BRASS DISC AT THE STREET INTERSECTION OF NE 4TH STREET AND 148TH AVE. SE MARKING THE NORTHWEST CORNER OF SECTION 14, TOWNSHIP 23N" RANGE 5E" W,M, ELEVA nON= 454,78 FEET. SITE: SET COTTON GIN SPIKE 19,1' SOUTHWEST OF THE WEST COLUMN OF GATE. ELEVA nON= 407.96 FEET. BASIS OF BEARING TRUE NORTH. BASED UPON GLOBAL POSITIONING SYSTEM (GPS) LAMBERT GRID WASHINGTON STA TE NORTH ZONE COORDINA TES, A CONVERGENCE ANGLE OF 00%%17658'30,28" COUNTERCLOCKWiSE WAS APPLIED AT A PUNCH MARK IN 3" KING COUNTY SURFACE 8RASS DISC, AT THE STREET INTERSECTION OF NE 4TH ST. AND 148TH AVE. SE, MARKING THE NOR''HEAST CORNER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WlLLAMETTE MERIOIAN. THE NORTH AMERICAN DATUM OF 1983/U191 (NAD 83/91) GRID COORDINATES WERE FOUND TO 8E 180903.998 / 1316622.321 A T THAT POINT. THE INVERSE OF 80TH THE SEA LEVEL CORRECTION FACTOR OF 0.999981824 AND THE GRID SCALE FACTOR OF 1.000002187 WAS APPLIED TO THE GRID COORDINA TES FOR SHOWN GROUND DISTANCES. LEGEND -SANITARY SEWER CLEANOUT • SANITARY SEWER MANHOLE FIRE HYDRANT ASSEMBLY CAP, WA TER MAIN W!TEMPORARY 2· BLOWOFF ASSEMBL Y WATER METER ELBOW IIIIl CB TYPE I L I CB TYPE I W/SOUD LOCKING UD CB TYPE /I CB TYPE /I W/SOUD LOCKING UD PROPOSED EASEMENT PROPOSED 8-DOWNSPOUT MANIFOLD PROPOSED 6-DR/~WA Y DRAIN CONNECTION EXISTING PA ~MENT PROPOSED PA~MENT I i PROPOSED SIDEWALK PROJECT NO,: 02054 DRAWN BY: .JGC ISSUE DATE: 12-01-04 SHEET REV,: GRADING AND DRAINAGE DE" " . "', L ,~ " ~.~ -J 1 RECE.IVED 02C54GR01-P07 P07 iii SHEET 7 OF 8 "l~~LJLJ~lJ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~::::::::::::::~~::::~::::::::::~::::::::::::~~~~~::::~::::::::~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~~~~~~~~~~~~~ ~ 0 ~ z " I~EVISIONS o z w u '" ,,' « " ~ tl a: :::> I ~ ...J W N a i5 Q. z « ...J a.. ~ ...J ~ ~ ~ ~ 8 i!:t-------t w ~ c u.z O~ ~Z -w Oa: ~ :J; b ,,1------1 a 10 II • ..- a::: Q. Q. « z o (I) > w a::: PROPOSED CB (TYPE I) (TYP.) / I ! j .i I iii , ' ! I ! I , ! PROPOSED71n~:-~~~~~~~~~1r= 8" W / PROPOSED T1'i~-.j. .... 12" ST \ -----.,,---H+t---- ~~~~sED~iryilt,~\Br--Ji~8~.--1~1l[j .,. "Aj k ~ t![p--~-~---I~--lL.ft-ti~ N.E. 2ND W[ ,t ! I' , \ PL. (PRIVA~'I' \ ROAD) \ \ PROPOs£Q ll'-::-~iW\~ _BEND (TYP.r \ '-. I--P-R-OPOSED" , I, \ '.. \lrrl-r- CB (TYPE I) (TYP.) PROPOSED --.; ORIFICE CONTROL STRUCTURE PROPOSED EMERGENCY OVERflOW PROPOSED----~1f~~~~~::~~~~ ENERGY . EMERGENCyg SPILLWAY \ \ 47 / i / \ / PROPOSED DETENTION ~~ 1 POND --~~ PR SED IS' A CESS ROAD ROPOSED 12" ST SEC. 15, TWP. 23 N., RNG. 5 E., W.M. PROPOSED 8" SS PROPOSED 8" W D I :...;.;.;.. -- f--l " If, I I f8: 1\:, 7 : :1 I I ", I " I I • I --,Z...l 1-" r----- I 61 , I "7, {;.-, '-..j ',,..J ,--l I I 161 I I I I I I I----l I .., r T/"'""l / Ji.... I ''-''flt/","-.:J4 I . 1/ I w..II' i I I LJ PROPOSED \ GA 1"£ VAL VE PROPOSED \ TEE R[\JWOOD\~nH \ \ -~ ~ \ ~-~ ~~ I ( ~ I I i ~ , , , , , -'-j 317.02' <31&.83' > I ./ I} 1 J .. r·· . PAVEMENT AND SIDEWALK NORTH OF ELMHURST TO BE INSTALLED IN CONJUNCTION WITH RIDGEVIEW COURT --~ T-.~~~tT~YL-- \ PROPOSED 8-W PROPOSED \ fB (TYPE I) (TYP.) /-- r--l I '.. I 11121 I I I Tt I' ---. i I I I I----l PROPOSED 8" W PROPOSED 1"£E CII[~ \_/il~ -~, __ '~'!J1~ff01'f ,..-'"j c_ TF? /', C' T \ ,'." ..... -' I \ /' I~_-PROPOSED SSMH (TYP.) PROPOSED 8" W "-'-.. .... 8 . , ! c-O ~r- i I ! I I I I .. __ 1-1 I I -+-1 I I I I I I .... '. .... , I ....... '-", '-"" 4~~"~~ ,/ /' \ 1'1 1- 50 a 25 50 100 ~I _~-~_"~~I ~I~_I GRAPHIC SCALE SCALE: r -50' VERTICAL DATUM CITY OF RENTON, NAVD 88 CONTOUR INTERVAL = 2' BENCHMARK BASE: KING COUNTY POINT # RENT1852: FOUND PUNCH IN 3" KING COUNTY SURFACE BRASS DISC AT THE STREE:T INTERSECTION OF NE 4TH STREE:T AND 148TH AVE. SE MARKING THE NORTHWEST CORNER OF SECT/ON 14, TOWNSHIP 23N., RANGE 5E., W.M. ELEVA TlON= 454.78 FEET. SITE: SE:T COTTON GIN SPIKE 19.1' SOUTHWEST OF THE WEST COLUMN OF GA TE. £LEVA TlON= 407.96 FEET. BASIS OF BEARING TRUE NORTH. BASED UPON GLOBAL POSITIONING SYSTEM (GPS) LAMBERT GRID WASHINGTON STA TE NORTH ZONE COORDINA TES. A CONVERGENCE ANGLE OF 00%%17658'30.28" COUNTERCLOCKWISE WAS APPLIED A T A PUNCH MARK IN 3" KING COUNTY SURFACE BRASS DISC, A T THE STREE:T INTERSECTION OF NE 4TH ST. AND 148TH AVE. SE, MARKING THE NORTHEAST CORNER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WlLLAMETTE MERIDIAN. THE NORTH AMERICAN DATUM OF 1983/1991 (NAD 83/91) GRID COORDINATES WERE FOUND ro BE 180903.998 / 1316622.321 AT THA T POINT. THE INVERSE OF BOTH THE SEA LEVEL CORRECTION FACTOR OF 0.999981824 AND THE GRID SCALE FACTOR OF 1.000002187 WAS APPLIED TO THE GRID COORDINA TES FOR SHOWN GROUND DISTANCES. LEGEND -• II1II II L T SANITARY SEWER CLEANOUT SANITARY SEI\£R MANHOLE FIRE HYDRANT ASSEMBLY CAP, WA TER MAIN W!TEMPORARY 2-BLOWOFF' ASSEMBLY WATER METER ELBOW CB TYPE I CB TYPE I W/SOLID LOCKING UD CB TYP£ /I CB TYPE /I W/SOUD LOCKING UD PROPOSED EASEMENT PROPOSED 8-DOWNSPOUT MANIFOLD PROPOSED 6-DRIVEWAY DRAIN CONNECTION EXISTING PA IIEMENT PROPOSED PAVEMENT PROPOSED gDEWALK PROJECT NO,: 02054 DRAWN BY: .Joe ISSUE DATE: 12-Q1-<>4 SHEET REV.: COMPOSITE UTIL111Y PLAN DEC 282004 02,154CIJ01-P02 P02 ~ ','-'" I' \ I I I SHEET 2 OF 8 ~l~LJ~JLO~'lJ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~::::::::::::~~~::~::::::::~~~~~::::~~~~!::::::!~::::::~I~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~~~~~~~~~~~ ~ z c, ~ c: • , • /' ( ( \ , • \.. ~ " ~ !''''1 .. ~ .... ..J Q. \ -Guy wire anchor ,,,,_,, __ ,,iJ.. \.'t:1 ~ ~ ~;~t~e 4 .. -_~.,,"_.Hi;W'2r'c. -U , CATCH BASIN ! t i:l. \ DRAIN MANHOLE RIM 408.49 • ~ ~ cu I W \ RIM .!Ii 1. 53 12" CMP IE 406.34 E en ,. ~ 12~ CONe IE 402.61 \II ...J cn 6" pvc IE 402.56 N I.L. 36~ CMP IE 400.57 E , .. \'!"'~,_CC ---\ ATCH BASIN f'1"tf"~--,~-"" ~ 40e 47 " ~ -------._.-.# -.. -.-----12H4~p' IE 406. 12 W .'" .. ~,<I ~1 )J"" ~<:)".~r-: ~<$>:1'0 12" CMP IE 406.09 E Fence pos ~ e.... I : ~oe,.ffJ .,p!>.E> ~. J'.'t.-4. .. ~ _ .;,..... _,'. Match Line 0.... tTfo' • )t_ r. ' il'6' , J....0-'" o'e>·<i'.> /)" Fence IIpO 7' .<!>.J / • B ! • <:) pdwer '7'91' pale ' -\--.' jfl"J'\ "J : ,/., ~<:)"J' ... ~ 8 ~. .• : . ,-\ ~/,.J I ;n'11iQht 3.. "'0.,. i . , I ~~'~f ,\ ~<:J~' , ;!",.":>' ~ I I r!i:''''' • I i \ • • , ;---- 'Cl. I (!) -0 '0 ,I-,I- BOUNDARY/TOPOGRAPHIC SURVEY A portion of the City of Renton, NW 1/4 Legend: s • III o .. lOll t·) '* o .. = Monument found, Visited August 1. 200. = #4 Rebar with yellow plastic cap stamped "22338/38965" to be set. "" Sdnitary sewer manf101e = S~nitary sewer clean out = Storm manhole = Catch basin -Water mete, = Telephone box :: Sign = Power pole = Light standard of the NW 1/4 of Section 15, King County, Township 23 N. , Range , Surveyor s Notes: 1) 2) 3) 4) 5) 6) The monument control shown for this site was accomplished by field traverse utilizing a one (1) second theodolite with integral electronic dIstance measuring meter (Geodimeter 600) and Real Time Kinematic (RTK) / StatiC Glob_I Positioning System (GPS). Linear and angular closure of the traverses meet the standards af WAC 332-130-090, UtilIties other than those shown may exist on this site. Only those which are visible or having visible evidence of their installation are shown hereon. This survey represents physical improvement they existed July 1. 2004. the date of this survey. conditions as field Full reliance for legal descriptions and recorded easements have been placed on the title report from Stewart Title Guaranty Company Commitment order No. 204100352. dated November 12. 2004. No additional research has been attempted. Offset dimensions shown hereon are measured perpendicular to property lines. This site is subject to for cuts and fills upon Southeast as granted by Recording No. 5407391". "right to make necessary slopes said premises for 136th Avenus deed recorded April 3. 1962 under 5 E., W. M. Washington • Match Line Description: Parcel A: The South 110 feet Of the East 215 feet of the following described property: The North half of the Southeast quarter of the Northwest quarter of the Northwest quarter of Section 15. Township 23 North. Range 5 East. Wi11amette Meridian; EXCEPT the East 37.5 feet thereof for road; (ALSO KNOWN AS the South 110 feet of the East 215 feet of the North half of Tract 5. Martins Acre Tracts. according to the unrecorded plat thereof); Situate in the County of King, State of Washington. Parcel B: The South half of the Southeast quarter of the Northwest quarter of the Northwest quarter of Section 15, TownshIp 23 North. Range 5 East. Wi 11amette Meridian; EXCEPT the Easterly 7.5 feet for road; B , .~. 1 • ;fo' • Top (ALSO KNOWN AS the Southerly half of Tracts 5 and 6. .... 0 " Martins Acre Tracts. according to the unrecorded plat thereof); Situate in the County of King. State of Washington. Parcel c: The North half of the Southeast quarter of the Northwest quarter of the Northwest quarter of Section 15, Township 23 North, Range 5 East. Willamette Merid,an; EXCEPT the East 37.5 feet thereof for road; AND EXCEPT the South 110 feet of the East 215 feet of the remainder; (ALSO KNOWN AS the North half of Tracts 5 and 6. Martins Acre Tracts, according to the unrecorded plat thereof; EXCEPT the South 110 feet of the East 215 feet of said Tract 5); 1fJ~·1 ~.f;> •• Top Situate in the County of King. State of Washington. • // ~ ~. • -- t Centre 33639 9th Avenue South ! /. Federal Way, WA 98003 V P . t (253) 681-1901 --orne t Sun \;1/ lil UAA"."J Kieswetter ,." S Woods DArn December 23, 2004 lOB.... 2257 i """" 1" = 20' ro. 'U., 2257 , I ~"fC ,~. '_ : -," _0 , ,~.15 , ;---- I J ! I , , 'c. 'Q) '0 '0 ,I-,,... Gravel ~ ... "".Q • Top o ! I .N' 20 I 40 I Scale: 1" --20' • • • DE" ). -t.. ,82f:D-', lNDEXDATk NW_NW 15, T23N., R5E., W.M. SURVEY FO~ Liberty Ridge. LLC 9125 10th Avenue South Seattle. WA 98108 KING COUNTY, WASHINGTON SHEET 1 OF 2 :WF , . ..," I ~ TOPj \ \ \ ..,A ...\" ~c:.."'::.."~. x -:~-, • #" • 1.8' on S ! \ \ , . ,,-',- ~ \ . ~~" \ top \ \ -I \ '-. " \ \ \ • u o • ~ , """ ",¢\ ~ Top 14" I , 'J , , r I I \ \ I I I I \\"" \ V.' ,\ \ :'.-lITt--L \ \ \ \ \ \ ",,,\ • JoP l-I • , ~w&.C ."",,·0,;; i\ \ I' '),\I!(WF \ 1 f,. \ \ \:¢. \ f"P \ " \ \ i " ' i TO.~. ~.,. , I \ \ \ \ \ , \\ \ \ \ , \ I 'I"---Thl west li~e of the\ E1;2 of the ~w 1/4 \ Sec 15. Twp 3N, (:, Rn g!\ 5E, WM #>~' '-\ \ 6' • Legend: \ \ SOLID LID 384.82 S 384.76 E " \ = Monument found. Visited August 1, 200. \ • & • = #4 Rebar with yellow plastic cap stamped "22338/38965" to be set. Q = Storm manhole ~ ~ Catch basin o ~ Si gn ~ ~ Power pole )8( ~ Light standaro \ \ \ \ \ \ • • - \ \ \ • .... • • • • .Jfo.' WF dP4X -- \ ""').+ \4., '" \5_1'8 BOUNDARY/TOPOGRAPHIC SURVEY A portion of the City of Renton, NW 1/4 of the NW 1/4 of Section 15, King County, Township 23 N. , Range \ \ \ • ",..,1 .\ Toe",· -.. - -•• - . ---•• , --~1~-' /" Day 1 ight· : .• - -.. --- - --- - - - - . - ight " .. " \ "'~"!IIRetaining wall • // \ \ ( \ Match 11'Ret;3ining wall with cyclone fence • ".' , Line A ) . ' / CATCH BASIN RIM 399.72 4" ADS IE 39B ... ~S~O,.::p. \ Asphalt ---L \ -- • I I f • - \ \ \ \ \ .' ~F dp5 • • • \ \ \ • , . Fil ter /' /' • 4 ",p,~:" --~ ~-.------- Benchmark: Base: -- The East-Wes Section line Twp 23N, Rng • KING COUNTY POINT # RENT1852: '." -', • 1 Found punch in 3" King County surface brass disc at the street intersection of NE 4th Street and 148th Ave. SE marklng the Northwest corner of Section 14, Township 23N., Range 5E., W.M. Elevation~ ~54.78 feet. Site: / / \ \ \ ¢' ,. , \ • -- \ ) Set cotton gin spike 19. l' Southwest of the west column of gate, Elevation~ 407.96 feet. Vertical Datum: City of Renton, NAVD 88 \ \ • -, --..... • \. \ \ \ • - ¢' hag wire fence • \ ~, • / / 1 / / - / , I I , w TO~. ¢. • " ¢. • ",ncrete \ \ ¢"'--,,.,.-, retaining wall r _.-/ • Basis / ./ ¢' ". \ • ----'-- / of • . . . . . , .. .. , .. ' S89 "14' 38"E 641. 39' 7" ,,"" '/' .6' wood fence Bearing: . -fa'p' ~ ~//':; ------ • True North. Based upon Global PositIoning System (GPS) Lambert Grid Washington State North Zone coordInates. A convergence angle of 00°58'30.28" counterclockwise was applied at a punch mark in 3" King county surface brass disc, at the street intersection of NE 4th St. and 148th Ave. SE, marking the Northeast corner of Section 15. Township 23 North, Range 5 East of the Willamette Meridian. The North American Datum of 1983/1991 (NAD 83/91) grid coordinates were found to be 180903.998 / 1316622.321 at that point. The inverse of both the sea level correction factor of 0.999981824 and the grid scale factor of 1.000002187 was applied to the grid coordinates for shown ground dlstances. • • • 5 E., W.M. Washington .-,- \ ~ .. '.' Power w/ ~1'. power .. ,.,r... ..... J.> l' E • tP1'~ QPower .' pole 'i2'--,'_i,:;-:,,,. .... _------ , l ,,' ,- Building 6' wood Edge of aspha \ \ 6' ;/ ~ \ !;'. \ u Asphalt Iron post for tennis net Gal _c .r I$J'/,.' i:J'/,.' ,p?>' "---><I'",-_}9~ ____ ~ ._ .. ______ . \""0'" q, ~' <) ~ -----" Asphalt "-<:,'" .~ • fence x • \ I • 12-15-2005 ---, • wall • Basketball ",.' \ \ \ t \ \ \ \ , ; 00 .J fence gat.",~ • • ¢' • • • \ \ / \ 1 \ .,"'~ ,&; ,-' / ~ u • OJ Asphalt ./ a a z / 7.5' 7. --to· t. .... ,,~ Ili" ~ t:. " . ,ti' ---,. E • ,/ ~f.~ ___ Th~arth-South Center S€ction line Sec 15, Twp 23N, Rng 5E, WM -- • u o r ~X • C 'M , " • " fu "X ,-,; • '. ". , ~,t : ,-,,-- ;~ -' --. ' .. • u o • - x / / / • • • , .K o 20 40 • ¢., Sign • !~~I--~I Scale: 1" -20' line of ical curb &. gutter ~ Centre 33639 9th Avenue South • Federal Way, WAc 98003 P . te (253) 661-1901 ---om t Surveying DRAWN BY:,J Kieswetter CHECKED BY: S Woods DArE: December 23, 2004 JOB NAllE: 2257 sc"'" 1" ~ 20' JOB NO.: 2257 INDEX DATA: SURVEY FOR DEC) , R"C" " "" t;; r:. a ~:' i.,} NW-NW 15, T23N., R5E., W.M. Liberty Ridge, LLC 9125 10th Avenue South Seatt lei WA 98108 KING COUNTY, WASHINGTON SHEET 2 OF 2